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Home My WebLink About2013-01-07 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA January 7, 2013 1:00 p.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. Note: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 1.1 2. PUBL/C WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 RZ/087/08, 23103 136 Avenue, Designated Civic Property Staff report dated January 7, 2013 recommending that Option 3 to amend the Official Community Plan from Civic to Residential to allow residential development on the school site be supported and that a new zone amending bylaw for residential development be considered which will include a discussion on potential amenity contributions. Committee of the Whole Agenda January 7, 2013 Page 2 of 4 1102 2012-109-RZ, 24979 108 Avenue, RS -3 to RS -1b Staff report dated January 7, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6961-2012 to rezone from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban [Medium Density] Residential) be given first reading and that the applicant provide further information under Bylaw No. 5879-1999, along with information required for an Intensive Residential Development Permit and a Subdivision application. 1103 2012-051-RZ, 11406 and 11414 205 Street, Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw Staff report dated January 7, 2013 recommending that Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6962-2012 be given first and second readings and be forwarded to Public Hearing. 1104 2012 -085 -AL, 12224 240 Street, Non Farm Use Application Staff report dated January 7, 2012 recommending that Non -Farm Use Application 2012 -085 -AL be forwarded to the Agricultural Land Commission. 1105 RZ/028/10, 20623 and 20615 113 Avenue and 11312 206 Street, One Year Extension Staff report dated January 7, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 and Maple Ridge Zone Amending Bylaw No. 6738-2010 to permit future construction of an apartment building with 36 units under the RM -2 zone be granted a one year extension. 1106 2011-037-RZ, 24311 and 24361 124 Avenue, One Year Extension Staff report dated January 7, 2013 recommending that rezoning application 2011-037-RZ to allow for future subdivision into 4 lots be granted a one year extension. 1107 2011-008-DVP, 12640 and 12610 Ansell Street Staff report dated January 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2011-008-DVP to reduce the road right-of-way on Ansell Street and the road carriageway width and to reduce the principle building's and the accessory residential use area's rear setback to permit a four lot subdivision. Committee of the Whole Agenda January 7, 2013 Page 3 of 4 1108 2012-026-DVP, 23930 and 23950 130 Avenue Staff report dated January 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2012-026-DVP to reduce road carriageways and frontage standards to an existing gravel width and to reduce lot width for Lot A to permit a subdivision of two RS -2 (One Family Suburban Residential) lots. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Disbursements for the month ended November 30, 2012 Staff report dated January 7, 2013 recommending that the disbursements for the month ended November 30, 2012 be approved. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda January 7, 2013 Page 4 of 4 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: Date: 411 MAPLE RIDGE ens .n Easbeitha u^rn ADOU District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: RZ/O87/O8 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Designated Civic Property at 23103 136 Avenue EXECUTIVE SUMMARY: At the Council meeting on April 24, 2012 Council deferred First Reading for Zone Amending Bylaw No. 6900 - 2012, which is one of two zone amending bylaws for the proposed development of 23103 136 Avenue (Appendix A). The proposal for the site was to rezone the subject property from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), and P-1 (Park and School). The deferred Zone Amending Bylaw No. 6900 - 2012 is to rezone land that is identified for a school site in the Blaney Hamlet of the Silver Valley Area Plan to RM -1 (Townhouse Residential) for the development of approximately 68 townhouse units. The applicant is now proposing approximately 30 R-2 (Urban Residential District) zoned single family lots on the school site. It therefore would be appropriate to bring forward a new Zone Amending Bylaw for consideration. Council and senior staff have been in discussion with the School Board for some time over the status of this school site. The developer has been seeking the purchase of the site, by either the School District or District of Maple Ridge, to allow him to proceed with the broader residential development planned for the site. On November 15, 2012 School District No. 42 provided the District with a letter stating they do not intend to proceed with the purchase of the property located at 136 Avenue, Blaney Hamlet, Silver Valley (Appendix B). The letter indicates that the School District will only need two elementary schools in Silver valley and that this Blaney Hamlet site will not be one of them. This decision runs counter to the Silver Valley Area Plan and will likely be perceived negatively by area residents. New residential development has been promoted and developed for more than a decade in Silver Valley with a school at the heart of the Blaney Hamlet. This report identifies a number of options with regard to the future use of this site for Council's consideration. They are as follows: Option 1: (Status Quo) This option would maintain the current OCP designation of this site as a future School/Park site and not approve any alternative residential use of the site. The option would likely be legally challenged by the property owners. Based on previous experience it is probable that the legal challenge could be successful. Given that the School District has decided not to pursue this site, this option is not recommended. 1101 Option 2: (Purchase the Site) Under this option the acquisition of the site would continue to be pursued, either by the District of Maple Ridge or in conjunction with the School Board. Given that the School Board has decided not to pursue this site for a school, this option is not recommended. Option 3: (Allow Residential Use) Bring forward a new Zone Amending Bylaw for proposed residential development on the school site. This option is recommended given the stated position of the School District. RECOMMENDATION: It is recommended that Option 3 of the staff report dated January 7, 2013 be supported and that staff be directed to bring forward a new Zone Amending Bylaw for residential development for consideration, and; That the staff report include a discussion on potential amenity contributions. DISCUSSION: Background: When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with a Civic land use designation. Since then, the District of Maple Ridge has been actively pursuing the acquisition of the school site for an elementary school in collaboration with the School District. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. School and Park sites have been identified through the area planning process in collaboration with the School District. The expectation in designating these sites was that they would be purchased for school use. Council passed a Loan Authorizing Bylaw to acquire the school site if the School District could commit to a future purchase of the site. Recently however, School District staff have indicated that the Province is considering moving towards a model that would see fewer but larger elementary schools built. In the absence of an agreement to purchase, the applicant is now seeking re -designation of the school site for residential use. The school site represents 1.534 ha (3.79ac), approximately 26% of the site. This OCP amendment request is the critical issue regarding this application. If approved by Council, it will negate the possibility of a school in this part of Silver Valley, and will have a negative impact on the existing Area Plan and the recent development in the area. On April 24, 2012 this application RZ/087/08 was presented to Council for First Reading of Zone Amending Bylaws No. 6899 - 2012 and 6900 - 2012. The First Reading Report is attached as Appendix C to this report. The Planning Department recommended approval of First Reading for Bylaw No. 6899 - 2012. Council approved First Reading of Bylaw No. 6899 - 2012. The Planning Department did not recommend approval of First Reading for Bylaw No. 6900 - 2012, to permit residential development (RM -1 Townhomes) in the area identified for a school site, as the proposal conflicted with the policies of the Silver Valley Area Plan and its designation for Civic use. Council deferred First Reading of Zoning Amending Bylaw No. 6900 - 2012. -2- Discussions on development of the school/park site continued between the District staff and the applicant, and with the School District. An appraisal was undertaken to establish the land values of the various park lands. On October 21, 2012 the District sent a letter to the Superintendent of School District 42 requesting the School Board provide definitive direction on the purchase of the school site. On November 15, 2012 the School District responded that the Maple Ridge - Pitt Meadows Board of Education has given the matter careful consideration and has decided not to proceed with the purchase of the 1.534 ha (3.79 ac) school site property. Reasons given for not proceeding with acquisition of this site are: declining enrollment figures in the School District; the existence of two other designated school sites in the Silver Valley area; and the lack of financial commitments on the part of the Province to build a school on this site. Project Description: The applicant is proposing to rezone the subject site utilizing two distinct Zone Amending Bylaws (6899 - 2012 and 6900 - 2012) to provide a variety of residential lot sizes and housing types. Bylaw No. 6899 - 2012 was given First Reading on April 24, 2012. Bylaw No. 6900 - 2012 is the subject of this report and proposes a residential use on the portion of the site currently designated for "Civic" use (i.e. an elementary school). At this time the current application has been assessed only to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require additional development applications. Official Community Plan: The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. The proposed development is consistent with the policies of the Silver Valley Area Plan for the bulk of the property, with the exception of the "Civic" designated portion of the site. This "Civic" site is divided into a 0.405 ha (1 ac) "park" portion, which will be purchased by the District of Maple Ridge to be amalgamated with the existing park to the north for use as a future neighbourhood park, and the 1.534 ha (3.79 ac) school site. Some of the area on the school site is designated for Conservation and the boundaries will need to be adjusted as a result of ground truthing. The applicant is proposing a residential use on the portion of the site currently designated for "Civic" use (i.e. an elementary school). Zoning Bylaw: This application to develop the property located at 23103 136 Avenue is comprised of two Zone Amending Bylaws, Bylaw No. 6899 - 2012 and Bylaw No. 6900 - 2012. The first bylaw, No. 6899 - 2012, proposes to rezone the property from A-2 (Upland Agricultural) to R-2 (Urban Residential District), R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), and P-1 (Park and School) to permit the development of single family -3- residential and townhouse residential with park lands for Civic and Conservation uses. This represents all the land except that portion identified as a future school site. The second bylaw, Bylaw No. 6900 - 2012, was separated from the first bylaw so that the other lands could potentially proceed with the rezoning and development process while the issues related to the school site could be resolved. When Council considered this bylaw in April 2012 the applicant proposed to rezone land that is identified for a school site to RM -1 (Townhouse Residential) for the development of approximately 68 townhouse units. The applicant is now proposing approximately 30 R-2 (Urban Residential District) zoned single family lots on the school site. It therefore would be appropriate to bring forward a new Zone Amending Bylaw for consideration. Development Options for the School Site: Since the School Board has determined that they will not purchase the school site and the developer is eager to proceed with a proposal for residential use of the site, the District is left in the position of deciding what the best use for the site is. What follows below is a discussion of the possible options for the site and implications of each: Option 1: (Status Quo) Maintain the current Civic OCP designation for the school site and not support a rezoning application to any other use. Not supporting this rezoning request would still allow the bulk of the site to develop for residential uses and permit the District of Maple Ridge to purchase the 0.405 ha (1 ac) park site. The developer would be able to build one single family dwelling on the 1.534 ha (3.79 ac) site with the A-2 (Upland Agriculture) zoning and sell the parcel as such. This approach could preserve the site for future consideration and would also allow Council to re-evaluate the status of the site periodically. The risk with this approach is that the applicant could seek legal action against the District of Maple Ridge by arguing, as has been done in the past, that a parcel designated for Civic use must be able to be purchased within a certain period of time. Option 2: (Purchase the Site) Continue to pursue the acquisition of the property, either by the District of Maple Ridge or in conjunction with the School District. This approach would preserve the integrity of the Silver Valley plan with the thought that the site will be used for a Civic use in the future as the area matures. The applicant has indicated he would be willing to sell the site at fair market value to either the District of Maple Ridge or the School District. The downside to this approach is that, given the School District's position, it is the District of Maple Ridge that would have to purchase the site in anticipation of a future school that will in all likelihood never happen. This would place a burden on the District of Maple Ridge that is a provincial responsibility. -4- Option 3: (Allow Residential Use) Amend the OCP from Civic to Residential to allow residential development on the school site. This option is proposed by the developer to allow him to proceed with residential development of the entire parcel at one time. The suggested use fits well with the overall neighbourhood. This option would eliminate the possibility of a school site in the heart of Blaney Hamlet. This site was originally chosen for a school because of its relative flatness and central location to the emerging neighbourhoods. Area residents have purchased homes in the area in anticipation of the future elementary school locating near them. There are no other comparable sites in the Blaney Hamlet where a school could be accommodated. Should Council favour this option, then a new Zone Amending Bylaw would be brought back for consideration. Amenity Contribution: An amenity requirement in exchange for the necessary OCP re -designation is similar to the approach being contemplated by Council in Albion. The exact nature of what the amenity would be in this case is still undetermined. There is also some debate as to whether or not there is any significant "lift" associated with an OCP re -designation from "Civic" to "Medium/High Density Residential". Land purchase prices are generally determined by a highest and best use calculation. Since land value cannot be determined by looking at the limited land value for "Civic" uses, a fair market value would have to be the going rate of the residential lands nearby. Thus, the lift value on this land may be limited. Council, however, could still make the case that the requested OCP designation is a significant enough change to warrant an amenity contribution. The developer has indicated to staff they are not in favour of an amenity contribution for the OCP re -designation request. Council would therefore have to make it a condition of zoning approval. Neighbourhood Context: There have been numerous comments received from area residents at Public Hearings noting the need for a local elementary school. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of an elementrary school eventually being located there. CONCLUSION: The proposed zone amending bylaw to allow residential development on the school site is not in compliance with the policies of the Silver Valley Area Plan. The School District's decision not to acquire the 1.534 ha (3.79 ac) school site presents a challenge to the District of Maple Ridge and the existing neighbourhoods which have developed in anticipation of this school use. The developer is willing to sell the land for this purpose to either the School Board or the District of Maple Ridge but also seeks a residential use if a sale is not possible. -5- Based on the history of the OCP, three options are presented for Council's consideration. Staff recommends Option 3 based on the reality that the School District has decided that it does not want the site any longer. A new Zone Amending Bylaw would be brought back for consideration of First Reading. Staff also recommend that the First Reading report include a discussion on amenity contributions for consideration. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Charles R. Goddard" for 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 - November 15, 2012 Letter from School District 42 Appendix C - April 16, 2012 First Reading report -6- APPENDIX A 22912 rLC. '�., �g '6'so ii "i .�F�� m T T �. 2 3 7'. �e ''-'•5.,: s10 G 393 X30 84 3�s 0, �� PARK ;99 5 a 379 a -y2p2s 8 � �1 ggeN 6 U 229 0s ° 86 110. Q BCP 43237 47 ❑ to re 87 '37s9 ey ' 22910 88 113r45 rye' 4 PARK 70 3s _90o 8 39 97 420F93 22905 0, 1113747 90 11 3735 BCP 235 91 1143731220 4 to 41,i9 92 o2.2490 •3 n 0.4., 16.. 3 tco '3- 1 ,0 3/ 44•011 1191 .5 4513 97 '. 120t37131 PA • i , 22866 137 AVE. 137 AVE \GP2m11&10 �.� r;9 13673191 BLAKE LOOPSUBJECT 8 PROPERTY 13680 P 38408 13670 7 illik 13660 Rem- ' 10 13653 136 A AVE 13650 5 A RP 17234 --------� m op m m 13640to —_�_� ---'— r 26 25 24,c,,n13630 1 / ANE 13620 0 f RP 1726 P 18410 !0212223 2 m r • 1 13so -- f A 1 Rem 6 E. m m m Fl ri a, N N 72. ® 75 74 73 136 AVE I { 1 1 1 1 1 7 1 P 11173 13 C2 493033 14 IP co co I co IP co co PARK yam- P ry 1 1m 7 13589 �SA� 13572 g C. C' 13$75 P43567 15 13569 13568 70. w 4 3565 PARK CP 8906 16,350 1713557 181354 191353i to 203� N 62 6u ^ 4 •,•,58 1•'sr•�`� CO 3 55 ^ yE- ,,,,sse' 40,.3545 39 %4^,,37 38 }42 Z"'' '05 17 18 19 6 13547 5 13527 I r X3536 77 N Scale: 1:2,500 Cit •f Pitt Meat •ws _ _ I"� •I �. . 0 I•g 23103 136 AVENUE ENtio...% ENS i i m °' Ku ININ `=ter' Zs o y4 T CORPORATION OF • mom tQi s rall tl jbit ilk tfl MAPLE RIDGE MAPLE RIDGE � 'it� District of I British Columbia PLANNING DEPARTMENT Langley IIIIIIIII DATE: Jan 3, 2013 FILE: RZ/087/08 BY: DT FRASER Rfr �� November 15, 2012 District of Maple Ridg 1199SHaney Place APPENDIXMaple Ridge, BC V2X 6A9 '� r� �� School District �� Maple Ridge &Pitt Meadows Dear Mr. Jim Rute: As per the October 21, 2012 Disttict of Maple Ridge request, School District No. 42 staff brought the matter of the purchase of the Blaney Hrann|et property as a potential school site before the School Board at its November 7, 2012 dosed meeting, After careful consideration and review, the k4ap|e Ridge — Pitt Meadows Board of Education has decided not to proceed with the purchase of the property located at 136m Avenue, Blaney Hamlet, Silver Valley. This decision was guided by the report and recommendations prepared by Mr. Les King, a consultant with extensive experience in school site planning. Several key factors were taken into consideration as the final determinatjon was made, and we outhne these below, First, enrollment in the District declined this year by 398.5 full time equivalent students, which is a higher decline than had been anticipated, Second, if the student yield at the elementary level continues at the current rate, it is expected that of the 1,245 school age elementary students that may live in Silver Valley, only 747 will need to be placed in schools in that region while the remaining balance of 498 students will be accommodated at Yennadon Elementary. The District will therefore need only two elementary school sites in Silver Valley. Finally, while a school in Silver Valley may be desirable, proceeding with the purchase of the Blaney Hamlet property would not guarantee that a school would be constructed at this Iocation in the future. Over the next twelve months, the Maple Ridge — Pitt Meadows School District will prepare a comprehensive School District Facilities Plan in consultation with stakeholders, educators, the community and -the-two -municipalities. Once completed, this Plan will provide -a critical context for discussions with municipalities regarding eligible school sites, and will ultimately also form the basis of future strategic property -acquisition decisions, We thank you for briing the Blaney Hamlet property to our attention and look forward to working with the District of Maple Ridge on the development of our long-term facilities plan. Yours Flain Coughlan, Sec etary Treasurer MM/ip School District No. 42Maple Ridge Pitt Meadows 22225 Brown AvnueK4aplcRidgeD[Y2X8N6 4 PRP RiEGE a.Irh EW..,a. District of Maple Ridge APPENDIX C TO: His Worship Mayor Ernie Daykin MEETING DATE: April 16, 2012 and Members of Council FILE NO: RZ/087/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6899 - 2012 Maple Ridge Zone Amending Bylaw No. 6900 - 2012 23103 136 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), RM-1(Townhouse Residential), and P-1 (Park and School). Two zone amending bylaws are proposed. The first, Zone Amending Bylaw No. 6899 - 2012, is to permit the development of approximately 36 single family lots, 18 townhouse units, a neighbourhood park, a municipal park and a linear park for a trail. As this development proposal is consistent with the Silver Valley Area Plan policies for residential development in the Official Community Plan and an amendment to such is supportable under the OCP Policies, it is recommended that Zone Amending Bylaw No. 6899 - 2012 be given First Reading. The second zone amending bylaw is to rezone the land identified for a school/park site. When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with the Civic land use designation. At the time of writing of this report the matter is under consideration by the School District in conjunction with the Provincial Government. The District of Maple Ridge is awaiting the outcome of that consideration. The applicant is now requesting, in the absence of an agreement to purchase, that the school site be re -designated for townhouse development, as shown on Zone Amending Bylaw No. 6900 - 2012. As the development proposal is not in compliance with the Official Community Plan and an amendment to such is not supportable under the OCP Policies, it is recommended that Zone Amending Bylaw No. 6900 - 2012 not be given First Reading. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that additional consultation with the School District be required in respect of this matter, and no further consultation be required beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 6899 - 2012 be given First Reading; That Zone Amending Bylaw No. 6900 - 2012 not be given First Reading; and That if the bylaw(s) is/are given First Reading, the applicant provide further information as described on Schedules A, C, D, F and G of the Development Procedures Bylaw No. 5879 - 1999, along with Intensive Residential Development Permit and Subdivision applications. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: Use: South: East: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: West: Use: Joel Lycan, Campton Services Corp. Campton Services Corp. Lot 10, Section 32, Township 12, NWD Plan 38408, except Plan BCP48908 Civic, Conservation, Med/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, Neighbourhood Park A-2 (Upland Agricultural) R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), P-1 (Park and School) Park, Neighbourhood Park, Conservation, Townhouse, Single Family Residential P-1 (Park and School), A-2 (Upland Agricultural), RM -1 (Townhouse Residential), R-3 (Special Amenity Residential District), R-1 (Residential District), Civic, Neighbourhood Park, Conservation, Med/High Density Residential, Medium Density Residential Park, Single Family Residential RS -3 (Rural Residential), RS -1b (One Family Urban (Medium Density) Residential), Conservation, Low/Medium Density Residential Single Family Rural Residential RS -3 (Rural Residential), A-2 (Upland Agricultural) Med/High Density Residential, Medium Density Residential, Civic, Conservation Single Family Residential Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Project Description: CD -3-98 Low Density Urban, Eco -Clusters, Rural Residential Single Family Residential, Townhouse, Park, Conservation 5.896 HA. 136 Avenue, Gilbert Drive, 230A Street and 232 Street Urban Standard The subject site slopes down on three sides towards the middle of the site at 136 Avenue. There are two tributaries of Cattell Brook on the site: one crossing the eastern portion from north to south; and the headwaters of a second tributary in the middle of the site, north of the proposed intersection of 136 Avenue and 230A Street. Both tributaries continue south from the site. The applicant is proposing to rezone the subject site to provide a variety of residential lot sizes and housing types within the development, in accordance with the Silver Valley Area Plan, and to permit the future subdivision and development of approximately 36 single family lots, an 18 unit townhouse site, and a 68 unit townhouse site. 136 Avenue will be constructed through the site and will connect with the existing portion to the west, and Gilbert Drive and 230A Street will be constructed through the site from the north to connect with 136 Avenue. Park lands are proposed comprising of: a Municipal Park site of approximately 0.405 hectares (1 acre) abutting the Municipal Park site to the north; a Neighbourhood Park of approximately 0.128 hectares (0.3 acres) at Gilbert Drive and 137 Avenue; linear Park strips will be dedicated for a trail along the 137 Avenue right-of-way between Gilbert Drive and 232 Street; and conservation areas for the protection of Cattell Brook will be dedicated. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. c) Planning Analysis: Official Community Plan: The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. The proposed development is consistent with the policies of the Silver Valley Area Plan for residential development and works towards the desired community pattern within the Blaney Hamlet, with the exception of the 1.534 hectare portion in the center of the site. This portion is currently designated for Civic use and the applicant is proposing a Medium/High Density Residential use for townhouses. Background: When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with a Civic land use designation. Since then, the District has been actively pursuing the acquisition of the school site for an elementary school, but has not been able to collaborate with the School District or the Ministry of Education for its purchase. The property owners, frustrated in their attempts to sell or develop their property, have sought legal council. In the absence of a clear purchase agreement, the District's abilty to retain the Civic designation on this site is legally tenuous. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. School and Park sites have been identified through the area planning process, and, through this process, the District has identified these sites up -front in collaboration with the School District. Although this collaborative process is pro -active, it has caused problems for property owners, due to the delays in acquiring these sites for school use. The expectation in designating these sites was that they would be purchased for school use. This matter is presently under consideration by the School District in conjunction with the Provincial Government. In the area plan, the civic designation in the Blaney Hamlet consisted of three contiguous properties west of the intersection of 136 Avenue and 232 Street. Multiple land use designations, including residential, conservation and civic are associated with these properties. The civic designation reflects the District's intent to develop parks adjacent to school sites in order to maximize the efficiency of these complimentary uses. The northern portion of the civic designated site was recently rezoned to P-1 (Park and School) under application RZ/110/08 for Municipal Park. The portion of that property with a civic designation was identified for park (not school) and the Distrcit was able to secure a satisfactory purchase arrangement with the applicant. It is important to note that Council is under no obligation to approve a rezoning application that could undermine community need, and an Approving Officer could deny any subdivision application deemed not in the community's best interest. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of a school eventually being located there. Proposed amendments to the Official Community Plan: The applicant for this development is now requesting, in the absence of an agreement to purchase, that the school site be re -designated for townhouse development. This represents 1.534 hectares, approximately 26% of the site, that is designated for civic uses. This OCP amendment, in support of Zone Amending Bylaw No. 6899 - 2012, to re -designate 1.534 hectares from Civic use to Medium/High Residential use is not supportable under the OCP policies, as discussed above. Although the proposed development of the rest of the site is in accordance with the policies of the Silver Valley Area Plan of the Official Community Plan, the applicant has requested an OCP amendment in support of Zone Amending Bylaw No. 6899 - 2012 to adjust the boundaries of the land use designations on the site. There are several land use designations on the site and the results of careful evaluation of the topographic conditions are that adjustments to the land use boundaries are needed. This means the proposed density and housing forms will better fit the terrain, a Neighbourhood Park of approximately 0.128 hectares (0.3 acres) is proposed at Gilbert Drive and 137 Avenue, and a linear park trail will provide neighbourhood connectivity via the 137 Avenue right-of-way. The boundaries of the area designated Med/High Density Residential will be adjusted to where it is best suited for a townhouse development and the Low/Medium and Medium Density Residential areas will be adjusted for single family development. The areas designated for Neighbourhood Park will be amended to accommodate the most suitable areas for the playground and linear park and the area identified for the Municipal Park site will designated Civic. Environmental assessment of the designated Conservation areas has determined that the watercourse in the middle of the site has its headwaters just north of the proposed intersection of 136 Avenue and 230A Street and the second watercourse crosses the east side of the site from north to south. The boundaries of the Conservation areas will be amended to align with the required setbacks from the watercourses. Since the development of the rest of the site is in accordance with the policies for residential development in the Silver Valley Area Plan, and an amendment to such is supportable under the OCP Policies in support of Zone Amending Bylaw No. 6899 - 2012. Zoning Bylaw: The current application proposes to rezone the property located at 23103 136 Avenue from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), P-1 (Park and School) to permit the development of single family residential and townhouse residential with park lands for civic, neighbourhood and conservation uses. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. 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. Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity to ensure the preservation, protection, restoration and enhancement for the natural environment and for development that is protected from hazardous conditions for; • All areas designated Conservation 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; • 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. Advisory Design Panel: A Multi -Family Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. 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. d) 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; and e) School District. 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. e) 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 additional consultation is required with the School District, in addition to the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. It is recommended that Council not require any further additional consultation. f) Development Applications: In order for this application to proceed, if First Reading is approved, the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. Multi -Family Residential Development Permit Application (Schedule D); 4. Watercourse Protection Development Permit Application (Schedule F); 5. Natural Features Development Permit Application (Schedule G); 6. Intensive Residential Development Permit Application; 7. Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The proposed development is in compliance with the policies of the Silver Valley Area Plan, with the exception of the 1.534 hectare portion in the center of the site that is currently designated for Civic use and the applicant is proposing a Medium/High Density Residential use for townhouses. Justification has been provided to support an Official Community Plan amendment in support of Zone Amending Bylaw No. 6899 - 2012. It is, therefore, recommended that Council grant First Reading to Zone Amending Bylaw No. 6899 - 2012, subject to additional information being provided and assessed prior to Second Reading. In regard to the proposal for a townhouse development in the area designated as Civic for a school/park site, the RM -1 (Townhouse Residential) zone conflicts with the policies of the Silver Valley Area Plan and is not supported by the Official Community Plan designation of Civic use, as outlined in this report. It is, therefore, recommended that Council not grant First Reading to Zone Amending Bylaw No. 6900 - 2012. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. Prepared by: Ann Edwards, CPT Senior Planning Technician Approved by: Christine Carter, M.PL, MCIP Director of Planning Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer AE/ The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6899-2012 Appendix C - Zone Amending Bylaw 6900-2012 Appendix D - Proposed Subdivision Plan +22912cl, C. '''.g -64,ii "'i .�F�� m qT T cL 23 7). 45'83 10 G 3976a X30 84 3�s 0, 61,9 PARK �2 98 6,, ;9 5 a 379 a -yep 8 8 �1 �'� 6 U X05 ° 86 110 P. Q BCP 43237 Q:122901 38 to 229 /6 87 797Ss P — � 22910 88 113r� rye' 4 PARK 7° 3s _ 8 39 97 40 22906 89 1113741 90 11 3735 BCP 235 2F93 22900 91 1143731220 l -4 S4 $aa 92 o2.290 •3 42 B 0".4, 16.. 3 cp � 1 �� ta)��3� 44011 1191 '5 45/25513 97 '. 120t3-0t PA • 22866 137 AVE. 137 AVE q-P2 �.� 2 11 Q, 10 13673191 BLAKE LOOPSUBJECT 8 PROPERTY 13680 P 38408 13670 7 illik 136660 Rem- 10 13653 \ 136 A AVE 13650 5 m A ‘ RP 17234 -------- m 13640 ——_�_� ' 26 25 24 / N 136303 1 ANE 13620 0 RP 1726 P 18410 f ''-0 21 22 23 2 m • 1 V 13610 i — — A Rem 6 E. — m mm ri R R R N 75 74 73 72 136 AVE P 11173 BCS 13 14 in M 49003 1�P In M ° M In M PARK 9y� ry 1 '2 7 13589 X73 15 13569 co 13572 8 13$75 w 2 13568 70. = 13565 PARK BCP 48906 P43567 1 1613563 1713557 �3''`55 iiiio60G7 19 6 13547 4 JE '355B 5g P 181354 �3 40,545 1913537 39 041353-r to 203� N 135" 38 '42 2g .v 17 j 18 I 5 13527 71 r 13536 77 li N Scale: 1:2,500 Cit •f Pitt Meat •ws• __ �"� . .. 23103 136 AVENUE n . I. 1 1.°) iirsi ii av "' J �'� r o yj� T CORPORATION OF THE DISTRICT OF L • lt 1Q� s raE: tl - 1i of .. „Fil I MAPLE RIDGE MAPLE RIDGE "'� District of l'elhVIP I British Columbia PLANNING DEPARTMENT i Langley lilli '_m�— DATE: Jan 3, 2013 FILE: RZ/087/08 BY: DT FRASER R,--- �� APPENDIX B to April 16, 2012 Report CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6899-2012 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. 6899-2012." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1558 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), P-1 (Park and School), and 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 24th day of April, A.D. 2012. 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 '� ff � - 5 ;9-7;1P' 199 - '..eill Fey, Affir : epi YRx `;9 7_ 1r9 m 3gg »re 87 /1 : ��` BCP 43237 lir 4 mfr �r vg 3 4 \ _ 13771 - PARK 61LVl3l MLLEY AO Oil 40 r f 39 of }s,a � � 91 ,+��1.11"7'9' ^ - BCP 43235 rm� iliiiht. 41 Rem 1 18 { 11: �T13 3 P20 111WO 91111.1116, 13738 Wi PARK 120 Lyo, r77 _yc1110 107 •« _ _� y,A1cE LOOP ; r / amn�� 1111 j ..♦♦♦.�♦1 ii 4 P 38408 . 13880 6 Rem 10 13653 135A AVE 13650 5 Wir 7 13860 RP 17234 a1 2 � RP 10274 LA 19 20 21 22 n 13820 u 2 •• RP 17267 P18410 iy i. AVE 'ill ...,... •••'ll 441 `9CA 11111N,7 irt A Rema N fl 13618 II g N ` i .T.. P711P 31ATION) Ill 138 AVE. \ L8 \ 116 AVE `. T \ 14EN0 PARK a C7+�miii liel 61 /$ ' Rit BCP 42589op, + If e P11173 \\ f. 7 \\ 13588 13586 \" P43 .7 Min Y 2 ? IA VW ''1- 3 19 13667 _.f in. In 004 1 1 v m / \ 1T 18 5 13586 saw- t¢ 4 il: 1n�i1°=' 31 �P 3 \\ \\\ 13627 22�� \ \ \ P435B7 MAPLE .IDLE ZO\E A(V Bylaw No. 6899-2012 Map No. 1558 From: A-2 (Upland Agricultural) E\DI \G To: 11 RM-1 (Townhouse Residential) ! rA P-1 (Park and School) Malli R-1 (Residential District) e:l R-3 (Special Amenity Residential District) \\ RS-1 b (One Family Urban (Medium Density) Residential) 4/•/\-sk N SCALE 1:3,000 MAPLE RIDGE Brikish Columbia APPENDIX C TO APRIL 16, 2012 REPORT CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6900-2012 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. 6900-2012." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1559 a copy of which is attached hereto and forms part of this Bylaw, is 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 4—�� ♦ 2�`:i�'�'y \ \ _13771 Z 22910 • 29 •, \ '0.2°N `n0 8.., SPARK 5�90 � ... . 36 22g2o 8 22906 1 9 , 22902 1 P R 37 9 2252 081 /1 `� U ' 2605 ° X110 �S BCP 43237 6 mO 38 '2g15 87 • 73,9� 7m 22901 Jakty 111 .49 oP SILVER VALLEY R� 7374s do 4 PARK 22g86 ',"a9,, I 29897 � m z2so. /112 =� '8 13741 90 M � BCP 43235 m 8 40 co 22893 U 229 o 91 \ 1143731 y 9 0/ / 136 22134 9 35 62 i g9s -o 41 9 m 22 92 `C 0) �' 2sa 0 i'Iry 2299 1165-0,1 W 6625 ••• �4\'" X43 ' 2�8eo ,. w 22 \\ 44220122e,1o� Y„• - Rem 1 13738 P21 _ 2286612013701 _ 137 AVE. 137 AVE. gp3,.11 13 m 12 685 86i –10 M .:'' a 9 13673/91 13702 BLAKE LOOP 83 8 3680 P 38408 3670 7 1366 0 6 Rem. 10 13653 13660 4 136 AAVE. 13650 m 5 co A RP 17234 /111E a 27 3N 26 25 14 M N N 136440 cn 136330 RP 10274 LANE 19N ' 21 d m 13620 0 2 m RP 17267 P 18410 36 AVE. 22 13610 1 .6104. .1,990 6, A Rem 6 N 13616 Si N 1111 2 F.3 13602 (PUMP STATION) AVE. 6 136 — 7887 _ 511171 14 M 9 PARK 4�. ao� M BQ ,45061� 07 BCP 42569!! � 8 N N v \ \ I P11173 \\,p 7 \t6� 1353613536 \13573 8ol 0 13575 3572 Mco 1! P 43.67 15 13569 1613563 1713557 0. 3565906 m 3 6 1355 W4..o 13550 1360P CO o a Nd &Vie' BG' • / \ 17 18 19 6 13547 5 13546 m 303 1X2525p v\ W23519 L \\ \ \ \ \ \ P 43567 1352720531 \/ADL= Bylaw No. Mau No. From: To: R 6900-2012 1559 A-2 R-2 DG= /0\= AV (Upland Agricultural) (Urban Residential =\D District) \G /.....\ N SCALE 1:3,000 MAPLE RIDGE British Columbia 'r 118 ie d a n,. NNW? f#- PA • Cyet IS76hAVERUE PARK 0884.0408 ha.(1 Ac) sm I. 11iPA 2 .41m. • g 3 s� • G/lem .elm' 6'w°''zip 6 0x4.1 • erm 31 AREA.1.534 ha.(379A0 RM8f8E (18 U.PA) 1" 13611? AVENUE 14 N 1292' 44 5048 € arnax Consultants Ltd. 1034600 West 6th Ave. '+./alcouver, B.C. t'6J 1R3 224-6627 Fax PARK 01 -4 Ah 4ti'ov. r3 • IZ-_ 1 O ti> twoLr44KSl ) to C l 1 M ) gaol< VAN Lot' 1 lO1W 13611140010E RZ•081-08 N T crl,• i 38 A R EA.0.395 ha40.98A eJ VVE 18uNtrs FUTURE RM SRE FUTURE RM SITE REM.0 0.11 1100 i:Tz-eztvS -.->- `ry e-.1--1..-taT •vi,j1 _. t4?'� i 2012 1.m N 0 O H fJ X -op �•I MAPLE RIDGE British Columbia Deep Reefs Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: First Reading Maple Ridge Zone Amending Bylaw No. 6961-2012 24979 108 Avenue January 7, 2013 2012-109-RZ C of W EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban (Medium Density) Residential). To proceed further with this application additional information is required as outlined below. This application does not propose any change to the current OCP land use designation. It conforms to the current land use provisions of the Albion Area Plan and pursuant to Council's direction, can proceed through the approval process. RECOMMENDATIONS: That Zone Amending Bylaw No. 6961-2012 be given First Reading; and; That the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879 - 1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: Aplin & Martin Consultants Ltd. - Sandi Drew Stanley R Stanowski & Cheryl L Stanowski Lot: A, Section: 11, Township: 12, Plan: 23702 Low/Medium Density Residential RS -3 (One Family Rural Residential) RS -lb (One Family Urban (Medium Density) Residential) Use: Residential Zone: RS -3 (One Family Rural Residential) Designation: LMRES (Low Medium Density Residential) 1102 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: Residential R-1 (Residential District) MRES (Medium Density Residential) Residential RS -3 (One Family Rural Residential) SUBRES (Suburban Residential) Residential RS -1b (One Family Urban (Medium Density Residential) LMRES (Low Medium Density Residential) Residential Residential 0.823 Ha (2.15 acres) 108th Avenue and Morrisette Place Urban Standard The site is located at the eastern edge of the Albion area. It currently has one home at the southern end of the property. To the west are single-family RS -1b (One Family Urban (Median Density) Residential) lots; to the east are larger single family RS -1 (One Family Urban Residential) lots. A larger RS -3 (One Family Urban Residential) lot is situated north of this property; to the south are several R-1 (Residential District) lots. c) Project Description: The applicant proposes to rezone the subject site to allow for future subdivision into 13 lots. All of the lots would be accessed from Morrisette Avenue. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once a full application package has been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is located within the Albion Area Plan and is currently designated Low/ Medium Density Residential. This application complies with the District's Official Community Plan. This land use designation provides for a single detached housing form on lots ranging in size from 557m2 to 891m2. The proposed RS1-b zone is in compliance with the zoning matrix within the Area Plan, and the application is in compliance with OCP policies. The District is undergoing a review to consider increasing the permitted density in the Albion Area Plan. Earlier this year Council passed a resolution addressing how in -stream and new applications would be dealt with. Given that no OCP -2- amendment is required for this application, it is able to proceed through the development approvals process. Zoning Bylaw: The current application proposes to rezone the property located at 24979 108 Avenue from RS -3 (One Family Rural Residential) to RS -lb (One Family Urban (Medium Density) Residential) to permit subdivision into 13 lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. e) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; and c) Fire Department. 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. This evaluation will take place between First and Second Reading. f) 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); and 2. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -3- CONCLUSION: The development proposal is to rezone the subject site from RS -3 (One Family Rural Residential) to RS1-b (One Family Urban (Medium Density) Residential) to permit subdivision into 13 residential lots. The application can proceed as it is incompliance with the Albion Area Plan and accompanying zoning matrix. Therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. "original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP, RPP Planning Technician "original signed by Jim Charlebois" 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 Paul Gill" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6961-2012 -4 APPENDIX A BCP 49693 11 P 842 54 P 23 702 10941 PA'K BCP 4 594 2 1 SUBJECT PROPERTY r_ 149 AVE. P 23702 108B AVE. '419 BCP E 22 rn 20 3200 P 23702 P 34411 21 10848 A 27 108A AVE. 6 7 8 BCP 3200 P 65405 E m 23 10715 10711 3010793 3110785 3210777 10782 44 43 10776 1 341o761 3510753 0 36 10745 LN Scale: 1:2,500 Cit •f Pitt !F Mea•ows ' ruldM /16 r r 1 ,IY!igVttarainon Vlika AL 2 �i -i 41I�€lio District of Langley ri_P 24979 108 AVENUE *PP02• FRASER Rfr- MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Nov 13, 2012 FILE: 2012-109-RZ BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6961-2012 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. 6961-2012." 2. That parcel or tract of land and premises known and described as: Lot "A" Section 11 Township 12 New Westminster District Plan 23702 and outlined in heavy black line on Map No. 1578 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium Density) Residential). Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 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 . 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 65 N 10941 PARK 2 1 F E a BCP 47594 19 11 CP49695 — 24937 0.) V 24947 6) X109 m V \ N \N BCP m m V N 496 �8 71- N co v 10921 109 AVE. m N 0 0 0 0 0 N N N1 N3 N4 1 N5 P 23702 o N 20 BC 0 49693 N Rem B N2 N 0 18 `N BCP N- 17 N 332 N 16 15 NCO V �/ ----- _ _ -,--RI/1/ 28597 co 108BAVE. 3 3`VO g, 14 10872 rn 10891 011 / \ / _i 0 N 19 N 20 of 1086013 P 23702 w P 34411 1 a H Ir N BCP 53200 a N 12 10848 A w co 27 21 022 N 'r' 21 N 11 10g36 2 _ 0 _ /0g22 RW 28597 40 10 0) N N N `.z� R\'2p N 7 N 8 W� 9 7 P 65405 r 6 BCP 3200 4 5 2 0) W I CO co m 1 N m 2 V N 3 m V N m V N m(3' V N N- V E N N N N / N 108 AVE. X96 22 o o o s s 3010793 / 10792 45 NJ m 00 co 1 00 rn 1 0 0 ° 21 N 20 23 N 24 N 25 N 26 N 27 ' 28 N 29 3110785 10782 44 N 77 N 78 N O 79 N 1°�$F' °-116 19 CP 43944 3210777 m W 10776 43 M1 — — _ a1 �5 �tt`t�` N°,`°166 18 15 014 ° 13ry 12 3310769 m 42 41 40 39 BCP 333181°01 1 °14' 17 -oma `'' "9i 0 10719 3411 H a co r`... o^ry� - 1 010 ° '� 10761 0 0 0 26 38 — — — 1 ° 1°N AL 16 10715 3510753 �� 10- 10�6� 1O� 10711 10745 107X137 7 1OA9 10 36 A 84-N, X36 9\° MAPLE RIDGE ZONE AMENDING Bylaw No. 6961-2012 Map No. 1578 From: RS -3 (One Family Rural Residential) To: RS -1b (One Family Urban (Medium Density) Residential) L'.\, N SCALE 1:2,500 MAPLE RIDGE British Columbia MAN ;1:1C;F Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: 2012-051-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962 -2012 11406 and 11414 205 Street EXECUTIVE SUMMARY: An application has been received for a Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw (HRA Bylaw), at the northeast corner of 114 Avenue and 205 Street, in historic Hammond. This site known as the Whitehead property, is made up of two lots with two heritage houses that encroach across the interior lot line of these lots. The larger of the two houses known as the Whitehead residence, is located towards the street corner and is proposed to be revitalized and added to. The interior is to be modernized in a way that will retain historical features inside of the residence. There are also other buildings, including a garage and accessory buildings, that are not sited in accordance with the Zoning Bylaw and will require variances as part of this HRA Bylaw. The HRA Bylaw contains the Heritage Conservation Plan (HCP), which is based on the Standards and Guidelines for the Conservation of Historic Places in Canada, describing the Heritage Place associated with the Whitehead residence, the Heritage Value that is embodied in the Heritage Place, and the Character Defining Elements to be retained to preserve its Heritage Value. The actual physical works to achieve the rehabilitation and restoration specified by this HCP will be governed by a Heritage Alteration Permit (HAP). An HAP contains plans, elevations and other details that is issued by Council in a similar fashion as a Development Permit, before a building permit is issued. Consolidating the two lots forming the site into a single lot is a condition of receiving Final Reading of this bylaw. The HRA Bylaw will supersede the regulations of the existing RS -1 Zone as necessary to accommodate the existing houses, accessory buildings and existing lane standard, including allowing the two single family residential uses (e.g. the Whitehead residence and the Whitehead cottage) on one lot. RECOMMENDATIONS: 1. That Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962 -2012 be given First and Second Readings and be forwarded to Public Hearing; and 1103 2. That the following term(s) and condition(s) be met prior to Final Reading: i. Registration of a Rezoning (or equivalent) Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Registration of a Restrictive Covenant in lieu of road dedication for a corner truncation at the Land Title Office; iii. Consolidation of the two lots into one parcel; and iv. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION: a) Background Context: Applicant: Owner: James Rowley Leanne H. Koehn and James M. Rowley Legal Description: Lot 650 & Lot 649, D.L 279, Plan 2180 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: Existing: RS -1 (One Family Urban Residential) Proposed: RS -1 (One Family Urban Residential) Surrounding Uses North: Use: Single -Family Residential Zone: RS -1 (One Family Urban (Medium Density) Residential) Designation Urban Residential South: Use: Single -Family Residential Zone: RS -1 (One Family Urban (Medium Density) Residential) Designation: Urban Residential East: Use: Single -Family Residential Zone: RS -1 (One Family Urban (Medium Density) Residential) Designation: Urban Residential West: Use: Single -Family Residential Zone: RS -1 (One Family Urban (Medium Density) Residential) Designation: Urban Residential -2 Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Project Description: Single -Family Residential (2 dwellings) Single -Family Residential (2 dwellings) 0.126 Ha. (0.31 acres) 114 Avenue and 205 Street Urban Standard none The owner proposes to restore, add to, retain interior features and modernize the Whitehead residence located in Hammond. This residence has been continuously owned by the descendants of Carl Whitehead, who originally built the house ca. 1923. Mr. Whitehead purchased all the properties along the north side of 205 Street, from 115 to 114 Avenue. Each was a rental property, except for the subject house which was built as his family residence. Rather than fronting the houses on the two westernmost lots to 114 Avenue like the other houses (e.g. all the front lot lines were toward 114 Avenue), the two houses at the western end were oriented to 205 Street to have western solar exposure. Thus, both houses encumber the interior lot line of these two westernmost lots. A Heritage Conservation Plan (HCA) has thoroughly researched and documented the Heritage Value and Heritage Character of the house to form the basis of guidelines described by the consultant as: "rehabilitation with most of the interior and exterior elements being preserved, except for those areas disturbed for the rear additions." The additions involve extending the basement and first floor at the rear and adding a second floor dormer also at the rear to create a more useable second floor. The interior will be modernized while preserving the interior detailing identified as Character Defining Elements (CDE), including such details as wainscoting, fireplace, kitchen ceiling work, etc. The mature landscaping and fence along the street complement the Heritage Character and are being retained. Green design strategies, incorporated in a fashion compatible with the Heritage Character, are proposed to be employed at a later date. This may include: capture of rainwater for domestic use, on-site storm water and rain water infiltration, which would be concealed and would not impact the Heritage Character or Heritage Value; and infrastructure for solar hot water collection and/or using ground sourced heat, which may require future approval if there are physical changes to the Character Defining Elements of the property or the Whitehead residence. Recommendations have been provided on how to undertake this work, so that the Heritage Value and Heritage Character of the building are protected throughout the process. The HCP and architectural plans attached thereto also describe the known historical details and architectural relevance of the site. This plan is attached as Schedule "B" to the HRA Bylaw (see Appendix "B"). c) Planning Analysis: Official Community Plan: This site is located in historic Hammond, on a property that is designated Urban Residential in the Official Community Plan. The Whitehead residence, including the proposed addition, is in keeping with the historic character of the housing in the area as articulated in the OCP and supplementary guidelines prepared by the Planning Department entitled "Hammond Design Characteristics." -3- The proposal to revitalize and expand the Whitehead residence strengthens the prominence of this dwelling on the lot. The character and density continues to be consistent with the surrounding neighbourhood. This proposal for heritage conservation is in accordance with the following OCP Policies related to heritage management: 4-43 The development application review process will include an opportunity to evaluate the overall impact of proposed development on the heritage characteristics and context of each historic community or neighbourhood. Conservation guidelines and standards should be prepared to aid in this evaluation and provide a basis from which recommendations can be made to Council. 4-44 Maple Ridge will endeavour to use tools available under Provincial legislation more effectively to strengthen heritage conservation in the District. Other planning tools will also be utilized where appropriate to establish a comprehensive approach to heritage management in the District. The Heritage Character and Heritage Value of these heritage buildings and the property has been thoroughly assessed and the appropriate conservation strategy established in the HCP forming part of the Heritage Revitalization Agreement that applies to this site. The Standards & Guidelines for the Conservation of Historic Places in Canada were used by publicLAB Research in association with Birmingham & Wood Architects, the consultants preparing this HCP for the Whitehead property and residence in accordance with these OCP policies. Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw Bylaw Background: This proposed bylaw will provide for the following in a single bylaw and associated agreement: • Heritage Designation - Under Section 967 of the Local Government Act (LGA), Council may designate real property in whole or in part that is considered to have Heritage Value and Heritage Character on terms and conditions it considers appropriate for heritage protection by way of a bylaw. This designation enables, among other things, establishment of terms for financial or other support for the conservation of designated properties. Designation also means protected buildings and landscaping may not be altered or changed nor any excavations or building take place on protected sites without prior District approval as may be set out in the bylaw. A Heritage Designation Bylaw requires a Public Hearing under Section 968 of the LGA, which follows the same process as for rezoning bylaws. Designation also allows the owner to take advantage of the `equivalency' provisions contained in the BC Building Code and exemptions under the Energy Efficiency Act and Homeowners Protection Act. Use of `equivalencies' allows for Code compliance to be done in a way that is more sympathetic to the structural realities of heritage buildings, making building upgrades more feasible and lessening the impacts that Code upgrading may have on the heritage fabric of heritage buildings. For example, original doors and windows could -4- be exempted from energy upgrades that could alter or destroy them as key Character Defining Elements. • Heritage Revitalization Agreement (HRA) - Under Section 966 of the LGA, Council may authorize the District to enter into an agreement with a property owner for the following: to establish terms and conditions for undertaking heritage conservation, detailed within a Heritage Conservation Plan (HCP) and Statements of Significance (SOS) attached to and forming part of the HRA; to set out the phasing and timing on the start and the finish of heritage conservation works; and to vary or supplement thus superseding the regulations a number of District bylaws, including the Zoning Bylaw. Variances enable unique opportunities and maximum flexibility to accommodate best practices for heritage conservation. The HRA works in concert with Designation by detailing the alterations, changes and other actions that are agreed to as being permitted to achieve the envisioned heritage conservation and any necessary long-term maintenance. • Tax Exemption - Under Section 225 of the Community Charter Act, Council may pass a bylaw and enter into an agreement to exempt a property owner from payment of municipal property taxes, to the extent and under terms and conditions established in an agreement. The intent of the legislation is to encourage heritage conservation by mitigating the costs involved in revitalization and restoration of the building's Heritage Value. The usual Council terms for tax exemption agreements granted (or in process to be granted) to date include an exemption period of five (5) years provided all agreed to heritage conservation work is completed, all fees are paid and there is no contravention of any District bylaw. These heritage properties include: Miller Residence (28594 104 Avenue), Billy Miner Pub (22355 River Road), Daykin Residence (22031 Dewdney Trunk Road), and Turnock Residence (22309 St. Anne Avenue). A designation bylaw requires an affirmative vote of at least 2/3 of all Council members. The municipal portion of property taxes (General Levies) for the Whitehead property for 2012 was $1,467.14. Rationale for Designation: The issues of having two heritage houses that encroach across the interior lot line of these lots as well as other siting non -conformities are preventing the owners from undertaking their envisioned addition and conservation works to the Whitehead residence. Therefore, an HRA application has been submitted to resolve these impediments and to facilitate the conservation of the Whitehead residence. This also gives the opportunity for Council to have the property designated thus becoming protected heritage property under the LGA. Where properties are designated, the LGA requires that the rational for the designation be specified. The reasons for designating the Whitehead residence and property on which it is situated include the following: 1. Heritage character - The Whitehead residence exemplifies the prominence and prosperity of Port Hammond in the early 20t" century due to the operation of the Hammond Cedar Mill, -5- one of the major mills along the Fraser River. It is also associated with Carl Whitehead, a Finnish immigrant and mill worker, who built and resided in the house. The house is a well maintained and excellent surviving example of the Craftsman bungalow style of house in the community from the 1920's. Further details are contained in the Heritage Conservation Plan (HCP) attached as Schedule "B" to the HRA bylaw (see Appendix "B"). 2. Compatibility of Conservation with Community Plan and Adjoining Land Use - The planning associated with the management of heritage resources is provided for in policies 4-41 through 4-45 of the Maple Ridge Official Community Plan (OCP). These Policies define a clear process for evaluating applications with heritage -related issues and standards to be applied to aid in conservation, interfacing with adjacent properties, and building public awareness. The conservation of this exemplary heritage house is considered to be compatible within its neighbourhood context of single family dwellings, and complies with the heritage management policies of the OCP. 3. Condition and Economic Viability of the Property - The Whitehead residence is in sound physical condition as it has been well maintained and has been in continuous ownership by the original family. The continued condition and economic viability of the property is considered assured given the building's good physical condition, the current owners' strong commitment to its rehabilitation and maintenance, its suitability for its continued use as a single-family residence and the market value of the property within an established residential neighborhood. 4. Possible Need for Financial Support to Enable Conservation - The building will continue to be used as a private dwelling and maintained accordingly. Adoption of the HRA Bylaw by Council will allow for the property to be consolidated and allow a sensitive addition to be built to enhance livability in the home. A Five-year property tax exemption is being recommended as an economic incentive to assist in offsetting some of the costs to revitalize the Whitehead residence, and to help to ensure its continued protection and conservation. The terms and conditions of this incentive are described in Section 14 of the Heritage Revitalization Agreement attached as Appendix "1" to the HRA Bylaw (see Appendix "B" to this report). Heritage Revitalization Agreement (HRA): The applicant is seeking to enter into an Heritage Revitalization Agreement (HRA) with the District for the long term conservation of the Whitehead Residence and its associated cottage. The proposed conservation works are to be based on a Heritage Conservation Plan (HCP) and Statement of Significance (SOS) prepared by publicLAB Research in association with Birmingham & Wood Architects. As permitted by the ACT, the HRA Bylaw contains a schedule specifying Zoning Bylaw variances to reflect "as -is" siting of the buildings. The 230 m2 (2,486 ft2) Whitehead residence is proposed to be restored and added to in a sympathetic manner. Based on preliminary numbers, the residence will be expanded by about 20% or 49.6 m2 (534 ft2), to have a floor area of 280.5 m2 (3,020 ft2) when work is completed. The foundation will be upgraded to improve the habitability of the basement and extended to -6- accommodate the proposed addition to the rear. The basement will be expanded by 27.6 m2 (297 ft2). The addition on the main level will add 9.8 m2 (106 ft2) of floor area, a second floor dormer and floor addition will add 12.2 m2 (131 ft2). The HCP proposes to restore the exterior of the house, salvage and reuse exterior materials and windows for the extension, and to use new wood siding, trim, windows and porch elements with the same profile as the original in the extension or to replace damaged materials in the original portion of the residence. Because the residence has been recently painted, the requirement to do a paint scraping analysis to determine the original colour was not required. The Agreement allows the house to be repainted using the current colour or a formal process to repaint it with a different colour based on a paint colour analysis. Further details are contained in the Heritage building plans and Specifications attached as Schedule "C" to the HRA Bylaw (see Appendix "B" to this report). Heritage Conservation Plan (HCP): A Heritage Conservation Plan (HCP) was prepared for the Whitehead residence and the associated Whitehead cottage by publicLAB Research in association with Birmingham & Wood Architects. The main provisions of the Heritage Conservation Plan (HCP) are the following: • An Introductory section about the historical context and elements proposed to be conserved; • A Design Rationale section describing the form and character, and architectural expression of the two existing heritage buildings (e.g. the Whitehead residence and the Whitehead cottage), and the proposed conservation and Whitehead residence building extension proposal; • The Statement of Significance (SOS) section follows. The property together with the Whitehead residence and the Cottage are identified as part of the Historic Place. The Character Defining Elements (CDE) are as follows: For the Whitehead property: o Parcel size and dimensions o Frontage of three buildings onto 205 Street o Frontage of fourth building onto the lane o Mature trees and garden o The street fence along the lot line For the Whitehead residence: o Cross -gabled form with gabled porch o Shed roofed rear extension o Front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window openings, shingled skirting, wood stair and railings o Wood doors and windows, original stained-glass transom lites -7- o Shingle sided wall areas below and above main floor wall area o Beveled sided main wall area o Generous wood water table boards, belly boards and other miscellaneous trim o Brick chimney o Original interior detailing, such as wainscoting, fireplace, kitchen ceiling work For the Whitehead cottage: o Simple gabled -roof form (both house and outbuilding) w/gabled front porch element o Building extensions o Wood windows, including those with wood divided upper lites o Bevel -sided pediments, with regular short lengths of siding, covered by battens o Wood shingled main floor wall areas o Drop -sided skirting between main floors and grade • Description of the applicable Standards and Guidelines from The Standards & Guidelines for the Conservation of Historic Places in Canada used in developing the conservation recommendations of the Plan; and • The recommended conservation strategy for the property. The recommended conservation strategy, includes works or actions related to the Character Defining Elements of the property and those related to the Whitehead residence, include the following: Strategies related to property: o consolidating the site as a single lot o adjusting the path to the rear door to accommodate the proposed extension o retaining the picket fence with minor changes for the new gate location and truncation. Strategy related to the Whitehead residence: o repairing (and where deteriorated replacing with matching new materials) of the exterior character defining building elements o allowing for a rear extension with minimal physical intervention and impact on the heritage value of the building by salvaging for reuse of displaced elements (e.g. doors, windows, exterior siding, trims, etc.) o reproducing the detail of the front porch in the proposed new rear porch o expanding the usability of the second floor by adding a second floor shed dormer which preserves the dominance of existing main roof area, and is not visible from the front of the building. o Adopting an approach for the additions that use the same finishes as the historical building, while incorporating elements to allow the additions to be distinguishable such as minimal glazing associated with the rear porch and other details to be determined when detailed building plans are submitted for the Heritage Alteration Permit to be issued. -8- Further details are contained in the Heritage Conservation Plan (HCP) attached as Schedule "B" to the HRA Bylaw (see Appendix "B" to this report). Zoning Bylaw and HRA Bylaw Variances: The subject site consists of two lots, each of which is zoned RS -1 (One Family Urban (Medium Density) Residential). Because the two lots face 114 Avenue but both dwelling units were built to face 205 Street, they each encroach across the lot line common to the two lots. Historically, the Whitehead residence and the associated Whitehead cottage have been treated as a single site, including a single tax notice. This encroachment and nonconformity (e.g. 2 houses on one lot) is a historical anomaly preventing the Whitehead residence for being modified or extended. To accommodate the owner's desire to revitalize and add to the Whitehead residence, the historical anomaly is proposed to be solved by having the two lots consolidated into a single parcel. This requires the provision of the RS -1 Zone allowing only a single one family residential use to be superseded by a variance included in the HRA Bylaw allowing the two heritage buildings (e.g. 2 one - family residential uses) on the consolidated lot. This is justified by a number of reasons. Firstly, is the historic presence of the two dwelling on what was effectively a single lot or site. Secondly, there is no change in the density thus no resulting impacts on the surrounding context of the single family residential neighbourhood. Finally, the variance will facilitate the conservation of these heritage buildings. Two setback variances are required for the houses on the proposed consolidated lot. The Whitehead cottage is sited too close to the lane along the north of the site. There is also an accessory structure built at the front lot line along 205 Street between the two heritage houses. Therefore, the following variances are proposed to be granted through the HRA Bylaw: Part 6 Residential Zones Existing Regulation Proposed Variance Justification or Purpose: C. (3) (a) Permitted number of dwellings limited to 1 per lot 2 To allow for the two existing heritage houses to be sited together on one consolidated lot. C. (3) (c) (ii) Setbacks (interior lot line) a minimum of 1.5 metres a minimum of 1.03 metres To accommodate the existing siting of the Cottage, which is closer than allowed to the lot line common to the lane. C. (5) (c) (ii) Setbacks (front lot line) a minimum of 3.0 metres a minimum of 1.03 metres To accommodate the existing siting of the accessory building, which is flush to the lot line common to 205 St. This application is being processed like a rezoning application and thus it triggers a review of compliance with servicing, road and other municipal standards. This site is in Hammond, which possesses a "village -like" character. In the interest of preserving the heritage context of the site, Schedule "A" Services and Utilities for the RS -1 Zone the Maple Ridge Subdivision and Development Servicing By-law No. 4800 - 1993 is proposed to be varied or the provision of certain requirements delayed as follows: • A corner truncation at the northeast corner of 114 Avenue and 205 Street will not be required as no additional traffic is being generated by the proposal. In lieu of this dedication, a Restrictive Covenant is to be registered at the corner, permitting the historic picket fence, a -9- Character Defining Element, and associated plantings to be retained, provided that they do not impede vision across the corner; • The 7.5 metre right-of-way width and the 6.0 metre wide driving surface is reduced to a 4.6 metre right-of-way width and a 4.6 metre wide driving surface, thus preserving the historical lane specification of the area as no additional traffic is being generated by the proposal; and • Sidewalks and associated curbs, gutters and lighting will not be required. Instead, the applicant will deposit moneys in trust towards their share of constructing a sidewalk along the full length of 205 Street, similar to the "village -like" standard provided for on other streets in the Hammond Area. These variances have been reviewed and are acceptable to the Engineering Department. The variations to the Zoning Bylaw and the Subdivision and Development Servicing By-law are identified in Schedule "F" to the HRA Bylaw (Appendix "B" to this report). d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the application and advised the existing concrete lane curbing is to be replaced and separate service and underground utility (e.g. Hydro/Tel) connections are required for each house. Engineering has reviewed and supports other engineering -related requirements being varied (e.g. corner truncation), lane width and payment in trust for undertaking sidewalk/curb/gutter upgrading, as part of the variance being to encourage the conservation of this heritage site. An agreement equivalent to a Rezoning Servicing Agreement will be required. The applicant has been given a copy of the Engineering Comments outlining the requirements in detail. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the lot consolidation 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 tree required which is based on one tree per lot. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $25.00. Fire Department: The Fire Department has advised that sprinklering may be required for the project. The Maple Ridge Sprinkler Bylaw requires the installation of an Approved Fire Sprinkler System, to service the Whitehead residence, as a part of the construction of an addition or renovation to any building if the value of the work exceeds 50% of the market value of the building. According to the Sprinklering Bylaw, this value would be based on the value of the building as established by the BC Assessment Authority. - 10 - The requirement for sprinklering is assessed at the time an application is made for a Heritage Alteration Permit. If sprinklering is determined to impact the interior Character Defining Elements, other less intrusive measures (Code equivalency) and/or exemption will sought from the Fire Chief or the Manager of Inspection Services as provided for in the Building Code. e) Building Comments: All new construction is to comply with the current BC Building Code. The owners may need to retain a qualified professional to submit a report to the Manager of Inspection Services for alternative solutions (Code equivalencies) as sanctioned in the BC Building Code, to lessen Code impacts on buildings such as Whitehead residence having protected heritage status. The requirement for sprinklering will be assessed in conjunction with the Fire Department at the time a Heritage Alteration Permit is made. CONCLUSION: It is recommended that First and Second Reading be given to Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962-2012, and that the application be forwarded to February 19, 2013 Public Hearing. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Charles R. Goddard" for 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 - HRA Bylaw -11- APPENDIX A U 11471 — Q 5 11474 2 RP 7595 Pcl. 0 > Q 54 vJU° 114 B 11460 m AVE.l 6 11479 _/ 2 \ 11451 11450 11450 11445 7 11446 P 11876 1 11463 0�0`� 0 ti 55 56 r 74898 11440 57 1 11443 P 114 P 114 - P P 588 11416 01 co co 20451 01 co 0 20471 591 M 00 N 20505 Rem 59: 593 Lt)'0.7) o 01 co 20523 -P. 595 M Ln 0 01 co 20541 597 Ln Ln 0 598 In CO Ln 0 01 co co 20575 000) *PP044 WESTFIELD A 1 CD o 11424 to �n N ( 0s5 �c'6, o 11 o SUBJECT PROPERTIES o 0 0 �0 3 `, }7� o L IOU 640 639 636 �0 2 o 65 48 647 644 643 F 114 �'�0 �� 1 'l`yti 2 A d 12 11415 11414 \ 650 649 646 645 N 20541 rn 20557 rn W co 20565 -n 114 637 ,�d, 7� 5 11406 P 2' 80 L) 0 Ln 0 N - Ln 0 \N,3'1� 3 11405 \'<bc3^<5�0 11395 C 6 *PP044 114 AVE. p4, A 8 3 7 Ap ,\��5 �N 7 0cP *\ �7 B �9A ,\N�3� 0 9 0 11386 667 20512 rn co 20524 v 20536 v N rn 20540 v 01 ESELY ST. Pcl. B PARK X°P N<"3r"' '. 577 ,' ` N3` , \ N�`�, 10 °, ,p 576 N rn rn rn 20507 rn rn co 20515 rn v 0 20523 13 673 2180 0 rn v 20541 Q P 55931 •, 575 0 �s� 574 *PP044 LORNE AV �o. K3 742 0 N Ln N CO 0 N 0 0 N Ln N CD o N 71- 0 N \ o_ ,\N�g5 P 2180 P 2180 N SCALE 1:1,500 Cit Pitt Mea.ows_ } f 11406/14 205 STREET N ,'..lr r.1 -q I o r VW _ '"rte if '- MNl!i , i n .. i� - --"A ' o 4 CORPORATION OF THE DISTRICT OF r_ ai e IkH= .., .. y„, _0.,,, ! _ MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of 4 I I Langley Lan %ilk. C_ DATE: Apr 27, 2012 FILE: 2012-051-RZ BY: PC ff' ERASER R. y APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6962-2012 A Bylaw to designate a property as a heritage property under Section 967 of the Local Government Act and to enter into a Heritage Revitalization Agreement under Section 966 of the Local Government Act and to grant a Tax Exemption under Section 225 of the Community Charter WHEREAS the Municipal Council of the Corporation of the District of Maple Ridge considers that the properties located at 11406 and 11414 205 Street, Maple Ridge, BC have heritage value and that the property and certain buildings on the property should be designated as protected under section 967 of the Local Government Act; AND WHEREAS the District of Maple Ridge and Leanne Helen Koehn and James Maxwell Rowley wish to enter into a Heritage Revitalization Agreement for the property; AND WHEREAS the Municipal Council of the Corporation of the District of Maple Ridge wishes to exercise its discretion under section 225 of the Community Charter to exempt the property from municipal property taxation subject to the terms of an exemption agreement; AND WHEREAS the District of Maple Ridge has provided notice of a proposed tax exemption bylaw in accordance with section 227 of the Community Charter; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: Citation 1.1 This Bylaw may be cited as "Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6962-2012". Interpretation 2.1 In this Bylaw, the terms "heritage value", "heritage character" and "alter" have the corresponding meanings given to them in the Local Government Act. Heritage Revitalization and Tax Exemption Agreement 3.1 The District of Maple Ridge enters into a Heritage Revitalization and a Tax Exemption Agreement (the "Agreement") with the registered owner of the property located at 11406 and 11414 205 Street, Maple Ridge and legally described as: PID: 012-547-069 Lot 649 District Lot 279 Group 1 New Westminster District Plan 2180; and PID: 012-547-077 Lot 650 District Lot 279 Group 1 New Westminster District Plan 2180 (collectively the "Property"). 3.2 The Acting Mayor and Corporate Officer are authorized on behalf of the District of Maple Ridge Council to sign and seal the Agreement in the form attached as Appendix "1" to this Bylaw. 3.3 Subject to all of the terms and conditions set out in the Agreement, the Property and the Whitehead residence and the Whitehead cottage (the "Existing Heritage Buildings"), as described in the Agreement, shall be exempt from District property taxation for a term of five (5) years effective from the date on which the Agreement comes into force. Heritage Designation 4.1 Council hereby designates the Property and the "Existing Heritage Buildings", as described in the Agreement, as protected heritage property for the purposes of section 967 of the Local Government Act of British Columbia. Exemptions 5.1 The following actions may be undertaken in relation to the Existing Heritage Buildings without first obtaining a heritage alteration permit from the District: (a) non-structural renovations or alterations to the interior of the building or structure that do not affect any protected interior feature or fixture and do not alter the exterior appearance of the building or structure; and (b) non-structural normal repairs and maintenance that do not alter the exterior appearance of a building or structure. 5.2 For the purpose of section 5.1, "normal repairs" means the repair or replacement of elements, components or finishing materials of a building, structure or protected feature or fixture, with elements, components or finishing materials that are equivalent to those being replaced in terms of heritage character, material composition, colour, dimensions and quality. READ A FIRST TIME this day of , 2013. READ A SECOND TIME this day of , 2013 PUBLIC HEARING held this day of , 2013. READ A THIRD TIME this day of , 2013. APPROVED by the Minister of Transportation this day of , A.D. 2013. ADOPTED this day of , 2013. PRESIDING MEMBER CORPORATE OFFICER APPENDIX "1" - HERITAGE REVITALIZATION AND TAX EXEMPTION AGREEMENT THIS AGREEMENT dated for reference the day of , 20 is BETWEEN: Leanne Helen Koehn and James Rowley Maxwell 11406 - 205t" Street Maple Ridge, B.C. V2 X 1S4 (Collectively the "Owner") AND: THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE 11995 Haney Place Maple Ridge, British Columbia V2X 6A9 (the "District") WHEREAS: A. The Owner is the registered owner in fee simple of the land and all improvements located at 11406 and 11414 205 Street, Maple Ridge, B.C. and legally described as: PARCEL IDENTIFIER: 012-547-069 LOT 649 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 PARCEL IDENTIFIER: 012-547-077 LOT 650 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 (the "Land"); B. There are two principal building currently situated on the Land, known as the Whitehead residence and the Whitehead cottage, as shown on the sketch map attached as Schedule "A" to this Agreement (the "Existing Heritage Buildings"), and the District and the Owner agree that the Existing Heritage Buildings have heritage merit and should be conserved; C. The Owner intends to apply to the District for approval to construct an addition to the Whitehead residence, as shown on the sketch map attached as Schedule "A"; D. Section 966 of the Local Government Act authorizes a local government to enter into a Heritage Revitalization Agreement with the owner of heritage property, and to allow variations of, and supplements to, the provisions of a bylaw or a permit issued under Part 26 or Part 27 of the Local Government Act; E. Section 225 of the Community Charter authorizes a local government to enter into an agreement with the owner of eligible heritage property that is to be exempt from municipal taxation, respecting the extent of the exemption and the conditions on which it is made; F. The Owner and the District have agreed to enter into this Heritage Revitalization and Tax Exemption Agreement setting out the terms and conditions by which the heritage value of the Land and the Existing Heritage Buildings are to be preserved and protected, in return for specified supplements and variances to District bylaws and the exemption of the Land and the Existing Heritage Buildings, from District property taxation for a specified term; H. The date of final adoption of the bylaw to which this Agreement is attached is the "Effective Date"; THIS AGREEMENT is evidence that in consideration of the sum of ten dollars ($10.00) now paid by each party to the other and for other good and valuable consideration (the receipt of which each party hereby acknowledges) the Owner and the District each covenant with the other as follows: Conservation of the Existing Heritage Buildings 1. The Owner shall, promptly following the Effective Date, commence and complete the restoration, renovation and conservation of the Character Defining Elements of the Land and the Existing Heritage Buildings (the "Work"), as identified in the Statement of Significance attached as Schedule "B", which Work shall be done in accordance with the approved plans and specifications attached as Schedule "C" to this Agreement (the "Conservation Plans"). 2. The Owner shall not alter the Character Defining Elements except in accordance with the Conservation Plans. 3. Prior to commencement of the Work, the Owner shall obtain from the District all necessary permits and licences, including a heritage alteration permit. 4. The Work shall be done at the Owner's sole expense in accordance with generally accepted engineering, architectural and heritage conservation practices. If any conflict or ambiguity arises in the interpretation of the Conservation Plans, the parties agree that the conflict or ambiguity shall be resolved in accordance with the Standards and Guidelines for the Conservation of Historic Places in Canada, Second Edition, published by Parks Canada in 2010, or any future update to this edition. 5. The Owner shall, at the Owner's sole expense, engage a member of the British Columbia Association of Heritage Professionals (the "Registered Professional") to oversee the Work and to perform the duties set out in section 6 of this Agreement. 6. The Owner shall cause the Registered Professional to: (a) prior to commencement of the Work, provide to the District an executed and sealed Confirmation of Commitment in the form attached as Schedule "D" to this Agreement; (b) erect on the Land and keep erected throughout the course of the Work, a sign of sufficient size and visibility to effectively notify contractors and tradespersons entering onto the Land that the Work involves protected heritage property and is being carried out for heritage conservation purposes; (c) throughout the course of the Work, effectively oversee the work of all contractors and tradespersons and inspect all materials leaving and arriving at the site to ensure that the Work is carried out in accordance with the Conservation Plans; (d) obtain the District's approval for any changes to the Work, including any amended permits that may be required; (e) upon substantial completion of the Work, provide to the District an executed and sealed Certification of Compliance in the form attached as Schedule "E" to this Agreement; and (f) notify the District within one (1) business day if the Registered Professional's engagement by the Owner is terminated for any reason. Timing of Restoration 7. The Owner shall commence and complete all actions required for the completion of the Work in accordance with this Agreement within 12 months following the Effective Date. Ongoing Maintenance 8. Following completion of the Work, the Owner shall (a) in perpetuity, maintain the Existing Heritage Buildings and the Land in good repair in accordance with the maintenance standards set out in Maple Ridge Heritage Site Maintenance Standards Bylaw No. 6710-2009; and (b) prior to the having the Existing Heritage Buildings repainted to a different colour, retain a Registered Professional to determine through a suitable analysis, the original colours and a painting scheme acceptable to the District for the repainting of the Existing Heritage Buildings. Damage to or Destruction of the Existing Heritage Buildings 9. If the Existing Heritage Buildings is damaged, the Owner shall obtain a heritage alteration permit and any other necessary permits and licences and, in a timely manner, shall restore and repair the Existing Heritage Buildings to the same condition and appearance that existed before the damage occurred. 10. If, in the opinion of the District, the Existing Heritage Buildings is completely destroyed and the Owner wishes to construct a replacement building on the Land, such replacement building must be constructed in compliance with the District's Zoning Bylaw, in a style that is acceptable to the District and substantially similar to that of the destroyed Existing Heritage Buildings, after having obtained a heritage alteration permit and all other necessary permits and licences. 11. The Owner shall use its best efforts to commence and complete any repairs to the Existing Heritage Buildings, or the construction of any replica or replacement buildings, with reasonable dispatch. Variations to District's Zoning Bylaw 12. District of Maple Ridge Zoning Bylaw No. 3510-1985 (the "Zoning Bylaw") is varied and supplemented in its application to the Land and the Existing Heritage Buildings in the manner and to the extent set out in Schedule "F" to this Agreement. Heritage Designation 13. The Owner hereby irrevocably agrees to the designation of the Land and the Existing Heritage Buildings as a municipal heritage site in accordance with section 967 of the Local Government Act, and releases the District from any obligation to compensate the Owner in any form for any reduction in the market value of the Land or the Existing Heritage Buildings that may result from the designation. Tax Exemption Conditions 14. The District hereby exempts from District property taxation, for five (5) years following the Effective Date, the Land and the Existing Heritage Buildings on the following conditions: (a) all items agreed to within this Agreement must be met; (b) any other fees and charges related to the Land, the Existing Heritage Buildings, and securities or moneys in trust due to the District of Maple Ridge are paid or provided in full; and (c) the Owner is not in contravention of any other District of Maple Ridge bylaw. 15. If any condition set out in section 14 above is not met to the satisfaction of the District, acting reasonably then the Owner must pay to the District the full amount of tax exemptions received, plus interest, immediately upon written demand. Interpretation 16. In this Agreement, "Owner" shall mean the registered owner of the Land or a subsequent registered owner of the Land, as the context requires or permits. Conformity with District Bylaws 17. The Owner acknowledges and agrees that, except as expressly varied by this Agreement, any development or use of the Land, including any construction, restoration and repair of the Existing Heritage Buildings, must comply with all applicable bylaws of the District. Statutory Authority Retained 18. Nothing in this Agreement shall limit, impair, fetter or derogate from the statutory powers of the District, all of which powers may be exercised by the District from time to time and at any time to the fullest extent that the District is enabled. Indemnity 19. The Owner hereby releases, indemnifies and saves the District, its officers, employees, elected officials, agents and assigns harmless from and against any and all actions, causes of action, losses, damages, costs, claims, debts and demands whatsoever by any person, arising out of or in any way due to the existence or effect of any of the restrictions or requirements in this Agreement, or the breach or non-performance by the Owner of any term or provision of this Agreement, or by reason of any work or action of the Owner in performance of its obligations under this Agreement or by reason of any wrongful act or omission, default, or negligence of the Owner. 20. In no case shall the District be liable or responsible in any way for: (a) any personal injury, death or consequential damage of any nature whatsoever, howsoever caused, that be suffered or sustained by the Owner or by any other person who may be on the Land; or (b) any loss or damage of any nature whatsoever, howsoever caused to the Land, or any improvements or personal property thereon belonging to the Owner or to any other person, arising directly or indirectly from compliance with the restrictions and requirements in this Agreement, wrongful or negligent failure or omission to comply with the restrictions and requirements in this Agreement or refusal, omission or failure of the District to enforce or require compliance by the Owner with the restrictions or requirements in this Agreement or with any other term, condition or provision of this Agreement. No Waiver 21. No restrictions, requirements or other provisions of this Agreement shall be deemed to have been waived by the District unless a written waiver signed by an officer of the District has first been obtained, and without limiting the generality of the foregoing, no condoning, excusing or overlooking by the District on previous occasions of any default, nor any previous written waiver, shall be taken to operate as a waiver by the District of any subsequent default or in any way defeat or affect the rights and remedies of the District. Inspection 22. Upon request, the Owner shall advise or cause the Registered Professional to advise the District's Planning Department of the status of the Work, and, without limiting the District's power of inspection conferred by statute and in addition to such powers, the District shall be entitled at all reasonable times and from time to time to enter onto the Land for the purpose of ensuring that the Owner is fully observing and performing all of the restrictions and requirements in this Agreement to be observed and performed by the Owner. Enforcement of Agreement 23. The Owner acknowledges that it is an offence under section 981(1)(c) of the Local Government Act to alter the Land or the Existing Heritage Buildings in contravention of this Agreement, punishable by a fine of up to $50,000.00 or imprisonment for a term of up to 2 years, or both. 24. The Owner acknowledges that it is an offence under section 981(1)(b) of the Local Government Act to fail to comply with the requirements and conditions of any heritage alteration permit issued to the Owner pursuant to this Agreement and section 972 of the Local Government Act, punishable in the manner prescribed in the preceding section. 25. The Owner acknowledges that, if the Owner alters the Land or the Existing Heritage Buildings in contravention of this Agreement, the District may apply to the B.C. Supreme Court for: (a) an order that the Owner restores the Land or the Existing Heritage Buildings to its condition before the contravention; (b) an order that the Owner undertakes compensatory conservation work on the Land or the Existing Heritage Buildings; (c) an order requiring the Owner to take other measures specified by the Court to ameliorate the effects of the contravention; and (d) an order authorizing the District to perform any and all such work at the expense of the Owner. 26. The Owner acknowledges that, if the District undertakes work to satisfy the terms, requirements or conditions of any heritage alteration permit issued to the Owner pursuant to this Agreement upon the Owner's failure to do so, the District may add the cost of the work and any incidental expenses to the taxes payable with respect to the Land, or may recover the cost from any security that the Owner have provided to the District to guarantee the performance of the terms, requirements or conditions of the permit, or both. 27. The Owner acknowledges that the District may file a notice on title to the Land in the land title office if the terms and conditions of the Agreement have been contravened. 28. The District may notify the Owner in writing of any alleged breach of this Agreement to the Owner shall have the time specified in the notice to remedy the breach. In the event that the Owner fails to remedy the breach within the time specified, the District may enforce this Agreement by: (a) seeking an order for specific performance of this Agreement; (b) any other means specified in this Agreement; or (c) any means specified in the Community Charter or the Local Government Act, and the District's resort to any remedy for a breach of this Agreement does not limit its right to resort to any other remedy available at law or in equity. Headings 29. The headings in this Agreement are inserted for convenience only and shall not affect the interpretation of this Agreement or any of its provisions. Appendices 30. All schedules to this Agreement are incorporated into and form part of this Agreement. Number and Gender 31. Whenever the singular or masculine or neuter is used in this Agreement, the same shall be construed to mean the plural or feminine or body corporate where the context so requires. Successors Bound 32. All restrictions, rights and liabilities herein imposed upon or given to the respective parties shall extend to and be binding upon their respective heirs, executors, administrators, successors and assigns. Severability 33. If any portion of this Agreement is held invalid invalid portion shall be severed and the decision of the remainder of this Agreement. IN WITNESS WHEREOF the Owner and the District have out below. by its authorized signatory(ies): Authorized Signatory: Authorized Signatory: Date The Corporate Seal of DISTRICT OF MAPLE RIDGE was hereunto affixed in the presence of: Mayor: Corporate Officer: Date by a court of competent jurisdiction, the that it is invalid shall not affect the validity executed this Agreement on the dates set C/S SCHEDULE "A" PROPOSED PLAN L. 0 0 L+.1 GW SPP CN X32 �ry CS -' RI 2.15 0 PP V N CH CN #3229 ON PLAN 651 648 2180 647 T NE CN 22 DEE I- RD- 5 232 8.293 4, v `y0,42© DECIO SPRD-10 GRAVELEP 0.420 DECID co' SPRD=70 GRASS PRD C 11414 205th LEVEL HOUSE ,I13>` --- WOOD FENCE v0 GRASS 9.74 AY 630.2rn2 R x -----x GRASS PS 730 x 649 4 PLAN ' 630.0m2 o0 .,;'-i CHIMNEY � ,,F +r .,,5.+A -1 15x0.41 FACIA "11 8p z FH GRASS 1.3(0 DECID SPRD- 9 ELEV. AT DOOR SILL % 11406 205th "1/1 /2 STOREY HOUSE PI 1.07 1 '(7�Ui BAY 2,43x0.65 0.180 DECID SPRD= 5 FACIA Ji S 55' ti 4,42 §RAGE 11 0'- 4.41 2 82 0 \ 0.330 DECID SPRD= 6 0.180 DECID SPRD= 7 GARDEN i K.b 0.280 DECID, SPRD= 5 ,mob. CLOTHES UNE POLE CH "6R,R1 M=1CB2.8 0 PP .\t' PICKS FENCE GRAVEL 6.73 LANE 646 2180 — 114 TH 18,294 AVENUE RFS ~b� 18,294 ASPHALT ROADWAY SCHEDULE "B" HERITAGE CONSERVATION PLAN AND STATEMENT OF SIGNIFICANCE pubIicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge CONTENTS • Carl [Walkeapaa] Whitehead retires Project Introduction 01 Design Rationale 02 2.1 The Existing Buildings 2.2 The Context 2.3 Architectural Expression 2.4 Architectural Expression Site Introduction 06 Description of the Site 07 4.1 Brief Historical Context 4.2 Description + Site Context Statements of Significance 08 5.1 The Whitehead Property, 11406 + 11414 205th Street 5.2 The Whitehead Residence, 11406 205th Street 5.3 The Whitehead Cottage, 11414 205th Street Conservation Guidelines 11 6.1 National Standards and Guidelines Conservation Recommendations 13 7.1 General Conservation Strategy 7.2 Conservation Strategy for the Whitehead Property, 11406 + 11414 205th Street 7.3 Conservation Strategy for the Whitehead Residence, 11406 205th Street 7.4 Conservation Strategy for The Whitehead Cottage, 11414 205th Street Supporting archival material 15 Conservation plan photo documentation [exterior + interior of existing] 17 9.1 The Whitehead Residence, 11406 205th Street 9.2 The Whitehead Cottage, 11414 205th Street p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 1 Project Introduction The Whitehead property, which contains the Whitehead Residence and the Whitehead Cottage, is situated on a large corner lot in the Hammond neighbourhood of Maple Ridge. The corner lot and buildings on the site are typical of a number of heritage houses in the neighbourhood and add to the contextual and character value contributing to the historic character of the streetscape and surrounding area. The Hammond neighbourhood is primarily residential with an RS -1 zoning designation. The intent of the Heritage Revitalization Agreement is to benefit the community through the long-term legal protection of the heritage value of a property and to benefit the property owner by enabling flexibility that would not be permitted under existing municipal regulations. The proposal for The Whitehead Residence at 11406 205th Street includes consolidation of the existing lots, individual engineering services for both properties, and a modest addition to the rear of the Whitehead Residence to modernize and retain interior historical detailing, enhance the livability and create a more usable second floor, upgrades to the main floor bathroom and to create a larger basement storage area. Mature landscaping and picket fencing on the site will be retained. INTRODUCTION • 11406 205th Street [The Whitehead Residence] • 11414 205th Street [The Whitehead Cottage] 01 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 2 Design Rationale 2.1 The Whitehead Property The Whitehead Residence at 11406 205th Street will undergo a renovation. An addition to the rear of the house will maintain historic proportions and massing while allowing for a modern update of the interior living space. A small dormer will be added to the second floor to allow for an upstairs bathroom. Services will be separated and upgraded for the site. The Whitehead Cottage on the north side of the property has been recently renovated and no further upgrades are anticipated. In order to facillitate upgrading site services the cottage will have independent water, electricity and sewer upgrades. 2.2 The Context The Whitehead property includes two historic houses and two outbuildings on the northeast corner of the intersection of 205th Street and 114th Avenue in Hammond, Maple Ridge, B.C. The continued existing use as residences is in keeping with the District of Maple Ridge zoning intentions for this area. 2.3 Architectural Expression The Whitehead Residence at 11406 205th Street is a good example of residential building that used generous wood detailing to achieve a delightful, sound design. The second house, the Whitehead Cottage is a small bungalow, at 11414 205th Street is probably the earliest structure on the site, and is typical of early wood residential buildings on cleared land. The building used pre -manufactured building fabric, hallmarks of early mill building -kit products, and possibly produced at the Hammond Cedar Mill itself. Original wood siding, shingles and gable end details are intact, as well as generous wood water table boards, belly boards, and other miscellaneous trim. Original windows, some with stained-glass transom lites, and updated wood windows are currently incorporated into the house. The front porch detailing is prominent with tapered porch piers and columns, generous wood detailing and wood stair and railings. These elements are typical of the early Craftsman bungalow architecture of Maple Ridge and the surrounding areas. These details will be undisturbed during the project and will be replicated where they are detailed in the new addition. The addition will replicate the language of an earlier addition, extending a shed roof to extend the living area at the rear of the house. DESIGN RATIONALE • 11406 205th Street - proposed massing from south • 11406 205th Street - proposed massing from east 02 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 2.4 Proposal The Whitehead Residence has been continuously owned by the descendents of the original builder and owner Carl Whitehead. The current owners moved their young family to Maple Ridge from Burnaby, taking over the stewardship of the property from their parents generation. In doing so the current owners are pursuing a heritage revitalization agreement with the District of Maple Ridge to honour the unique history of the site and to ensure that the heritage of the two properties is maintained. Their intentions are to modernize and retain interior historical detailing in the 1923 home to allow their family to continue living in the house. To subdivide the lots and to update services to both properties. In conformance with standard conservation practices, the main house [the Whitehead Residence] and the yellow cottage [the Whitehead Cottage] will remain in their original locations. The new addition on the site will be confined to the rear of the main house and extend the foot print behind the original mass to maintain the existing heritage streetscape on the lot. Design elements will be incorporated from the original house to tie in the new construction and maintain continuity. The addition of a new second floor dormer will be significantly inset from the original house to minimize the impact from the street, taking cues from other dormers on houses in this era. Interior finishes will be modern but compliment the original house. The large covered deck at the rear of the main floor will enhance the functional living space and provide the house with a defined rear entry that is more welcoming and in line with exterior walkways and gates. Green design strategies will be employed in the project where possible. The owners are interested in installing the infrastructure for a solar hot water collection system on the roof, ground source heat with the possibility of integrating the two systems and using insulated concrete form work for the new foundation work for the addition. Interior finishes will also reflect sustainable strategies with energy star appliances and fixtures, double glazed windows and LOV finishes. DESIGN RATIONALE 7 Mal Mai= Nh Proposed Plans „,1 20. flarL • Neighbour's visiting the Whitehead Residence 03 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge • Ann E. Rowley, Whitehouse Residence [11406] portrait, watercolour 04 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge Q \141-',i% 4) or .5 ,4• ds YEDS. $4 OUSE i-lAmmowt te124 • D. Sharpe, Whitehouse Residence [11406] portrait, pen + ink 05 p ublicLAB RESEARCH + DESIGN •BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge STATEMENT OF SIGNIFICANCE 3 Site Introduction Name of Historic Place: Address: Significant Owner/Builder and first owner at 11406 205th Street: Date of Construction: Whitehead Property 11406 & 11414 205th Street, Maple Ridge B.C. Carl Whitehead 11406: ca. 1923 11414: ca. 191 - The earliest portion of 11414 205th Street (the yellow house [the Whitehead Cottage] in the photo above) is the earliest building on the combined sites, perhaps along with an original portion of an outbuilding to its rear, off the lane. Following the purchase of these properties (and the properties to their east to 206th Street) in 1922, Carl Whitehead began to build a house for his family, and rental houses on the properties to its east. The Whitehead Cottage at 11414 205th and its outbuilding display the hallmarks of mill kit house construction, very likely material supplied by the mill in Port Hammond. The Whitehead Residence at 11406 205th Street is of later design and detailing, incorporating details and construction techniques very common for houses of its era. The houses and outbuilding on the subject property are generally well-built, and have been maintained in a manner that has resulted in much of the building fabric being intact and in good repair. The proposed changes to the property are largely changes to the Whitehead Residence at the back of the house. Additions there are to make it suite the contemporary living needs of the family now living in the house. 06 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 4 Description of the Site STATEMENT OF SIGNIFICANCE 4.1 Historic Context The houses and properties are closely associated with the early settlement of Port Hammond in the latter decades of the 19th Century (Port Hammond was incorporated in 1883). At its heart, Port Hammond was a mill town, and intimately linked with the Canadian Pacific Railway running through the heart of the settlement. The cedar mill was the largest employer in the community and, in fact, in all of Maple Ridge. Because of the number of workers employed by the mill, a thriving commercial centre developed along Maple Crescent by 1910, with the Bank of Hamilton, Dale's Hotel and Store, Wo Lung's Store, and the Allison and Cross general store establishing themselves as key businesses within the community. Other businesses included boarding houses and hotels, which provided accommodation for travelers, businesspeople, and workers, and bars and halls, which offered residents the chance to relax with their neighbours and fellow workers. Since many mill workers lived in homes that were close to their workplace, many of the community's businesses remained in Hammond, even when the Lougheed Highway passed through the municipality north of the townsite. Development associated with the new highway bypassed the early Port Hammond settlement, with the result that the settlement retained much of its early buildings and small community atmosphere. 4.2 Description of the Site and its immediate context The site is near the heart of the original community, with John Hammond's house about a block away. The orientations of the houses do not follow the lot lines typical for the block, but rather face the side street, not call 205th Street. This allowed both houses to have good light and exposure (no inside lot). Carl Whitehead is an example of the local millworker buying property in Port Hammond and settling in for the long term. What is unusual about Mr. Whitehead is his purchasing of an entire row of properties on the north side of 114th (then Stanton) between 205th and 206th (then Waugh and Wareslet), and building rental houses on all but the westernmost property (now 11406 205th Street), where he built a house for himself. At the time of Carl Whitehead's purchasing the properties in 1922, there was the original portion of the Whitehead Cottage at 11414 205th Street (originally 82 Waugh Street), and an original piece of the outbuilding to its east. 111-06 nnn 111-11- 205tn street nj N ESTFIELfJ ST. 0 •• Han+mond� PAR rc N 0 3 c0a LORNE ROAQ S TANTON ST. hurrE h c arr 0 BATTLE ST • --Ran et'Scf.Pore a r.� Ane . n�r,� iiima qp y4E EN —.21- 4.w/eve ntner propertie❑ po-m❑ ❑❑❑ rerelopen ❑❑ ❑ DI iter el -1H 07 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 5 Statement of Significance 5.1 Whitehead Property 11406 and 11414 205th Street Maple Ridge, B.C. Description of the Historic Place The Whitehead property includes two historic houses and two outbuildings on the northeast corner of the intersection of 205th Street and 114th Avenue in Hammond, Maple Ridge, B.C. STATEMENT OF SIGNIFICANCE -71 illill+ft+�lIIII'+ihfl�j��lliill It' ,�'�"` ,i;�Ei Heritage Value The Whitehead property as a whole is important for its formal and aesthetic values, and particularly for its cultural value exemplifying the settlement and improvement of Hammond in the early 20th Century. The arrangement of the two houses and single car garage straddling what was intended to be two standard lots at the end of the block fronting onto what is now 114th Avenue, is important as a good typical example of such property development in the settlements in the Lower Mainland at the turn of the 20th Century. The siting of the Whitehead Cottage at 11414 205th Street tight to the lane exemplifies decisions made by owners and builders without being constrained by lot line configuration, and without the presence of municipal zoning or private setback regulations, which maximized usable south -facing yard space, and minimized less usable north -facing yard space (along the lane). The siting of the garage for 11406 205th Street is important for revealing the lack of setback regulations for outbuildings at the time of its construction (certainly before 1928), and for having been moved on site to its present location - a common practice with wood frame buildings in the early settlement years (the 1928 fire insurance map shows it in the extreme northwest corner of the property). The resulting atypical arrangement of buildings serves as a reminder of earlier less standardized site development regulations in early Port Hammond than is found today. The site is also important as a remnant of the entire north side of the 20500 block of what was then called Stanton Street, now 114th Avenue, a parcel owned by Whitehead, and developed with modest bungalows between 1922 (the year he purchased the property) and 1928 (as evidenced by the fire insurance map from that year). Character -defining Elements • parcel size, dimensions and rectangular shape • frontage of three buildings onto 205th Street • frontage of fourth building onto the lane • mature trees and garden • picket fencing Property Chronology 1922 - Carl Whitehead purchases Lots 642,645, 646, 649, and 650 Stanton - now 114th Avenue; this is the entire block of properties between 114th Avenue and the lane north of 114th. - One small house and at least one garage/outbuilding exist on the two westernmost properties (the subject site) • by 1928 - Three rental houses and garages built by Carl Whitehead on the three lots to the east of the subject site • < 1937 - second house built at 646 Stanton (burned down) • ca. 1955 - well filled in with the arrival of water service (and probably sewers) • by 1969 - At time of his death, Carl Whitehead still owned 646 as rental property in addition to the properties associated with his own residence. 08 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge 5 Statement of Significance 5.2 Whitehead Residence 11406 205th Street (originally 80 Waugh Street) (ca. 1923) Description of the Historic Place The Whitehead Residence is the 1 1/2 storey bungalow with a prominent gabled front porch located on the northeast corner of the intersection of 205th Street and 114th Avenue in Hammond, Maple Ridge, B.C. Heritage Value The house at 11406 205th Avenue is important for its aesthetic,cultural and social values. It is a good example of residential building that used generous wood detailing to achieve a delightful, sound design that weathered well: a style of building called the Craftsman bungalow, that the owner/builder copied from a house on Dewdney Trunk Road near Webster's Corner (the centre of the Finnish community in Maple Ridge). STATEMENT OF SIGNIFICANCE The Whitehead Residence is important for displaying - through its substantial design - the prominence and prosperity of Port Hammond in the Maple Ridge area in the early 20th Century, only overtaken by Haney after the development of the Lougheed Highway in the 1930s. The house is also important for its association with Carl Whitehead (originally Carl Konstantin 011inpoika Walkeapaa, then C.K. Olson, a Finnish immigrant, and millworker at the Hammond Cedar Mill, one of the major cedar processing mills on the Fraser, and the town's major employer), who built and moved into the house in 1923, after having lived in a smaller house next door on 114th Avenue. The house is important for its association with Mr. Whitehead (a literal translation of his original Finnish surname Walkeapaa) and the Finnish immigrant community in Maple Ridge. The house is sociallyvalued for inclusion on the current Heritage Inventory, and for its continued ownership by descendents of Carl Whitehead, a valuable social continuity in the community spanning several generations. It is also a good record of sensitive additions made over time to meet evolving residential needs over the decades of its existence. Character -defining Elements cross -gable form with gabled front porch • shed roofed rear extension • front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings • wood doors and windows, original stained-glass transom lites • shingle sided wall areas below and above main floor wall area • beveled sided main floor wall area • generous wood water table boards, belly boards, and other miscellaneous trim • brick chimneys • original interior detailing, such as wainscoting, fireplace, kitchen ceiling work 11406 205th Street - Property Chronology • 1922 - bare land not yet built upon, at time of purchase by Carl Whitehead by 1928 - Cross -gabled house with poured concrete foundation and small back porch - well to the south of the house - pump house to the east of the house - Eastern (rear) addition with Bathroom , Pantry (over top of pump house, enclosed in new basement space), and enclosed Back Porch 09 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge 5 Statement of Significance 5.3 11414 205th Street (originally 82 Waugh Street) (ca. 191-) Description of the Historic Place The Whitehouse Cottage is the single -storey gable -roofed bungalow located close to the lane, at the north end of the property on the northeast corner of the intersection of 205th Street and 114th Avenue in Hammond, Maple Ridge, B.C. Heritage Value The Whitehouse Cottage is important as probably the earliest structure on the site, along with the outbuilding to its east. The construction of the house and outbuilding is of aesthetic and cultural interest for being typical of early wood residential building on cleared land. The buildings are of particular interest for appearing to use pre -manufactured building fabric - short regular lengths of siding, with joint lines covered by battens - that are a hallmark of early mill building -kit products, and possibly produced at the Hammond Cedar Mill itself. The original wood windows with their divided upper lites in late - Victorian style, all are valuable physically as well as culturally, showing the common building practice for humble bungalows in the early days of Port Hammond. STATEMENT OF SIGNIFICANCE The house is also culturally significant for its additions, done to have the building continue to serve for family accommodation as those needs evolved. The outbuilding facing the lane (with additions now demolished), is culturally significant for being the site of the first recycling depot in Maple Ridge. Character -defining Elements • simple gable -roof form (both house and outbuilding) w/ gabled front porch element • building extensions • wood windows, including those with wood divided upper lites • bevel -sided pediments, with regular short lengths of siding, covered by battens • wood shingled main floor wall areas • drop -sided skirting between main floor and grade 11414 205th Street - Property Chronology by 1922 - Small mill 2 -room mill kit house exists (present Kitchen and Bedroom) - Outbuilding probably exists probably utilizing same mill kit as house - Auto garage possibly exists (but located in extreme northwest corner of property) by 1928 - 2 front rooms added (present Living and Dining Rooms) with same interior wood detailing as seen in newly constructed Whitehead Residence by Carl Whitehead himself - Eastern (rear) addition of Bathroom, Back Porch, and Breakfast Room - Auto garage built or refurbished in the extreme northwest corner of the property < 1937 - Auto garage moved onto concrete foundations at its present location Alto ❑EroEe Et 11E06 205t❑ ❑treet 010E1IE1❑0e❑Ci o❑ 11 ❑1 ❑ 205t❑ ❑treet 10 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 6 Conservation Guidelines 6.1 National Standards and Guidelines CONSERVATION PLAN The Parks Canada Standards and Guidelines for Historic Places in Canada (2010) has been used to assess the conservation interventions at the Whitehead Property. Conservation is defined as safeguarding heritage elements of an historic place, so as to retain its heritage value and character. It can involve preservation, rehabilitation, or restoration of that heritage value and character. The general conservation approach for the Whitehead Property is mainly rehabilitation, although much of the site is being preserved as is. Preservation: the action or process of protecting, maintaining, and/or stabilizing the existing materials, form, and integrity of an historic place or of an individual component, while protecting its heritage value. Restoration: the action or process of accurately revealing, recovering, or representing the state of an historic place or of an individual component, as it appeared at a particular period in its history, while protecting its heritage value. Rehabilitation: the action or process of making possible a continuing or compatible contemporary use of an historic place or an individual component, as it appeared at a particular period in its history, while protecting its heritage value. General Standards for Preservation, Rehabilitation and Restoration Standard 1: Standard Standard Standard Standard Conserve the heritage value of an historic place. Do not remove, replace or substantially alter its intact or repairable character- defining elements. Do not move a part of an historic place if its current location is a character -defining element. 2: Conserve changes to an historic place that, over time, have become character - defining elements in their own right. 3: Conserve heritage value by adopting an approach calling for minimal intervention. 4: Recognize each historic place as a physical record of its time, place and use. Do not create a false sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never coexisted. 5: Find a use for an historic place that requires minimal or no change to its character - defining elements. Standard 6: Standard 7: Standard 8: Protect and, if necessary, stabilize an historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbing archaeological resources, take mitigation measures to limit damage and loss of information. Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. Maintain character -defining elements on an ongoing basis. Repair character -defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character -defining elements, where there are surviving prototypes. 11 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge Standard 9: CONSERVATION PLAN Make any intervention needed to preserve character -defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference. Additional Standards Relating to Rehabilitation Standard 10: Repair rather than replace character -defining elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. Standard 1 1 : Conserve the heritage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. Standard 12: Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. Additional Standards Relating to Restoration Standard 1 3: Repair rather than replace character -defining elements from the restoration period. Where character -defining elements are too severely deteriorated to repair and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Standard 14: Replace missing features from the restoration period with new features whose forms, materials and detailing are based on sufficient physical, documentary and/or oral evidence. • Hammond Cedar Company photo c.1937 12 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge 7 Conservation Recommendations 7.1 General Conservation Strategy CONSERVATION PLAN publicLAB RESEARCH + DESIGN has prepared a plan to add to and alter the rear of the Whitehead Residence at 1 1406 205th Street, with no lasting impact to the other buildings on the site, and no permanent change to the site. 7.2 Conservation Strategy for Whitehead Property, 11406 & 11414 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the existing a proposed site plans for the properties. The Whitehead Cottage at 11414 205th street is to be conserved as is; the Whitehead Residence at 11406 205th will have a small addition extending beyond the rear of the existing house for an additional 10' the intervention will require a new path to 114th Avenue and a reconfigured entry gate this will match the existing picket fence, and incorporate existing paving stones into the landscape, the alterations will not affect the sites' character -defining elements. 7.3 Conservation Strategy for the Whitehead Residence, 11406 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the as -is and proposed plans, sections and elevations for the house. The conservation of the house is best described as a rehabilitation with most of the interior and exterior elements preserved, except for those areas disturbed by the rear additions. The new additions are designed to be compatible with the existing house, with subtle distinguishing elements. There is ample existing material for good physical evidence for matching new material with existing. Character -defining elements unaffected by the rear additions are to be conserved with ongoing maintenance following Standards and Guidelines Standard 10 Standard 10: Repair rather than replace character -defining elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. Character -defining elements unaffected by the additions: • cross -gable form viewed from the front of the house w/ gabled front porch • front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings • wood doors and windows, original stained-glass transom lites, except at the rear of the house • shingle sided wall areas below and above main floor wall area, except those areas affected by the rear addition • beveled sided main floor wall area, except those areas affected by the rear addition generous wood water table boards, belly boards, and other miscellaneous trim, except those areas affected by the rear addition brick chimneys Character -defining elements affected by the rear additions are to be guided by Standards and Guidelines Standards 7 & 11: Standard 7: Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. 13 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge CONSERVATION PLAN Standard 1 1 : Conserve the heritage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. Character -defining elements affected by the additions: make rear porch compatible with the front porch by reproducing wood detailing, but make distinguishable with minimal new glazing • front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, diamond-shaped window opening, shingled skirting, wood stair and railings • retain original doors and windows at the rear of the house affected by addition, for re -use or salvage re -use if possible siding removed to make way for the addition, or replicate shingle sided wall areas below and above main floor wall area, where affected by the rear addition • re -use if possible beveled siding removed to make way for the rear addition, or replicate beveled sided main floor wall area • re -use if possible generous wood water table boards, belly boards, and other miscellaneous trim needed to be removed to make way for the rear addition The character of the new additions is to be guided by Standards and Guidelines Standard 12: Standard 12: Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future. • preserve cross -gable ridge line to preserve dominance of main roof form, second floor shed dormer to not interrupt this cross -ridge • The shed forms of the additions are in keeping with historic practices adding to gabled buildings; the result is compatible with the gable form 7.4 Conservation Strategy for the Whitehead Cottage at 11414 205th Street See the design drawings produced by publicLAB RESEARCH + DESIGN for the existing plans for the house. The conservation of the house is best described as preservation of the existing character -defining elements, following Standard 10 when maintenance is required. Standard 10: Repair rather than replace character - defining elements. Where character - defining elements are too severly deteriorated to repair, and where suffi- cient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. • BCFP Hammond Division Company photo c.1947 1 4 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Property - Conservation Plan 11406 +11414 205th Street, Maple Ridge trx • 11L0611 i❑11❑1❑ 205t❑ ❑treet ARCHIVAL MATERIAL ❑t❑er propertie❑pErEEE EI ❑❑❑ i1 L Lope❑❑❑❑D1 ❑ Lite❑e❑❑ i r 1• r e WES FIELD 1 STREET o STAHTcOki al • Ir. ccs eca !:.7"! ..-- t"C'=- � I .4G5 1 1.% • ro 1 nrs L__ r— L. R LORNE 3- 74I e Fir MONO STREET la 74.11 73 1n.ep --.-1--, -5a f 5 --5.: .-.5- - I 1 •. 1 ''E 1 Ir: I L- _ -�_J L__ BATTLE S7 Map of Hammond in 1911 (courtesy of the Maple Ridge Archives) CM1-L4LE .24.4 ,2e".2-4( 7-' L =�Rf y <4 .yizb AMENDED PLAN OF LOTS 642 TO G51, 6EG TO 675,726 TO 744, ALSO LOTS 747,750,751,754, Sc 755, OF D. L. 278, CP. 1. TOWN OF PORT HAMMONDJUNC Mc. DOT -r&? SLACK LINES SHOW ORIGIFYAL LOT BDI.INLIARIES ed RED FIGURES. NUMBERS Gra«t .7- ^9.'t6 sers. 15 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge 11171 ❑ 205t I1 ❑treet ori❑❑d portio❑ LER 1 ❑22m❑dtio❑❑ ❑et[ 1 ❑22 ❑q❑ 1 ❑2 ❑ Alio ❑E7❑❑e, ori ELI lolltio❑ Q1/4) Alio ❑E7❑❑e ❑0100to preEeli IoCIiic ❑Etter 1 nnn 11 L06 205t❑ ❑ treet , ori d ❑d portio❑ ❑dlt ❑ et❑ee❑ 1 L22 ❑ ❑❑ 1 02 ❑ ARCHIVAL MATERIAL Dot 6D6, Mit HE ❑DI ❑ Lite De❑❑ destroyed by fire < 1937 Fire Insurance Map for Hammond 1928, with revisions in 1937 (courtesy of the Maple Ridge Archives) 1 Dot 6116, repI❑II❑eLt DoHILO ❑lilt ❑❑ ❑DI ❑ dte❑ei 1 I ❑oto 1 11611H 16 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS U r K 0 - / xI f I k.��' ` 1 D / k 13,..,..„7.,, 1 Pie, r3,/ I .i L-. —__,-.J 1 Afro /X [ WE'$TFJlELD L9 t4 a V t3 1 rib ❑ [ LLUDE, orifi ❑d portio❑ Mit Debre 1 L22❑❑❑dtio❑❑ ❑et❑ee❑ 1E22 ❑❑❑1E2❑ ❑eL re lee ❑ t- -.) i— — —1 I co.c. 1 1 i L_._.._ _1 �.I -27"1 J • 18 18 • r L w D x ♦ ❑tree CI • • • • ) ♦ • mre ' _ read 0-.t❑ee❑1L22 propertien❑dlt nn❑1E2❑ / Amidisx n r -, D I..k ♦ a 44 1 D .57/ 10 If :.<( (.�-.4 r / xj ♦ JXJ aTOArreW ( /Pr- rtYerIA O q . ki 0'1' • •• • lie F. ii-÷ v r---- r 1 r ❑ %�, /0>c l 0 ?C 4aJr I 7- -I XI (..u.,7)Ki I D 1 Dot 6D6, Mit HE ❑DI ❑ Lite De❑❑ destroyed by fire < 1937 Fire Insurance Map for Hammond 1928, with revisions in 1937 (courtesy of the Maple Ridge Archives) 1 Dot 6116, repI❑II❑eLt DoHILO ❑lilt ❑❑ ❑DI ❑ dte❑ei 1 I ❑oto 1 11611H 16 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge Front facade unaltered: • Porch preserved • Main roof form preserved Rear facade altered to accept shed roof addition: • Replicate front porch details • Replicate siding and trim details • Relocate window • Replicate existing window details for new windows CONSERVATION PLAN - EXISTING PHOTOS Exterior trim preserved: • Painted 1x6 corner boards • Painted 1x3 drip board • 10" nominal water table 17 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge Interior stair finishes all preserved: • wall boards • Stained/varnished stair trim/baluster pubIicLAB RESEARCH + DESIGN CONSERVATION PLAN - EXISTING PHOTOS ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge South bay window with art glass glaz- ing preserved: • Painted original wood windows • Original art glass upper lites CONSERVATION PLAN - EXISTING PHOTOS 19 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge Interior wainscoting all preserved: • Stained/varnished paneling, boards, base, and crown moulding Interior door casing details all preserved: • Stained/varnished jambs, head trim, and top moulding CONSERVATION PLAN - EXISTING PHOTOS 20 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge Exterior finishes preserved generally, replicated at sites of additions: • Painted siding and trim preserved • Painted siding and trim salvaged and re -used and/or replicated for rear addition Front porch details and finishes preserved generally, replicated at sites of additions: • Painted dentil work, brackets, post casing and base plates, guard, and trim all preserved Painted shingling preserved and replicated for rear addition CONSERVATION PLAN - EXISTING PHOTOS 21 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS 1 tilidi Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge Interior tongue -and -groove ceilings: • Painted boards preserved Light fixtures preserved Interior doors and casings preserved: • Painted paneled interior doors • Glazed interior doors • Original door hardware CONSERVATION PLAN - EXISTING PHOTOS 411.1.1..11111101 22 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION PLAN - EXISTING DRAWINGS 10 11U 11 11 11 nm 11 11 1 1 1 rs,.s,;s,.s,1 �;s,;s,.1.1 1 11 11 11 11 11 1111111111.1111 a ai ii.ii.... • Existing Elevation • Existing Section 23 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION PLAN - EXISTING DRAWINGS UP RISER or ELThH w LIP EASEMENT *V` rfril 1 EL. 3919 1 do STAIR I?' • Existing Basement Floor Plan 24 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION PLAN - EXISTING DRAWINGS 1 EL 42.47 1 ¢6 OFFICE 0 MASTER BEDROOM "o STAIR II. 7, r. ■ STAIR A:4•Ir Eva IEEir SITING ,O. 1 EL. A9.ar PORCH eusTLRa IDOS p8• HKTC`HEI MEMO f I E4Boe7I %%emcee RELOCATED 0,011.4 4 0 1 EL 4. 1. 1 WMA RANDAA VE CC E0N m Fz G 1 EL 41.4r 1 • Existing Main Floor Plan 25 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD • ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION PLAN - EXISTING DRAWINGS ATTIC .T.S.1 • Existing Second Floor Plan 26 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Residence - Conservation Plan 11406 205th Street [originally 80 Waugh Street], Maple Ridge CONSERVATION PLAN - EXISTING DRAWINGS fEt 812 8:12 • Existing Roof Plan 27 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge Front facade preserved: • Painted wood siding and trim preserved • Porch and main roof forms preserved • Existing doors and windows preserved Rear facade preserved: • Painted wood siding and trim preserved • Porch and main roof forms preserved • Existing doors and windows preserved Wood exterior materials and details preserved: • Painted wood siding and trim preserved • Porch and main roof forms preserved • Existing doors and windows preserved CONSERVATION PLAN - EXISTING PHOTOS 28 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge Interior finishes preserved: • Varnished and painted wainscoting Interior doors and hardware Baseboards and flooring • Window stools and casing Remaining art glass lites CONSERVATION PLAN - EXISTING PHOTOS 29 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM & WOOD ■ ARCHITECTS • PLANNERS Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION PLAN - EXISTING PHOTOS 30 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM& WOOD • ARCHITECTS • PLANNERS Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge CONSERVATION PLAN - EXISTING DRAWINGS II Inrorrin norm i.i .i .• !11 ..... Iu .i . • Existing Elevation • Existing Section 31 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM& WOOD • ARCHITECTS • PLANNERS Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge EL. 1323' L �\ CONSERVATION PLAN - EXISTING DRAWINGS ❑ 0 e-rx4•-r VERANDA 2% SLOPE MINIMUM f EL. 12.85' 1 • Existing Main Floor Plan 32 p ublicLAB RESEARCH + DESIGN ■BIRMINGHAM& WOOD ■ ARCHITECTS • PLANNERS Whitehead Cottage - Conservation Plan 11414 205th Street, Maple Ridge 1 1 CONSERVATION PLAN - EXISTING DRAWINGS • Existing Roof Plan pubIicLAB RESEARCH + DESIGN ■BIRMINGHAM& WOOD ■ ARCHITECTS • PLANNERS SCHEDULE "C" HERITAGE BUILDING PLANS & SPECIFICATIONS -ARCHITECTURAL DRAWING INDEX A2.0 COVER SHEET WHITEHEAD RESIDENCE - EXISTING PLANS A2.1 WHITEHEAD NS ASS WHITEHEAD RESIDENCE- PROPOSED PLANS ASS WHITEHEAD RESIDENCE- PROPOSED PIANS A9.0 WHITEHEAD A4.0 WHITEHEAD RESIDENCE- EXISTING ELEVATIONS SECTIONS A41 WHITEHEAD RESIDENCE- PROPOSED ELEVATIONSALS WHITEHEAD RESDENCE - PROPOSED ELEVATIONS LTI A4.3 WHITEHEAD RESIDENCE- CONSERVATION ELEVATIONS CITEEZ RESIDENCE -CONSERVATION ELEVATIONS -GENERAL NOTES ENGINEERING DEPARTMENT T SRE11°USTCONFORMT0E4EDMLLO"WINGp EXECUTED ON - Gac mom BUI BIING BV PB ELTOHs FEOUESITs D.C. ELECT. CODE- B.C. PLUMBING CODE "s -SOUNDPACCRE EPT CODES LOCAL CONETY ST. TRADES PRACTICES VER EvwG AAL OIT"rraPC tTAASI . REGOIMITY SFUMANTAL GORRESPONOUNO JOB CNFOMUGT GEIS ONe!"IEATALT TIMES OURMG CONSTRUCTION .4 ALL WOOD EXTERIOR DOOR TO BE SOLID CORE. SITE STATISTICS nrvlC ADORPsa LEIBLIGICSEDON zaNIBD SIDE SITE COVERAGE HOUSE 114CO 205TH STREET PLAN 5112, DISTRICT LOT 301 NEW WF_STMINSTER DISTRICT 3855 . SF 850 00 SF 225.00 SF TOTAL: 1105.00 SF 28% SETBACKS. AND TAROS HEIGHT FSR FRONT YARD: WEST SIDEVARD EAST SIDEVARD: BASEMENT MAIN FLOOR UPPER FLOOR 880.00 SF 805 00 SF 585.00 SF 2075.00 SF 0.52 FSR RENOVATION+DORMER ADDITION 11406 205TH STREET, MAPLE RIDGE publicLAB DESIGN 5060 slfatherines 775.356.0352 17 DEC L2 Reissued far 1.1. +OP 25 A81112 Issued for 1111A• BP Issue Revision Record Cover Sheet 1 LA 128 P11 A-0.0 651 648 647 L d -I— .2. 4, 2 1/2" 60' 2 1/2" LANE", 60' , 1 0 0.320 DECID 49' 2 1/2" I 0.420 DECID I I — .-.... SPRO=10 I 1/2" 11414 205TH -9,3 ° STHEET I # 0 0.420 DECID I SPRD=10 .----- I ! 1 CAR GARAGE 4 1 • o',:, o ,04111 AR GARAGE 0.240 DECID SPRD= 6 .., i F..., .., H W4=. A 650 . .i.' 4.1,'"',0 I - r, ff.'. 649646 ! 0 .. 0.330 DECID • , ,..., 1 11111111 ''s SPRD= 6 V) 32 1 o Lk, an i H If) A, : 0 '<, . , . i I 1 11406 205TH STREET I 1 .. r,' A A 2 , I 11111 — P , s •S' ,.,' S. • - PROJECT I SITE - MI= igm V A ' E''' •' 1 I 0.180 DECID SPRO= 7 RI 1 4r, 4, , 7 22' 11/2 I 1.DECID 300 SPRD= 9 0 . 0.180 DECID 1 , / :952'51" i 0.280 DECID o SPRD= 5 °P. to --.... ry = •7 , 1' LA' 6 Inlik . . II . ,, -0 ! errE PLAN i I 60' 2 1/2" 60' 2 1/2" ve..1-Er 1 1 4TH STREET pubiicLAB DESIGN 772 282 2222 1702C 1.2 nossuearorm. 22 222 Issued foril22 • DP 12 SEP Issue+Revisionflecoml Koehn + Rowley Residence 11406 205th Street, Maple Ridge A-1.0 WRITEREAD RESIDENCE WIRTEREAR RESIDER. publicLAB DESIGN 106,212:0111121 SI V51,21 772 MOM 17 DEC 1.2 Reissued for INA +SP 22 MO 1.2 ISSUNI NI H22 • 22 12 SEP 11 125112 + Revision Record Koehn + Rowley Residence 11406 205th Street, Maple Ridge A-2 . 0 SECOND FLOOR PLAN nEsIDENcE wpm FAD spaces. publicLAB DESIGN 306,0=207i2s. VST 22j. 778 OM MEC 12 Reissued for 1122.03. 2S AE2 12 Hsu. /or HP2 • DE 12 5E2 11 Issue + Revision Record Koehn + Rowley Residence 11406 205th Street, Maple Ridge A-2.1 [D:Cgdtgfall:o. NOTE: DOTTED RED LIN INDICATES THE WENT OP .MEMM,WW=UMM&MW6m FINISHES • WINDOWS WILL REMAIN IN PLACE AND BE RESTORED • REPAIRED EBASEMENT- PROPOSED PLANS 0 BATHROOM - PROPOSED PLANS MANSE. REMMERS MC,Taggom lir -0;0" AStrak4E;e4' 77.:Flt" E UPPER - PROPOSED PLANS WHITEHEAD RESIDENCE publicLAB DESIGN nnstcatherinesst Issued for FIFIA + 12 SFIc11 Issue Revision Record 11406 205th Street, Maple Ridge 11N A-2.2 El n7.; PROPOSED PLANS WHITEHEAD RESIOEXCE El UPPER - PROPOSED PLANS WHITEHEAD R125112EXCE publicLAB DESIGN nnstcatherinesst c 278 386 25 A1,11.2 Issued for FIPP 12 5E1.11 Issue • Revision Record 0_ (/) 0_ 2 0_ 11406 205th Street, Maple Ridge A-2.3 • f.40:1 LF CIO T.O. ROOF RIDGE T.O. SECOND FLOOR T 0 MAIN FLOOR T 0 EXISTING BASEMENT BASEMENT SLAB vairtEBEAD nEsIDENcE N.EW.,00,,RMER ROOF ASSEMBLY ERNA,. N rOOF UNDER eLE pED WA ER px,Tegrl'alg NEW ROOF ASSEMBLY T.NopEwW ApoSP8-40, gpSpHINGLE ROO SHED WATER SH'N F .prLYWOOD SN URNI4M1 ..NEW...71:001110r1 FOUNDATION WAL D SIDI api▪ RpES.S. !lc E NPR EATED FapaliAYERS BO MN BUILD! ,L=Gor TO SHED W"' .Ew a• Ns. 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ALUMINUM GUTTER -TYPICAL 7,EnWaXanNTED WOOD TRIM BOARD PROFILE TO XITM"PaTTVTUNRI. 774,7t7000 7=7: T IPAINTED WOOD BEVEL SIDING gm'ATZERTrnEr MhArrSWILT6rm EtaigEWEEET EOM., PANTED WOOD - TYPICAL - TO B MORA= =TWIN' REEFERir" publicLAB DESIGN c 778 306 OM ININCIAD co 'me Revision Record COPIPIGlir RESERVED, ==== in Ar. 11406 205th Street, Maple Ridge A-4.2 'Me R.151011 Record COMM, RESERVED, in cum Conservation Elevations Koehn + Rowley Residence 11406 205th Street, Maple Ridge publicLAB DESIGN c 306 OMB WWW co CONSERVATION MEASURES LEGEND ZATMEIVEZVIETZMN.A.r.NcE "ANZILVRTITZTNAMOrtnges?'" raMEIZATANAMIVANISMVZZR) rr [ 1[ 111 rpuipunk n kiiiipuOmmm "u 1 111:01:CF:" 11112121111:4 1 SOUTH ELEVATION WHITEHEAD RESIDENCE UntAWAVTAINIMOWON EXISTING BARGEBOAROS SEE EAST ELEVATION FOR CONSERVATION MEASURES LEGEND NORTH ELEVATION 11/111.11EBO RESIDENCE A-4.3 25 211111 12 SEP 11 ISSUE REVISOR Record C01121141,225ERVFO, Conservation Elevations Koehn + Rowley Residence 11406 205th Street, Maple Ridge publicLAB DESIGN c 77S 306 OM WWW12111112,2 ea CONSERVATION MEASURES LEGEND RPRIMESDIMONOCFrOWNMAINTENANCE NNOLVRTIMENZATOrtnges?'" raZgETEATANAMTIMMISMTMZ.) 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COITAGE WEST ELEVATION n WHITEHEAD C.r.WE publicLAB DESIGN 3060 St CaGerinG 1.2.5FP1.1 Issued for SOS Iswe +Revision Record =1=1 NZ= = ;I=dtr=== mrs Plan + Elevations Koehn + Rowley Residence 11414 205th Street, Maple Ridge A-5.0 612 612 , El n A ' E E ' 812 e12 ' L J n WHITEHEAD C.r.WE publicLAB DESIGN 3060 St CaGerinG 1.2.5FP1.1 Issued for SOS Iswe +Revision Record =1=1 NZ= = ;I=dtr=== mrs Plan + Elevations Koehn + Rowley Residence 11414 205th Street, Maple Ridge A-5.0 SCHEDULE"D" CONFIRMATION OF COMMITMENT BY REGISTERED PROFESSIONAL This letter must be submitted before issuance of a Heritage Alteration Permit or a building permit. To: THE DISTRICT OF MAPLE RIDGE (the authority having jurisdiction) Re: THE RESIDENCE Address PID , Maple Ridge, B.C. Legal Description The undersigned has retained as a coordinating registered professional with experience in heritage conservation to coordinate the design work and field reviews of the registered professionals required1 for this heritage project. The coordinating registered professional shall coordinate the design work and field reviews of the registered professional required for the project in order to ascertain that the design will substantially comply with the Standards and Guidelines for the Conservation of Historic Places in Canada, the B.C. Building Code, and other applicable enactments respecting safety, not including the construction safety aspects. For this project, field reviews are defined as those reviews of the work: a) at a project site of a development to which a Heritage Alteration Permit relates, and b) at fabrication location where building components are made that will replace deteriorated materials identified as character -defining elements for this project. That a registered professional in his or her professional discretion considers necessary to ascertain whether the work substantially complies in all material respects with the plans and supporting documents prepared by the registered professional and with the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. -2012, for which the Heritage Alteration Permit is issued. The owner and the coordinating registered professional have read the Residence Statement of Significance and the Standards and Guidelines for the Conservation of Historic Places in Canada. The owner and the coordinating registered professional each acknowledge their responsibility to notify the addressee of this letter of the date the coordinating registered professional ceases to be retained by the owner before the date that the coordinating registered professional ceases to be retained or, if that is not possible, then as soon as possible. The coordinating registered professional acknowledges the responsibility to notify the addressee of this letter of the date a registered professional ceases to be retained before the date the registered professional ceases to be retained or, if that is not possible, then as soon as possible. The owner and the coordinating registered professional understand that where the coordinating registered professional or a registered professional ceases to be retained at any time during construction, work on the above project will cease until such time as: a) a new coordinating registered professional or registered professional, as the case may be, is retained, and b) a new letter in the form set out in Schedule C in the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. -2012, is completed by the authority having jurisdiction. The undersigned coordinating registered professional certifies that he or she is a registered professional as defined in the British Columbia Building Code, who also has experience with heritage conservation projects and agrees to coordinate the design work and field reviews of the registered professionals required for the project as outlined in the attached plans and specifications. Coordinating Registered Professional Owner Name (Please Print) Name (Please Print) Address Phone (Professional's Seal and Signature) Date Address Name of Agent or Signing Office (if applicable) Date Owner's or Owner's appointed agent's signature (if owner is a corporation the signature of a signing officer must be given here. If the signature is that of the agent, a copy of the document that appoints the agent must be attached.) (if the coordinating registered professional is a member of a firm, please complete the following) I am a member of the firm and I sign this letter on behalf of the firm. 1 It is the responsibility of the coordinating registered professional to ascertain which registered professionals are required. SCHEDULE "E" CERTIFICATION OF COMPLIANCE This letter must be submitted after substantial completion of the project but prior to final inspection by the authority having jurisdiction. TO: THE DISTRICT OF MAPLE RIDGE (the authority having jurisdiction) RE: Discipline (e.g. Architectural, Engineering etc.) (Print) Name of Project (Print) Address of Project (Print) Legal Description of Project (Print) (Each registered professional shall complete the following: Name (Print) Address (Print) Phone I hereby give assurance that: Professional's Seal and Signature Date a) I have fulfilled my obligations for field review as outlined in Section 6 of the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 2012 and the attached Schedule C, Confirmation of Commitment by Owner. b) I am a registered professional as defined in the British Columbia Building Code. (if the registered professional is a member of a firm, complete the following:) I am a member of the firm and I sign this letter on behalf of the firm. SCHEDULE "F" VARIANCES AND SUPPLEMENTS PERMITTED THROUGH HERITAGE DESIGNATION AND REVITALIZATION AND TAX EXEMPTION AGREEMENT BYLAW NO. 6962-2012 The variances identified in this Schedule "F" to the Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6962-2012 apply only to the Lands identified in the Agreement to which this Schedule is attached as described below, any streets and lanes abutting to the Lands, and any and all buildings, structure, features and other development thereon: Maple Ridge Zoning Bylaw No. 3510 - 1985 1. Part 6 Residential Zones, C. (3) (a) which states: (3) Buildings and Structures for One Family Residential Use in the RS -1, RS -la, RS -2, RS -3 and SRS Zones (a) shall be limited to one per lot. is hereby varied as follows: In the event the lots legally described as LOT 649 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180and LOT 650 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180 are consolidated into a single lot (the "Consolidated Lot") such that the two heritage dwellings subject to this Agreement are both on the same lot, the number of Buildings and Structures, including heritage dwellings, shall be limited to two on the Consolidated Lot. The variance effected by this section shall cease to have effect and Buildings and Structures for One Family Residential Use on the Lands shall be limited to one per lot in the event (a) the Consolidated Lot is subdivided, or (b) any building or structure for One Family Residential Use, other than the two heritage buildings subject to this Agreement (or any replacement heritage building constructed in accordance with the Agreement) is located on the Consolidated Lot. 2. Part 6 Residential Zones, C. (3) (c) (ii) which states: (3) Buildings and Structures for One Family Residential Use in the RS -1, RS -la, RS -2, RS -3 and SRS Zones: (c) shall be sited not less than: (ii) a minimum of 1.5 metres from an interior side lot line, but with the sum of the two interior side yards to be not less than 3.5 metres. is hereby varied as follows: The northernmost heritage dwelling shall be sited not less than a minimum of 1.03 metres from the lot line common to the lane. 3. Part 6 Residential Zones, C. (5) (c) (ii) which states: (5) Buildings and Structures for Accessory Residential Use or Accessory Off -Street Parking use (c) shall be sited not less than (ii) 3.0 metres from a front and exterior side lot line except that no building or structure for an accessory off-street parking use shall be sited within the required front yard setback. is hereby varied as follows: The existing garage fronting 205t" Street shall be sited not less than 0 metres from the lot line common to 205t" Street and the exception shall not apply. Maple Ridge Subdivision and Development Servicing By-law No. 4800 - 1993 1. Schedule "A" Services and Utilities, provides for the following requirements for streets, services and lanes in the RS -1 zone: All parcels within a proposed subdivision or development shall be provided with services in accordance herewith and all highways within, or immediately adjacent to a proposed subdivision or development shall be constructed in accordance herewith. ZONE STREETS SERVICES LANES RS -I ST W SS SD A C UW BT SW SL TB A is hereby varied as follows: The standard for the provision of Curbs and Gutters (C) and a corner truncation immediately adjacent to this proposed development along 205th Street and 114 Avenue shall not be required but a no build covenant and condition that any vegetation will be removed which in the opinion of the District obstructs the line of sight will be applied to the property. The standard for the provision of Street Lighting (SL), Sidewalks (SW) and Street Tree Planting (ST) immediately adjacent to this proposed development along 205th Street and 114 Avenue shall not be required, provided securities, including "in -trust" funds, in an amount deemed sufficient by the Approving Officer to cover construction of these works is deposited by the Owner with the Municipality. 2. Schedule "B" provides for the following requirement for lanes: Highway Classification Minimum Width Min. R.O. W. Radius 5. Lane 7.5 m is hereby varied as follows: The standard for the minimum width of the lane immediately adjacent to this proposed development shall be reduced from 7.5 metres to 6.5 metres with a 4.6 metre wide driving surface, provided that the existing curb is replaced by a curb that complies with the standard curb as provided for in Schedule "C" of the Maple Ridge Subdivision and Development Servicing By-law. 3. The variance effected by this section shall cease to have effect and the full standards for streets, services and lanes shall apply in the event (a) the Consolidated Lot is subdivided, or (b) any building or structure for One Family Residential Use, other than the two heritage buildings subject to this Agreement (or any replacement heritage building constructed in accordance with the Agreement) is located on the Consolidated Lot. MAPLE RIDGE British Calumhia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: 2012 -085 -AL FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Non Farm Use Application 12224 240 Street EXECUTIVE SUMMARY: This non-farm use application is to expand the existing Meadowridge School. The school site is situated on a 6.6 hectare (16.3 acres) site that is 94% within the Agricultural Land Reserve. The proposal is to increase enrollment to 800 students and to construct new buildings on the existing P- 1 (Park and School) Zoned site. The facility has been limited by a restrictive covenant which caps enrollment at 600 students and establishes a development plan that cannot be altered without the Commission's consent. If this application is successful, Council will be subsequently requested to consent to amending the covenant in order to allow for this expansion proposal to increase the maximum permitted enrollment to 800 students. This facility has a history of applications and successive growth. Should the application be forwarded to and subsequently approved by the Agricultural Land Commission then the impacts of additional growth need to be determined and addressed. Prior to realizing this expansion proposal, professional assurances from qualified specialists must be provided, such as: • A traffic study • stormwater management plan • agricultural impact assessment In addition, previous conditions established by the Commission, such as the installation and maintenance of an agricultural buffer to their specifications, must be either upheld or amended with the consent of the Commission. With these considerations, the recommendation is to forward the application to the Agricultural Land Commission. RECOMMENDATION: That Application 2012 -085 -AL be forwarded to the Agricultural Land Commission; and That Agricultural Land Commission approval, if any, include a review of the existing Restrictive Covenant including the agricultural buffer requirements. DISCUSSION: a) Background Context: Applicant: Meadowridge School Society 1104 Owner: Legal Description: OCP: Existing: Zoning: Existing: Surrounding Uses: North: South: East: West Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Meadowridge School Society Lot 1, Section 22, Township 12, Plan BCP29123 94 % Agricultural & 6% Institutional P-1 (Park and School) Farm and Rural Residential RS -3 (One Family Rural Residential) Agricultural, 100 % within the Agricultural Land Reserve Suburban Residential, Rural residential and Public Utility (BC Hydro) RS -3 (One Family Rural Residential) Agricultural 2 properties, rural residential use RS -3 (Rural Residential) Agricultural, 100 % within the Agricultural Land Reserve (Across 240th Street) 6 properties, urban residential use. RS -1b (One Family Urban Residential) Urban Residential. School (ALC approved non-farm use) School 6.6 hectares (16.3 acres) 240th Street Municipal Water and Sewer Previous Applications: The Meadowridge School site has experienced significant incremental growth since it originated and has been the subject of several previous applications for non-farm use to the Agricultural Land Commission. The original school site was approved under application AL/005/89. The school has since made 3 applications for non farm use and consolidation of adjacent properties (also within the Agricultural Land Reserve): • Non-farm use application AL/052/00 was approved by the Commission for school use and site consolidation of 1.6 hectares (4 acres) from portions of the two properties to the south of the original school site. • Application AL/012/05 was also approved by the Commission for non-farm use and consolidation of a 0.8 hectare (2 acre) portion of the property at 24169 Dewdney Trunk Road with the original school site. This application proposed a revised development plan that placed structures where playing fields had been indicated earlier. This plan included a cafeteria, theatre, science labs, 4 classrooms, and administrative offices. The Commission approved the lot consolidation, which allowed the applicant to acquire the 0.8 hectare (2 2- acre) portion from the property at 24169 Dewdney Trunk Road. However, the Commission did not approve the revised development plan. • Application AL/106/05 proposed a development plan that was consistent with the plan shown in application AL/012/05. Under Resolution #39/2006 the Commission approved Application AL/106/05 subject to the following conditions: - maximum enrollment of 600 students - adherence to submitted development plan - construction of fence and vegetative buffer adjacent to ALR lands based on ALC landscape buffer guidelines - compliance with local authority with respect to zoning and other bylaws To meet local government requirements, the newly acquired 0.8 hectare (2 acre) property was rezoned from RS -3 One Family Rural Residential to P-1 Park and School to allow this use. The conditions of Rezoning Application RZ/106/05 included the following: i) Registration of a Rezoning Development Agreement including the deposit of security as outlined in the Agreement; ii) Registration of a Section 219 Covenant limiting the enrollment to no more than 600 students and adhering to the site plan as approved by the Agricultural Land Commission; iii) Consolidation of the development site; iv) A landscape plan prepared by a Landscape Architect including the security to do the works. The requirement for a landscape buffer was included in the restrictive covenant registered as part of this application. Further discussion of the landscape buffer is included further in this report. b) Project Description: This proposal is to expand the enrollment and the development plan of an existing private school facility. The property is within the Agricultural Land Reserve and has been given a non-farm use approval limited to 600 students with a prescribed development plan. This application is to increase enrollment to 800 students. Additional school buildings are also proposed within the existing development site on portions of the site that currently accommodate parking. If this application is approved by the Commission, the applicant proposes to replace this lost parking by extending parking onto the adjacent site at 12162 240th Street, a property that is owned by the Meadowridge School Society, but is not within the Agricultural Land Reserve. The use of this property would therefore not require Commission approval. However, to meet municipal requirements, the use of the property for parking would require consolidation with the parent parcel, rezoning to an institutional use, and an Official Community Plan amendment to Institutional (this property is currently designated Estate Suburban Residential). This application does not propose further incursions into the Agricultural Land Reserve as part of their development plan. As noted, the previous conditions of approval as set out by the Commission have resulted in the registration of a restrictive covenant on title, naming the District of Maple Ridge as a party. The -3- covenant limits student enrolment to 600 students, and requires the installation of an agricultural buffer in accordance with Commission specifications. Should this application be successful, each aspect of this covenant will require consideration by the Commission and by Council. Expanding enrollment will require an amendment of the existing covenant beyond the current limit of 600 students. In addition, if the Commission reviews and finds the existing landscape provision to be sufficient, then the buffer requirements as set out in the covenant must be amended to reflect this lesser standard. If the Commission finds the existing buffer provisions to be deficient, then the applicant will be responsible for redress, and the existing language of the covenant for the landscape provision will remain intact. c) Planning Analysis: Meadowridge School has been supported in its previous proposals for incremental growth by both the Commission and by Council. However, the staff report in application AL/106/05 stated the following: the applicant should also be given a clear message that future intentions to expand the School beyond the scope of this application, if any, may require more detailed analysis of community impacts, especially with regards to traffic effects and agricultural potential. The referral to the Engineering Department in support of Rezoning Application RZ/106/05 noted the following potential servicing deficiencies: • The development is occurring in an area designated as Agricultural within the Official Community Plan. • An increase in impermeable surface on the subject site could have storm water impacts that would necessitate the construction of an on-site drainage detention system. • The ditch on the east side of 240th Street is noted in the District's stream inventory information. • A recreational trail is indicated along 240th Street on Figure 5 of the Official Community Plan. It is not clear at this time that the Engineering Requirements established under Rezoning Application RZ/106/05 anticipated further expansion of this school facility. Required Landscape Buffer: Figure 1 is an excerpt from the Agricultural Land Commission publication "Landscape Buffer Specifications". The 3 metre buffer as indicated represents the minimum specifications that would generally be approved by the Commission. A_1 Minimum Vegetative Screen (Evergreen Hedge) Minimurn visual screening and protection of farmland from trespass and vandalism_ r A B Mir imum Elu Ff e € x id th, a Om oras speQi(isd by the Commission Agriculkuraf Operation A Minimum double row trespass inhibiting shrubs. (continuous) B Minimum single row coniferous/broadleaf evergreen C Fence as per Schedule D. of Fencing Specifications Figure 1 Minimum Buffer Requirements 1 Figure 2 indicates the actual landscape treatment that was provided by the applicant. Although a chain link fence has been installed, the low density of this planting does not meet the minimum specifications as indicated in Figure 1. However, correspondence from the Commission to the applicant dated September 10, 2009 suggests that in this context, this reduced planting is acceptable to the Commission. Figure 2 (Picture taken Nov 8, 2012) The planting at Meadowridge School is a row of red Maples that are planted about 7 meters apart along the south and east sides of the property. In addition, a chain link fence has been installed on the property line. If this application is forwarded, the Commission will be given an opportunity to again comment on the buffer planting. If it is acceptable to the Commission, the covenant should be amended accordingly. Development Considerations: The incremental nature of the development of this school site within a rural area requires review. This higher density of use, with greater impermeable surfaces is occurring at a site that has not been planned to a standard of full urban services. A rezoning application could provide a legal mechanism for requiring redress of servicing deficiencies through a rezoning servicing agreement. As noted earlier in this report, the revised development plan includes the use of the subject property at 12162 240th Street for parking. In order to allow this use, this property would have to be consolidated with the parent parcel, and rezoned. This process would provide the opportunity for redress of any outstanding servicing requirements. This process is also consistent with the anticipated direction of the Agricultural Land Commission. Typically, the Commission reviews the development proposal and site plan as provided by the applicant. Any approvals are typically made conditional. In this case, it is expected that the Commission will require substantial compliance with the development proposal as submitted. If this is the case, the applicant will be required to undertake a rezoning and lot consolidation as described. However, there is no guarantee that the Commission will set such a condition in any approval. If no such condition is established, it is important to consider that the proposed development plan could possibly be revised to be contained within the existing site, and no rezoning would be 5- necessary. Viewed in this light, any decision to amend the existing covenant (which currently limits development) should be considered in light of the potential implications of an expanded facility. Amending the Covenant: The registration of the covenant was conducted as a condition of rezoning. The amendment process will therefore require a formal request from the applicant, and the request will be processed as a regular application. The first step would be a review at Committee of the Whole, followed by a Council decision to forward to a Public Hearing, and approval at a regular Council meeting. The implications and potential impacts of an expanded facility have been noted in this report. From the District's perspective, it would be preferable if a request to amend the terms of the restrictive covenant was accompanied by a rezoning application that would provide an opportunity to review and require that deficiencies are addressed. However, as noted, there is potential for an amendment to occur without rezoning, if the applicant is able to adjust the development plan to fit within the boundaries of the existing property. In order to assist Council with their decision, the application for amending the covenant must by supported with reports from qualified professionals. Required reports could include a traffic study, stormwater management assessment, agricultural impact assessment, and environmental assessment report. d) Interdepartmental Implications: Engineering Department The request to amend the covenant along with pertinent reports will be referred to the Engineering Department for their review, as would a rezoning application. It should be noted that the property north of the school site may be considered as a possible link to an east west connector to improve access to 256 Street. This property is also owned by the Meadowridge School Society. The actual alignment of this required access has not yet been established, but the applicant should be made aware that this location may be considered. Parks and Leisure Services An equestrian trail is indicated along 240th Street in Figure 5 of the Official Community Plan. The impacts of this proposal and other developments should be considered for the future of the 240 corridor as an equestrian trail. A rezoning application could trigger a requirement for additional improvements along this corridor for a boulevard trail, if required. e) Alternatives: The current approach taken with this proposal seems to be desirable, as further incursions into the Agricultural Land Reserve are not requested, and as a legal mechanism for redress of possible servicing deficiencies will be provided through the required rezoning application. Other options Council may wish to consider include: • Deny forwarding this application to the Agricultural Land Commission, in which case it will be considered denied. • Recommend that the applicant revise the proposal to fit within the existing development site. 6- If Council denies this application, it will be considered closed and will not proceed further. If the applicant is required to revise their proposal to remain within the existing development site, the opportunity for redress of servicing deficiencies will be more limited. CONCLUSION: This non-farm use application for Meadow Ridge School pertains to a proposal to expand the existing facility from a current maximum of 600 students to 800, and the construction of additional buildings on the existing school site. No further incursions into the Agricultural Land Reserve are proposed at this time. The implications of this application, if successful, are that Council will be asked to amend the covenant that has been registered in support of the Commission's earlier conditions of approval. The physical capability of the site and surrounding infrastructure will need further review to determine whether the proposed expansion is supportable. In addition, a property fronting 240 Street is proposed to be used for parking, which would requirement consolidation with the parent parcel, rezoning, and an Official Community Plan amendment. Based on these considerations, the recommendation is to forward this application to the Commission. "Original signed by Diana Hall" Prepared by: Diana Hall Planner "Original signed by Chuck Goddard" for 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 Jim Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Approved Development Plan (2005) Appendix C - Proposed Development Plan Appendix D - Excerpts from Restrictive Covenant. 7- APPENDIX A I _ I I I I I I y k Ilm ml. r� } ', SUBJECT PROPERTY r" 1I I__ —" I I I t----, 1 — r .. )I I I I •1.. Ili F. L I I I.i i ti 1 I 1-1 L\pi,, N SCALE 1:3,000 Ci '-..f Pitt Meaa.ws ___ gri: I 12224 240 STREET 1 1� . a ,�c` ifs �t CORPORATION O F THE DISTRICT OF aeL JY.� .��` j . C =dirS=41°A" I ��?' 4 District of MAPLE RIDGE MAPLE RIDGE British Columbia PLANNING DEPARTMENT rit Langley . .�C ' DATE: Aug 14, 2012 FILE: 2012 -085 -AL BY: PC M4 ERASER R. APPENDIX B NIP � L MISTING NILLVNE �., '�! �i Illahllsshim 1, L a► �► 11 I+—iI r.. it a A, Anoogi wt 1111111111111111111 MIME Inti 11111111 MCIIT nap FIESIVIE HELD MEADOWRIDGE INDEPENDENT SCHOOL MAPLE RDGE, B.C. AUGUST 2005 PROPOSED SITE PLAN Scale 0500 PLANS ISSUM SEET. 6, 2005 FOR FAcUIFS COMMITTEE REVEW NORTH 0 w 0_ a_ 4.0 • .0.•44 41—r"%61: LAMM 7:7 Ca 7. COO A; .411 • al. 1410 isessle re c._)6309 - - 1 TH1! TREDALE GROUP ARCHITECTURE 102-0NEALCOVIDER ST VANCOUVER BC VBA IRE HI BASTION SQUARE VICTOR. BC VOW NM ALPHA /AKE ROAD. MISTIER, SCUM 1131 IIIIROMMINI.J.it,s. egMMUi I;osicksis ut 65;Ati,„,,,, , • 0,01 112,:.•4.41/ s1L.ItLU11IWP Malf Meadowridge Independent School ' r L Site Plan ti000 Province of British Columbia GENERAL INSTRUMENT - PART 1 (This area for Land Title Office Use) 1, APPLICATION: (Name, address, phone number and signature s solicitor or agent) of applicant, applicant' APPENDIX D Page 1 of it pages ANDERSON & THOMPSON, Barristers and Solicitors, 22311 - 119th Avenue, Maple Ridge, BC V2X 2Z2 (604) 463-6281 L.e ert:00 424,3 Janice olton Signature of A li t 2. PARCEL IDENTIFIER(S) (PID) Not Available 3. NATURE OF INTEREST: DESCRIPTION Section 219 Covenant (Amenity) NO EGAL DESC TION(S) OF LAND:* (LEGAL DESCRIPTION) Lot 1 Sec 22 Tp 12 N Plan BCP 9 a 3 pp can DOCUMENT REFERENCE PERSON ENTITLED TO INTEREST (page and para ph) Page 3 to 8 Transferee Priority Agreement panting Page 8, para. 21 Transferee Covenant B 6,1-14101-9priority over Mortgage BW402087and Assi 'ent of Rents BW402088 4. TERMS: Part 2 of this instrument consists o ,s I (a) Filed Standard charge Terms ] D.F. No. (b) Express Charge Terms [X] Annexed as Part 2 (c) Release [ 1 There is no Part 2 of this instrument A selection of (a) includes any additional or modified terms referred to in item 7 or in a schedule annexed to this instrument. If (c) -is selected, the charge described in Item 3 is released or discharged as a charge on the land described in Item 2. 5. TRANSFEROR(S): * (Covenantor) MEADOWRIDGE SCHOOL SOCIETY, Inc, No. S20191, and VANCOUVER CITY SAVINGS CREDIT UNION ane only) 6. TRANSFEREE(S): * (District) (including postal address(es) and postal code(s)) THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a Municipal Corporation, of 11995 Haney Place, Maple Ridge, BC, V2X 6A9 7. ADDITIONAL OR MODIFIED TERMS: * N/A 8. EXECUTION(S):** This instrument creates, assigns, modifies, enlarges, discharges or governs the priority of the interest(s) described in Item 3 and the Transferor(s) and every other signatory ee to be bound by this instrument, and acknowledge(s) receipt of a true copy of the filed standard charge terms, if any. Execution Date Officer Signature(s) ALAN C. THOMPSON 22311 - 119th Avenue Maple Ridge, BC V2X 2Z2 Phone: 604.463.6281 SOLICITOR AS TO BOTH SIGNATURES Y D Party(ies) Signature(s) MEADOWRIDGE SCHOOL SOCIETY by its authorized signatories: Name: Name: k . EXECUTIONS CONTINUED Officer Signature(s) Executjon Date RONALD DAVID RIACH Commissioner for taking • - ilavits in the Province of B.C, 11995 Haney Place Maple Ridge, RC. v2X Phone: 463-5221 (as to both signatures) Transferoro.0 Signatur s THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE by • u zed signatoA 410.. 0 ayor Claire P. Richter A Commissioner for Taking Affidavits for British Columbia Vancouver City Savings Credit Union 810 - 815 West Hastings Street Vancouver, B.C. V6C 1B4 Tel: 604-877-6568 (as to both signatures) Clerk CERI E. MARLO CORPORATE OFFICER VANCOUVER CITY SAVINGS CREDIT UNION by its authorized signatories Felicity Ronaghan isk Manager Business Credit Departrm uce Richter usiness Credit and Administralio' OFFICER CERTIFICATION: Your signature constitutes a representation that you are a solicitor, notary public or other person authorized by the Evidence Act, R.S.B.C. 1996, c 124 to take affidavits for use in British Columbia and certifies the matters set out in Part 5 of the Land Title Act as they pertain to the execution of this instrument TE • S OF INSTRUMENT - PART 2 BETWEEN: 0 DGE SCHOOL SOCIETY, a society incorporated under the laws of British Col bia and having an office at, of 12224 240th Street, in the Municipality of Maple Ridge, in the Province of British Columbia, V4R 1N1 (Incorporation No. S-20191) (hereinafter called the "Covenantor") AND: THE CORPORATION OF THE DISTRICT OF ' LE RIDGE, a Municipal Corporation under the "Local Government Act", and having offices at 11995 Haney Place, Maple Ridge, British Columbia V2X 6A9 (hereinafter called the "District") CO R CITY SAVINGS CREDIT UNION (hereinafter called the "Lender") WHEREAS: OF THE FIRST PART OF THE SECOND PART OF THE THIRD PART A. The Covenantor is the registered owner in fee simple of the following lands and premises situate in the District of Maple Ridge and described as: PID: Not Available Lot 1 Sec 22 Tp 12N:BCP (the "Lands"); B. The Lands or certain portions of the lands are wi the Agricultural Land Reserve and have received approval from the Agricultural Land Commission hv Resolution #39/7006 for a nrm-farrn 11CP for cehnol by limiting student enrollment to 600 students; and the Covenant adhering to the site plan as approved by the Agricultural Land Commission and attached as Schedule "A" (the " enity Survey") to this Covenant. NOW THEREFORE THIS AGREE 1 NT WITNESSES that in consideration of the sum of Ten Dollars ($10.00) of lawful money of Canada now by the District to the Covenantor (the receipt and sufficiency whereof is hereby by the Covenantor acknowledged) the Covenantor covenants and agrees as follows: Restrictions The Covenantor covenants and agrees that: (a) (b) student enrolment on the Lands shall be limited to not more than 600 students; it shall adhere to the enity Survey in accordance with recommendations approved by the Agricultural d Commission in its letter dated February 23, 2006, which letter is attached hereto as Schedule "13". District Approvals 2. Wherever in this Covenant the approval of the District is required such approval shall be at the sole discretion of the Council of the District and the District shall not be required to consider any request for approval until such plans, specifications, and information as are satisfactory to the Director of Planning are provided to the District detailing the nature, scope and timing of all things desired to be done by the Covenantor and requiring the approval of the District. In granting any approval the District may grant the same subject to terms and conditions. Construction and Maintenance of Works 3. Wherever in this Covenant the Covenantor is required to, or receives the District's approval to construct or maintain works to protect or conserve an enity or is required to construct or maintain works as a condition of any approval of the District granted pursuant to this Covenant, such works shall be constructed at the Covenantor's sole expense strictly in accordance with plans and specifications approved by the District, and shall be diligently and continuously main s ed in good repair and efficient operating condition by the Covenantor at the Covenantor's sole expense in accordance with good engineering practice. No Public Law Duty 4. Wherever in this Covenant the District is required or entitled by the terms hereof to exercise any discretion in the granting of consent or approval, or is entitled to make any determination, take any action or exercise any contractual right or remedy, including without limitation the termination of this Agreement, the District may do so in accordance with the nrnvicionc nf thic Crwenant qnri ncr1111,1i0 taw rinttf Frtm-rt r 0 0 0 0 CT 0 CO tD m O 7 a m A ueid lueuadoienep penoidd February 23, 2006 Reply to the attention of Gordon Bednard Meadow Ridge School Society 12224 - 240th Street Maple Ridge, BC V4R 1N1 Dear Sir/Madam: Re: Application # 0-36437 Lot A, Section 22, Township 12, New Westminster District, Plan BCP580 The Provincial Agricultural Land Commission (the °Commission-) has now concluded its review of your application to use the subject property, and other properties owned by the school, for expansion of the existing school by the addition of a high school (grades 11 and 12), with new classrooms, parking, driveways and a sports field. The application was submitted pursuant to section 20(3) of the Agricultural Land Commission Act (the L'ALCA°). The Commission wishes to thank Hugh Burke and other school representatives for taking the time to meet with the Commission on February 1, 2006 at the property. The Commission found the meeting and site visit informative. The Commission writes to advise that it approved your application and would allow the expansion of school facilities as presented for enrollment of up to 600 students subject to: • the use being restricted to the development plan as attached; • the construction of a fence, and the planting of a vegetative buffer, along the boundaries of the school properties where they abut other ALR lands. This construction must be prior or concurrent with construction of the school expansion and the form and design of the fence and vegetative buffer must be approved by the Commission prior to the commencement of construction. Please access the Commission's website under the heading 'publications' for suggested landscape buffer guidelines. a clear understanding by the school that any expansion or change in use beyond what has been approved would require review and approval by the Commission by way of a new application; • compliance with applicable Acts, regulations, byl- s of the local govemment, and decisions and orders of any person or body having jurisdiction over the land under an enactment. The Commission suggests you contact the District of Maple Ridge at your earliest convenience. ...2 application number in any future correspondence. Yours truly, PROVINCIAL A Per Erik Karl , Chair LAND COMMISSION cc: District of Maple Ridge A n: Diana Hall (# 3060-20/ALRA-1) GB/Iv/Encl. 36437d1 MAPLE RIDGE OCep Rao -1.a. rrro-ararNLY�RSL District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE N0: RZ/O28/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 Maple Ridge Zone Amending Bylaw No.6738-2010 20623 and 20615 113 Avenue, and11312 206 Street EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit future construction of an apartment building with 36 units, under the RM -2 (Medium Density Apartment Residential) zone. The First Reading report identified that the proposal did not comply with the Residential Infill or compatibility criteria and policies (Policies 3-18 through 3-21). Consequently, with the Second Reading, a site-specific Official Community Plan amendment was required to Policy 3-18(2), to support the apartment form and zone proposed. Council granted Third Reading to both the bylaws on January 24, 2012. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/O28/1O and that the following conditions be addressed prior to consideration of Final Reading: a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; c. Road dedication as required; d. Consolidation of the development site; e. Removal of the existing buildings; f. Registration of a Restrictive Covenant protecting the Visitor Parking. -1- 1105 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Consolidated lot size: Access: Servicing: Companion Applications: Wayne Bissky of Bissky Architect Inc. Melissa R Zanna Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 Urban Residential (Neighbourhood Residential) Urban Residential (Major Corridor Residential) RS -1 (One Family Urban Residential) RM -2 (Medium Density Apartment Residential) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential and Vacant Multi -Family Residential (apartments) 0.49 acres (2016 m2) 206th Street Full Urban Standard DP/028/10 The proposal is to rezone the subject property from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential), to permit future construction of an apartment building with 36 units. The following dates outline Council's consideration of the application and Bylaws 6882-2011 and 6738-2010: • First Reading for Zone Amending Bylaw No. 6738-2010 was granted May 25, 2012; -2- • First Reading for Official Community Plan Amending Bylaw No. 6882-2011 and Second Reading for Zone Amending Bylaw No. 6738-2010 was granted December 13, 2011; • Public Hearing for both the bylaws was held January 17, 2012; • Third Reading for both the bylaws was granted January 24, 2012. Application Progress: The applicant and his team have been actively working to meet Council's terms and conditions for Final Reading of both the bylaws. The applicant is working on finalizing the off-site servicing drawings. All the required covenants have been finalized. The major outstanding items are a Rezoning Servicing Agreement Restrictive Covenant, survey plan for road dedication and consolidation of the site and demolition of the existing older house at 20615 113th Avenue. However, it is anticipated that these will be met in the next few months. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months, consideration for Final Reading approval will be applied for. "original signed by Rasika Acharva" Prepared by: Rasika Acharya, B -Arch, M -Tech, 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 Paul Gill' Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3 MAPLE R I AGE APPENDIX A 1' 1 8 1 IT rlV L. PcI. B PARK P 55931 P 55777 687. 0 7' /88 020618/20 co co O 20622 CO -- 692 114 11391 SK 492 2180 695 0 CO 0 C) CO 20603/11 N 20617/25 O CO CO 20621/23 O co O 693 M O O N 20641 0) * CO LORNE AVE. 20554 co 20564 W co -0 Lo N co I-0 20586/90 N 0) N N 2180 1042 a 11266 730 729 LMS 629 A ; LMP 1857 0 N 728 M 0 N 727 F 0 N *PP044 LMS 1419 0 A N LMP 12217 0 N p 751 v 20582 Ol03 -P O 11289 755 250 1 \ 1 20561 v 20565 O -0 8654 752 ,..0M Li) O N 753 coa) Ln O N 11271 756 Ln O N _MP 469 *PP044 PcIA — p CO Lf) CO N 88024 coo, J c.)— a_ CO �* O N 725 O O N 722 P11 N N CO O N 4 721 11312 724 723 O N 720 CO N O O N co 11339 CD A DARTFORD ST. 696 co O O O a 697 ti CO N P 698 Ln O O O N 114 701 7( M CO O O *PPO jSubject Properties 11311 719 11310 716 715 3 O 114 N 710 P 712 M O O N 113 AVE. 20606 01 al _20616 co .; ,-120624 rn N N 1/2 * 763 & 766 11295 $ 763 &/ 766 11277 1043 IS 11278 M 761 : N N 1/2 764 & 765 11273 1042 a 11266 764 1 N 11 1.96 BATTLE AVE. 1124795 11230 P 74209 1 co C 1 12'4/5 P 10059 SAW o Scale: 1:1,500 * Ln O O O N 114 711 R 11 P 11 *PP044 767 P 11284 770 114 O CO O 771N 774 M& 769 11272 RP 731a SK 1840 11258 B 11230' 77 S 1/2 786 & 787 11240 P 114 P 64192 111 20615/23-113 Ave 11312-206 Ave Gr.uw Cdurbl. BCP 72, 1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 21, 2012 RZ/028/10 BY: PC 113 M PI R;17C,F Orep Aaars Groan" 14v4yheo District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: December 12, 2011 and Members of Council FILE NO: RZ/028/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First & Second Reading Maple Ridge OCP Amending Bylaw No.6882-2011 Second Reading Maple Ridge Zone Amending Bylaw No.6738-2010 20623 and 20615 113 Avenue; 11312 206 Street EXECUTIVE SUMMARY: On May 25, 2010, Council granted First Reading to this proposal and in accordance with the Development Procedural Bylaw, the applicant proceeded to the Advisory Design Panel and conducted a Development Information Meeting. The applicant now seeks Second Reading and wishes to proceed to a Public Hearing. The proposal is to rezone the subject property from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential), to permit future construction of an apartment building with 36 units. The First Reading report identified that the proposal did not comply with the Residential Infill or compatibility criteria and policies (Policies 3-18 through 3-21). In order to proceed with this project, a site-specific Official Community Plan amendment is required to Policy 3-18(2). RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6882-2011 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan. 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.6882- 2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011 be given First and Second Readings and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6738-2010 be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. a. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; b. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; c. Road dedication as required; d. Consolidation of the development site; e. Removal of the existing buildings; f. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Wayne Bissky of Bissky Architect Inc. Melissa R Zanna Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 Urban Residential (Neighbourhood Residential) Urban Residential (Major Corridor Residential) RS -1 (One Family Urban Residential) RM -2 (Medium Density Apartment Residential) -2 Surrounding Uses: North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Consolidated lot size: Access: Servicing: Companion Applications: b) Project Description: Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential Multi -Family Residential (apartments) 0.49 acres (2016 m2) 206th Street Full Urban DP/028/10 The subject site totaling 2,016 m2 consists of 3 lots on the north-east corner of 113th Avenue and 206th Street in the Hammond area of Maple Ridge. Currently two of the lots are vacant and an older single family house exists at 20615 113th Avenue. Removal of this house and consolidation of the 3 lots is required. The subject site is not in the flood plain and slopes gradually from the north-east corner to the south-west corner at 206th Street and 113th Avenue. A four storey apartment building with 36 units (3,116.4 m2 gross floor area) is proposed, with an under -ground parkade. Access via the 7.0 m wide ramp to the under -ground parkade is from the north-west corner of the site (206th Street). Pedestrian access to the building foyer is from 113th Avenue. Seven unit types are proposed with unit sizes ranging from 53.4 m2 to 74.5 m2 in area. Specific details of the materials used and building design will be provided in the subsequent Development Permit report. Common Usable Open Space is proposed within the northern and eastern yards and the Common Activity Area is proposed near the main foyer facing 113th Avenue. -3- c) Planning Analysis: Official Community Plan: The Official Community Plan designation for the subject site is "Urban Residential" within the Neighbourhood Residential category. General characteristics within this designation include predominantly single family residential dwellings with limited infill development, if in compliance with the compatibility policies housed in the Official Community Plan. The proposed zone and apartment form is not permitted under the current designation hence an OCP amendment is required. In accordance with Council direction, the proposal is proceeding to Second Reading and Public Hearing, but with a site-specific OCP amendment. A site-specific Official Community Plan amendment to Policy 3-18 (2) Major Corridor Residential - General Characteristics, is proposed by the addition of the new item c) as stated below, shown in bold print. 2) Major Corridor Residential- General Characteristics: a) Major Corridor Residential is characterized by the following: i) has frontage on an existing Major Road Corridor as identified on Figure 4 - Proposed Major Corridor Network Plan, or has frontage on a road built in whole or part to a collector, arterial, TransLink Major Road, or Provincial Highway standard; ii) may be adjacent to Community Commercial Node, or designated commercial centre. b) includes ground oriented housing forms such as single detached dwellings, garden suites, duplex, triplex, fourplexes, townhouses, apartments, or small lot intensive residential, subject to compliance with Major Corridor Residential Infill policies. c) includes properties located at 20623 113 Avenue, 20615 113 Avenue and 11312 206 Street with legal description as stated below: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051; Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254; Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526-254, Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 After consolidation of the three lots, prior to Council granting Final Reading, a new legal description will replace the above description. Prior to Final Reading, the Bylaw will need to be amended to reflect the new legal description. -4- Zoning Bylaw: The current application proposes to rezone the properties located at 20623 and 20615 113 Avenue and 11312 206 Street from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential) to permit future construction of 36 apartment units. The proposed RM -2 (Medium Density Apartment Residential) zone allows a medium density apartment use and specifies a maximum Floor Space Ratio of 1.8. The applicant has proposed a four storey wood frame building with a Floor Space Ratio of 1.23. The RM -2 (Medium Density Apartment Residential) zone requires a common usable open space of 20% of the net lot area and the applicant has proposed an open space of 36% (726 m2). The zone also requires a Common Activity Area of 36m2 which has been included within the Common Activity Area (Appendix C). The proposed building complies with the density and height requirements of the zone but some minor setback variances may be requested. These variances will need Council approval before the Development Permit is approved. This will be the subject of a future Council report. Maple Ridge Off -Street Parking & Loading Bylaw #4350-1990: The proposed RM -2 (Medium Density Apartment Residential) zone requires a ratio of 1.5 spaces per unit for residential parking and 0.2 spaces per unit for visitor parking. A total of 54 residential spaces and 8 visitor parking spaces have been proposed, as required. This includes 1 handicapped parking space. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development permit is required to regulate the form and character of the proposed development, to ensure the current proposal enhances existing neighbourhoods and minimizes potential conflicts with neighbouring land uses. This will be the subject of a future Council report. Advisory Design Panel: On October 11, 2011, this proposal was reviewed by the Advisory Design Panel. The panel resolved that the application be supported and the following concerns be addressed as the design develops. They further resolved that revisions to the plans be submitted to Planning staff for follow up and further that Planning staff forward the revisions to the Advisory Design Panel for information. • Consider deletion of the southwest parkade stairs in lieu of a corner feature • Provide a secondary overhead gate and enter phone at the bottom of ramp • Provide direct access from visitor parking stalls to elevator lobby • Provide window and glazed doors at parkade lobbies • Consider expanding common outdoor activity area along the west side of the building and allowing resident access to northeast lawn area • Consider dropping main floor concrete slab on southwest and west portions of site -5- to reduce or eliminate retaining walls. If not possible add stone facing on planter walls to match building • Consider revisiting the two arch ways at the south elevation • Consider providing trees on east and west elevation of building at blank walls • Coordinate slope landscaping with patio ramps • Consider extending entry paving to municipal sidewalk • Relocate fire door at corridor main floor • Consider enlarging ground floor patios where possible • Consider additional stone along base of building • Consider aligning main entry lobby with elevator • Re -label side elevations • Consider additional treatment of parkade retaining walls • Consider possible set back relaxation along 113t" to allow building to shift south to allow additional landscape buffer on north property line. The project architect has incorporated some revisions which are being considered by the panel. This will be discussed in the Development Permit report that will be considered by Council at a future date. Development Information Meeting: The applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. On December 1, 2011, the applicant held a Development Information Meeting at the Hammond Elementary School, from 7:00 to 9:00 pm. This was an informal open house type of meeting and included information such as complete sets of architectural and landscape drawings of the building, comments sheets and frequently Asked Questions sheets. It was attended by 8 residents and neighbours of the community and while no written comments were submitted, the attendees were encouraged to write to the Planning Department directly. There were a variety of reactions to the proposal as summarized below: • Most attendees agreed that the Hammond area needed improved safety, security and traffic control; maybe speed bumps in this area could help. • Most attendees also expressed concern about vacant lots in this area and the derelict conditions of some existing houses. • Some expressed concerns about the future of Hammond Mill and its property. • Most felt that this area should remain single family, except for one who wanted something similar on his property. • Some felt that the proposed development will devalue the area and there was general concern about augmenting crime and parking problems. • Generally a comprehensive plan could help better development in the Lower Hammond Area. d) Citizen/Customer Implications: The affected parties/citizens will get an opportunity to express any concerns at the Public Hearing. -6- e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and has the following comments: • Road dedication of 0.85 metres along 113th Avenue frontage; a corner truncation of 3X3 metres at the intersection of 113th Avenue and 206th Street to make them 20.0 metres wide collector standard roads, will be required; • Road upgrades along both the frontages of subject sites including curb, gutter, sidewalk, street lighting (on the north side of 113th Avenue and east side of 206th Street only) and street trees (on the north side of 113th Avenue and east side of 206th Street only) and examining the existing manholes/catch basins, will be required; • Sanitary sewer capacity of the existing sewer to support the proposed density has to be confirmed by the engineer of record and any upgrades if required need to be addressed in the off-site civil design; • Capacity of the existing water main to support the proposed density and to ensure sufficient pressure for both fire -fighting and domestic use has to be confirmed by the engineer of record or the municipality has a process in place whereby the municipal water model can be used through the firm of Kerr Wood Leidel, with all costs borne by the applicant. Any upgrades if required need to be addressed in the off-site civil design; • All utility services (hydro, telephone and cable) servicing the site must be underground. Overhead lines on the Street will remain but the aerial connections to the lots will be removed along with disconnecting all services prior to demolition of the existing single family houses on site. Parks & Leisure Services Department: The Parks & Leisure Services Department are in support of the proposed bike -way right-of-way registration on title to facilitate an east -west bikeway and requires this bikeway to be open for public use at all times. They have identified that after the development permit is approved they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be 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 $125.00. Fire Department: The Fire Department has reviewed the proposal and has the following comments: • Include all the locations and specifications of fire department connections in the Building Permit drawings. -7- • Fire Department access from underground to the outside needs to be easy and quick during an emergency evacuation. Securing areas outside the building and installing a magnetic lock to code is are examples of a way to achieve this. • Ensure address is visible from the street at all times. • Once the current house is vacant, it is to be maintained secure against unauthorized entry at all times, as well as during the demolition phase until such time as it is totally demolished, following a Demolition Permit. Building Department: 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. f) School District Comments: A referral was sent to the School District Office and there was no response. g) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (amendment to Policy 3-18 (2) Major Corridor Residential, as explained in this report), is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. h) Alternatives: Council can choose one of three options, stated below: a) Defer Zone Amending Bylaw No. 6738-2010 and OCP Amending Bylaw No. 6882-2011; b) Grant Second Reading and forwarded it to the Public Hearing, or c) Defeat Zone Amending Bylaw 6738-2010 and OCP Amending Bylaw No. 6882-2011. -8- CONCLUSION: The proposed level of density and a four -storey apartment form in the RM -2 (Medium Density Apartment Residential) zone conflicts with the neighbouring single family houses and is not supported by the Official Community Plan designation i.e. Neighbourhood Residential, as outlined in this report. Some concerns have already been expressed by the public at the Development Information Meeting. Residents will have another opportunity to voice their concerns at the Public Hearing. A site-specific Official Community Plan amendment is required to Policy 3-18 (2) to permit the proposed apartment form and zone, as described in the report. Prepared by: Rasika Acharya, B -Arch, M -Tech, LEED® AP, MCIP Planner Approved by: Christine Carter, M.PI, MCIP Director of Planning Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6738-2010 Appendix C -- OCP Amending Bylaw 6882-2011 Appendix D - Site Plan Appendix E - Building Elevations & Sections Appendix F - Landscape Plans -9- MAPLE R 113GE 1' f1 8 PcI. B PARK P 55931 P 55777 687 0 �887�' 020618/20 co co O 20622 co 692 114 11391 SK 492 N 695 rn CO 0) C) 0.) 0-1 20603/11 nn) 20617/25 O co co 20621/23 O O O 693 M co O N 20641 0 * co LORNE AVE. 20554 w 20564 W ca -0 r- Lo N 2180 730 N O LO N 729 20586/90 N a) LMS 629 A � 728 M 727 � LMP 1857 0 0 0 N N N *PP044 LMS 1 20561 v 20582 (Aco -P O 11289 1419 0 0 761 (%1 © A N N p 764 N LMP 12217 751 755 250 1 \ 1 20561 v 20565 O -0 8654 752 LOCO " LO O N 753 coa) LOLC) O N 11271 756 N— O N _MP 469 *PP044 PcI A cop N 88024 coo, J a_i O N 725 11312 724 O O N 722 P11 723 O N 4 721 720 CO N O O N co 11339 O A DARTFORD ST. c0 LO O O N 696 CO OCV O O a 697 LO" CO O N P 698 LO O CO O 114 701 O O O N 7( CO CO O O *PPO O "P CO O N M O O N Subject Properties 719 11311 716 113 AVE. 20606 of 03 _20616 co .120624 0) N 2 * 763 &66 11295 g 763 &/766 11277 1043 I 11278 M 761 (%1 © N 1/2 764 & 765 11273 1042 a 11266 764 N • 6 1 11 1 BATTLE AVE. co 11240 ▪ O 795 0 N IC a_ • 1 P 74209 P 10059 Et 1 \J 1/2 112949/5 3 114 N 710 N CL 11310 715 * P 712 LO O O O N 114 711 R 11 F 11 *PP044 767 P 11284 770 114 O O 0 771N P 774 W& 769 11272 RP 7310k SK 1840 11258 B 11230' 77 S 1/2 786 & 787 11240 P 114 P 64192 111 BCP 1 72 Cit .f Pitt Mea...ws l 0 ma I Scale: 1:1,500 District of Langley FRASER 1r 20615/23-113 Ave 11312-206 Ave Gr.uw Cdurbl. CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 21, 2012 RZ/028/10 BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6738-2010 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6738-2010." 2. Those parcels or tracts of land and premises known and described as: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526-254 Lot 723; D.L.: 278; NWD Plan 114; Group 1;PID: 011-526-254 Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT. PID: 011-526-297 and outlined in heavy black line on Map No. 1485, a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM -2 (Medium Density Apartment 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 25th day of May, A.D. 2010. PUBLIC HEARING held the 17th day of January, A.D. 2012. READ a second time the 13th day of December, A.D. 2011. READ a third time the 24th day of January, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER N (V (V (V (V (V N (V N N N N * N N 1 1 4 N N * C' !V }J P 2180 640 639 636 635 632 RW 7094211 .51 648 647 644 643 P 114 631 628 627 624 623 620 619 616 615 612 11410 414 .50 649 646 645 642 0) 20557 F 638 0) 20575 6) W 20583 A 633 cn N 20607 0) x W 0 20615 0) CO l7 20623 A 20631 c N 01 0) N 20641 N 20657 rn • N EP 47222 20665 w � ro w 20675 A v 1417 0 846 P10557 1 2 406 P 2 80 0 N 0 N '70 N 0 N o N 38471307 *PP044 .. .. 114AVE. *PP044 386 N 0 v 0 co 0 O co Pc B N 6870 0 CO N o "' SK 11391 492 m o(0 N v v * A11391 f'. .67 668 671 672 675 } PARK *00 o 1Li,/A7el 0 688 691 P 692 114 695 0 0 F 696 orn N oo N o0 m a 811381 14 P 11384 13 10601 a P 55931 u, 11052 689 690 o P 114 .66 O u> o 01 669 N 0 o N 670P N 0 O N 27830 M 0 O N 674 o N 3 a i'''', 6860 0 N ry n,- co 0 N N N c0 0 N 693 M m 0 N 694 * Vm 0 N 697 U" N. c0c0 0 N 698 0 O N 701 m O N 702 W c0 0 N 705 11365 p 1 0601 2 *PP044 LORNEAVE. *PP044 8 8 N O o N 0 N CO 11339 0 O0 Lt) 742 Y. N 0 N o 0 0 0 *1 0 g *1 0 g * 1 0 0 N 0 0 coo * N Zo N 0 ( N o A --— 0o P 0 114 �o N `D 2 N 11339 743 11314 P 741 2180 738 737 734 P 733 2180 730 729 0 N726 725 722 P 114 721 a 11329 B 714 11334 713 710 a 1 11329 n 1 6 m — - N *L8P 16828 RP 84831 ''b PcI A 739 736 LMS 629 A 728 727 11312 I 724 20615 N W 720 719 11311 716 11310 715 20665 N 20675 a 11315 Rem„) 1123 N N N 0 2 I * Rem;r)m lCJ 11312 V 7 11302 0 N 11315 LMP 18577. N So' N N I 8* o N 11122 a0 1 a 11304 1 ,c. "PP044 113 AVE. ''" *PP044 RW 51276 2 610 RW 72041 11296 0 To Rem 0 745 v / LMS c0 1419 O g N 11289 N LI N 1/ 763 & * is 2 P 30p34A 10 3 11288 0- a N N N 767 770 11291/93 11224 746 A LMP 12217 P 751 2\1180 754 755 758 759 P 114 762 s 11/22 763 81ii 114 771 S 1/2 774 &1728 4 11280 11284F E21' of 11250 748 20561 v A 20565 (4)-0 8654 752 753 11271 756 1 fo 11278043 r 761 NN 1 76 4 &/765 2 11273 7gg&Njgg 1113 11267 A w 20720 CO 1 11272 co 0 N N 10422N 1126 /d 11 1 RP 731 SK 1840 1114 v11253 LMP 11264 \ LMP 469 "PP044 BATTLE AVE. 11258 B a P 11457 2 \ 112 3230' 111511249 zso 778 \ Rem 2 " c94, .QA \ Pc! A 0 F188024 "�9 '\� 21124795 M 786 & 787 11239 11246 1 60 ase 1,L o Rime, 11230 0C 1 /5 11240 P 114 BCP 7202 4.o so s7 gs X79 N 9°�c �9a 9j 9p coo 0 000-0 N 0- a P 74209 1 P 10059 SA 123„ 11213/9 0) al P 64192 1 3 11235 61 11236 co 00 /C N \v ��y� N RW 71976 N Y Rem `0 oi)i. B 797 0 M Ri co o N o u. a 0 5 11232 P 11 781 Kern 780 !` 0 M 180 a 11230 Rem N w 1 cpp '1 Oco N /n-�p N N RA6471 i i OO A/24 P z1370f, 11* B N n N co N 11226 B co It4APIE cR \ RW 71974 \ 8 PP044 RW 52217 � ,, _ EP 4672 20 a \/ADL= Bylaw No. Mau No. From: To: R 6738-2010 1485 RS RM � DG= /0\= AV -1 (One Family Urban -2 (Medium Density Apartment =\D Residential) \G Residential) /L.\ N SCALE 1:2,500 414 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6882-2011 A Bylaw to amend the Official Community Plan WHEREAS the Local Government Act empowers a local government to adopt or amend an Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6882-2011". 2. That Policy 3-18(2) Major Corridor Residential- General Characteristics, be amended by adding the following after 2b) c) includes properties located at 20623 113 Avenue, 20615 113 Avenue and 11312 206 Street with legal desctiption as stated below: Lot: 720, D.L.: 278, NWD Plan: 114; PID: 009-360-051; Lot: 724, D.L.: 278, NWD Plan: 114; Group 1, Except Plan East 7 FT; PID: 011-526-262 and PID: 011-526 254; Lot 723; D.L.: 278; NWD Plan 114; Group 1; PID: 011-526 254, Lot: 724, D.L.: 278, NWD Plan: 114; Group 1,Except Plan East 7 FT. PID: 011-526-297 3. Maple Ridge Official Community Plan Bylaw No. 6425-2006 as amended is hereby amended accordingly. READ A FIRST TIME the 13th day of December, A.D. 2011 . READ A SECOND TIME the 13th day of December, A.D. 2011. PUBLIC HEARING HELD the 17th day of January, A.D. 2012. READ A THIRD TIME the 24th day of January, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 201 . 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DMG sin Itamimil I30d9Cap0 arCHNOCts B1�wf'•rErI � 222101222,1e 4u10e1 APARTMENT COMPLEX 200TH a 1434144 AVE MAPLE RIDGE. 194 LANDSCAPE DETAILS OAT d 1,4 ..yw. IN. D RABS IS D EBKBY BA DIM AMABER L2 OF w M 42lwecTNN.E1 11-091 MAPLE RIDGE E• di __ OCep Rao -1.a. rrro-ararNLY�RSL District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: 2011-037-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No.6817-2011 24311 and 24361 124 Avenue EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. The purpose of the application is to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to allow for future subdivision into 4 lots. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-037-RZ and that the following conditions be addressed prior to consideration of Final Reading: Road dedication as required; ii. Removal of existing deck on proposed Lot 1; iii. 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; iv. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Owner: Pasquale De Luca Pasquale and Celeste De Luca -1- 1106 Legal Description: Lots 49 and 50, Section: 22, Township: 12, NWD Plan: 43885 OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Estate Suburban Residential RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) Single Family Residential RS -3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -2 (One Family Suburban Residential) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential Single Family Residential 1.62 ha (4 acres) 124 Avenue Rural This application is to permit future subdivision into four lots no smaller than 0.4 hectares each. The following dates outline Council's consideration of the application and Bylaw 6817-2011: • First Reading was granted May 10, 2011 • Second Reading was granted November 8, 2011 • Public Hearing was held December 13, 2011 • Third Reading was granted December 13, 2011 Application Progress: The applicant is in the process of completing most of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The major outstanding items are road dedication, removal of the existing deck on proposed Lot 1, and a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. -2- Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next year consideration for Final Reading approval will be applied for. "original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP, RPP 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 by signed Jim Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- APPENDIX A 522 0 DJ m CO 1256 LMP 123 1 d Rem 64 12525 125 AVE. Iy P43885 83 12552 P43885 80 P 70,798 2 CO EPP11414 125 AVE. 2 56 55 54 0 CO N P43885 SUBJECT PROPERTIES LMP 2744 2 N 48 49 P 43885 50 12497 2 CO CO 12475 12447 7 2 P3118 N 190' 12 12375 Rem 12 12355 /! t 1 I 1 1 i I i1 P 438 75 2530 P4381 2490 2460 2 2440 P 438 78 12420 21 2384 212 12370 12307 12342 Scale: 1:2,500 Cit .f Pitt Mea ows District of Langley FRASER Rfr- 4110,4 24311/61 124 AVENUE CORPORATION OF THE DISTRICT OF MAPLE RIDGE DATE: Dec 17, 2012 FILE: 2011-037-RZ BY: PC 4 M PI R;17C,F Orep Aaars Groan" 1-M400c District Of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: November 7, 2011 and Members of Council FILE NO: 2011-037-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6817-2011 24311 and 24361 124 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential). This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6817-2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: Road dedication as required; ii. Removal of existing deck on proposed Lot 1. iii. 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. iv. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Owner: Pasquale De Luca Pasquale and Celeste De Luca Legal Description: Lots 49 and 50, Section: 22, Township: 12, NWD Plan: 43885 OCP: Existing: Estate Suburban Residential Zoning: Existing: Proposed: RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Estate Suburban Residential South: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Agricultural East: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Suburban Residential West: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Estate Suburban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 1.62 ha (4 acres) Access: 124 Avenue Servicing requirement: Rural b) Project Description: The applicant proposes to rezone the subject properties from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential), in support of a future subdivision into four lots no smaller than 0.4 hectares each. The existing homes are proposed to be maintained; although the deck of one of the homes will need to be removed to meet zoning requirements. c) Planning Analysis: Official Community Plan: The proposed rezoning to RS -2 (One Family Suburban Residential) is in accordance with the subject properties' designation as Estate Suburban Residential in the Official Community Plan (OCP). Zoning Bylaw: The current application proposes to rezone the properties located at 24311 and 24361 124 Avenue from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit the future subdivision into four one acre lots. The applicant has requested a relaxation to the side yard setback for proposed Lot 1. The proposed variance will be the subject of a future report to Council. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed project and has noted that there are no services required in support of this rezoning application. As a result, no rezoning servicing -2- agreement is required. The Engineering Department has further determined that road dedication is required along the subject site frontage. Parks & Leisure Services Department: The Parks Department has reviewed the application and has noted that a road shoulder equestrian trail exists on 124 Avenue that will need to be considered in the development servicing plans for this application. e) Environmental Implications: The subject properties are located adjacent to land within the Agricultural Land Reserve, and the applicant has completed an Agricultural Impact Assessment and a Groundwater Impact Assessment in support of the proposed development. CONCLUSION: This application is in compliance with the Official Community Plan. Therefore, it is recommended that Zone Amending Bylaw No. 6817 - 2010 be given Second Reading and be forwarded to Public Hearing. Prepared by: Amelia Bowden Planning Technician Approved by: Charles Goddard, BA, MA Acting Director of Planning Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6817-2011 Appendix C - Subdivision Plan -3- CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6817-2011 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.6817-2011." 2. Those parcels or tracts of land and premises known and described as: Lot 49, Section 22, Township 12, New Westminster District Plan 43885 Lot 50, Section 22, Township 12, New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1519 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban 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 10th day of May, A.D. 2011. READ a second time the 8th day of November, A.D. 2011. PUBLIC HEARING held the 13th day of December, A.D. 2011. READ a third time the 13th day of December, A.D. 2011. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 24209 LMP 123 1 Rem 64 P 70 98 1 2 EPP 1414 1 2 12530 us Tr N 12525 N. N O co N N N N N M M coco V V / 125 AVE. 125 AVE. P 438E 0 Tr N 0 CO N N CO co\ co 0 Tr v 0 0 Lu N N P 43885 12497 1 r 76 12490 0 56 55 54 53 0 1--- `a a 12475 2 1 12460 2 12447 12440 LMP 2744 LMP 12745 P 43885 1 v ,7) w ` P 438 1 'n o Tr 2 Tr 48 N 49 M N N 50 M N s a 2 N TrNN 78 12420 N N 124 AVE. P 3118 21 0 12384 4' N1901220 N a 12370 12375 LMP 34711 Rem 12 12355 N 12342 11 VAPP Bylaw No. Mau No. From: To: R 6817-2011 1519 RS RS DG= /0\= AV -3 (One Family Rural -2 (One Family Suburban =\D Residential) Residential) \G ,A, N SCALE 1:2,500 MAPLE RIDGE British Columbia PROPOSED SUBDMSION OF LOT 49 AND 50 SEC.22 TP.12 N.W.D. PLAN 43885 10 5 0 25.0 50.0 Scale 1:1000 October 24,2011 'Wade & Associates B.C. Land Surveyors Maple Ridge & Mission H2916—01A Phone 463-4753 54 55 Plan 53 43885 48 Plan 43885 25.00 1 0.400 ha 47.82 58.82 2 0.400 ha 38.00 58.84 3 0.400 ha 38.00 25.00 4 0.400 ha 50 47.83 1! Plan 71164 2 OAD 124 AVENUE (Plan 43885) N 190' 12 Plan 3118 244 STREET 4 MAPLE RIDGE $relish tokumbra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: 2011-008-DVP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 12640 and 12610 Ansel! Street EXECUTIVE SUMMARY: Development Variance Permit application 2011-008-DVP has been received in conjunction with applications for rezoning and subdivision for a four lot RS -2 (One Family Suburban Residential) subdivision for two properties located at 12640 and 12610 AnseII Street. The requested variances are to: reduce the road right-of-way on AnseII Street from 20 to 18.3 metres and the road carriageway from 7 to 6 metres in width; and to reduce the principle building's rear setback for Lot 2 from 7.5 to 3.32 metres, the accessory residential use rear setback from 1.5 to 1.25. It is recommended that Development Variance Permit 2011-008-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011-008-DVP respecting property located at 12640 and 12610 Ansel! Street. DISCUSSION: a) Background Context: Applicant: Dennis Dickson Owners: Dennis and Darlene Dickson James and Frances Shull Legal Description: Lot 72 and Lot 73, Section 22, Township 12, NWD Plan 43885 OCP: Existing: Proposed: Suburban Residential Estate Suburban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -2 (One Family Suburban Residential) Surrounding Uses: North: South: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Suburban Residential Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Suburban Residential 1107 East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Properties: Proposed Use of Properties: Site Area: Access: Servicing Requirement: Concurrent Applications: b) Requested Variances: Vacant RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -2 (One Family Suburban Residential) Suburban Residential Single Family Residential Single Family Residential 1.67 ha (4.1 acres) Ansel) Street Rural Standard 2011-008-RZ, 2011 -008 -SD 1. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule B, to reduce the Ansel! Street road right-of-way from 20 to 18.3 metres; 2. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule C, Drawing SD R4, to reduce the road carriageway from 7 to 6 metres for a Local Rural Road; 3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 601, C.3.c)iii), to reduce the principle use rear setback for Lot 2 from 7.5 to 3.32 metres; 4. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 601, C. 5.c)i), to reduce the accessory residential use rear setback for Lot 2 from 1.5 to 1.25 metres; and, c) Project Description: The applicant proposes to rezone and subdivide the subject properties from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) and subdivide into four lots. Panhandles are proposed to access each of the two new lots, as the steep slopes on the north end of the property are a geotechnical constraints hindering the northern property from subdividing and providing an acceptable buildable area on its own. Proposed Lot 3 will have a width of 44.2 metres and a depth of 93.03 metres. Proposed Lot 4 will have a width of 38.16 metres and a depth of 113.75 metres. The subject properties are adjacent to agricultural lands to the east and single family residential properties to the north, west, and south. d) Planning Analysis: Official Community Plan: The proposed rezoning to RS -2 (One Family Suburban Residential) is in accordance with the subject properties' current designation as Suburban Residential in the Official Community Plan. There is a current OCP amending bylaw application in process that will re -designate these properties as Estate Suburban Residential, and the RS -2 (One Family Suburban Residential) zone is also in compliance with this designation. Zoning Bylaw: The accompanying rezoning application 2011-008-RZ proposes to rezone the properties located at 12640 and 12610 Ansel) Street from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit future subdivision into four lots under application 2011 -008 -SD. The applicant has requested several variances to the Maple Ridge Zoning Bylaw and the following rationale for support is provided by the Planning Department: 2- 1. Part 6, Section 601, C.3.c) iii), to reduce the principle use rear setback for Lot 2 from 7.5 to 3.32 metres. This variance will allow the existing single-family house on Lot 2 to be maintained in its existing location. 2. Part 6, Section 601, C. 5.c) i), to reduce the accessory residential use rear setback for Lot 2 from 1.5 to 1.25 metres. This variance will allow the existing pool on Lot 2 to be maintained in its existing location. e) Interdepartmental Implications: The Engineering Department has reviewed the requested Subdivision and Development Servicing Bylaw variances and the following rationale for support has been provided: 1. Schedule B, to reduce the AnseII Street road right-of-way from 20 to 18.3 metres. The Engineering Department has advised that the required services can be accommodated within the existing road right-of-way, and therefore no additional road dedication is required. 2. Schedule C, Drawing SD R4, to reduce the road carriageway from 7 to 6 metres for a Local Rural Road. The Engineering Department has determined that AnseII Street currently has adequate capacity and width for the additional number of lots CONCLUSION: The requested variances are supported by the Engineering and Planning Departments and considered to be minor. Therefore, it is recommended that Development Variance Permit 2011-008- DVP be approved. "original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "original signed by Chuck 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 - Subdivision Plan Appendix C - Plan Showing Existing Building 3- APPENDIX A 1 BCP 2 44571 0 12665 2 P 72087 12621 • 126 AVL_ _--- C N P 72685 2 12555 P43885 80 EPPi1414 2 71 P43885 2640 72 SUBJECT PROPERTIES P 5052 (.%3/414.416..\\\S\3 *LMP 22994 1 P 43885 73 2610 2570 12550 2 P43885 75 2530 o ,Joos LN\ Scale: 1:2,500 District of Langley 12610/40 ANSELL STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 21, 2012 FILE: 2011-008-RZ BY: PC District Of Maple Ridge, NAD83 (CSRS) between except where ttaly ground-Nver hereof Areo 0.401 ho miff 43865 o,36.981 2 Avenue "Q) ) • z 2 Area a400 897249' 58 955 73 Pim 45085 Argo 0. 8972'49' 74 Pion 43885 4Z722 APPENDIX C 5558 '4172 74 2 Land Surveying Ltd Anne Amnue,IIDe Ridge. BC 463-2509 Fe c 604-463-4501 Client: Dennis Dickson Project: 12640 & 12610 AnseII Street Maple Ridge, BC Drawing Title: Sketch Plan Showing Existing Stuctures And Proposed New Lot Lines And Areas For Variance Report Notes: Pool locations are shown from ties to the inside edge of the pool foundation wall. Panhandle areas are not included in lot areas, Scale: 1:500 Paper Size: 22 X 17" Date: December 17, 2012 File: MR10-524aSKETCH2 rev2 1 Of 1 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: 2012-026-DVP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 23930 and 23950 130 Avenue EXECUTIVE SUMMARY: A Development Variance Permit application 2012-026-DVP has been received in conjunction with a subdivision application for two RS -2 (One Family Suburban Residential) lots. The purpose of the subdivision application is to adjust existing lot lines. The requested variances are to: reduce the road carriageway and frontage standards from a 7 metre asphalt road to the existing gravel width; and to reduce the lot width for Lot A from 36 to 27.8 metres. It is recommended that Development Variance Permit 2012-026-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012-026-DVP respecting property located at 23930 and 23950 130 Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Nancy Gomerich Nancy Gomerich Legal Description: Lot: 2, Section: 28, Township: 12, Plan: 7794 Lot: 3, Section: 28, Township: 12, Plan: 7794 OCP: Existing: Proposed: Zoning: Existing: Proposed: Low Density Residential Low Density Residential RS -2 (One Family Suburban Residential) RS -2 (One Family Suburban Residential) Surrounding Uses: North: Use: Two -Family Residential Zone: RT -1 (Two -Family Urban Residential) Designation: Low Density Urban South: Use: Single -Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Low Density Urban East: Use: Single -Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Low Density Urban, Conservation 1108 West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Lot Size: Concurrent Applications: b) Requested Variances: Single -Family Residential RS -2 (One Family Suburban Residential) Low Density Urban, Conservation Single -Family Residential, Vacant Single -Family Residential 0.607 ha (1.5 acres) 130 Avenue Rural Standard Lot A: 0.202 ha (0.5 acres), Lot B: 0.404 ha (1 acre) 2012 -026 -SD, 2012 -026 -DP 1. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule C, Drawing SD R4, to reduce the road carriageway and paved road standard from 7 to 6 metres for a Rural Local Road; 2. Subdivision and Development Servicing Bylaw No 4800-1993, Schedule A, "Services and Utilities", to waive the frontage requirement for asphalt and boulevard treatment; and, 3. Maple Ridge Zoning Bylaw No 3510 -1985, Schedule D -RS -2: To vary the minimum lot width from 36 metres to 27.8 metres for Lot A. c) Project Description: The home owner has applied to subdivide the subject site into two lots under application 2012 -026 - SD. The purpose of this application is to reconfigure the current property lines to correct the existing home from encroaching into the eastern property. The requested variances are intended to move the property located at 23930 130 Avenue towards compliance with the RS -2 (One Family Suburban Residential) zone. The westerly property (23950 130 Avenue) is currently accessed from an unopened and unpaved 130 Avenue road right-of-way, while 23930 130 Avenue fronts a steep portion of the unopened right-of-way and gains accessed from a driveway across 23950 130 Avenue. Millionaire Creek is located across both subject properties, and this project is therefore required to complete a Watercourse Protection Development Permit. A conservation covenant will be registered to protect the environmentally sensitive areas on the site. d) Planning Analysis: The subject site is located in the Silver Valley Area Plan and designated Low Density Urban and Conservation in the Official Community Plan. The properties are zoned RS -2 (One Family Suburban Residential), however the property located at 23930 130 Avenue is legally non -conforming and does not meet the minimum width or area requirements of the zone. The existing lot frontage for this property is 21.34 metres and the lot area is 0.202 hectares (0.5 acres). The applicant has requested one variance to the Maple Ridge Zoning Bylaw and the following rationale for support is provided by the Planning Department: 1. Schedule D -RS -2: To vary the minimum lot width from 36 metres to 27.8 metres for Lot A. This variance will move the lot width towards compliance with the RS -2 (One Family Suburban Residential) zone. Section 406 of the Maple Ridge Zoning Bylaw allows the Approving Officer to consider lot and area adjustment to existing non -conforming lots where changes will improve the non-conformance situation. -2- e) Interdepartmental Implications: The Engineering and Fire Departments have reviewed the two requested Subdivision and Development Servicing Bylaw variances and have provided the following response: 1. Schedule C, Drawing SD R4, to reduce the road carriageway and paved road standard from 7 to 6 metres for a Rural Local Road; and, 2. Schedule A, "Services and Utilities", to waive the frontage requirement for asphalt and boulevard treatment. As this application is not for rezoning, and a Building Permit typically does not trigger off-site works, legislation service requirements cannot be required beyond the property frontages. The subdivision could trigger some street upgrades to the site if the Approving Officer considered them necessary. The District's Approving Officer has consulted with the Engineering and Fire Departments and has determined the existing condition is adequate given that no additional lots are being created and vegetation has been cleared from the access road to the lots. CONCLUSION: The Development Variance Permit application will reduce the amount of non-conformance on the subject site. It is therefore recommended that Development Variance Permit 2012-026-DVP be approved. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden 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 - Subdivision Plan -3- APPENDIX A P 64261 N .:1- 7 13037 BCP 7889 m 6 13029 PARK 5 13021 co 4 13013 °' rn 1 2 3 13009 rn M V 130 05 co N N CO ----------- — — -----�� co N 0 Subject Properties 129 P 7417 N *LMP 22960 N N 2 in CO co NM ---------------N 3 co No N N 4 / B to N 24 P 25056 ci 25 LL1 P 3 7794 4 P 5 7794 )9 '1'6-r\ ti (P 7417) R 8 1 0 ti a 1 23a 11 �\oo °co D 26 ID 7R P 10335 7 soh Q7 a P 10 5 6 5 ��c'`� P 63118 A 45 '`00 46 PO 118 12 Lo \, N Scale: 1:1,500 Ci _.f Pitt Mea•lows ___ *� °"I� ' j 23930/50 -130th Ave I r•�1 m L' �°� Pr i CORPORATION OF THE DISTRICT OF RIDGE MAPLE RIDGE := k�', - o : rw}l "- �_.�-- '1a �, �.. -+ ' _�.� ! ..-_.:.. r 7 District of "y , � ji _MAPLE ��,�,�,�� PLANNING DEPARTMENT Langley 9 Y ' ' 'Ma ',7� -. =w— —Li ter DATE: Dec 19, 2012 2012-026 VP BY: JV —r ASER,--' APPENDIX B SUBDIVISION PLAN OF THE EAST 1/2 OF LOT 2 AND OF LOT 3, ALL OF SECTION 28, TOWNSHIP 12, PLAN 7794 BCGS 92G.028 IC TRE imam mum OM OF MIS PEAK S7Prat.;WSW or 4.11%,” PS fiENNT trr-SZE) OPEN ROOM ATASCAM OF OM 1 PLAN OIRMOVSENeeRAMO 130TH PL4N EPP AVENUE 0 ORO* Mt 3 7794 Off PLAN L S POW TNf AIRSOCOON a AE APPRON1C °Priam FOR AE L60ICT OF IMPEL NOCE R CONNOr R AE SSE OF AE m,1UCT OF OWE wax PLRSNY! RP SECTION CMP OF AE £. ARE ACT Es A CONDOM OF ARMOIRE CF CAOYONtW PS RAN LES MATfM AE pfARR WK-0MAEA MOM. ORM= TME MD COMM REFRESENTEO f, A6 ROAN MRS LYA9tETEII ON AE zam air OF NOMLac$, ffiIL !r mar d OAVII/ t. WES 12912- 411 MAPLE RIDGE Dr it ,. i CutariL;e Dred Radix Greater keigh Is TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: January 7, 2013 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended November 30, 2012 EXECUTIVE SUMMARY: Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the vouchers for the following period through Council resolution. The disbursement summary for the past period is attached for information. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the "disbursements as listed below for the month ended November 30, 2012 now be approved". GENERAL $ 6,529,936 PAYROLL $ 2,490,880 PURCHASE CARD $ 133,556 $ 9,154,372 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 • Capilano Highway Services - 126 Avenue watermain replacement $ 207,805 • G.V. Water District - water consumption Aug 1-28/12 $ 802,288 • Tag Construction Ltd - Abernethy Way intersection improvements $ 510,168 • Wilco Civil Inc - Deer Fern Park & Cedar Park construction $ 178,151 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended November 30, 2012 have been reviewed and are in order. Prepared by: G'Ann Rygg Accounting Clerk II Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME 655287 BC Ltd Accent Glass Ltd Aecom Canada Ltd Aplin & Martin Consultants Ltd BC Hydro BC SPCA BFI Canada Vancouver Bloom Holdings Ltd Boileau Electric & Pole Ltd CUPE Local 622 Canada Pipe Company Ltd Capilano Highway Services Chelsea Park Holdings Ltd Chevron Canada Ltd Coast Water Systems Inc Columbia Bitulithic Ltd Creative Transportation Fitness Edge Flynn Canada Ltd Frazer Excavation Ltd Fuseforward lnternational Inc Garmar Holdings Ltd Greater Vanc Water District CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - NOVEMBER 2012 DESCRIPTION OF PAYMENT Security refund Leisure Centre energy saving window blinds Glass services: Fire Department - homeowner costs Leisure Centre Municipal Hall Randy Herman Building South Bonson Community Centre Whonnock Lake Community Centre National benchmarking initiative River Road railway review Multi -use pathway design along 122 Avenue Electricity Contract payment Nov Waste disposal Sep & Oct Security refund Maintenance: 224th Street pump station 228th & 119th junction box 232nd & 132nd transformer switch & genset 256th Street water tower 3rd floor Tower Albion Sports Park Banners Cliff Avenue Street Lights Hammond Community Centre Haney House Leisure Centre Memorial Park Merkley Park Municipal Hall PLC cabinets Randy Herman Building RCMP Rock Ridge water tower South Bonson Community Centre Street lights Westend entrance sign Dues - pay periods 12/22 & 12/23 124 Ave watermain replacement 126 Ave watermain replacement Security refund Gasoline & Diesel fuel Sewer flowmeter chamber - landfill Duraphalt Traffic count program Fitness classes & programs RCMP roof replacement Development deficiencies funded from developer securities Ditch cleaning See -It annual subscription Security refund Water consumption Aug 1-28/12 14,110 1,261 302 231 81 505 203 20,160 1,680 165 174 4,787 17,964 378 90 445 10,080 2,130 539 848 215 207 720 765 648 217 1,283 204 1,583 437 31,290 10,125 AMOUNT 674,838 16,693 21,840 34,059 102,005 27,527 17,269 30,000 43,880 23,300 22,993 207,805 100,000 83,649 18,241 35,432 16,856 37,669 68,904 41,415 17,920 16,140 802,288 Greater Vancouver Regional Dis Imperial Paving Inprotect Systems Inc Interprovincial Traffic Sery Jacks Automotive & Welding Manulife Financial Maple Ridge & PM Arts Council McEachern Harris & Watkins Medical Services Plan Microserve Municipal Insurance Assoc Municipal Pension Plan BC Newlands Lawn & Garden Mainten Pacific Ace Sports Surfaces Pacific Parklands Foundation Paul Bunyan Tree Services Popular Landscaping & Gardenin Rainbow Paving Ltd Raincity Janitorial Sery Ltd Receiver General For Canada Remdal Painting & Restoration RG Arenas (Maple Ridge) Ltd Ridge Meadows Recycling Society RJ Construction Ross Systems School Community Connections Scottish Line Painting Ltd Strohmaiers Excavating Ltd Sun Life Assurance Company T & T Demolition Ltd Tag Construction Ltd Targa Contracting Ltd 2012 grant in lieu Mosquito control program Water sample analysis 2012 Paving Program Roadworks Cycling transportation signage Abernethy Way Ph2 intersections Fire Dept equipment repairs Employee benefits premiums Arts Centre contract payment Nov Program revenue Oct Theatre rental & catering Security refund Employee medical & health premiums Fibre connectors Phones & Licences Server management interface Wireless access points Insurance deductibles Employee benefits premiums Grass cutting Asphalt replacement at various parks Kanaka Creek Watershed Stewardship Centre Roadside overhead brushing Tree removal at various locations Landscaping services for Silver Valley 224 Street road & sidewalk improvements Janitorial services: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Employer/Employee remit PP12/22 & PP12/23 Painting: Hammond Community Centre Leisure Centre Maple Ridge Park Ice rental Oct Curling rink operating expenses Sept Monthly contract for recycling Nov Weekly recycling Litter pick-up contract 3rd floor offices Rental property fencing Annual maintenance fees Community gardens project funding Road painting Ansell Street sanitary sewer local area service Property tax refund Building foundation demolition at 21428 Dewdney Trunk Road House demolition at 23448 105 Street Abernethy Way intersection improvements 119 Avenue road & drainage improvements 13,971 470 2,240 78,530 13,466 48,007 2,785 3,038 5,813 7,681 15,373 5,708 8,470 12,734 6,637 6,423 3,130 3,151 4,638 3,320 3,527 198 40,964 179 61,364 3,188 104,180 487 3,601 16,333 980 5,706 15,423 16,681 91,996 22,341 103,656 20,886 135,316 53,830 268,164 32,880 34,575 17,634 376,511 21,885 41,826 30,000 21,204 15,702 29,030 30,825 536,688 41,342 64,552 108,268 17,313 79,393 22,500 29,533 17,763 42,720 21,129 510,168 20,106 Total Energy Systems Ltd Total Power Inc Urban Systems Warrington PCI Management Wilco Civil Inc Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements November 2012 Maintenance: Leisure Centre Library Maple Ridge Museum Municipal Hall Operations Pitt Meadows Heritage Hall South Bonson Community Centre Randy Herman Building RCMP Whonnock Community Centre Maintenance: Firehalls Library Municipal Hall Operations Pitt Meadows Family Rec. Centre Pump Stations RCMP Tamarack Lane Trails Edge Whonnock Community Centre Traffic calming Transportation plan update Advance for Tower common costs Deer Fern Park construction Cedar Park construction Professional fees Oct PP12/22, PP12/23 & PP12/24 263 585 276 7,690 1,634 829 2,601 56,006 24,859 437 504 168 168 1,774 168 11784.25 168 698 702 168 3,499 17,628 103,631 74,520 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements \2012\[Monthly_Council_Report_2O12.xlsx]NOV'12 95,180 16,303 21,127 60,000 178,151 40,373 5,748,277 781,658 6,529,936 2,490,880 133,556 9,154,372