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2013-01-21 Committee of the Whole Meeting Agenda and Reports.pdf
District of Maple Ridge COMMITTEE OF THE WHOLE AGENDA January 21, 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 BC Assessment Presentation - Vivian Thompson, Senior Appraiser, Fraser Valley Office 1.2 2013 Property Assessment Overview - Manager of Revenue and Collections 2. PUBLIC WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 RZ/107/10, 23651 and 23657 132 Avenue, RS -3 and RS -2 to RM -1 and RS -1 Staff report dated January 21, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 to designate the southeastern portion of the property to Low Density Residential and to adjust the conservation boundary around a creek be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6779-2010 to permit future construction of 69 townhouse units be given second reading and be forwarded to Public Hearing. Committee of the Whole Agenda January 21, 2013 Page 2 of 4 1102 2011-114-RZ, 22810 113 Avenue, RS -3 to RM -1 Staff report dated January 21, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6868-2011 to designate land use from High Use Residential to Ground -oriented Multi -Family be given second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6869-2011 to permit a 43 unit townhouse development be given second reading and be forwarded to Public Hearing. 1103 RZ/086/08, 12060, 12074, 12068 and 12082 227 Street, Final One Year Extension Staff report dated January 21, 2013 recommending that rezoning application RZ/086/08 to permit an 81 -unit, 4 -storey, wood -framed apartment building be granted an final one year extension. 1104 2012-053-DVP, 21681 Ridgeway Crescent Staff report dated January 21, 2013 recommending that the Corporate Officer sign and seal 2012-053-DVP to vary minimum lot width and subdivision servicing requirements. 1105 Excess Capacity/Extended Services Agreement LC 152/12, 21755 Lougheed Highway Staff report dated January 21, 2013 recommending that the Corporate Officer be authorized to sign and seal Excess Capacity Latecomer Agreement LC 152/12. 1106 Contract Award: Electrical Contractor Services Staff report dated January 21,2013 recommending that the Electrical Contractor Services contract be awarded to Boileau Electric and Pole Line Limited. 1107 Ridge Meadows Recycling Society - Partnership Agreement Staff report dated January 21, 2013 recommending that the Corporate Officer be authorized to execute the Fee of Service Partnership Agreement between the District of Maple Ridge and the Ridge Meadows Recycling Society. Committee of the Whole Agenda January 21, 2013 Page 3 of 4 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 2013 Property Assessment Review Staff report dated January 21, 2013 providing information on the current 2013 Property Assessment information. 1132 Disbursements for the month ended December 31, 2012 Staff report dated January 21, 2013 recommending that the disbursements for the month ended December 31, 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 21, 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: 4 Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013 and Members of Council FILE NO: RZ/107/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 and Second Reading Maple Ridge Zone Amending Bylaw No.6779-2010 23651 and 23657 132 Avenue EXECUTIVE SUMMARY: Council gave First Reading to a rezoning application (RZ/107/10) on January 11, 2011. The proposal is to rezone the subject property from RS -3 (One Family Rural Residential zone) and RS -2 (One Family Suburban Residential zone) to RM -1 (Townhouse Residential zone), to permit a future construction of 69 townhouse units and the remainder south east portion to RS -1 (One Family Urban Residential) zone. The proposed RM -1 (Townhouse Residential) zoning complies with the Silver Valley Area Plan designation of the Official Community Plan. The southern property is impacted by a tributary of the Maple Ridge Park creek which crosses diagonally through the south-east portion of the site. An Official Community Plan amendment is required to Figures 2, 3C and 4 to re -designate the south- eastern portion to "Low Density Residential" and adjust the conservation boundary around the creek. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 be given First and Second Readings and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6778-2010 and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6778- 2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 1101 5. That Zone Amending Bylaw No. 6779-2010 be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to Final Reading. i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Amendment to Schedule "C" of the Official Community Plan; iii. Amendment to Part VI A of the Silver Valley Figure 2- Land Use Plan, Figure 4 - Trails/Open Space Plan and Figure 3C River Village Plan in the Silver Valley Area Plan of the Official Community Plan; iv. Park dedication as required; v. Consolidation of the townhouse development site; vi. Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vii. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking; viii. Removal of the existing buildings; ix. An Engineer's certification that adequate water quantity for domestic and fire protection purposes can be provided; x. 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. xi. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Wayne Bissky Owner: Michael Karton -2 Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Lot: A, Section: 28, Township: 12, Plan: 23796; PID: 009-289- 941 and Lot: B, Section 28, Township: 12, Plan 23796; PID: 009-290-214 Medium/High Density Residential, Conservation and Open Space RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) RM -1 (Townhouse Residential) and RS -1 (One Family Urban Residential) Use: 133rd Avenue and Single Family Residential Zone: R-1 (Residential District) zone Designation: Medium/High Density Residential Use: 132nd Avenue and Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Conservation, Low Density Residential, Open Space and Medium/High Density Residential Use: Single Family Residential Zone: RS -3 (One Family Rural Residential), RS -2 (One Family Suburban Residential) Designation: Conservation, Low Density Residential and Medium/ High Density Residential Use: Existing Single Family Residential & Proposed Multi -Family Residential (townhouses) Zone: RS -3 (One Family Rural Residential), RS -2 (One Family Suburban Residential); proposed RM -1 (Townhouse Residential) Designation: Medium/High Density Residential Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: Single Family Residential with a vacant log house Multi -Family Residential (Townhouses), Conservation and Single Family Residential (south east corner) 1.97 Hectares (4.88 acres). 133rd Avenue and 132nd Avenue Full Urban Standard DP/107/10, DVP/107/10 and 2011 -045 -DP (WPDP) -3- b) Project Description: The development site (Appendix A), located at 23657 and 23651 132 Avenue, within the Silver Valley Area Plan of the Official Community Plan, consists of two legal lots with a consolidated area of 4.88 acres. The two lots will require consolidation. The site gradually slopes down from the north east corner to the south and south west corner. A tributary of the Maple Ridge Park Creek runs diagonally through the south east portion of the southern lot. Environmentally sensitive area around this creek must be protected through park dedication within the 15.0 metres setback from the top of bank of the creek. Currently a log house sits on the southern property within the required environmental setback area, which will need to be removed as a condition of Final Reading of the bylaws. The existing equestrian trail along the south side of 132nd Avenue will remain and may need widening and upgrading when the properties on the south develop. The proposed Site Plan (Appendix D) shows main access to the site from 133rd Avenue leading through the site to connect to 132nd Avenue on the south. A total of 69 townhouse units (ranging in size from 1154 ft2 to 2101 ft2) are proposed in 16 blocks (of 3 to 5 units each) serviced by a 6.0 metres wide strata road with sidewalk on one side. Blocks 1, 2 and 3 facing 133rd Avenue have a street presence with direct pedestrian walkways to the municipal road. Each unit has its own parking in either tandem or a two car garage, giving a total of 138 parking spaces for residents. The required 20 visitor parking stalls (including three handicapped parking stalls) have been distributed near Block 4, 8, 10, 15 and 16. A community garden is proposed near Blocks 9, 10 and 12, facing west. The proposed building materials include: Cedar Shakes, Vinyl Siding; Vinyl windows; Cultured stone veneer; Duroid Roofing Shingles; painted wood trims, fascia boards, brackets, railing and skirt boards; aluminum railing and prefinished metal gutter and downspout (Appendix E). The proposed rain and storm water management scheme utilizes means such as infiltration of site run-off through absorbent landscaping, rain gardens, bio swales, central green space between units, permeable pavers for the side walk of the strata road and visitor parking stalls and staggered landscaped beds. A balance of native, decorative and low maintenance planting species have been proposed to differentiate between private, semi -private and public spaces (Appendix F). The total proposed usable open space and common activity area is designed for active and passive recreation of the future residents and meets the requirement of the proposed zone. A Community Garden along with a shed and composting area is proposed in the western area near Blocks 10 and 12 (Appendix D). c) Planning Analysis: Official Community Plan: The development site (Appendix A) consists of two legal lots within the Silver Valley Area Plan of the Official Community Plan. The subject properties are located just outside of the 400m defined "River Village" hamlet boundary which is intended to be the main Commercial centre in the Silver Valley Area Plan. The northern property is predominantly designated "Medium/High Density Residential" except for a very small portion (1%) designated "Conservation". The RM -1 (Townhouse Residential) -4- zone correlates with the "Medium/High Density Residential" designation and also provides a transition in density between the single family development to the north, to the more dense developments intended within the River Hamlet Centre. The southern property is predominantly designated "Medium/High Density Residential and Conservation" with a small portion (1%) designated "Open Space". The small "Open Space" designation is in the south east corner of the southern lot. Open spaces in the Silver Valley Area Plan are meant to be linked through developments to form a network of greenways throughout Silver Valley. Specific to this site, the open space requirement will be satisfied through a dedication of up to 21% of the land area for park. The "Conservation" designation is due to a tributary of the Maple Ridge Park Creek, running diagonally on the southern property, around which environmentally sensitive area must be protected through park dedication. Currently a log house sits on the southern property within the required 15.0 metres environmental setback area. This structure will need to be removed or demolished as a condition of Final Reading. The south eastern corner, beyond the 15.0 metres environmental setback, is proposed to be zoned RS -1 (One family Urban Residential) to comply with the surrounding "Low Density Residential" designation. An Official Community Plan Amendment is required to adjust the conservation boundary around Maple Ridge Park Creek and re -designate the remainder portion (south-east corner) of the site to "Low Density Residential". Zoning Bylaw: The current application proposes to rezone the property located at 23657 and 23651 132 Avenue from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential zone) to permit future construction of 69 townhouse units and the remainder south east portion as RS -1 (One Family Urban Residential) zone. The proposed RS -1 zone (One Family Urban Residential) requires a minimum lot size of 668 m2 and the remainder portion in south eastern corner of the site is 734 m2 in size and triangular in shape (Appendix D). Future access to this lot will be from 132nd Avenue. The proposed RM -1 zone (Townhouse Residential District) is intended for low to medium density townhouses and multi family residential buildings. A maximum density of 0.6 times the net lot area is permitted along with a 50 m2 basement area per unit. A density of 0.57 times the net lot area and total lot coverage of 33.2% has been proposed for this project. This zone requires a minimum usable space of 45 m2 for each three-bedroom and 30 m2 for each two-bedroom unit. This zone also requires a Common Activity area of minimum 5 m2 per unit. The proposed Useable Open Space and Common Activity Area including a tot lot (7490.8 m2 in area) is combined and located near block 15. blocks 6, 7 and 8 (see Appendix D). The RM -1 (Townhouse Residential) zone specifies the following setbacks: 7.5 metres from front, rear and exterior side yard; 4.5 metres from an interior side yard for a wall with no windows to a habitable room and 6.0 metres from an interior side yard for a wall with a balcony or a window to a habitable room. Maximum permitted height in this zone must not exceed 10.5 metres and 2.5 stories. Some minor variances for setback, height, stories of certain units and retaining wall height, are being sought, as outlined below. -5- Proposed Variances: The variances sought by the applicant can be categorized into setbacks, building height, building stories and retaining wall height exceeding 1.2 metre height. These variances will be explained in detail in a future Council report and are expected to be similar to those sought by other Silver Valley projects. There are no variances being sought for parking. Off -Street Parking and Loading Bylaw: As per the Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990, the RM -1 (Townhouse Residential District) zone requires two parking spaces per unit for residents plus 0.2 spaces per unit for visitors, requiring a total of 152 parking spaces (138 for residents and 14 visitor parking stalls) for 69 units proposed. The proposal is in compliance of this requirement. All the proposed 69 units have their own tandem or double car parking garages and the visitor parking stalls are well distributed as shown on the Site Plan (Appendix D). 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 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for this development proposed within 50 metres of the top of bank of the Maple Ridge Park Creek. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration/ enhancement of watercourse and riparian areas. Advisory Design Panel: On December 11, 2012, the Advisory Design Panel reviewed the proposal for form and character. The panel recommended this proposal moving forward with the following concerns to be addressed by the applicant as the design develops and submitted to staff for follow-up: • Consider providing a barrier to prevent through traffic through the site • Consider reversing the elevation treatment on the end elevations of Building 1 and any other buildings with similar treatment • Consider using a consistent treatment of the cultured stone on all elevations • Look at the corner/bottom trim at the cedar shingle panel • Consider providing a stronger architectural detail at the entry stair and railings • Revise the note regarding the trees in the rain garden area • Confirm the engineered treatment of the grass in the country Lane • Consider changing the design of the higher retaining walls with the use of a green wall system • Consider providing a hedge along the west property line -6- • Consider providing outdoor patios for Units 1 through 11 • Consider reducing the gravel areas between the building blocks • Consider providing space for more street trees between Units 5 & 6 and 9 & 10 • Consider providing stepping stones through rain garden for access to community gardens • Confirm proper landscape maintenance access for all yards • Consider relocating street trees closer to sidewalk on 133rd Ave • Consider means to make sidewalks continuous throughout the site All the above stated concerns were addressed through design revisions and reviewed by the panel to their satisfaction. Development Information Meeting: On January 9, 2013 the applicant and his team of consultants conducted the "Development Information Meeting" at the Yennadon Elementary School Library at 23347 128t" Avenue Maple Ridge, from 7:00 p.m. to 9:00 p.m. As per Council Policy 6.20, invitations were mailed to adjacent property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. This was an informal drop-in meeting. All the proposed drawings were displayed for the interested attendees. A sign in and comment sheet were provided. The development team was present at the meeting to explain the rezoning process, time -line, design details of the proposal and address any concerns. This meeting was attended by nine (9) people with the following comments: • Overall concern was about development in the Silver Valley preceding a new school or lack of schools in general, especially with Yennadon School running full; • There was a concern expressed about lack of proper transit in the Silver Valley Area in general; • There was a question if a hydrology study was done for the proposed Storm Water Management for the site. It was explained that the civil engineer takes into account the typical storm/rain water volumes anticipated on site after construction; • There was a request to remove the Alder Trees along the southwest side of the property; • A written comment on improvement of the existing equestrian trail on the south of 132nd Avenue was provided. The southern shoulder of 132nd Avenue is narrow so the request was to explore if the existing trail could be moved to the northern side of 132nd Avenue and widened to 2.0 metres; • There was a comment on the street facade facing 133rd Avenue; • Positive comment was heard about the 20 visitor parking stalls proposed for this development; -7- The development on the corner of 237A Street and 132nd Avenue has already set the pattern of the separated side walk, anticipated to continue west along the northern side of 132nd Avenue until it reaches 236th Street. This application is anticipated to upgrade the northern side fronting their property up to the corner of 237A Street. District will reimburse the costs for upgrading the frontage of the District owned park land at 23735 132nd Avenue (approximately 55m metres in length), after the construction is complete. To be able to have a consistent streetscape along the northern side of 132nd Avenue, it is appropriate that the equestrian trail remain on the southern side of 132nd Avenue. d) Environmental Implications: A tributary of the Maple Ridge Park Creek runs diagonally through the south east portion of the southern lot. Environmentally sensitive area around this creek must be protected through park dedication within the 15.0 metres setback from the top of bank of the creek. The development proposal is within 50.0 metres form top of bank of the Maple Ridge Park Creek, hence subject to a Water Course Protection Development Permit and the associated refundable security for any clean up and enhancement works. The applicant has submitted an Environmental Impact Assessment report and a Water course Protection Development Permit application that is under review. e) Interdepartmental Implications: Engineering Department: The Engineering Department reviewed the proposal and determined that there is no road dedication required, however all the required off-site services do not exist. The deficient services and upgrades which are required to be provided through a Rezoning Servicing Agreement include the following: Ditch enclosure, removal of culverts, under -ground utilities, new separated side walk, new concrete barrier curb and gutter, street trees and street lights facing 133rd and 132nd Avenue, up to the corner of 237A Street. 132nd Avenue needs to be repaved from the north side of the road to the edge of the water main cut in the road from the corner of 237A Street west across the site frontage. District will reimburse the costs for upgrading the frontage of the District owned park land at 23735 132nd Avenue (approximately 55m metres in length), after the construction is complete. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the Development Permit is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings at a later date. -8- Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings at a later date. f) School District Comments: A referral was sent to the School District office and no comments were received. g) Canada Post Comments: A referral was sent to the Canada Post office and no comments were received. h) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application (Appendix B), 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. i) Citizen/Customer Implications: A Development Information Meeting was conducted on January 09, 2013 where the neighbours had an opportunity to express their concerns. This along with a future Public Hearing is considered adequate opportunities for citizens to voice their concerns regarding the proposed development. -9- CONCLUSION: The proposed land use is in compliance with the land use designation of the Silver Valley Area Plan. Some minor height and setback variances along with retaining wall height variances are being sought, which will be a subject of a future Council report. This proposal will dedicate environmentally sensitive area (approximately 21% of the consolidated site area) for conservation purpose, along with enhancement works around Maple Ridge Park Creek. It is recommended that First and Second Readings be given to Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 and that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6779-2010, and that application RZ/107/10 be forwarded to Public Hearing. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP Planner "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by David Pollock" for Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 6778-2010 Appendix C - Zone Amending Bylaw No. 6779-2010 Appendix D - Proposed Site Plan and Site Sections Appendix E - Proposed Building Elevations & rendering Appendix F - Proposed Landscape Plan, Section and details - 10 - APPENDIX A 1 w•� I I000Z -I is t 7 b l V � ��� Q J 11 m 13325 13326 19 ��ti /�� /::.l3 472$ 16 rt'1�� A�6 $ 29 23737 3 co 138317 ¢ 133 Lam' 12N 16 13319 13320 20 , .b 15 �� ti 1°j 30 33s 23741 13313 n N 133 ti� ��� `y�6 R3 14 13 ti3 12 7 o_ 17 13312 21 rt, 31 23742 23743 d 13309 133 4 10 23687 11322237451 12 n cn 3 4 rn 5 n 6 7 ro 8 9 rn n23691N 13305133( n (0 (0 (0 (0 CO CO CO CO 23746237475 NN 0123 r° N N N N N N N N N N2369713 / 33 4 13301`� ql_ lb 133 AVE. N 27 I / ' 13295 1 N2183289 PA RK 1 132 M N 1913283 Subject Properties 13295 26 2 13. 119277 13275 132 13245 21 B P 48 92 5132 r. 3 13265 P 47 60 3 a m 13257 1 co N 1321 (0 24 5 13251 132! 13260 23 (V o_ 6 1323 13235 coco co 01 fV P 47 60 3 °�° 7 c- 13225 132: 13227 22 20 A 0 8 m 13215 1322 - 13215_ 57 M N N. M N N UN. , up N CV N ,n c',:), 9 1321 N N O 13165 O (O P 2637 CO Rem 1 O n C7 N n CO N LMP EP 1 37 25 A P 2637 ,L N Scale: 1:2,000Jr�=�' Ci Mea foPiws •l� _ "tt *+ 23651/57-132 Ave I RI 0 fYf 3 M �yn E. CORPORATION OF THE DISTRICT OF mi rE='pL^^I ` J.1 � ~ l ke' "� "' YCf}'W`� ���, LI v�,,tly ii_ y 4 MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of �� a, Langley= - 7E mi. - DATE: Jan 17, 2013 RZ/107/10 BY: JV ASER� APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6778-2010 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.3 Part IV - Silver Valley Area Plan, Figures 2, 3C and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 2. Figures 2 and 3C are hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 28 Township 12 New Westminster District Plan 23796 and Lot B Section 28 Township 12 New Westminster District Plan 23796 and outlined in heavy black line on Map No. 805 a copy of which is attached hereto and forms part of this Bylaw, are hereby re -designated to Conservation and Low Density Residential; and 3. Figure 4 is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 28 Township 12 New Westminster District Plan 23796 and Lot B Section 28 Township 12 New Westminster District Plan 23796 and outlined in heavy black line on Map No. 847, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by removing from and adding to Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 2013. READ A SECOND TIME the day of , A.D. 2013. PUBLIC HEARING HELD the day of , A.D. 2013. READ A THIRD TIME the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.20 . MAYOR CORPORATE OFFICER 2 13335 W 13336 17 b tip 6 ) 0 64.., ryp 10 co n 14 ( M ,1, 1i,»O �j 1 13321 13322 M EPP 9002 - 1 13331 13332 1801 pyp rynj- bp��7'.7 Lg1 5 0 313`5 4 17 tip 4'2 92; 2, ,S.ti tO 9 237A ST. Ey 15 m 11� 3327 13328 5 IM 135325 ao 13325 13326 19 rn h$ rygo 1 '° F b° 6. 2• �9 9. 16 ti ti`5 7 4 2515%.1 3 x113317 8 13318 a 44 4 �bt, ��'b 23'�e \ 16 LN 13321 13322 1 1319 13320 20251 ,1/4, tip 15 30 3 2374 13313 13314 ' 138 I� a "' I ��h`3 ppAp p 14 13 tiS 12 23738 2 7 17 Lc,13317 ¢ 13318 a17 I W 13315 d 1331221 y�� = CP 9631 L 31v 23743 136309 133108 111 I N 13313 14x' I J 8 9 10 23687 23742 11 — 21 _ Ln 13312 23 1— 2 3 4 5 6 7 32 ?_ T 13306 a 22 0 M N m v ,0 m Ns 0 23691 237451 1 1 13309 rn1 " ! i m (0 N co co co co co co c°io co co co 23746 23747 5 19 h N- N- \ mow\ �N 13305 \.cs� •' • M N \ M N M N M N M N M N M N M N I M N M N M N i 23697 33 1 3 \ T 4 1 X01 I / f M 20 1 M N M N AZ� Q �� • C . , or:®ik126.84 LMP 35468 133AVE. / 1 10 e 1 13292 1 PARK 13295 11 13282 2 13275 12 oro 13276 ^ N- rn 21 P 48925 I� 3 I� 13265 13 a 13268 m u- m B 8 la Im cn 14 132so15 C P 47603 16257 M N N IN CII) 5 13250 .............„------- \ )9 8 rn 24 I N- I� 13251 132AAVE. M 23 „..../13260 N 0 Im 6 / 16 13238 m ; 1 1 13235 17 P./ N P 47603 1 o rr7 13230 ` BC 35 1 13225 U 13227 CN / 1 U 8 m 18 13220 m — 22 20 I 13215 Y M 13215 o_ 34 *PP157 M N — // i r -- a) ,n M I 9 1 13205_ — 19 13210 \ d — N N 132 AVE. N , iv BCP 2< N CO LMP 38113— / 13165 co P 2637 N Rem 1 r- LMP N 7404 A EP 13725 A 13160 P 2637 I 4 VADLI RIDG- OFFICIAL C OV Bylaw No. 6778-2010 Mau No. 805 From: Medium/High Density Residential, V \ITY Conservation DLA\ AV and Open =\DI \G Space To: 1 Conservation Low Density Residential _/\ N SCALE 1:2,500 MAPLE RIDGE British Columbia 2 13335 W 13336 17 tip 6 ) 0 6 ^6 ryp 1 14 rt. 9iL).. I 13321CO 13322 co co EPP 9002 113331 13332 18 01 Lg1 5 0 4bnj 4 pyp ryry0`O bp�7'.7 ‘5, 17 tip 4'2 92; 2 5�L ti 9 237A ST. 15 m 11� 3327 13328 IM 15 ao 13325 13326 19 rn h$ tiyo ^ F �° 6. 2• �9 4 13' I, 16 ti ti`5 7 137 2515%. 3 3 1 x113317 8 13318 a 44 4 �bt, ��'b 237�e \ 16 Lti 13321 13322 12r 13 19 13320 20251 tip 15 30 3 2374 13313 13314 ' �' 13a I� a "' I tipp6$ pry ppAp p 14 13 tiS 12 23738 2 7 17 13317 ¢ 13318 a a 17 I W 13315 a 13312 21 y�� = CP 9631 L 31v 23743 136309 133108 1 N 13313 14x ' J 8 9 10 23687 23742 11 m — 21 Ln 13312 23 f 2 3 4 5 6 7 32 ?_ T 13306 a 22 0 M N m v Lo m 23691 237451 1 13309 rn1 " ! m co N co co co co co co <JD co co co 23746 23747 5 19 h N- N- \ mow\ N 13305 \.cs� •' •• M N \ M N M N M N M N M N M N M N I M N M N M N / 23697 33 1 3 \ T 4 1 X01 I / f M 20 1 cv M N M N AZ Q �� • C . , or:®ik126.84 LMP 35468 133AVE. / 1 10 e 1 13292 1 PARK 13295 11 13282 2 13275 12 oro 13276 ^ N- rn 21 P 48925 l 000 3 I� 13265 13 a 13268 m u- m B 8 la Im cn 14 13260 C a257 P 47603 16257 M N Q IN 0)5 13250 /" \ )9 8 co 24 i� 13251 132AAVE. 13260 c) 23 _ N a Im 6 / 16 13238 a, t:,-1 V 13235 17 co N P 47603 1 o rr7 13230 BC 35 1 _ 13225 U 13227 CNI 1 U 8 m 18 13220 m — 22 20 I 13215 Y M 13215 a 34 *PP157 M N ,n M I 9 I 13205_ — 19 13210 \ a co N cc, 132 AVE. N N BCP 2. N CO LMP 38113- / 13165 co P 2637 N Rem 1 r- LMP co 7404 A EP 13725 A 13160 P 2637 I 4 VADLI RIDG- OFFICIAL C OV Bylaw No. 6778-2010 Mau No. 847 Purpose: 0 To Add To Conservation V \ITY DLA\ AV =\DI \G To Remove From Conservation N SCALE 1:2,500 Alt MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6779-2010 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. 6779-2010." 2. Those parcels or tracts of land and premises known and described as: Lot A Section 28 Township 12 New Westminster District Plan 23796 Lot B Section 28 Township 12 New Westminster District Plan 23796 and outlined in heavy black line on Map No. 1501 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM -1 (Townhouse Residential) and RS -1 (One Family Urban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 11th day of January, A.D. 2011. READ a second time the day of , A.D. 2013. PUBLIC HEARING held the day of , A.D. 2013. READ a third time the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 2 13335 W 13336 17 tip 6 ) 0 6 ^6 ryp 10 to 14to M '1, 9L).. 1 13322 r) r) - EPP 9002 1 13331 13332 18 01 Lg1 5 0 3'1'3`5 4 pyp ry4-b- bp�7'.7 6‘'c' 17 tip 4'2 92; 2 sA ti (D13321 9 237A ST. Ey 15 m 11� 3327 13328 IM 135325 ao 13326 19 rn h$ tiyo ^ 3° F b6 6. 2 • i9�"' ti 4 16 ti ti`5 7 2515%.1 3 c+113317 8 13318 a 44 4 �bca ��'b 237�e \ 16 LN 13321 133221 1319 13320 20xI tip 15 30 3 'b 2374 13313 13314 I 1 I� a M col tipp6$pAry ppAp 14 13 4-P 12 ti 2 7 17 13317 ¢ 13318 a 17 I W 13315 d 13312 21 �b�23738 = CP 9631 ti 31v 23743 136309 133108 I N 13313 14r' I J 8 9 10 23687 23742 11 m — 21 Ln 13312 23 1 2 3 4 5 6 7 32 ?_ T 13306 a• 22 0 M N m v Lo m 23691 237451 1 1 13309 rn1 " ! m co N co co co co co co <JD co co co 23746 23747 5 19 h N- N- 1f�. \ mow\ �N 13305 \.cs� •' •• M N M N M N M N M N M N M N M N I M N M N M N / 23697 33 1 3 \ T 4 13301 I / it' M 20 1 cv M N M N AZ Q 71 �� • C . , or:®ibX284 LMP 35468 133AVE. 1 1 /s., ( 10 c 1 113292 1 PARK 13295 11 13282 2 13275 12 oro 13276 ^ rn 21 P 48925 Ic 3 I� 13265 13 a 13268 m u- m B 8 la 1m cn 14 132so15 C P 47603 16257 M N Q IN 0)5 13250 /" • )9 y8 to 24 I� 13251 132AAVE. 13260 M 23 cNi 0_ 1m 6 / 16 cp 1 _ 13238 1 13235 17 P. — co N P 47603 1 co i.. 7 13230 BC 35 1 13225 0_ N 13227 I V 8 m 18 13220 CO V — 22 20 I 13215 Y M19 13215 a 34 *PP157 M N n r-- Lo9 1 13205_ — 13210 • o_ I m CI N co N 132 AVE. i""', N N BCP 2 N CO LMP 38113— / 13165 co P 2637 N Rem 1 r- LMP N 7404 A EP 13725 A 13160 P 2637 1 4 /ADL= Bylaw No. Mau No. From: R 6779-2010 1501 RS RS DG= /0\= AV -3 (One Family Rural -2 (One Family Suburban =\D Residential) Residential) \G To: 1 RM -1 (Townhouse Residential) RS -1 (One Family Urban Residential) N SCALE 1:2,500 MAPLE RIDGE British Columbia 10 WALE WI UN MIMED.. 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Enlarged Site Plan South oak 0.17.2012 Seek Cnnhn 12111 A1.5 Unit 1E (Ere 1) UM 2E ,13,21,21') PRELIMINARY ONLY NOT FOR CONSTRUCTION 1311r20,01s5ws ME HOT MAL wsIIc*roMAK. UM 2E(Em 2) 2G=£° J West Elevation '11=r�N:1i.«. .-021.21.0232331121 2)1525 (Ere 2) 10125 213,7 South Etevatione_ UM 1E(EM 1) 4 Exterior Materials 2 04.501.5125,&a+. asi;ry. 51pw56mw... 5 0.12,1212 rinr4, Dow M1NM1.1G 11 • P1312.121114,32 e3..we.m.ewtl e • .2 9122,2 2•24..1 121,41521.24. 0 33 12 e444. W.. wNY 2Vt0 2 51,pw4 4 0.6.2- S4 may, . 1 .152.31.3-1•20..13.22,11 17 11 71 14.322 «,1,13221 1..1. ”3311- 13:.:2,1F7, =w33.t51.5441.42.15.02.4 111.1 --_, , ,. 33, afs`ra12a East Elevation North Elevation 3 XIUN3dd'd ISS3EApy.ww(:5 Black 1 Elevations DKK 11, 2012 4.1144.1 WS IAA 12341. 0. 2 A3.02 West Elevation Ll/VIE (End ,t Sb -S' SOW SOBGLr WHSJ PRN+[oc.ARo+o(x'.9+1 PRELIMINARY ONLY NOT FOR CONSTRUCTION .1,,,.707:7A¢1..13.+1..1,weieerma1,v. UMSESEnd0) ., (.) 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Enhe ISSUED DfINVIIPIS Block 3 Elevations 2 CbE6 AM 0 Et -f,1 141 life Dec 17. 2012 Oman 14111.1101 P�;.ni0 ex,P A3.06 Unit 12H on ,a UNI 15F �u A' TONGUE nps.a1 PRELIMINARY ONLY NOT FOR CONSTRUCTION 0161n51a.•..0.70 pis,. eearw..l5[167 rlooru,CE `I"J ua m 1OFlo2) Exterior Materials a.— UV 16 uun 7.06, South Elevation East Elevation 1 Block 4 Elevations Dee 17, 2012 Prole.° 1995 A3.08 1.111111.1.1.0./ 1410111101,1111. PRELIMINARY ONLY NOT POK CONSTRUCTION 51,61,4111.101111.1....C.0 04 .1. Site Aerial Rendering 0,6 rd. Seale 1.11.1.11 11,111.11.1 A5.01 SLAN �1 1 awwITE: FPaso is LEGEND 1, MAIN ROAD 2. CHILDREN'S PLAYGROUND 3, GARDEN PLATS p, PRIVATE RESIDENCE. REAR YARD S, PRIVATE RESIDENCE, ENTRY PATO d, PEDESTRIAN PATH 7. ENHANCED RIPARIAN SETBACK, SEE ENVIRONMENTAL D, SPECIAL PAVING BAND DN ROADWAY 9, ENTRY SIGNAGE ID, NATIVE FOREST 10GE PLANING 11. CONIFER HEDGEROW 12. DRIVEWAY 13. VLSOUTCSPARNHG 14. RETANED TREES 15. AODRCNAL CONIFER PLANTING 16, RIPARIAN BARRIER FENCE, SEE LAN05CAPE DETAILS 17. RESIDENTIAL ENTRY FENCE 10. STREET TREE 19. DENCH 20. PRIVACY SCREEN 21. RAN GARDEN/DIOSWAEE 22. COUNTRY LANE 23. CONCRETE BLOCK WALL 24. CAST N PLACE CONCRETE WALL 25. AEBRA SLOPE GREEN WALL 26. STEPPING STONE PATH GTE 6[1.1.6A1.16AW .o1APUNNMs a MArap w F .ndP...Y..... .... PaN. A.5 m{.Pm I..r....en WNW. a.St...4 . 0 * mnfern aL� 4,n u�BY m. e.6 .aneyBu eP..R A.A Poem 21001.113 WM= 306 C... ..,. P+.. ate. fr. Mt we..e...,..., n.w.o.a Ina Wan. 1.2...~� NF.N.s.. n.a 11 20 11 ...Sa.Pn1 N.Yee.• ]41h wWal 24,4 MM. ' ` J— .011�1v. �...w.0.0 4e2Mwnaw. r.rNwer n W ® �xeemanna 31 PE...* a6eMG. Pad xt Wena 4r.W Now n .d Nara lee ea my...11m mow. pM Sa.ca,acce Ma. Akm.n ped u..�.2 Ln�.Bue,.Y np. tlna. n,a.ma4uw th,.Pa .eenaa o.u..i� twe'J ml ;to A.er..nyu. p4 At Nh+��..a.. vl,u.n Ya. F.Avb .m..a FLOUR LIST.SIORA SLOPE WALL 111.666 21.12.1131.1.211. Irrr. 14a. 11.6.662/.01.212 Gmr.�a.enn uGS L 4 rp 6Y1 n2d Ms.s..Wq.eer 542.42( w n ePx wWai R.�n w � •P�i, •rea 11416 puma 117..6 war aAUNT 1.1111.120. 2[uAnnAPn �fES.PhME lM w�nu4rT T F0.1 oppNiiw aaruew.ev- W Z LU M I. SHARP R DIAMOND Lanekaapaitosaaactuno Ina • 23657 132nd Maple Ridge x2/l4T/m- 11451 eed 21067 102nd Mama SITE PLAN 742.0 0/2 Ch4*70 BY L 100 Unit E re, nsl Unit E 7 Unit E 6 Unit E M a IE: TI (�(I 5,6� I'j } PLANTING PLAN NORTH �1 J ssnh: I:lv] IF oiatx41/0; , 1474 69 ,_ .•MARP & DIAMOND W WomgArelilloolumye. irroN 23657 132nd Maple Ridge 1,4I01(10 .23651 x,413057 PLANTING PLAN NORTH SWOT lnC.rr,O• D,m. 9Y 9Mrred 9y L 102 VIEWING PLAZA DETAIL PLAN f Sc+M: 1x00 OTYPICAL UMTS ALONG MAIN ROAD PLAN 5c0IN 1:100 0 1 3 5 i1 �KIDS PLAYGROUND DETAIL PLAN . Sar. 1:100 4OTYPICAL COMMUNITY GARDEN DETAIL PLAN uac moo LEGEND 1. MARI ROAD 2. CHILDREN'S PLAYGROUND 3. GARDEN PLOTS 4. PRIVATE RESIDENCE, REAR YARD 5_ PRIVATEAESDENCE, ENTRY PATIO G. PEDESTRIAN PATH 7, ENHANCED RIPARIAN SETBACK, SEE ENVIRONMENTAL B. SPECIAL PAV►VG RAND ON ROADWAY 9. ENTRY WAAGE 10. NATIVE FOREST EDGE PLANTING 11. CONIFER HEDGEROW 12. DRIVEWAY 13. VISITOR'S PARKING 14. RETAINED TREES 15. ADOTKRNAL CONKER PLANTING 16. WPARUW BARRIER FENCE, SEE LANDSCAPE OETAR5 17. RESDENTLAL ENTRY FENCE 18. STREET TREE 19. BENCH 20. PRIVACY SCREEN 21. RAW GARDEN/BIOSWALE 22. COUNTRY LANE 23. CONCRETE BLOCK WALL 24. CAST RN PLACE CONCRETE WALL 29. SERRA SLOPE GREEN WALL 25. STEPNNG STONE PATH SNAKE. a DIAMOND MIN Eaa4wq A+m,:uaiwb Ins 23657 132nd Maple Ridge 12/102.(10 L13651 a,.703551 132m1ANIp DETAIL PLANS D ItlY' I"J00 'C KIael Of RrrAprz Rgx1100 —_--...-08-281 90.01' L 101 Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013 and Members of Council FILE NO: 2011-114-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Official Community Plan Amending Bylaw No.6868-2011 and Second Reading Maple Ridge Zone Amending Bylaw No.6869-2011 22810 113 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential) to permit a 43 unit townhouse development. This application requires an amendment to the Official Community Plan to redesignate the land use from High Density Residential to Ground -Oriented Multi -Family and is located within the Town Centre Incentive Program area. On November 8, 2011, Council gave First Reading to Zone Amending Bylaw No. 6869-2011 to rezone this property from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential) and considered the early consultation requirements for the OCP amendment. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6868-2011 be given Second Reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6868-2011 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; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6868-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; and 4. That Zone Amending Bylaw No. 6869-2011 be given Second Reading and be forwarded to Public Hearing; and 1102 5. That the following terms and conditions be met prior to Final Reading; i. Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security as outlined in the Agreement; iii. Amendment to Schedule "1" of 10.4 Town Centre Area Plan of the Official Community Plan; iv. Road dedication as required; v. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vi. Registration of a Statutory Right -of -Way plan and agreement at the Land Title Office for a storm sewer through 11275 Burnett Street; vii. Registration of a Cross Access Easement Agreement at the Land Title Office; viii. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking; ix. 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. x. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject land. DISCUSSION: a) Background Context: Applicant: Owner: Atelier Pacfic Architecture Inc. - Brian Shigetomi NAG Construction Co. Ltd. Legal Description: Lot 2, District Lot 402, Group 1, New Westminster District Plan LM P39949 OCP: Existing: Proposed: Zoning: Existing: Proposed: Low -Rise Apartment Ground -Oriented Multi -Family RS -3 (One Family Rural Residential) RM -1 (Townhouse Residential) -2- Surrounding Uses: North: Use: Park Zone: RS -3 (One Family Rural Residential) Designation Park South: Use: Haney Bypass, Canadian Pacific Railway and Park Zone: RS -3 (One Family Rural Residential) Designation: Highway, Park East: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Low -Rise Apartment West: Use: Townhouse Zone: RM -1 (Townhouse Residential) Designation: Ground -Oriented Multi -Family Existing Use of Property: Vacant Proposed Use of Property: Townhouse Site Area: 0.925 HA. (2.28 acres) Access: Newly constructed extension of 113 Avenue Servicing requirement: Urban Standard Companion Applications: 2011 -114 -DP, 2011 -114 -VP b) Project Description: The applicant proposed to rezone the subject property from RS-3(One family rural Residential) to RM -1 (Townhouse Residential) to permit the development of 43 townhouse units. The subject property is triangular in shape and is sloped from the north to south. Each of the townhouse units are strategically positioned on the property to take advantage of the views of the Fraser River and park to the south. At present, the site is vacant and cleared of all natural vegetation. Approximately one third of the units have double wide garages while the remaining units having tandem style garages. The units along 113 Avenue are designed to have a street front appearance with entry doors, gates and walkways out to the street. The townhouse units backing onto the single family homes to the east have full walkout basements with at -grade patios and ample windows to allow natural light into the enclosed spaces. Each of the side sloping units steps down with the grade of the property which in turn produces a row home appearance. Site access is proposed from 113 Avenue which will be extended eastward by the developer. Currently, 113 Avenue is dead -ended at 228 Street and is unconstructed from 228t" Street to Burnett Street. Slope stabilization work on the District Park property opposite the development on -3- the North side of 113 Avenue is required and will be a condition of the Rezoning Servicing Agreement. c) Planning Analysis: Official Community Plan: The applicant is requesting an amendment to the Town Centre Area Plan, involving a change in designation of the subject site from Low -Rise Apartment to Ground -Oriented Multi -Family. This change, which results in a reduction of density for this site, is supportable based on the similar surrounding uses of townhouse and small lot single-family to the north and west of the site. It is anticipated that the adjacent lands to the east of the subject site will redevelop into townhouse . The applicant made the request to change the designation, due to soft soils found on the site and the significant expense that would be incurred to prepare the site for a low-rise density development. The subject site was designated in the Town Centre Area Plan for low-rise apartment use, which followed in line with the proposed land -use designations in the Town Centre Concept Plan that was endorsed by Council in 2005. In 2007, an application was received in the Planning Department for a low-rise apartment on the subject site, respecting the proposed designation in the Town Centre Concept Plan. As the 2007 application was still in progress when the Town Centre Area Plan was prepared in 2008, the low-rise apartment designation was respected and remained as such in the final plan. Zoning Bylaw: The property meets the minimum lot width, lot depth and lot area requirements of the RM -1 (Townhouse Residential) zone. A preliminary review of the development plans revealed that the proposed development will require five variances to the Zoning Bylaw. These variances are outlined in the Development Variance Permit section below. Proposed Variances: The applicant is requesting that Maple Ridge Zoning Bylaw for the RM -1 (Townhouse Residential) zone be varied as follows: 1. Part 6, Section 602 (6) (a) of the RM -1 (Townhouse Residential) zone in the Zoning Bylaw to reduce the required setback for the proposed townhouse development from 7.5 metres from the front property line to 6.0 metres to provide a stronger street presence for the units facing 113 Avenue; 2. Part 6, Section 602 (7) (a) of the RM -1 (Townhouse Residential) zone in the Zoning Bylaw to increase the overall building height from 10.5 metres to 11.13 metres to incorporate architectural dormers on the downhill sloping buildings on Unit Block 1, 2, 3 and 4; -4- 3. Part 6, Section 602 (7) (a) of the RM -1 (Townhouse Residential) zone in the Zoning Bylaw to increase the number of stories from a maximum of 2 1 stories to three stories on Unit Blocks 5 and 6. This variance is to allow better use of the rear yard space on the side sloped buildings, which are abutting the rear yards of neighbouring single family residential properties; 4. Part 6, Section 602 (8) (c) (i) of the RM -1 (Townhouse Residential) zone in the Zoning Bylaw to vary the minimum requirement of 15 metre horizontal unencumbered radius to living space for Units 8B, 9B, 19B, 20B, 33C, 34C, AND 35C. This variance is requested due to the triangular shape of the property; and 5. Part 4, Section 403 (4) (b) (1) of the RM -1 (Townhouse Residential) zone in the Zoning Bylaw to increase the maximum allowable reduction from the minimum setback of 1.25 metres to 2.42 metres. This is to allow an increase in depth of the entry porches and balconies for the better enjoyment of the occupants. The variance applies to Unit Blocks 1, 2, 3, 4, 5 and 6. Off -Street Parking Bylaw: As per Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990, the RM -1 zone requires a minimum of 2 stalls per dwelling unit, 0.2 stalls per unit for guest parking and 1 accessible parking stall (including in the total visitor stalls) for the 43 townhouse unit development. The applicant proposed to provide a total of 86 residential stall and 13 visitor stalls, which are a total of 4 visitor stall over the required minimum. Development Permits: Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit application has been submitted which will be the subject of a future report to Council. This development is also located within the South View precinct of the Town Centre Area Plan and is required to provide a variety of housing choices for people who choose to live in the town centre. The proposed development provides this variety in housing type as it offers both double wide and tandem width units, making affordable housing available to the area. The key guideline concepts of the South View precinct state that the development should incorporate the following principles into the development: 1. Promote North and South View as distinctive, highly livable multi -family neighbourhoods; 2. Create pedestrian friendly, ground -oriented, multi -family communities; 3. Maintain cohesive building styles; 4. Capitalize on important views; 5. Provide private and semi -private green space; 6. Provide climate appropriate landscaping and green features; and 7. Maintain street interconnectivity. -5- The proposed development demonstrates these principles as it is a ground oriented multi -family development with traditional design elements, maximized views of the Fraser River, and adequate open space for the residents. Community connectivity will also be enhanced with the construction of 113 Avenue along with internal walking paths to community amenity spaces. The landscaping uses natural planting throughout the property as well as in the on-site bio -filtration facility located on the south east corner of the development. Advisory Design Panel: The current application was presented to Advisory Design Panel on September 11, 2012. The Panel raised a number of concerns related to the building design and quantity of landscape materials provided on the plan. Since that time, the developer revised the drawings to reflect the necessary design changes and the plans are now acceptable to the Planning Department. Development Information Meeting: A Development Information Meeting was held on July 31, 2012 at the Maple Ridge Public Library by the staff of Atelier Pacific Architecture. There were approximately 10 to 15 local residents and interested parties that attended the meeting. Seven people signed the "sign -in sheet" and five people provided comments on the development. Although most of the attendees favoured the proposed townhouses, concerns were raised regarding the high volume of traffic along 228 Street and the already limited amount of on -street parking. These issues are anticipated to be addressed by the construction of 113 Avenue from 228 Street through to Burnett Street as additional street parking will then be available in front of the townhouse site and along the south side of the District park property. d) Environmental Implications: The development site has several geotechnical concerns as stated in Levelton's Geotechnical Site Assessment report dated June 23, 2008. Significant soils remediation and special soils considerations will be required during the construction phase of the development to address the fill material that was deposited on the site in the past. Recommendations discussed in the Levelton report will need to be followed. To meet the Watercourse Protection Bylaw, the developer will be required to construct a bio -filtration and detention pond on the southeastern corner of the site. This facility is necessary to treat the stormwater runoff prior to being discharged into the Metro Vancouver Fraser River wetlands south of the Haney Bypass. e) Interdepartmental Implications: Engineering Department: The Engineering Department will require a Rezoning Servicing Agreement for the proposed development. The Rezoning Servicing Agreement will include the construction of 113 Avenue from -6 228 Street to Burnett Street and the infill of the drainage ditch along the southern property line, adjacent to the Haney Bypass. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. The Manager of Parks and Leisure Services has advised that the maintenance requirement of $25,00 per new tree will increase their budget requirements which depends on the number of street trees determined at the Development Permit stage through the landscaping plans. f) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (insert amendment), is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. 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. Ministry of Transportation A referral was sent to the Ministry of Transportation as the development is adjacent to the Haney Bypass. On May 24, 2012, Planning received preliminary approval from the Ministry of Transportation for one year for the proposed rezoning application. The Ministry of Transportation confirms that no site access will be permitted to the Haney Bypass and that they have no immediate plans to further widen the Haney Bypass at this time. g) Citizen/Customer Implications: While the proposed development application is not in compliance with the Official Community Plan, it is viewed by the neighbouring properties to be a better fit with the neighborhood as the townhouse form is consistent with the existing townhouse development to the west. -7- CONCLUSION: It is recommended that Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6868-2011, that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6869-2011, and that application 2011-114-RZ be forwarded to Public Hearing. "Original signed by Ingrid Milne" Prepared by: Ingrid Milne Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by David Pollock" for Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw Appendix C - Zone Amending Bylaw Appendix D - Site Plan Appendix E - Building Elevation Plans Appendix F - Landscape Plans Appendix G - Site Sections/Streetscapes -8- APPENDIX A 4" 11 491 " 21-14/487 P 71 276 4 e> co 1149222 1 as 4 CL _J 22 11490 1 2 Park "'13 N B f 32 85 N c'' N LMP 13592 46. 7148323 fl RI 11 488 CP Ag' 774iy 74 24 V. v-,,,, a4 NWS2885 A x ,g 2 ', B� 2S 11 422 s, LMP ::5(EPSA64l) LMP 9 560 LMS 1258 LOTS 11384 BC 10 P 14 624 \11372 LMP 1 078 8 N` 9 11352 P 14624 11 375 operty P14624 LMP39046 :u:ct .77 LMP 39949 co P 14624 ^ 11327 Qz a_ 6 7 m 11318 726' 11 , 0 5 Rem A N u, 7 7j2e 11313 p EP 14217 Ma 4 3 11 298 7j2j9 6•44,), F 6yAgSS 11 299 CID Q B Rem 14 m N 19750 N - �.......... 03 rn `•• a. N 11285 7129P 44•10 A < a MS 72 O 7/255 77 A 18 1 ' Rem. 282a4 Mop• 13 n. 20 772)8 B ,\ It) Q 7 77 79) 252 12 le 7 ° �O A®17255 47i4o fP N Scale: 1:2,500 Ci _.f Pitt Mea •lowsLo\,. _ �� "�► j 22810-113 Ave I al 0 go ih.4 yn fYf Zii. ii 13 M � ,may-`J E'��tgcfllrni�.i 1•=, !' i to - EL CORPORATION OF THE DISTRICT OF .mit ffiz � �u !' Iik, � I � o �- 4n. 1 . C:La eEeE -� - E: . �""� �% Kt L� ! . _ _., MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of ` Wig �I twit_ Langley �Yi►] �� ,rMl=_j DATE: Jan 15, 2013 2011-114-RZ BY: JV ASER--' APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6868-2011 A Bylaw to amend Official Community Plan Bylaw No. 6425 - 2006 as amended WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.4, Schedule 1 Town Centre Area Land - Use Designations; 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. 6868-2011." 2. That parcel or tract of land and premises known and described as: Lot: 2, D.L.: 402, Plan: LMP39949 and outlined in heavy black line on Map No. 815, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Ground -Oriented Multi -Family. 3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the 8th day of November, A.D. 2011. READ A SECOND TIME the day of , A.D. 20 . PUBLIC HEARING HELD the day of , A.D. 20 . READ A THIRD TIME the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER / V \-'1/4' / - (T JSy p�j ! s� 1, cra i<" i i•�cc / � / LMP 25 �5 i LMS3'7 's2 ss I / A 7 7,4us \ \ BCP 36092 PARK / / EPS 641 i \ , ) L\ \ —_ — \ LMP 9560 \ \ BCF 33406 % _ - LMS 1258 \I 11 ..A.. \ \ LOTS \ \ \\ BCP 40733 11384 /�/ / / \ \� co N \ 10 \ P 14624 \ 11372 ^y \ — — LMP 10788 \ 9 11375 11357 P 14624 _ — LMP 9562 \ 8 \ p \ P 14624 1133$\ LMP 39046 \ o K LOT 2 N LMP 39949 \ a)"P>\ co 10 7 \ °' \ ,\C CO co 11327 P 14624 \ \ Q^ 2 ��- c 07 \ 6 97 d 0� 11318 72g) �� A�ciT 7C 1111313 i. Rem AEP 4217 M'0 7 q 5'28a 11299 ro J 11298 Q \ ,� 2y, AN, 9Y eyA B Rem 14 mV \ 3 2,9 P 19750 11275 A 9SS 9�8 d ,, N 11285AN 294 7 i • \ 2 1127. 1 d Z 7 a. <M A1/63 \,,,‘.\ \11265 �28z51, \ \ \ \ \ \ ws9s , , 7S\, / ✓ / RP 3736 B R 3 ""N ^� ry \ 2 Q 77,, 6- �o� l p o00 1 o 4 QQNA `s iks, G . 40 co �o �Q VADLI RIDG- OFFICIAL C OV Bylaw No. 6868-2011 Mau No. 815 From: Apartment — Low Rise To: Ground—Oriented Multi—Family V,\ITY DLA\ AV =\DI \G L./...\ N SCALE 1:2,490 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6869-2011 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. 6869-2011." 2. That parcel or tract of land and premises known and described as: Lot 2 District Lot 402 Group 1 New Westminster District Plan LMP39949 and outlined in heavy black line on Map No. 1546 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RM -1 (Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 8t" day of November, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER i u \ i /Q/ ��` b` / prn ' i /v�% s� p�o \ 0 LMS3'7fb o� 11422 C " n/ v / LMP 250 I / A / ,774u\BCP36092 /PARK/'// (EPS \ \ LMP 9560 \ \\ BCP 33406 -- -- LMS 1258 — \ -� A.. \ \ \ LOT S \ 33407 11384 /// \ \ / / \ • 1- N N \ \ \ 10 P 14624 \ 11372 1 y 1' ti� _--- LMP 10788 \ \ 9 11375 11332 P 14624 LMP 9562 \ 8 •-p/y\ P 14624 11\ LMP 39046 o \ N LOT 10 7\ u' \ 11327 \ LMP 39949 a P 14624 \ �,q� 10/ \ ��.11318 \ , 14, 11 „..., \ Aq up Rem A �,\ 7 \ "10/4, 11313 11313 fp. P 14217 Mb \ 11298 11299 Q \ 411/4 CO \ \ \ 9j4�L �4'FY B co Rem 14 mV \ \ 9Y eyA P 19750 �7 9SS N 11285CID N 294 \ \ \ /),9(49 \\\ 908 a a A LMS+ 7 u\ %,e\4%1 J '7282 A c 10 ^p. \ Rem. N. \ 13 �` �"� ` Q �\ N. •••., \ •••., ''26 '9250 COQ ^�o�A ' 55 \ \ S 8 41 \ \\ 1.• s9s7S N. / / �O \ \ P42- \ v/ RP 3736 \ \ B \ \ VADL= Bylaw No. Mau No. From: To: R 6869-2011 1546 RS RM DG= /0\= AV -3 (One Family Rural -1 (Townhouse Residential) =\D Residential) \G !.......\ N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX D 11 It t� c� ' � ■ ■ ` It �ISIM ■I�� H a n e y B y P a s s PROPOSED TOWNHOUSEDEVELOPMENT 2 2 8 1 0 - 1 1 3 t h AVENUE, MAPLE R I D G E, B. C. NAG CONTRUCTION LTD. c/o DAMAX CONSULTANTS LTD. ATELIER PACIFIC ARCHITECTURE INC. ISSUED FOR DEVELOPMENT PERMIT APPLICATION/ ISSUED FOR DEVELOPMENT VARIANCE PERMIT APPLICATION FEBRUARY 2012 a PROJECT NORTH DP -1.1 ZONING SITE PLAN SCALE: 1:300 APPENDIX E Haney By -Pass PROPOSED TOWNHOUSE DEVELOPMENT 22810 - /13th AVENUE, MAPLE RIDGE, B.C. NAG CONSTRUCTION LTD. c/o DAMAX CONSULTANTS LTD ATELIER PACIFIC ARCHITECTURE INC. ISSUED FOR DEVELOPMENT PERMIT/ DEVELOPMENT VARIANCE PERMIT APPLICATION FEBRUARY 2012 H a n y B y s no • O PROFILED ARCHITECTURAL ASPHALT SHINGLES - BLACK O WINDOW, DOOR & GABLE TRIMS PAINTED WOOD FASCIAS COLOUR: RENSAMIN MOORE. WHITE. 1 2222-22 OVERTICAL VINYL HOARD AND BATTEN - KAYCAN WHITE. O VINYL. WINIII)W FRAMES ®HORIZONTAL VINYL. SIDING COLOUR: KAYCAN - AZURE BLUE MST HORIZONTAL VINYL SIDING 5 COLOUR: GENTL:K - MIDNIGHT SURF 0652 RP, GUTTERS. ALUMINUM RAILINGS & FEASIIINGS COLOUR. WHIT E 0 STAINED CEDAR SHAKE 0 PAINTED WOOD POSTS - WHITE ® CAST IN PLACE CONCRETE PROPOSED TOWNHOUSE DEVELOPMENT 2 2 8 1 0 1 1 3 t h AVENUE, MAPLE RIDGE, B. C. NAG CONTRUCTION LTD. c/o DAMAX CONSULTANTS LTD. ATELIER PACIFIC ARCHITECTURE INC. ISSUED FOR DEVELOPMENT PERMIT APPLICAT1O II ISSUED FOR DEVELOPMENT VARIANCE PERMIT APPLICATION FE 6F UAW.' 2012 DP -O.03 COLOUR/MATERIAL ARCHITECTURAL AESTHETIC DESIGN RATIONALE OVERALL DEVELOPMENT THE 131511110 PR0PERIT 11 A TM...WEAR WR &AWED- SLOPED LOT LOCATED AT THE COMIER OF 1,111.1 AVE AND HANET RT PASS 141E CURRENT LANDUSE DESIGNATNNFISLOIN H1EEAPARTMENT IMIN R RS.S DONE FANNY RURAL RESIOFl1T1AL12CNE DES1CH1T.OH TIE PROPOSAL TS TO AMEND THE OCP LAND uSE OESIGNTION FROM 501* RISE APARTMENT TOEROAED INDENTED Mu2TFFNM.Y WITH A REZOHIMG DESIGNATION OF PAI -1 TO AUGM FOR THE 111101010 DEVELOPMENT OF IO TOIYNI1USE INUITS 511101NTLY- THE LANDS DIRECTO. TO THE HORN. AND SOLER OF THE PROPOSED 911E ARE 0(110INTED AS PARK. MALE FOUR SINGLE 1AMR1 PROPERNES ARE SITUATED CH NE LAND DWECTLY TO THE FAST. WEST CF LIE 911E R DESIGNATED AS WOUND CREATED MULTEAMA.1 AND AS CUNENTITOCCLN'E0 fn RESKTENTW. TOWNHOUSE DEVELOPMENTS OPYEII THE 0150AL NATURE OF T11E STYE AND TTS 5URRWN0TIO AREAS. A LONER DOWN DEVELOPMENT PROVIDED IN THE FORM OF WOUND ORIENTED TAUTEN/NT TOWNHOUSES NAY B E PREFEPIRE TO DE NEIGXIQIFWG RESIIEHTS OVER A 56V RISE APARTMENT 0(YEL5PME11 MAT wAS PFEEmouSLYPROPOSED. T1E PROJECT C0NFCFRAS TO TRE DEVELOPMENT AE 9ES15N PRexIPLES IF SPECIFICITY. PLACE -MAKING. 004MU1tl11 MUNE ANDA MORE DENSE. WEAN ENVIROIWENT AS DUNNED IN THE METE ROSE OFEUL CLIEMNTY PLAN. THE GRGwTGO01NTED New GUIDELHES FON MANN VENTRE AREA LAND -USE GUIDELNE0 A5 WELL As MLLn-FAMILY DEVELCnTENT P ERN, AREA GJICELRNESTHE PROJECT RESPECTS AND IS INFORMED IN THE FARINA/ LANDSCAPE OF THE AREA, AND NR0300 IRE DESIGN ACCESSIBILITY Nm 4IEIYSCAPES ATTELW11 TO FOSTER A FREN0LT ANO SAFE PEOEST0511 Cm-Rua/ENT 11.0 FORA. cF DEVELOPMENT NOCK/ED DT THE FIVE CORNERSTONE PHFICIPLES OF TNF MAPLE RIDGE OFFGNN COMMUIPT1 PLAN: ENVIRONMENT FIRST -LAND INFORMS DEVELOPMENT BONE 1OPOORAPNF ISRESPECMD AND NE DEVELOPAENT FOLLOWS THE DIES OF THE LAA VAN MINIMUM REGJ1101NO DESIGN AND SORE DF BI•.0544 PROTECTS ACCESS TO vEWB, n ey By EMHA)CEs PR1VACY11•m LNABIUTT SUSTAINABLE APPROACHES - BALANCE BETWEEN ENVIRONMENTAL, SOCIAL S ECONOMICAL BENEFITS FORM OF DEVELOPMENT r NPAL TOVMNOUSES• CREAT.50 A DENEMED RES15E1TML EINIRQP4NT Alt SE11015 ASIDE A LARDED OPEN SPACE DC. THE DENEFN CF NE RCEEI IT5 AIA TIE GC.MKN151 THE PROJECT TEL 8E INCORPORATING PEST .MNADEIENT PRACTICES IEM P.SI THROUGNOUT AND 11E DEVELOPER TS LOONHG TO 115CLuCE R SUSTNw1HLETY STTGTEOT FORT/ENDED/ECM w LL ASIDE SITE ADAPTABILITY - ALTERNATIVE HOUSING FOR YOUNG FAMILIES FORM OF LEVELOVNENT PROPOSES APPROA:E.MTELT .,100 SOFT. UMTS NAVY DOA wAULOUT 1 5A1 -L11 BASEMENTS TO ACCO,0I0p5TE OROyl11101N0AE5 RVID ENCOUNN E AF ALTERNATTlE• HOUSING FORM TO UNCLE FAMKT OAELI1NGS HEALTHY & INTEGRATED COMMUNITY - INTEGRATION BETWEEN NATURAL ENVIRONMENT HOUSING, OPEN SPACE AND INFRASTRUCTURE TO ACHIEVE A NEIGHBORHOOD AND COMMUNITY THAT IS ALIVE AND HEALTHY A LAR[£ CE1F1hALLT LocAtES dfi000R 41050tT AREA SERIES TO TE THE 001010P,ENT TODETIER. PREKEDE A SENSE 01 AN VREORATE0 COMMI4111. TT1E CENTRAL NEWT/ AREA ALSO SERVES AS A BUFFER BETWEEN THE TOMIgJ11S PATINE TEE 5EMSELFIENT AND FLAILS TEE RESTl!M5 A140 hE COAMJNRYS LNNIO, WOWONG IND RECREAT.HIL WEDS PROJECT SPECF1 LANDMARK GATEWAYSI ENTRT FEATORES ARE PROPOSED AT PERDETER AND NEW CAMERAE SPACES AND FOSTER *SPEC/FE'EEH3E0FKALE-. FORM OF DEVELOPMENT FORM OF DEVELOPMENT PROPOSES B BLOCKS COMPRNED OF 5 MAH LMT TYPES. FACT BLOW a EFEEI ❑❑ ❑❑ ❑❑ ❑ ❑❑❑❑❑❑❑ ❑❑ ❑❑ ❑❑ ❑ WU HINE AN APPEATENCE OF SIEFPEO RCM ROOMS VIM EACH WE 4A100 DEAFLY ACCESS TO WNW ANDA GARAGE OFF Ary INTERNE, STRATA ROAD. 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FASCIAS AE MEMOS COTRBENT THE MEDICAL EPEES OF TIE BURCN0 ACC/NT1ATRy THE *DANE THEME AND ANNE AOONTOWA EM001E{NT 10 THE DEMON GEIERNIE VINNSES OF WARE DINTREUIE TO 1EE TIME OF APPRECNT1NG NATURE BY 41101441015410510111051011111111101510001. NATURAL DONT Arm VE WS W1T1rl THE FARROW OF THEIR HOMES. TEE Taw/NEWS 111.141 ARE RASO EOUIPP50 HEN BOLDINES, PAT101 MEW DEaS PRONMG AREAS CF 511500/0 LNWG SPACE THAT NIMEAELY CONMECT THE RESIDENTS .ATH 11EIR SURRCA NOMG INVERC DIENT. A CENTRALLY LOCATED CCA111W ACTNATY AREA TIES TIE DE1T10PAEM TWINER AHI DEMANDER ALIIIPED SENSE OF COMMUNITY. TIE WWETBY-ASS DEVELOPMENT SEEKS TO HARMONIZE IEEE AND EMARUFLHFM. PROPOSED TOWNHOUSE DEVELOPMENT NAG CONTRUCTION LTD. c/o DAMAX CONSULTANTS LTD. ATELIER PACIFIC ARCHITECTURE INC. ISSUED FOR DEVELOPMENT PERLIITAPPLICATIOF4I ISSUED FOR DEVELOPMENT VARIANCE PERMIT APPLICATION FEBRUARY 2012 DP -0.04 ARCHITECTURAL AESTHETIC/ DESIGN RATIONALE e • c = i dr�ll�lll, IEIII _ _ ..,illlllll — I Iigi -ll1 Ilulpl 10 1 Illi 1 P0�1 Ilio I ` o Illoi 1 `Ion lllo I 1°© 1411 1= .•I 111111111„1111111111 -111111111111lllllIiilll — ,IIIII111111111!IIIIIIII — ���� 1 r � -=1=1"'-"1=1 ,EEEilllllll Ii1111111111 Ililloli mill) it . 111 i Iil. E I�� to■! I:I Imo. : ,_. .. .' ---_ - _--- _ .�� - IIII1IIIIIIII1II 111111111-1 flail InI to l INI = .. 1;411.. Fa .IIII IIII IIII IIII IIIIIIII IIIIIIl1 IIIIIm 1II IIII f� - Iol ... 1EillIIII IIII IIII fill Illi ��fl��111 ■■ ■■ ■! ■11 ::l:i:.i�I1!IiullI i■riI. .I•.i.ri.l� 111:';1111111111"r1� w :1.11 - r r1NEih. 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Landscape Architecture + Urban Design TO 604 263 8013 eGUE eOraCT TRE Nov.12 Proposed Townhouse Develpment 22810 -113th Avenue, Maple Ridge, BC MA JL INFO ON FENCE LAYOUT/ PLAYGROPUND-LAYOUT PLAN/ PLAYGROUND -MATERIAL PLAN 4 3 XIGN3ddd ▪ loht r,se, Tilts drueng und ,lesogn and d i al limes roma,. th, irclusoc property of JHL our, Inc Uncl ounnot he ustd without the tond,,pe anfhit,t's writh, cons,nt. JHL Design Group Inc. LandscapeArchitecture + Urban Design 604-243-8613 ro,, I-866-2,-9554 14011-1SI 11150 Tr. Proposed Townhouse Develpment 22810 -113th Avenue, Maple Ridge BC •fl.f LANDSCAkPLAIlr PLAPinNO DF_SIGN L-3 wl11► - 111111111112=1.111kii_71_ iI■illPI moll It a3s �s wca d �'L7== ve_ .5?1511 ggre _= •i4/10 . •• 49•101100101; ..10•101•101•1*1•01 1 (7,.pyight reserved. This drawing and design Is and 01 ail times remains the exclusive property of OHL IGroup Inc and cannot be used without the I.md»plli architect's written consent JHL Design Group Inc. LandscapeArchilecture + Urban Design 50 Proposed Townhouse Develpment 22810 -113th Avenue, Maple Ridge, BC JL ELL 1ANDZCAPE PIANi PIAH1RQG DESIGN L-4 T IF lcpyiaht r. ,rued. This hawing and design is and at all dol.'s r s the v.wluswe property of JHL Dosign l oup In .0nd cannot be nsed without the landsape a, ehitect's mitten roneent. n.e JHL Design Group Inc. LandscepeArchitecture + Urban Design 1:150 Nov .12 �r� nnr Proposed Townhouse Develpment 22810 -113th Avenue, Maple Ridge, BC J LANBSCAPe PINY PlNlnNH DQBIOiN L-5 x nin-ricd rIrifJfif'Irk- 1T11iii11f 11 V II II 111 1IU000ULDJLUL.I V.C,JDEN PEACE HICAIE ,ET<II 7 WOODEN FENCE DETAIL -3 HIGH WOODEN FENCE I!0 WOODEN FENCE DETAIL- 6' HIGH 4.7 ruirall FLAN SLALE 1. 3L. LLL3A IIU6 MAIL BUR AREA TRELLIS DETAIL L cpright resarord. [Iris dror331 030 d.3e'Ign it dnd 1 ull times Iim ins [hv e:cluslve I. Mt,yl ty 31 :IHL Oa:pnl303 In, 0331 56660-1 be us -ed without thl yrjpe rondof3 15615 wrlt15! :9nsSn1 JHL Design Group Inc. LandscepeArchitecture + Urban Design 130 11° ,12 IL 6550** n1u Proposed Townhouse Develpment 22810-113h Avenue, Maple Ridge, BC g{11- MILE tam DETAILS L-6 //zit-) 1 If�II IPI I1T t u. d. y , - f,,� L.7 77 1 w I1 r�i} �- 1 $ - 9{ z m z •fl k \ -rk s 1 p }}((yjj, in v 1=10M 1131 M,Lr•i Fe.; (;r Oaep Aaars Grrarrr meigtHE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013 and Members of Council FILE NO: RZ/086/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Final One Year Extension Application 12060, 12074, 12068 & 12082 227 Street EXECUTIVE SUMMARY: Council granted a one year extension to the above noted application on September 13, 2011 for the period of April 27 2011 to April 27, 2012. The applicant has now applied for a final one year extension under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit an 81 -unit 4 -storey wood -framed apartment building under the RM -2 (Medium Density Apartment Residential) zone. RECOMMENDATION: That pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, a one year extension be granted for rezoning application RZ/O86/O8 (property located at 12060, 12074, 12068 & 12082 227 Street ) and that the following conditions be addressed prior to consideration of final reading: Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Road dedication as required; iv. Consolidation of the development site; v. Removal of the existing buildings; vi. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. 1- 1103 vii. Purchase of Parcel A, Except Plan BCP36787 Road, from the District of Maple Ridge. viii. Registration of a Restrictive Covenant protecting the Visitor Parking. 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: Site Area: Access: Servicing: Companion Applications: Wilson Chang Perpetual Success Enterprises LTD. Lot: 2, Section: 20, Township: 12, Plan: 7450 Lot: 1, Section: 20, Township: 12, Plan: 86322 Lot: 2, Section: 20, Township: 12, Plan: 86322 Lot: B, Section: 20, Township: 12, Plan: 22808 Urban Residential Urban Residential RS -1 (One Family Urban Residential) RM -2 (Medium Density Apartment Residential) Apartment RM -2 (Medium Density Apartment Residential) Low -Rise Apartment District Fire Hall P-6 (Civic Institutional) Institutional Single family residential RS -1 (One Family Urban Residential) Low -Rise Apartment Single family residential RS -1 (One Family Urban Residential) Medium and High -Rise Apartment Single Family Residential Low Rise Apartment 0.388 HA Proposed rear lane access Full Urban DP/086/08 2- The current application proposes to rezone the properties from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential) to permit the construction of a four storey apartment building containing 81 units with a floor area ratio of 1.46. The apartments are a mix of one and two-bedroom units, ranging in size from 50.31m2 (542ft2) to 88.26m2 (950ft2). The building is a four storey wood frame apartment structure over a one storey concrete basement parking level. An access ramp to the underground resident parking is to be provided via the proposed rear -lane. Seventeen visitor surface parking spaces are proposed to be located at the rear of the building, adjacent to the lane. The First Reading report (see attached) was considered on March 04, 2010; - First Reading was granted March 23, 2010; - Public Hearing was held April 20, 2010; - Second and Third reading was granted on April 27, 2010; - First extension was granted September 13, 2011 (granted retroactively from April 21, 2011). Application Progress: The properties have been sold and the new owners are currently in the process of gathering enough financial support from banks and investors to prepare for the construction phase of this project. 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. -3- CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application after having acquired the properties on December 21, 2012, and has applied for a final one year extension. It is anticipated that within the next few months final consideration will be applied for. It is recommended that a one extension be granted (e.g. April 21, 2012 to April 21, 2013). "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 David Pollock" for Approved by: Frank Quinn 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 - First Reading Report -4- APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6712 - 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. 6712-2010." 2. Those parcels or tracts of land and premises known and described as: Lot "B" Section 20 Township 12 Plan 22808 New Westminster District Lot 1 Section 20 Township 12 Plan 86322 New Westminster District Lot 2 Section 20 Township 12 Plan 86322 New Westminster District North 70 Feet Lot 2 Section 20 Township 12 Plan 7450 New Westminster District and outlined in heavy black line on Map No. 1469 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 23rd day of March, A.D. 2010. PUBLIC HEARING held the 20th day of April, A.D. 2010. READ a second time the 27th day of April, A.D. 2010. READ a third time the 27th day of April, A.D. 2010. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . PRESIDING MEMBER CORPORATE OFFICER Pcl. A RP 56793 12177 12167 5 P 23392 2- 12757 7 P 23392 12141 1.914 ha 24 P 1161 121 AVE. P v (N2 884 co, 53 3 rn N P 2 944 6 /0 2817 I P % N 288 4372 N N 289 4 co 290 5 291 C 12087 P N6 N 884 55 3 0)4 P ,N6 944 (05 6 „4 N P 2196 IN 4372 295 4 294 M 22 292 12077 Rem N N 293 / RP 84340-Zem. A BROWN AVE. Rem. 12178 N 1/2 A 12166/68 P 7948 S 1/2 A 12154 P 66473 355 12153 12142 2 0 2-) 354 12147 CL 12136 1 _1 2 12130 P 9944 (0 353 12159 12751 00N1/2 16 P 38897 175 12720 S1/2 16 22 12119 12090 1 BCS 1124 N 147 co 72111 P 22808 72082 1 N 12074 co 2 22 12068 22 P 7450 N 70' 2 12060 CN 20 148 22 12101 N 1/2 10 72178 S 1/2 10 12170 336 12169 BCS 569 12162 co N 1/2 9 0 Rem 2 12161 / 22 12152 1 2 9 22 S. 52.5' 2 7215 12148 331 332 p 72136 56987 B LMP 41 72147 A 65 12139 12128 338 337 62211 72126 12151 402 P 67C 401 81 12121 12714 1 12102 2 68638 *PP090 00 N 50' 5 12115 22 Rem. 5 12105 o- 7 Rem 10 12096 A �o P 11644 12087 N 1/2 1 112081 71- S 1/2 (0 1172077 —N 1/2 22 1 212067 S 1/2 12 12057 co N co Lc) L6 N N LOT A 5 (P9687) QMP18210 rn o ° N N N N 7 8 9 2b7 P 9443 1 1 1 P 96 2 5 N 37 P 1 5 N 9446 1 1 co co N N 298 299 P 43724 300 N 12047 301 N N N Rem. West Rem. 81.5 4 Feet 4 P 7863 P 1� 2 20546 3 P 8695 *PP093 co 61 P 51167 LP 73289 N N 4o 22 02 0 22 0 LANE 11971 7 3 N 11963 22 2 N N Rem. Pcl. A 0.608 ha. BCP 34253 310 P 51311 5 70 5 N Rem. A P 9541 71970*PP084 B P 9541 FLETCHER ST. 12086 B 22 J 12076 A 10 22 N 22 J 720628 BCS 3189 1 0.722 ha 72065/75/85/95 72054 S 1/2.7 12042 co N 1/2 6T 72055 I'`) N70' N130' of 2 oo 12038 22 S 1/2 6 12041 Rem. N 130' of 2 17 12052 Rem. 2 12057 12028 /50 167 N 22 1522 12026 Rem. 18 0 22 22 ry P 61650 DEWDNEY TRUNK ROAD co 22 O 22 22 71 RP 59996 P 52750 327 5 5 1 1.19 ha N 57 P 46839 71969 r 8 22 7 11981 5 N VADL DG ZO\ AV -\D \G Bylaw No. 6712-2010 Map No. 1469 From: RS -1 (One Family Urban Residential) To: RM-2(Medium Density Apartment Residential) MAPLE RIDGE British Columbia 1:2500 MAPLE RIDGE British Cr•Eunt6ia Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE APPENDIX A TO: His Worship Mayor Ernie Daykin DATE: March 4, 2010 and Members of Council FILE NO: RZ/086/08 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6712-2010 12060, 12074, 12068, 12082 227 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Residential) to permit construction of a four -storey, wood - frame, 81 unit residential apartment building. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6712-2010 be given first reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to final reading. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Road dedication as required; iv. Consolidation of the development site; v. Removal of the existing buildings; vi. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. vii. Purchase of Parcel A, Except Plan BCP36787 Road, from the District of Maple. Ridge. viii. Registration of a Restrictive Covenant protecting the Visitor Parking. 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: Site Area: Access: Servicing: Companion Applications: b) Project Description: Wilson Chang, MAIBC Balhar S Basi Lot: 2, Section: 20, Township: 12, Plan: 7450 Lot: 1, Section: 20, Township: 12, Plan: 86322 Lot: 2, Section: 20, Township: 12, Plan: 86322 Lot: B, Section: 20, Township: 12, Plan: 22808 Low Rise Apartment Low Rise Apartment RS -1 (One Family Urban Residential) RM -2 (Medium Density Apartment Residential) Apartment RM -2 (Medium Density Apartment Residential) Low -Rise Apartment District Fire Hall P-6 (Civic Institutional) Institutional Single family residential RS -1 (One Family Urban Residential) Low -Rise Apartment Single family residential RS -1 (One Family Urban Residential) Medium and High -Rise Apartment Single family residential Low rise apartment 0.388 HA Proposed rear lane access Full Urban DP/086/08 The current application proposes to rezone the properties from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential) to permit the construction of a four storey apartment building containing 81 units with a floor area ratio of 1.46. The apartments are a mix of one and two-bedroom units, ranging in size from 50.31m2 (542ft2) to 88.26m2 (950ft2). The building is a four storey wood frame apartment structure over a one storey concrete basement parking level. An access ramp to the underground resident parking is to be provided via the proposed rear -lane. Seventeen visitor surface parking spaces are proposed to be located at the rear of the building, adjacent to the lane. -2- c) Planning Analysis: Official Community Plan: The proposed rezoning to RM -2 (Medium Density Apartment Residential) is in accordance with the subject properties designation as "Low -Rise Apartment" in the Town Centre Area Plan. The Low -Rise Apartment designation is intended for development in a three to five storey apartment form where units are accessed from an internal corridor and residential parking is provided underground. The current 4 -storey development proposal complies with the above criteria. Both 227th Street and Brown Avenue are identified in the Town Centre Area Plan, Figure 1 - Multi- modal Transportation network, as part of the Connective Pedestrian Network. This network is intended to provide pedestrian -friendly linkages outside of the Civic Core and should be designed to enhance the pedestrian experience with separated sidewalks on both sides of the street, street trees and the potential for wayfinding signage. Additionally, both 227th Street and Brown Avenue are part of the Bicycle Network. The Bicycle Network may have dedicated bicycle lanes, where feasible, or shared arrow markings in street travel lanes to clearly identify bicycle routes to motorists, cyclists, and pedestrians. The Engineering Department will be reviewing these guidelines with the proponent at the time civil drawings are finalized. Zoning Bylaw: A preliminary review of the plans has revealed that the proposal complies with the requirements of Zoning Bylaw No. 3510-1985. Off -Street Parking and Loading Bylaw: A preliminary review of the plans in relation to the Off -Street Parking and Loading Bylaw requirements has revealed that the proposal generally complies with the bylaw, although the application proposes a variance to reduce the total number of required parking stalls from 138 to 130. The applicant proposes to provide residents with 113 parking stalls and visitors with 17 parking stalls; resulting in a total of 130 parking stalls provided for the development. The Off -Street Parking and Loading Bylaw requires 122 resident parking stalls and 17 visitor parking stalls, resulting in a shortfall of 9 resident parking stalls. In accordance with Section 3.4 of the Off -Street Parking and Loading Bylaw, the applicant has opted to pay to the District of Maple Ridge a total of $72,000 in lieu of 9 parking stalls. An up to date parking study is required to support the proposed reduction. Development Permits: As per Section 8.11 of the Official Community Plan, a Town Centre Development Permit is required for all new multi -family residential development in the town centre. The development proposal is located within the North View Precinct of the Town Centre Area Plan. Accordingly, prior to the issuance of a building permit, the Development Permit must be reviewed and approved. An application for the Development Permit has been received and will be the subject of a future Council report. -3 Advisory Design Panel: The application was presented to the Advisory Design Panel on February 9, 2010, at which time the Panel supported the application moving forward to Council, with the following resolution; • Consider more contemporary material palette consistent with the architecture • Consider the issue of the visitor parking stalls in conflict with the adjacent units • Consider relocation of the amenity room to be on the main floor and have direct access to the open courtyard • Consider securing the open courtyard for the safety of the building • Resolve the design of the main entry to the building and incorporate a significant canopy and coordinate with the landscape design • Consider increasing the depth of the balconies to improve functionality • Define a visitor access route from the surface parking to the building entry point • Consider introduction of additidnal screens to the other elevations • Consider simplifying the vertical glazing at the main entry • Consider altering the parapet heights to create a more varied roof line • Incorporate a barrier free washroom within the amenity room The applicant will address the above recommendations and a more detailed report will be forwarded to Council at the Development Permit stage. Development Information Meeting: A Development Information Meeting was held by the project architect on Tuesday March 2, 2010 at Harry Hooge Elementary. As per Council Polfcy 6.20, invitations were mailed out to qualifying property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. Four (4) people signed in on the attendance sheet and one (1) comment sheet was completed. The Development Information Meeting summary provided by the applicant is attached at Appendix G. Additional concerns expressed are included below along with the applicant's response (in italics); • Noise and safety issues are a concern if the proposed back lane continues through to the lane on the neighbouring property to the north. People may use this lane as a short cut; The lane does not necessarily need to go through to eliminate this concern. Or other steps could be taken to reduce these concerns, such as speed bumps or only permitted access allowed. • The proposed entrance to the underground parking is very close to the neighbouring property. This may result in noise and pollution becoming a nuisance; -4- There will be planting and fencing between the two properties to screen noise and pollution. In addition there will be a trellis over the ramp entrance to provide the best possible screening. • The proposed building will block views for the neighbouring property to the north; The proposed building will also block the noise from the fire hall. • Building construction will be noisy for the neighbouring residents. Construction will follow all City guidelines for safety and hours of operation. d) Interdepartmental Implications: Engineering Department: The Engineering Department has identified that all of the services required in support of the rezoning do not exist to the site. It will, therefore, be necessary for the applicant to enter into a Rezoning Development Agreement and post the required security to complete the necessary works prior to final reading. The Engineering Department has provided the following comments; 1. The applicant is responsible for the construction of the rear lane. 2. The four existing driveways letdowns on 227 Street must be removed and replaced with new concrete curb and gutter and sidewalk. 3. The developer's consultant must examine the existing sanitary sewer to determine its adequacy to serve the new development. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be additional trees added to the streettree inventory. The Manager of Parks & Open Space has advised that there is maintenance requirement of $25.00 per new tree which will affect their operating budget. Fire Department: The Fire Department has no concerns with the current application. -5- CONCLUSION: The current application is in compliance with the Official Community Plan. It is, therefore, recommended that First Reading be given to Maple Ridge Zone Amending Bylaw 6712-2010 and it be forwarded to Public Hearing. (APPyedb Jany p . o., . MCP, MCIP Prepared by. Sarah Atkinson Pia nin Technician or of Pianni Approved by: Frank Quinn, MBA, P.Eng GM: Publi Works & lopment Services Concurrenc ` J. L. (Jim) Mr ule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 5712-2010 Appendix C - Site Plan Appendix D - Building Elevation Plans Appendix E - Landscape Plans Appendix F - Development Information Meeting Summary -6- Rem. West 81.5 Feet 4 P7 �1 'F 122 AVE 234 233 P 421 232 231 230 229 228 227 PCI. A RP 56793 226 12239 Rem. 225 P 7219 Rem. A 12219 4 12211 3 r 2155 a 2 12187 12177 12167 5 P 23392 12157 7 P 23392 12141 24 P 1161 121 875 ""12 ^7 .2 "3 "7 "2 '3 287 288 n 289 290 402 P 67081 12131 P 8843 1 P 401 12121 P 9446 P 43724 291 12057 81 22577 843 P 1446 P 43724 a 292 296 295 294 a 12077 7 5 4 6 5 4 9 a m Rem n 293 / BROWN AVE 6 31 LOT A (P9687) 'LMP1821C 5 7 P9 8 446 9 RP 84340 227 298 P 437 299 24 300 12047 301 9460 P 9687 2 P9 1 446 11 r1 '5 r -i1 m J 311 AVE N )562 20 P 546 2 3 P 8695 'PPD93 65 P 51167 LP 73289 OD i LMP 15424 A I P12 2 .40 119 AVE m 3 m 0_11947 N -Rem 2 a 11037 'PPQS8 11931 Rem.1 Plan 81350 m O 62 a 12244 P 14496 P 2893? 131 12239 130 12214 m 197 12221 2 12208 N ti 0 Ch M 198 CL 12203 66 12192 N 12154 P 7948 S 1/2 A '.21a2 2 1o. 2136 2 12130 P 9944 P 38897 175 1212o a 13 12175 P 66473 355 12153 12090 BCS 1124 P 22808 12062 B 12074 147 12155 148 12101 Y 1112051 17236 6 P 14396 Appendix A BCP 23946 A 17191 12178 1417210 12152 5 1129 12160 SCS 569 Rem 2 1716 a 3. 52.5' 2 12151 1214a 331 B LMP 4065 12141 A 332 12136 P 56987 12139 17128 338 2211 402 P 67081 12131 337 12126 1 P 401 12121 12114 2 1 12102 P 68638 A 12096 Subject Properties i 2 213435 11 5 112 1112071 P 7450 N70'2 12980 N 1/2 a 1217667 Rem. Pct. A BCP 34253 S12 12 12057 Rem.A 310 P 51311 A 2082 0. 2 'PP090 N 50' 5 12115 Rem.5 12105 BCP 30103 12097 2054 31127 12042 v 141126 2035 51!26 17 12032 2128 730 16 15 a 12.026 PEW➢NEY TRUNK ROAD Rem. 12053 M N70' 14130' Of 2 a 12341 Rem N 130' of 2 Rem. 2 12037 m ¢ 54 N w W P 52750 327 Rem.A P9541 51570 •PP084 B P 9541 LANE 1104095 78 (P 9541) 11623+36 E P9541 04 0- 0- 71 a 71 P67142 RP 611786 NWS 1556 EP 63907 57 P 46839 11969 8 a 7 11983 LMP 51758 2 05 119 AVO P 76459 ,1 .I 119011 I. ,T1 61. 11607 48 11 954 49 11600 11920 Appendix B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6712 - 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. 6712-2010." 2. Those parcels or tracts of land and premises known and described as: Lot "B" Section 20 Township 12 Plan 22808 New Westminster District Lot 1 Section 20 Township 12 Plan 86322 New Westminster District Lot 2 Section 20 Township 12 Plan 86322 New Westminster District North 70 Feet Lot 2 Section 20 Township 12 Plan 7450 New Westminster District and outlined in heavy black line on Map No. 1469 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 day of , A.D. 200 . PUBLIC HEARING held the day of , A.D. 200 . READ a second time the day of , A.D. 200 . READ a third time the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . PRESIDING MEMBER CORPORATE OFFICER Pel. A 12777 12175 1/2 10 °0 13 77778N 336 72155 RP 56793 72167 N 1/2 A 12179 1/2 10 BCS 569 5 n 12156/ a 12176 u� P 23392 X2157 'r1.1P 7948 S 1 A P 05473 355 72162 N 1/2 9 °° a� Rem 2 1775 1 /2 72153 a 72154 12752 1/2 9 a 3. 52.5' 212758 2 M "7 354 7 12742 0 72147 X2148 331 72141 P 23392 72141 a CO 353,2135 31 B A 72136 P 56987 LMP 4C 65 727362 72139 2 u7 72131 72128 72137 72730 P 9944110 N1/2 16 338 402 401 1.914 hnP 38897 175 ^ 31/2 16 a 72779 337 P 12725 62211 P 67C81 12/2/ 24 72120 12774 c *PP090 P 1161 NI 147 12111 2 m N 5a' 5 12175 72090 1 _ " 148 2101 1 12102 P 68638 a Rem. 5 72105 a _ a r— — —A 121 AVE- 124 ,.y '4'. M .,'.% 4,:g ❑ o T ❑ ❑ BCS 1 Rem 1 D 72095 1M N1 h N '.2 ti rya � t �, z o•':-7 ry M r 2 � ti ro 290 ro P 22808 8 P 11644 72087 72088 � B 7 288 289 7708$ E.103 3189 m P 8843 P 9445 1 P 43724 N 291 12097 1 N 1 1172087 TCHER ST. 12076/2 A D-722 hc `V n 72074 r.7U7 S 1/2 cn P 8843 P 9445 1 P 43724 r'7 292 ;o .r 2 co 72071 n 12052 Z196 295 294 a 72077 72068 a `�N 1/2 Q 6 : },6 �5 4 5 5 4 P 7450 a 12,x67 W 4 72065/75/85/95 h h N h N „°j1 N 'a I N ry N N N Rem 14293 N 70 1/2 �0� ] 2 IP 3 1/2 12053 2 N7CT' 14130' of 2 1' 72057 BROWN AVE- RP 84340 Rem. A 72042 N 1/2 a 72041 Rem. N 130' of 2 n ca q q ° .�� 0 L an r Ln N N N N I N N M 300 RI oh h 12038 a 3 1 /2 6 Rem. 2 77037 LOT A 5 7 8 g 2b7 298 299 12047 N ti 17 (P9637) P 9446 I P 43724 30112032 Rem. Pc]. A ¢ LMP1821C, 0-608 he. 723 ^�¢ Rem. ry p (Ncv P 52750 P 9446 �, 2 BCP 34253 316 P 5131 16—c.'1m 18 � a aww � 327 P296371 1 P y w h ryV N. N 11 t N Nr 1. ,0 1L 20546 e N —o ,__.., N. N w 1 ry 150 72025 �^ mnr 1 N DEWDNEr TRUNK P 61650-1 ROAD N Rem. V �' O N r Lo �' N ° h 7 h N ry 4a `°` 0 'n a Q M �' Rem. A P 9541 Ih I' 1 I"' r_ 10 N 0 N 57 P 46839 west Rem. 054 3 LANE o ai 4 LO m P 8695 p 561 1 67 Lr) 77971 I a Q1 1 n [Feet1. 4 a *PP093 LP 73289 a ro 17970.PP084 IZ a 1.19 h0 871969 v P 7863 • 71963 a 2 9 P 9541 I 71 nI.,-,,.-. o_ 7J79,s3. YAPL7 Bylaw No. Map No. From: To: TGE ZO\= Au=\DING 6712-2010 1469 RS -1 (ane Family Urban Residential) RM-2(Medium Density Apartment Residential) /11k 1:2500 MAPLE RIDGE $ritso Coturib v f ENTRANCE PLAZA 227TH STREET USABLE QPEil gNCE an - LOBBY I�+-���� LOBBY USABLE OPEN SPACE 1111111111111 —1VMEIIIp1 • IIIiI18rI insmi�i _ '111111fli1{,H��I it 7, WI �1ourrn" I+ oou+TYArm T -o GRASP, El 1 4NOSWE scapi 1 , gcrtcxnglur:D.. riLrs51!TE 1 �, ns In jw in ji. 111 I"Y IANCKCrUEYCPEEN VISfM%ING II __ —__-._u Wia.l_-_ ®SITE PLAN acAE 1:14 o 1 o 1G NElER r _ T.; --- a81rEr I Air I Wilson Cham Architect avlbc Iaar7mm. v.1n0,..�:,0 EKS ,I F !NUM RESIDENTIAL DEVELOPMENT 12060,12068,12074, AND 12082 22TTH STREET RZJDP/0S6108 exo.E!1.1S1 ..1 &:YE�1.151 w ECKEvD1 11.0 9LECNE: WW1/ SITE PLAN Al a CD 0 023 A 7jj' 111111 v ¢ i FINISH LEGE I d g Y w: not Cn 0a 7 Appendix D fl 4I1 PLANT SCI-FEDULE PIACI LIDO MIME.. 015,131 551. Or, 50•ANIC51. .1•3511 01.5.1011 HA., [1- AMMO 2/14i . NE1/3/.53.3 .--- ..1 .5,5 ...... Aun.....,0 0., • • AcA1151,3.405 [RI,. 45. 5 ..., 53051.1335.410331.• . • 35 5..3.3.015.3,,A.45,11., Z M ET.35 5.3.I ..3E r.-. • 5 PP:b. 3.5.0155.3 0... .51...R, 533,3551. !Th 3•35FLL d s tAA.E ft1t F»5.02)F»5.02) A....,.. Si5 515 .1..1.23i 555 PM CO i..:31.-1.21-1 WE 13.113 3v., c..135,P :05.1. E5 5 Zi 51.1.5,33......... 55 0.0.1.E, 5535.5A H., lil iE• L 4051. ALBA .55,41359.53. 51 1.105531.5...3,4011...153.: 3, .A10111.3 5 :PA.! ... V. K5.15 .101,146, 1-4.1,11315:E• 55 1.1.0301.5.31,114. 5 50. 9.51.111111.511, I 5AA .3551-15105,, A .51-.1........55,35....11.3 . 31, 3.55. 5 11501,1110.• •I .50 ....505315155.6 5,1. 5.53.3.5 ,55C.,..• ..0..... ...LAM., ...re W A .51E5 sop 5.35.05 MA555 .55A.ALM .3313.5-5. L4 MI,. ull..G., .571 5155. E. KU DO,. FEM. NV FOE. 515 15. If....50 5A•SE .155331fts.151•55. 10. 3733 URA 25, 51 FA 5..1 35 .51 14.1. . 1..3., . 5,I. N.. 31 503.3.,. 6 F),..pery .....,,,, ,350.5.7... ,.79 4.3. L.L.......e.55,55 ....-A5......53.1,,,11.1.• a •2 .1,411111..310413E... 5505 A.A likA Al...... MM., .3 1 053433 75., .3.51,13 1-1.41,54 3,i .r. .1,52, s,it 1 Ism, 4d r 1 ii2 s I Ott 1. t 4h- 1 I n C- ' 1 Yt' Q _, ; 2 Appendix E e „Mt,* ‘..r.rwr.golgTH: Tor z. 07- ' • ^9.01,..,. r4Ounkr-vreglilit te. kk !** In I a II I I ei , •Tt- sr gs; A _ 4.11 10 41v -F,4 _ )iii ' 1 it AFAA,s,, Ticir '131. qiietimi4.11, Full * '41...1, ,1 -11410141 L'APNWO__k4fileaw. 4d - 400 .liGK.ISIMiliAttiVOICAArliglaMkiellW15'-'604.45111iCa tr4i;f .1' • ' IVIMIIIMIUMF-11r11 A 5 T r p t 11 133)::11S H1LZZ liZItlx6108 Condo t]evelopmem 12060/68/74i82 227th Street, Maple Ridge Wilson Chang Architect Inc. MAIBC Appendix F architecture + online collaboration To: Planning Department, District of Maple Ridge Re: Development Information Meeting for 12060, 12068, 12074, 12082 227 ST, Mapie Ridge, BC March 3rd 2010 DEVELOPMENT INFORMATION MEETING SUMMARY, RZ/086/08 hypertects.com t 604.630,9488 f 604.630.9487 A development information meeting was held at Harry Hooge Elementary, 12280 - 230th Street, Maple Ridge on Tuesday, March 2, 2010 from 6 p.m. to 8 p.m. regarding residential development at 12060, 12068, 12074, 12082 227 ST, Maple Ridge, File #: RZ/086/08. The meeting was attended by a group of approximately 6 people of which 4 signed in the attached attendance list. Wilson Chang from Wilson Chang Architect opened the meeting welcoming the attendees. Wilson encouraged the people to sign in the provided attendance list and fill out the provided comments sheets. Mr. Chang continued with a presentation of the proposed development including project analysis, neighbourhood context, and site planning and building design. After the presentation the attendees were encouraged to express their comments and concerns on the proposed development. The reception of the development in general was very positive. Please see below a summary of the only concerns from the attendants. Summary of the comments and concerns: 1. If the proposed new back lane continues through to the lane on the neighbouring property north of the development, people could use this lane as a shortcut. Noise and safety issues are a concern. Wilsons Respond: The Lane does not necessary need to go through to eliminate that concern. Or other steps could be taken to reduce these concerns, like speed bumps and only permitted access. 2. Planned entrance to the underground parking is very close to the next door property (north). Noise and pollution could come to adjacent units, Wilsons Respond: There will be planting and fencing between the two properties to screen noise and pollution. in addition there will be Trellis over the ramp entrance to provide rhe best possible screening, 3. Building will block the view to the south for the neighbouring property on the north. Wilsons Respond: It will also black the sound of the fire hall. 4. Building construction will be noisy to the neighbouring properties. wilsons Respond: Construction will follow all city guidelines for safety and hours of operation. Sincerely, Wilson Chang Page 01 Development information Meeting summary W d um Chang Architect Inc. MA!W.' 4 MAPLE RIDGE $relish tokumbra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013 and Members of Council FILE NO: 2012-053-DVP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 21681 Ridgeway Crescent EXECUTIVE SUMMARY: Development Variance Permit application 2012 -053 -VP has been received for a two lot subdivision application (2012 -053 -SD) to vary the minimum lot width from 18m (59.1ft) at the front setback (7.5m) to 14.34m (47ft) for proposed Lot 1 and 14.27m (46.8ft) for proposed Lot 2; and to vary the subdivision servicing requirements for concrete curb, gutter and sidewalk and boulevard finish treatment on Ridgeway Crescent. It is recommended that Development Variance Permit 2012 -053 - VP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012-053-DVP respecting property located at 21681 Ridgeway Crescent. DISCUSSION: a) Background Context Applicant: Owner: Damax Consultants Ltd. Affinity Homes and Designs Inc. Legal Description: Lot D, D.L. 245, GP 1, NWD Plan 15642 OCP: Existing: Proposed: Zoning: Existing: Proposed: Urban Residential Urban Residential RS -1 (One Family Urban Residential) RS -1 (One Family Urban Residential) Surrounding Uses North: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation Urban Residential 1104 South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Access: Servicing: Lot Size: Companion Application: b) Requested Variances: 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 Single Family Residential Ridgeway Crescent Urban Standard 1440m2 (15,500 ft2) 2011 -053 -SD 1. Maple Ridge Zoning Bylaw No. 3510 - 1985, Schedule D, Minimum Lot Area and Dimensions: to vary the minimum lot width from 18m (59.1ft) at the front setback (7.5m) to 14.34m (47ft) for proposed Lot 1 and 14.27m (46.8ft) for proposed Lot 2; and 2. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A - Services and Utilities: to vary the requirements for concrete curb, gutter and sidewalk and boulevard finish treatment on Ridgeway Crescent. c) Project Description: The development site is a large, level 1440m2 `pie shaped' lot within an established single family RS -1 (One Family Urban Residential) zoned neighbourhood. The dwellings are predominantly rancher style houses, originally built in the late 1950's, that are set farther back from the street. Construction on the lots of this neighbourhood is regulated by a Building Design Covenant (176001C) that was registered by the developer at the time of the original subdivision. This covenant includes requirements for a minimum dwelling size, a minimum front setback, and allows only a single family dwelling. At subdivision a new restrictive covenant will also be required that would limit the new dwellings on these lots to rancher style buildings and setbacks consistent with the adjacent properties. The property is within the Fraser River Escarpment Area and is subject to Council Policy 6.23. As a condition of subdivision it will be necessary for the newly subdivided lots to be connected to the municipal storm drainage system, and to register a restrictive covenant to prevent the construction of any landscape ponds. -2- d) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. The applicant is proposing to retain the existing zoning and subdivide into two lots with an area of 733.5m2 and 686.4m2, respectively. These lots exceed the minimum lot area and lot depth requirements for the RS -1 zone, but do not meet the minimum lot width requirement. The required lot width for the RS -1 zone is 18m (59.1ft) as measured at the required front setback of 7.5m. The applicant is proposing to vary this to 14.34m (47ft) for proposed Lot 1 and 14.27m (46.8ft) for proposed Lot 2 (Appendix B). Policies 3-19 and 3-21 of Section 3.1.4 (Residential InfiII and Compatibility) of the Official Community Plan (OCP), consider the compatibility, or fit, of new development within an existing neighbourhood. This proposed two lot subdivision is consistent with these policies, with the exception that the proposed lot widths are very slightly less than 80% of the minimum lot width of the RS -1 zone (80% of 18m = 14.4m). The proposed lot widths are 14.34m (47ft) for proposed Lot 1 and 14.27m (46.8ft) for proposed Lot 2, which are 79.7% and 79.3% respectively. The Planning Department supports the proposed variance to the lot width. The existing configuration of Ridgeway Crescent does not meet the Local Road standard, in that it is less than the required minimum 18m width for the Local Road standard; there are no curbs, gutter and sidewalks; and the paved carriageway is narrower than the 8.6m required for a Local Road. At subdivision, additional road width of 1.5m will be dedicated across the frontage of this site. The applicant is requesting that they not be required to build the short section of concrete curb, gutter and sidewalk at the new property frontage of this site when there is no other existing curb, gutter and sidewalk on Ridgeway Crescent. There is very little potential for the other properties on Ridgeway Crescent to subdivide in the near future, so this new section would probably be an isolated section for many years. The applicant is proposing to pave the carriageway to the full width required on the north side of Ridgeway and to install a gravel shoulder instead of the concrete curb, gutter and sidewalk. Refer to the attached proposed site servicing plan, attached as Appendix C. e) Interdepartmental Implications: The Engineering Department supports the proposed variances to Schedule "A" of the Subdivision and Development Services Bylaw. The additional road dedication of 1.5m is required to provide the necessary space for the utilities. A storm drainage connection will be provided for each lot, as required by the Fraser River Escarpment Policy. - 3 - CONCLUSIONS: The proposed variance for reduced lot widths is supported by Policies 3-19 and 3-21 of Section 3.1.4 (Residential Infill and Compatibility) of the OCP. The proposed variance to the site servicing requirements will result in improved site servicing that is compatible with the existing site conditions on Ridgeway Crescent. Both the proposed variances are supported by the Planning and Engineering departments. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2012 -053 -VP. "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 Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer AE / The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Subdivision Plan Appendix C - Proposed Site Servicing Plan -4- APPENDIX A RerrB 12390CO O N CO N <,2:- rn (V N r N N CO N LC) 1 N 2 t` N N- N N r N N- r N N Cn N RA 216 217 P40867E- cow �a rn °'15-43499-a LMF 5561 Rerr 'ONE" 00 12380 a�a a 0" c Q d Rem 3 3.0'6 161 218 awi 181 w 182 183 N 12371 12368 N a N N 205 / A 194 21624 MANOR AVE. 4� 21723 N Rem 195 N 21724a 2 c� 9 12359 a B A p 7 �^606b� o) `v 196 N 188 187 P N 186 43499 N 185 v 2 1NN2 LMP 0 3405 (CI 21718I W N 52 N 6 2 J P 4862( P 72245 2 12343 12342 1o 21635 A W 144 21655 A W Cn W 50 146 147 148 P 33150 149 150 151 121735 /J 01 W Rem 120 P 7295071co B 12337 “_2 N a N N N N N o N N P 29314 123 AVE. \ Rem 17 0 11R22em.G 27 2 ZS N 2 T SUBJECT PROPERTY i N N N >>A2 140 CO 10Z 12311 P N NN N V134 N 099 16 R D15478 12314 128 129 130 131 P 330 133 135 P 136 33004 137 NCP 138 139 P 277E 216 ST. P 20197 41 12297 F P19818 12292 P 15642 D E 21705 N 21717 W 21727 A 96 21771 21775 Rem N 12282 0 '0 C G '9 v N,,co40 rn u, (0 N 15 N. .- N 16 N- N 17 co c0 a 3 21635 13 r, '�s, RIDGEWAY CRES. 12272 14796 N \ Rem 3 12263 Rem,o 4v �, 6 CO N N N N o N o N N 12263 N N 2 29 28 122 4 12255 122 AVE. 30 122 AVE. 27 26 P 25 14796 24 23 22 73 Rem 74 d- N 55 (\J CVyo 21685 N 56 N 57 P 5682 59 61 31 P 32 15682 33 34 35 36 u N E 122 12241 co 60 (0 N- a54 58 9,�600 0N. N _ N r -N N 0) - N co r- N N- in N 12235 122 Rem N 40 12222 122 AVE. rn N 12204 51 N CO CO 0 0 CO 12213 1222 a_ 39 12207 53 50 N N N N co N w N- N LO N- N r- N- N 12179 12196 49 48 47 46 45 44 43 42 1221 "37" ' 19075 12192 1 2 P 15682 P 15682 P 14973 P 74935 1220 36 12175 12180 A cD I BCF 3740 42._ F7 77 85 P 6 493 . __ N SCALE 1:2,000 r Cit Meatows Pitt ! 21681 RIDGEWAY CRESCENT E MSP ��t t 4r11,$ 1 g AN ,I -1 i o 4 CORPORATION OF THE DISTRICT OF Leij e`_I •ON . r It„� ! , MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of ' C I o Lan le Langy ,� � DATE: May 8, 2012 FILE: Untitled BY: PC - n j FRASER R.\\ SKETCH SH WING BUILDING ENVELOPE APPFNbIx 21681 Ridgeway Crescent, Maple Ridge n •.0•r.�i Proposed Lot 1 733,5 m2 95Q 54" SCALE 1: 250 10 15 20 Proposed Lot 2 668.4 m2 95'6'40" 9575 2.00 00 Building` Lin ........- e ....__.. ".......__ .............14.27 ............ . N of g.86CI 5. RIDGE WAY CRESCENT 25 m 11111. —, DATE:: January 3, 2013 T a Pacific Land ng d 22371 St. Anne Avenue, Maple Ridge, BC Tel: 604-463-2509 File: MR12-723Sketch_6 c�- -T) ° 0 "14,•h + ►•+3• Z g 172- 4- ei 04o >aac mc --1.7-) 170‘vvc.76:1)rar 0 P eti D• tee APPENDIX C towN►M vil-• r1/41,1•47' opiq .01n. 1044 l• C�- A f e o4\ 04, 1��1Z R-•14 - 11/tet 0 mit Mal"- AlA V - G, p.A; cocP ram boy-. -,anti- Ioo kw. a -?- %m> MIA Ftz l•71M WI 14-11)/‘' 11/4/\G �}vp- 1: 1017, ‘c..‘ 1)u /3 S*- %jt G►3J� LI 122. 1.2v t✓ Damax Cagaal aatbr Ltd. 10-1 ',JO West 6th e. Vancouver, B.C. V6J 1R3 1'el. 224-6127 Fax 689-3880 -12-4 4 MAPLE RIDGE British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013 and Members of Council FILE NO: E08-015-1021 FROM: Chief Administrative Officer E01-052-001 MEETING: C of W SUBJECT: Excess Capacity/Extended Services Agreement LC 152/12 EXECUTIVE SUMMARY: A developer has developed land at 21755 Lougheed Highway. Part of the servicing work is considered to be excess or extended servicing in accordance with the Local Government Act. The extended servicing benefits adjacent properties. Latecomer Agreement LC 152/12 provides the municipality's assessment of the attribution of the costs of the excess or extended servicing to the benefiting lands. RECOMMENDATION: That with respect to the development of the lands involved in a building application at 21755 Lougheed Highway, be it resolved: 1. That the cost to provide the excess or extended services is, in whole or in part, excessive to the municipality and that the cost to provide these services shall be paid by the owners of the land being developed, and 2. That Latecomer Charges be imposed for such excess or extended services on the parcels and in the amounts as set out in the staff report dated January 21, 2013; and further 3. That the Corporate Officer be authorized to sign and seal Excess Capacity Latecomer Agreement LC 152/12 with the developer of the said lands. DISCUSSION: a) Background Context: The attached map identifies the lands which are involved in the development and those which will benefit from the excess or extended services. The cost breakdown for each excess or extended service is shown on attached Schedule A. In addition, a copy of Excess Capacity Latecomer Agreement LC 152/12 is also attached for information purposes. b) Strategic Alignment: Administration of excess or extended services legislation complies with the Smart Managed Growth element of the Corporate Strategic Plan. The administration procedure supports the 1105 requirement for a developer to construct municipal infrastructure in support of land development and recognizes that the infrastructure may provide benefit to other land. c) Policy Implications: Part 26, Division 11, of the Local Government Act provides that where a developer pays all or part of the cost of excess or extended services, the municipality shall determine the proportion of the cost of the service which constitutes excess or extended service and determine the proportion of the cost of the service to be attributed to parcels of land which the municipality considers will benefit from the service. Latecomer Agreement LC 152/12 will provide such determination. CONCLUSION: A developer has provided certain services in support of a building application. Some of the services benefit adjacent lands therefore, it is appropriate to impose Latecomer Charges on the benefitting lands. Latecomer Agreement LC 152/12 summarizes the municipality's determination of benefitting lands and cost attribution and also establishes the term over which such Latecomer Charges will be applied. "Original signed by Stephen Judd" Prepared by: Stephen Judd, PEng. Manager of Infrastructure Development "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by David Pollock" Acting for: Approved by: Frank Quinn, MBA, PEng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer TG/mc Schedule A 1. EXTENDED NOMINAL SERVICE SERVICE # BENEFITTING COST OF COST PER BENEFIT LOTS BENEFIT LOT ATTRIBUTED BY PROPERTY EXCLUDING SUBDIVISION Storm Sewer 6 $67,432.50 $22,477.50 Lot 2, Plan 12044 RN 42174-0000-7 3 x $22,477.50 $22,477.50 $22,477.50 Lot 1, Plan 12044 RN 42173-0000-1 1 x $22,477.50 $22,477.50 $22,477.50 Lot B, Plan EP 10251 RN 42172-0000-6 1 x $22,477.50 A total of all of the aforementioned services for each property is as follows: Properties Amount of Benefit Lot 2, DL 247, GP1, NWD Plan 12044 RN 42174-0000-7 Lot 1, DL 247, GP1, NWD Plan 12044 RN 42173-0000-1 Lot B, DL 247, GP1, NWD Plan EP10251 RN 42172-0000-6 Page 1 $67,432.50 $22,477.50 $22,477.50 294 11895 223 h N 224 Lo 222 221 N 225 220 219 218 217 216 N 215 11885 214 HOWISON AVE. 296 11888 212 11884 213 N 117 116 N 238 ro 226 N- N 227 N 228 N 229 230 N 231 232 233 N 234 235 ro 236 rn 237 em 3 Rem 6 DEVELOPMENT 319 LOUGHEED HWY. 192 118 11863 119 11851 120 • .BENEFITTING. . PROPERTIES 11841 121 . 11829 122 21 123 ro N 114 °j 113 ro N 112 (N DOVER RD. 0 ro 150 151 N 152 N 153 ro 154 155 ti:9) 156 149 147 N 0o 146 N N 145 144 ro 124 C co 2 3 co N 275 Rem 2 189 11762 7 11767 0) 0 LAURIE AVE. co N7 N - (r) 8N SL1 SL2 11772 6 SL3 11762 SL4 CP SL15 SCALE: N.T.S. DEVELOPMENT BOUNDARY BENEFITTING PROPERTIES EXCESS CAPACITY/EXTENDED SERVICES AGREEMENT LC 152/12 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE ENGINEERING DEPARTMENT DATE: dec. 2012 FILE/DWG No LC 152-2012 21818 N O) 21826 N J Q0 N Qp N (JJ 0 21864 125 128 129 co N7 N - (r) 8N SL1 SL2 11772 6 SL3 11762 SL4 CP SL15 SCALE: N.T.S. DEVELOPMENT BOUNDARY BENEFITTING PROPERTIES EXCESS CAPACITY/EXTENDED SERVICES AGREEMENT LC 152/12 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE ENGINEERING DEPARTMENT DATE: dec. 2012 FILE/DWG No LC 152-2012 EXCESS CAPACITY LATECOMER AGREEMENT LC 152/12 THIS AGREEMENT made the day of , 2013 BETWEEN: 406326 BC Ltd. 21735 Lougheed Highway Maple Ridge, BC V2X 2S2 (Hereinafter called the "Developer") AND: OF THE FIRST PART THE DISTRICT OF MAPLE RIDGE, a Municipal Corporation under the "Municipal Act", having its offices at 11995 Haney Place, in the Municipality of Maple Ridge, in the Province of British Columbia (Hereinafter called the "Municipality") WHEREAS: OF THE SECOND PART A. The Developer has developed certain lands and premises located within the Municipality of Maple Ridge, in the Province of British Columbia, and more particularly known and described as: Lot 192, DL 247, GP1, NWD, Plan 35428 (Hereinafter called the "said lands"); B. In order to facilitate the approval of the development of the said lands, the Developer has constructed and installed the storm sewer shown on the design prepared by Stantec Consulting Ltd, Titled: Stormworks Lougheed Highway &ROW E/0 218 Street, Maple Ridge As -Built No. 6886, dated November 2007 Project No.E08-015-1021. (Hereinafter called the "Extended Services"); C. The extended services have been provided with a capacity to service the said lands and other than the said lands; D. The Municipality considers its cost to provide the Extended Services to be excessive; Page 1 of 4 E. The Developer has provided the Extended Services in the Amount of $134,865.00. F. The Municipality has determined that - Lot 2, DL 247, GP1, NWD Plan 12044 RN 42174-0000-7; - Lot 1, DL 247, GP1, NWD Plan 12044 RN 42173-0000-1 - Lot B, DL 247, GP1, NWD Plan EP10251 RN 42172-0000-6 (the "Benefitting Lands") will benefit from the Extended Services; G. The Municipality has imposed as a condition of the owner of the Benefitting Lands connecting to or using the Extended Services, a charge (the "Latecomer Charge") on the Benefitting Lands in the following amounts: Lot 2, DL 247, GP1, NWD Plan 12044 RN 42174-0000-7 • $67,432.50 for use on the storm sewer main on Lougheed Highway Lot 1, DL 247, GP1, NWD Plan 12044 RN 42173-0000-1 • $22,477.50 for use on the storm sewer main on Lougheed Highway Lot B, DL 247, GP1, NWD Plan EP10251 RN 42172-0000-6 • $22,477.50 for use on the storm sewer main on Lougheed Highway plus interest calculated annually from the date of completion of the Extended Services as certified by the General Manager - Public Works & Development Services of the Municipality (the "Completion Date") to the date of connection of the Benefitting Lands to the Extended Services; H. The Latecomer Charge when paid by the owner of the Benefitting Lands and collected by the Municipality shall pursuant to Section 939 (7) of the Local Government Act R.S.B.C. 1996, c.323 be paid to the Developer as provided for in this Agreement. Page 2 of 4 NOW THEREFORE AS AUTHORIZED BY Section 939 (9) of the Local Government Act R.S.B.0 1996, c. 323, the parties hereto agree as follows: 1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and collected by the Municipality within fifteen (15) years of the Completion Date shall be paid to the Developer and in such case payment will be made within 30 days of the next June 30th or December 31St that follows the date on which the Latecomer Charge was collected by the Municipality. 2. This Agreement shall expire and shall be of no further force and effect for any purpose on the earlier of the payment of the Latecomer Charge by the Municipality to the Developer, or fifteen (15) years from the Completion Date, and thereafter the Municipality shall be forever fully released and wholly discharged from any and all liability and obligations herein, or howsoever arising pertaining to the Latecomer Charge, and whether arising before or after the expiry of this Agreement. 3. The Developer represents and warrants to the Municipality that the Developer has not received, claimed, demanded or collected money or any other consideration from the owner of the Benefitting Lands for the provision, or expectation of the provision of the Extended Services, other than as contemplated and as provided for herein; and further represents and warrants that he has not entered into any agreement with the owner of the Benefitting Lands for consideration in any way related to or connected directly or indirectly with the provision of the Extended Services. The representations and warranties of the Developer herein shall, notwithstanding paragraph 2 of this Agreement, survive the expiry of this Agreement. 4. The Developer (if more than one corporate body or person) hereby agrees that the Municipality shall remit the Latecomer Charge to each corporate body or person in equal shares. 5. If the Developer is a sole corporate body or person, the Municipality shall remit the Latecomer Charge to the said sole corporate body or person, with a copy to the following (name and address of director of corporate body, accountant, lawyer, etc.): 6. In the event that the Developer is not the owner of the said lands, the owner shall hereby grant, assign, transfer and set over unto the Developer, his heirs and assigns, all rights, title and interest under this Agreement. Page 3 of 4 IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective Corporate Seals, attested by the hands of their respective officers duly authorized in that behalf, the day and year first above written. DEVELOPER Developer - Authorized Signatory Developer - Authorized Signatory DISTRICT OF MAPLE RIDGE Corporate Officer - Authorized Signatory Page 4 of 4 41* MAPLE RIDGE British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: DATE: January 21, 2013 FILE NO: OPS1301 ATTN: Committee of the Whole Contract Award: Electrical Contractor Services EXECUTIVE SUMMARY: The 2013 Approved Financial Plan includes budget funding for the provision of electrical services to support existing District infrastructure, systems and facilities, such as sewage, storm, and water pump stations, reservoirs, traffic lights, street lights, and illuminated pedestrian crossing signs. A publicly advertised Request for Proposals (RFP-OP12-50) for the provision of Electrical Contractor Services closed on December 14, 2012. Following a detailed assessment of the proposal submissions Boileau Electric and Pole Line Limited was determined to provide the best valued proposal overall. RECOMMENDATION: That the 'Electrical Contractor Services' Contract be awarded to Boileau Electric and Pole Line Limited. DISCUSSION: a) Background Context: A Request for Proposal (RFP-OP12-50) for the Provision of Electrical Contractor Services was publicly advertised. The RFP was for the provision of electrical contracted services that would be provided to the District on an as requested basis. The electrical services requirements primarily consist of on-call services to support existing District infrastructure, systems and facilities, such as sewage, storm, and water pump stations, reservoirs, traffic lights, street lights, and illuminated pedestrian crossing signs. The RFP closed on December 14, 2012 and three proposals were received. Following a detailed assessment of the proposal submissions it was determined that Boileau Electric and Pole Line Limited was determined to provide the best valued proposal overall. b) Financial Implications: The work is to support existing District infrastructure, systems and facilities, such as sewage, storm, and water pump stations, reservoirs, traffic lights, street lights, and 1106 illuminated pedestrian crossing signs, and the expenditure is authorized in the 2013 Operating and Capital Budgets. All work would be completed on a time and material basis with estimates provided as required. The Contract will be for a three (3) year period with the option to renew for two (2) additional - two (2) year periods and furthermore that the Corporate Officer be authorized to execute the contract. Most work would be completed on a time and material basis with estimates provided as required. The approved 2013 funding envelope is $300,000 from a number of accounts. CONCLUSION: The District requires the provision of electrical services to support existing District infrastructure, systems and facilities, such as sewage, storm, and water pump stations, reservoirs, traffic lights, street lights, and illuminated pedestrian crossing signs. Following a public RFP and Proposal submission Boileau Electric and Pole Line Limited would provide the best value to the District. "Original signed by Russ Carmichael" Prepared by: Russ Carmichael, AScT, Eng.L Director of Engineering Operations "Original signed by Trevor Thompson" Approved by: Trevor Thompson Manager, Financial Planning "Original signed by Frank Quinn" Approved by: Frank Quinn General Manager, Public Works and Development Services "Original signed by J. L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer MAPLE RIDGE British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013 and Members of Council FILE NO: E06-017-005 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Ridge Meadows Recycling Society - Partnership Agreement EXECUTIVE SUMMARY: Recycling services within the District of Maple Ridge are provided through the curbside collection of recyclables and the operation of a recycling depot. The collection and depot services are provided through a Fee for Service Agreement with Ridge Meadows Recycling Society (RMRS) that expired in 2012. Throughout 2012 there was a measure of uncertainty as to the continuance of the Provincial Government's Community Living BC Supported Work Program. Thanks to Mayor and Council advocacy and the local MLA, the program has been renewed for another two years. The drafting of a renewed agreement between the District and RMRS has also been timed to coincide with greater clarity being provided on the proposed extended producer responsibility (EPR) stewardship plan for packaging and printed paper (PPP) products required by the BC Recycling Regulation (Regulation). As of May 2014, the Regulation states every PPP producer must participate, either individually or collectively, in an approved plan concerning end -of -life management of their products. A not-for-profit agency, Multi -Material British Columbia (MMBC) has been established to develop a Province -wide stewardship plan for PPP that must be submitted to the Province by November 19, 2012 and while there has been some information provided on the proposed plan there are a number of unknowns still outstanding. MMBC recently presented an outline of their proposed plan to the Recycling Society Board. The basic premise of the stewardship plan is that there will be a number of organizations and /or contractors approved as collectors and processors for PPP, with local governments being given first right of refusal for curbside pickup as well as other locations, for a yet undetermined fee. As previously stated the stewardship plan for PPP, planned for implementation as of May 2014 has a number of unknowns at this time and the District needs to ensure that there is a continuation of the curbside recyclable pickup service. As such it is recommended that the District enter into an agreement with RMRS that is renewable annually for a maximum of three years. The agreement, attached is of similar format as the expired agreement with minor changes to reflect current practices and industry standards. RECOMMENDATION: THAT the Corporate Officer be authorized to execute the Fee for Service Partnership Agreement between the District of Maple Ridge and Ridge Meadows Recycling Society, as attached to the staff report dated January 21, 2013. 1107 DISCUSSION: a) Background Context: Recycling services within the District of Maple Ridge are provided through the curbside collection of recyclables and the operation of a recycling depot. The collection and depot services are provided through a Fee for Service Agreement with RMRS that expired in 2012. The commitment to a new agreement between the District and RMRS has been delayed given the uncertainty around the proposed extended producer responsibility (EPR) stewardship plan for packaging and printed paper (PPP) products required by the BC Recycling Regulation (Regulation). As of May 2014, the Regulation states every PPP producer must participate, either individually or collectively, in an approved plan concerning end -of -life management of their products. A not-for-profit agency, Multi -Material British Columbia (MMBC) has been established to develop a Province -wide stewardship plan for PPP that must be submitted to the Province by November 19, 2012 and while there has been some information provided on the proposed plan there are a number of unknowns still outstanding. The basic premise of the stewardship plan is that there will be a number of organizations and/or contractors approved as collectors and processors for PPP, with local governments being given first right of refusal for curbside pickup as well as other locations, for a yet undetermined service fee. This process will commence in the first half of 2013. As previously stated the stewardship plan for PPP, planned for implementation as of May 2014 has a number of unknowns at this time and the District needs to ensure that there is a continuation of the curbside recyclable pickup service. As such it is recommended that the District enter into an agreement with RMRS that is renewable annually for a maximum of three years. The agreement, attached is of similar format as the expired agreement with minor changes to reflect current practices and industry standards. RMRS participates in the District's annual Business Planning process and submits a Business Plan that outlines the level of service for curbside pickup and depot management. The costs of the programs are reviewed by Council for approval. The programs operated by RMRS include a significant element of social and environmental services which in turn reflects the District's interest and support. In the 2012 Citizen Survey residents expressed a high satisfaction with the current program, both the depot and the curbside pickup. Recently the Provincial Government renewed the Community Living BC Supported Work Program for another two years, thanks to the advocacy of Mayor and Council and the local MLA. Council and RMRS staff meet annually to discuss the program and other pertinent solid waste issues and in addition a member of Council also participates on the RMRS Board. b) Desired Outcome: This report seeks Council's direction to renew the contract with RMRS for a single year term, renewable annually for two years. c) Strategic Alignment: The Corporate Strategic Plan directs that the District will provide high quality municipal services to our citizens and customers in a cost effective and efficient manner. The District's program is intended to provide a high quality service to residents of Maple Ridge. The Strategic Plan also directs that the District will promote individual and community responsibility for the stewardship of natural resources. The recycling program is targeted at promoting and supporting the stewardship of wastes and recyclables. d) Citizen/Customer Implications: The District's costs are recovered from Maple Ridge residents through recycling fees. In the 2012 Citizen Survey residents expressed a high satisfaction with the current program, both the depot and the curbside pickup. e) Interdepartmental Implications: The current program involves a number of different departments including the Engineering, Operations, Finance and Clerks departments. f) Business Plan/Financial Implications: The annual cost of the District's recycling program is reviewed through the Business Plan process by both CMT and Council. The fees paid by the District to RMRS form only a component of the program costs (and portion of the Society's budget). g) Alternatives: The District may choose not to renew the contract at this time and continue to operate on a month -by -month basis but this does not provide any certainty for either party. CONCLUSIONS: The District provides recycling services to residents of Maple Ridge through a fee for service agreement with RMRS to provide curbside collection of recyclables and operate a recycling depot. The current contract has expired and a new agreement is required to continue the services to District residents, at least until the implications of the incoming PPP stewardship plan by MMBC are better known. "Original signed by David Pollock" Prepared by: David Pollock, PEng. Municipal Engineer "Original signed by Trevor Thompson" Financial review by: Trevor Thompson, CGA Manager of Financial Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer RIDGE MEADOWS RECYCLING SOCIETY FEE FOR SERVICE PARTNERSHIP AGREEMENT THIS AGREEMENT made the day of 2013 BETWEEN: THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a District Municipality under the Local Government Act, R.S.B.C., 1996, c .323, and having its offices at 11995 Haney Place, in the Municipality of Maple Ridge, in the Province of British Columbia, V2X 6A9; (the "District") AND: OF THE FIRST PART RIDGE MEADOWS RECYCLING SOCIETY, a society, duly incorporated under the Society Act, R.S.B.C. 1996, c. 433, and having its offices at 10092 236 Street, in the Municipality of Maple Ridge, in the Province of British Columbia; (the "Society") WHEREAS: OF THE SECOND PART A. The Provincial government target of a 75% recovery rate for Packing & Printed Paper (PPP) in waste has been achieved. B. The District and the Society are of the opinion that recycling is an integral component of any waste management system, and that the best method to encourage recycling is to provide waste reduction and recycling services in a partnership with the Society which has the means and expertise to promote recycling and employment opportunities to community members with a wide variety of skills. C. The Society, in turn, desires to provide recycling services in the District. Recycling Agreement Page 1 of 10 NOW THEREFORE THIS AGREEMENT WITNESSETH that in consideration of the mutual covenants and other recited considerations, the parties hereto agree as follows: 1.0 Definitions In this Agreement, unless the context otherwise requires: "Equipment: means all chattels, equipment, and assets listed in Schedule "A" and all other chattels and property, purchased by the Society in whole or in part with the District's funds. "Structures" means all buildings and structures listed in Schedule "B" and all other buildings, structures and components purchased by the Society in whole or in part with the District's funds and located on real properties described below: o Lot B, District Lot 275, Group 1, Plan 7587, New Westminster District (owned by the Greater Vancouver Sewerage and Drainage District, licensed to the District), and o Lot 40, District Lot 275, Group 1, Plan 30282, Except Plan LMP49150, New Westminster District (owned by the District of Maple Ridge). 2.0 Terms and Termination 2.1 Subject to s. 2.2 and s. 2.3, the term of this Agreement is one year with the option to renew each year thereafter to a maximum three years, commencing January 1, 2012. 2.2 Either the District or the Society may terminate this Agreement on thirty (30) days written notice if any of the following events occur: (b) the Society makes any assignment for the benefit of creditors, becomes bankrupt or insolvent, has a receiving order made against it or a receiver has been appointed for the Society; (c) any order is made for the winding up of the Society or the Society terminates its existence or (d) there is a breach by either party of this Agreement. 2.3 Either the District or the Society may terminate this Agreement without cause on six months written notice. 3.0 District Funding 3.1 The District shall pay to the Society monthly payments over the term equal to one -twelfth of the amount the District budgets each year for the purpose of this Agreement which payments will be made on the first day of each month commencing January 1, 2012. 3.2 Despite s. 3.1, if for any year of the term of the Agreement the District does not for any reason carry funds in its annual operating budget for the recycling services, this Agreement shall automatically terminate and the Society shall have no claim for damages or any other payment from the District. Recycling Agreement Page 2 of 10 4.0 Recycling Services 4.1 The Society agrees to provide the following services; a) implement and maintain curbside collection of recyclable waste in accordance with Maple Ridge Recycling Charges Bylaw No. 4655-1992 and amendments thereto. Upon collection from the individual properties served, commodities become the property of the Recycling Society. b) operate the Recycling Depot located at 10092 — 236 Street (off River Road) in Maple Ridge, British Columbia, between the hours of: i. Monday, Thursday, Friday, Saturday and Sunday: 8:00 a.m. to 5:00 p.m; ii. Tuesday and Wednesday: 8:00 a.m. to 7:00 p.m; and The Depot shall close for the following Statutory Holidays: New Year's Day; Good Friday; Easter Sunday; Easter Monday; Victoria Day; Canada Day; Christmas Day; and Boxing Day and any other Provincially recognized holidays. c) implement and maintain any other activity and service set out in the District's annual operating budget that the Society and District have previously discussed and negotiated. 4.2 The Society may for the term of this agreement, use the land (as defined in Schedule "B") for the purpose of a recycling depot that collects household and commercial wastes listed in Schedule "C" attached hereto only. 4.3 Despite s. 4.2, because of the District's covenants in the license agreement with the Greater Vancouver Sewerage and Drainage District, the parties agree that: a) the Society may accept for recycling and permit to be brought onto the properties those products listed in sections 2, 3, 4, 5, 6, 7, 8 and 9 of schedule 2 of the Recycling Regulation 449/2004 under the Environmental Management Act, namely certain solvents and flammable liquids, certain pesticides and gasoline, except for i. products that are not identified; ii. products that are leaking or improperly sealed; iii. commercial, industrial, or agricultural products; iv. cosmetic, health, and beauty aids; v. fertilizers; and vi. acids, cleaners, bleach and other corrosive materials. b) the Society is permitted to accept the materials listed in s. 4.3.a so long as the District's license agreement with the Greater Vancouver Sewerage and Drainage District to permit the acceptance of such materials is in effect and so long as the Society has taken out and is maintaining a policy of pollution liability insurance in the amount of $5,000,000 to be maintained during the term of this agreement, showing the Society, the District and the Greater Vancouver Sewerage and Drainage District all as named insureds. Recycling Agreement Page 3 of 10 5.0 Operations by the Society 5.1 The Society must prepare a proposed annual operating budget in consultation with the District's staff and submit such proposed annual budget as part of its participation in the District's financial planning process to the District's Council on or before December 31 of each year for the term of this agreement. 5.2 The Society must not make any expenditures for equipment, machinery or vehicles to be funded in whole or in part by the District unless such expenditure has been approved by Council as part of the annual budget pursuant to s. 5.1 and in addition if such capital expenditure exceeds $100,000.00 shall obtain Council's approval before committing to the expenditure. 5.3 Any expenditure made by the Society not included in the annual budget approved pursuant to s. 5.1, must be paid for by the Society from the Society's funds. 6.0 Profit Sharing 6.1 The District and the Society will share any profits and losses as determined by the annual audited financial statements of the Society. Losses and profits must be shared on the basis of 80% to the District and 20% to the Society, and are payable to the parties within 90 days of the fiscal year end. 6.2 The Society's share of profit shall be considered Society Funds and shall be used to benefit operations in the spirit of this partnership agreement. 6.3 The District's share of profits are the absolute property of the District, and will be held by the District in a special fund to a maximum of $100,000.00 and may only be expended to offset its losses identified pursuant to s.6.1 and payments pursuant to s.3. Profits beyond the maximum maintained in the special fund may be transferred by the District to general revenue and used for any local government purpose. 6.4 Upon termination of this Agreement by effluxion of time or otherwise, the funds held by the District in a special fund pursuant to s.6.3 may be used by the District for any local government purpose. 7.0 Buildings, Structures and Equipment 7.1 All machinery equipment and other chattels set out in Schedule "A" are and shall remain the sole and exclusive property of the District (the "Schedule "A" Property") and updated and reported annually. 7.2 All buildings, structures and other improvements affixed to the Land as set out in Schedule "B" are and shall remain the sole and exclusive property of the District (the "Schedule "B" Property"). 7.3 The Society shall be responsible for maintaining daily reports on the conditions of the Schedule "A" property and shall be responsible for light and regular maintenance Recycling Agreement Page 4 of 10 requirements as set out in Schedule "A". The District shall be responsible for all other maintenance and repair of the Schedule "A" property. 7.4 The Society shall be responsible for maintenance and repair to the District's standards as set out in Schedule "B" property excepting only structural repairs which shall be the responsibility of the District. 8.0 Insurance 8.1 Comprehensive General Liability: The Society shall take out and maintain at its expense comprehensive general liability insurance against claims for bodily injury, including death, and property damage or loss arising out of the use, occupation, management or operation of the Society's services. Such insurance shall be in the joint names of the Society and the District so as to indemnify and protect both and shall contain a "cross liability clause" or "severability of interests clause" so that the Society and the District may be insured in the same manner and to the same extent as if individual policies had been issued to each and shall be for the amount of not less than $5,000,000 combined single limit or such other amount as may be required by the District from time to time. 8.2 District's Insurance: The District shall take out all risk insurance in the name of the District for all equipment listed in Schedule "A" in an amount to the full replacement value thereof. The insurance premium for the Equipment shall be charged back to the Society based on the District's monthly ratios for replacement and maintenance. 8.3 Society's Insurance: The Society shall insure all equipment, chattels, assets, buildings, and structures used by the Society and not owned by the District against loss and damage sufficient to replace the lost, stolen, or damaged equipment, chattels, assets, building, and structures. The Society shall provide to the District a certificate of insurance in a form acceptable to the district showing the above-mentioned insurance and that in s. 4.3.b. The insurance premiums for such insurance shall be paid by the Society. 8.4 Deductibles: Any deductibles that must be paid to an insurer such as, but not limited to, the Insurance Corporation of British Columbia, shall be paid by the Society. 8.5 Indemnity: The Society shall indemnify and save harmless the District from and against all losses and claims, demands, payments, suits, actions, recoveries, and judgements of every nature and description brought or recovered against it and/or the District by reason of any act or omission or alleged act or omission of the said Society, its agents, employees, or subcontractors in the execution of the Agreement. 8.6 The Society must ensure that all policies of insurance taken out and maintained by it pursuant to this Agreement contain a clause binding the insurer not to cancel the policy for any reason except after thirty (30) days written notice to the District. 8.7 The Society shall provide copies to the District of all policies of insurance taken out and maintained by the Society pursuant to this Agreement on the request of the District from time to time. Recycling Agreement Page 5 of 10 9.0 The Society 9.1 Within ninety (90) days of the Society fiscal year end, which is December 31, the Society shall provide to the District copies of the accounting records and the auditor's report pursuant to Section 36 and 47 of the Society Act R.S.B.C. 1996, chap 433. 9.2 Within thirty (30) days after the Society's Annual General Meeting, the Society shall provide to the District copies of the following documents: a) a list of the current directors and officers of the Society; b) a five (5) year financial plan for the Society; c) a letter from WorkSafeBC certifying that the society is in good standing with the Board; and d) proof to the District that the Society is in good standing with the Registrar of companies; e) updated lists of Schedule "A", Schedule "B" and Schedule "C"; f) a report on complaints, their number and nature, to the District. 9.3 The Society shall furnish to the District an unaudited financial statement at the end of each quarter showing the current quarter and year-to-date actual figures and budget variance details. 9.4 Nothing in this Agreement shall be construed to restrict the Society from entering into separate agreements to provided recycling services to groups or individuals or to receive payment for recycling services, on the condition that: a) the recycling services so provided by the Society are not included in the District's annual operating budget; and b) the separate agreement is on a full -recovery basis, including indirect burden allocation. If either of the above two conditions is not met, the Society must apply to Council for an exemption from that particular condition. 9.5 The Society shall pay all taxes, rates, licence fees, or other charges imposed by any duly constituted authority on the Equipment and Structures that have otherwise not been specifically referred to in this Agreement. 10.0 General Provisions 10.1 Wherever the singular or masculine is used herein, the same shall be construed as meaning the plural, feminine, or the body corporate or politic where the context or the parties so require. 10.2 This Agreement shall enure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. Recycling Agreement Page 6 of 10 10.3 The parties hereto shall do and cause to be done all things and execute and cause to be executed all documents which may be necessary to give proper effect to the intention of this Agreement. 10.4 This Agreement shall supersede all communications, negotiations, and agreements, either written or verbal made between the parties hereto in respect of matters pertaining to this Agreement prior to the execution and delivery hereof. 10.5 Any portion of this Agreement which is prohibited or unenforceable, will be in effective only to the extent of such prohibition or unenforceability without invalidating the remaining provision hereof. 10.6 The conditions, covenants, terms and provisos contained in this agreement which upon termination remain unfulfilled undischarged or otherwise outstanding will nevertheless survive termination and remain in full force and effect and be binding on the parties so long as there is any liability or indebtedness outstanding between the parties. 10.7 All notices, demands and communications to either party shall be given by personal delivery or by registered mail and addressed to the parties at the address below: District of Maple Ridge 11995 Haney Place Maple Ridge BC V2X 6A9 Ridge Meadows Recycling Society Box 283 Maple Ridge BC V2X 7G2 IN WITNESS WHEREOF the parties hereto have executed this Agreement as of the day first above written. The Seal of THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE was hereunto affixed in the presence of: MAYOR CORPORATE OFFICER The Corporate Seal of the RIDGE MEADOWS RECYCLING SOCIETY ) was hereunto affixed in the presence of ) Authorized Signatory ) ) Authorized Signatory ) C/S C/S Recycling Agreement Page 7 of 10 SCHEDULE A Updated: January 2012 EQUIPMENT OWNED BY THE DISTRICT OF MAPLE RIDGE 133 97 97 97 97 96 93 #134 #135 #136 #137 #138 #139 #140 #141 #142 #145 #4140 HORIZONTAL BALING PRESS, FLUFFER, BALER FEED REM HDL-2HYDRAULIC LIFT REM MS -8 MAGNETIC SEPARATOR 2 LARGE MESH BINS - PLASTIC MILK JUGS 8"X8"X6" 4 48"X40"X30" COLLECTION BOXES/ROLLOVER FORKS 12 -STACKING RECYCLE BINS (BLUE MESH) with casters & forklift channels 12 EASY EMPTY CONTAINERS (RED) With Casters & Lid (2 Yard) 2006 FREIGHTLINER RECYCLING TRUCK 2008 FREIGHTLINER RECYCLING TRUCK 2008 FREIGHTLINER RECYCLING TRUCK 2008 FREIGHTLINER RECYCLING TRUCK 2008 FREIGHTLINER RECYCLING TRUCK 2006 FREIGHTLINER RECYCLING TRUCK 2011 INTERNATIONAL RECYCLING TRUCK 2008 FREIGHTLINER RECYCLING TRUCK 2008 FREIGHTLINER RECYCLING TRUCK 2011 INTERNATIONAL RECYCLING TRUCK 2008 FREIGHTLINER RECYCLING TRUCK 2009 RECYCLING SYSTEMS — REM CONVEYOR BELTS TCH-8 Magnetic head & Pulley TCH-18 Transfer Conveyor LICENCE # REGISTRATION # MAREN#72/60-339 MODEL #6042 2819JS 3490346 AR2056 3235038 0972LN 2432579 AM0281 2913779 8214EG 2445089 2792JS 3460302 DD0687 539072 DA3059 2359169 AM0250 2722283 DD0688 10152983 4829HR 2996643 5845-09 SERIAL # #C1200-96 # 4271-97 #4272-97 #92159 to 92171 1FVACWCS26HM43843 1FVACXDJ28HZ06711 1FVZCSDJX8HZ06715 1FVACXCJ68HZ06713 1FVACXDJ88HZ06714 1FVACXCS46HW39692 1HTJTSKN7BH341810 1FVACXDJ48HZ06712 IFVACXDJO8HZ06710 1HTJTSKN9BH341811 IFVAABSCX40M71681 N6512 - NAPA Recycling Agreement Page 8 of 10 SCHEDULE B Structures Improvements & Equipment: 1. Two storied building which includes meeting rooms, bathrooms and offices and acts as the headquarters for the Ridge Meadows Recycling Society. 2. Enclosed warehouse area, covered sorting area. 3. Paved surfaces on 1 acre site & 1/2 Acre site off River Road. 4. Free standing tarp enclosures (removable aluminum structures & cement lock blocks) Recycling Agreement Page 9 of 10 SCHEDULE C Items accepted at the Maple Ridge Recycling Depot: All Paper products & Packaging products: listed below, but not limited to: Cardboard Cards Catalogues Envelopes Flyers Gift Wrap Paper Hardcover Books Magazines All Metal products: listed below, but not limited to: Aluminum Aluminum Foil (plates) Aluminum Blinds, Cookware Barbeques Batteries (car) (household) Bed Frames Bikes Brass Car Parts Copper Engine Blocks (drained) Hangers (plastic & metal) Lawn Furniture Metal Fencing Metal Sinks/Bathtubs Pipes Newspaper Office Paper Paperback Books Phone Books Sheeting Steel Tin Cans -metal lids Toaster / stock racks Tools / Nails Wire Appliances & Household Items: listed below, but not limited to: Air Conditioners Hot Water Tanks Vacuums Computer & accessories Lawn Mowers Dishwashers Oil Tanks Exercise Equipment (weights, bikes) Propane tanks Fire Extinguishers Stoves Freezers Stereos Fridges Telephones Furnaces TV's Paints, Flammables, Pesticides and Gasoline: Camp fuel Empty Paint Cans Flammable Liquids Gasoline Liquid Adhesives VCR's Weed Eaters/Hedgers Washer & Dryer (cloths) Paints —all types (Latex & Oil) Paint - Aerosol Paint Thinners Pesticides (domestic) Solvents Glass: Glass bottles & Jars Refundable Drink containers Drink boxes Oil: Oil Filters Plastic Oil Containers Used Oil (litre) Plastics: Anti -freeze Plastic Film (shopping bags) Plastic containers (#1,#2,#4,#5) Plastic Wrap Refundable Drink containers Other Categories: Cell Phones, CFL lights, Mercury Switches, Smoke Detectors Recycling Agreement Page 10 of 10 4 MAPLE RIDGE British Columb la District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013 and Members of Council FROM: Chief Administrative Officer MEETING: C of W SUBJECT: 2013 Property Assessment Review EXECUTIVE SUMMARY: Property assessment information for 2013 was received from BC Assessment on January 2, 2013. This information is preliminary as property owners still have the opportunity to appeal their assessments. The purpose of this report is to give Council a sense of the 2013 assessment information as it currently appears. RECOMMENDATION: No resolution required; receive for information only. DISCUSSION: 2013 Property Assessments For the purpose of valuation, BC Assessment bases 2013 property assessments on market conditions as at July 1, 2012. The changes in the assessment roll are generally comprised of two components: 1. Market value fluctuations 2. Real growth due to new construction For taxation purposes, properties in Maple Ridge are classified into seven classifications which include Residential, Utilities, Major Industry, Light Industry, Business and Other, Recreational/Non- Profit, and Farm Land. Where the term Commercial is used in this report it refers to the combination of Light Industry, Business and Other. The majority (91.27%) of Maple Ridge's assessed value is in the Residential Class. For 2012, market values in the Residential Class increased by an average of 1% while values in the Commercial Class increased by an average ofjust over 10%. For 2013, market change in the Residential Class was an average decline of 1% while the Commercial Class experienced an average market increase ofjust under 1%. Decisions concerning the municipal budget are made independent of market value fluctuations in property values and these fluctuations therefore have minimal impact on our process. As in past years, municipal tax rates will be: 1131 i) adjusted to offset average market value increases/decreases in each class ii) increased based on the tax increase included in the approved financial plan As a result, properties that experience value changes above the average for their class will experience higher than average tax increases and properties that experience value changes below the average will experience lower than average tax increases. Local governments do not have the legislative authority to smooth tax increases among properties. It is important for property owners to keep in mind that their own tax experience will vary based on the assessment change for their property in relation to all other properties in the same class. For example, if the average market value assessment change for the residential class is a decrease of 1% and an individual property experiences an assessment increase of 6%, this property will experience a higher than average tax increase. Similarly, a property decreasing in assessed value by 6% will experience a considerably lower tax increase. To demonstrate this variability from property to property, we have been tracking the taxes assessed against a sample of properties for a number of years and the data from that analysis is attached in Appendix "A". The data is illustrative in nature as we do not yet know what the tax rates will be from the other agencies. In this example, we have assumed a 1% increase for School taxes and a 3% increase for all other agencies. While the impact to the average home amounts to an overall municipal tax increase of around 3.9%, there is significant variation from this average. On the low end, the sample properties in the Albion/Kanaka area (Sample 2) and Lower Hammond (Sample 7) in 2013 will actually pay a municipal tax amount slightly lower than what was paid in 2012. At the other end of the spectrum, the sample properties in the Silver Valley area (Sample 1) and the West Maple Ridge area (Sample 6) will experience a 4.6% overall municipal tax increase. This variation in tax impact is the direct result of the assessment changes experienced by each individual property. This is why property owners should review their assessment notices closely and any questions or concerns should be referred to BC Assessment. Property assessments can be appealed through BC Assessment. The due date for filing appeals is January 31, 2013. Property taxes cannot be appealed. The second major component of the change in the assessment roll is due to new construction. Budgeted growth for new construction in the most recent financial plan was estimated at 1.35%. While overall new construction is approximately 1.4%, it is not uniform across all property classifications. The Residential Class grew by 1.5%, while the Commercial Classes had growth of only 1.3%. Approximately 6% of this growth, $10,935,000, is entitled to the benefits of the Town Centre Incentive Improvement Program (TCIIP) and as such no tax revenue will be realized from the additional assessment dollars until 2016. The overall taxable growth, after taking into account the assessment value of the incentives, is thereby reduced to 1.3%. As the information is preliminary, we will monitor this area to see if modifications are required to the financial plan. NEIGHBOURHOOD ANALYSIS The following is a brief look at the effects of growth on the assessments of various neighbourhoods throughout the District to give Council a sense of how these changes impact individual areas. Page 2 of 8 Residential Properties: Of the total assessment base in Maple Ridge, approximately 91.3% is attributable to the residential class. While the total growth factor in the Residential Class is 1.5%, specific neighbourhoods continue to contribute to the bulk of that increase. Neighbourhood Silver Valley/Fern Cres Cottonwood/Albion Kanaka Creek 232 E 264 & 108 N 128 Strata Units All other neighbourhoods Growth Contribution to Assessment Base $ 44,868,100 $ 22,139,100 $ 21,635,700 $ 11,487,400 % of Total Growth 28% 14% 14% 7% $ 42,054,700 26% $ 17,032,425 11% Though the average market value in the Residential Class decreased by 1% the change, value for specific areas, varies. % of properties Percentage of Change in Assessment Zero or Less .1% to 5% 5.1% to 10% 10.1% + in assessed 74% 22% 2% T Average Home 2013 2% The following information provides a sense of the impact of assessment changes experienced in specific neighbourhoods. Haney Residential Boundaries: S - Lougheed; W - Burnett and 224; N - 124A, 125, 128; E - 234 and 235 This area is comprised of mostly single family homes which are 30 years or older. New construction in this area is limited. The neighbourhood represents 11% of the District's overall residential inventory. The average home in this area, valued at $438,338 in 2012 and paying $1,800 in municipal taxes, has decreased in value by 2% and will experience a general purposes tax increase around 3%. % of properties Percentage of Change in Assessment Zero or Less .1% to 5% 5.1% to 10% 75% T Average Home 2013 22% 1% Page 3 of 8 10.1% + 2% Kanaka Creek Boundaries: S, SW - Lougheed; N - Kanaka Way and 128; E - 248 This area, comprised mostly of single family homes, continues to develop and contributed 14% to the overall residential growth for 2013. It represents approximately 8% of the District's overall residential inventory. The average home in this area, valued at $502,486 in 2012 and paying $2,055 in municipal taxes, has decreased in value by just under 4% and as a result will also experience a general purpose tax increase slightly lower than 3%. % of properties Percentage of Change in Assessment Zero or Less .1% to 5% 5.1% to 10% 10.1% + 81% 17% 2% Average Home 2013 Silver Valley and Fern Cres. Boundaries: S - 128; N - Silver Valley Rd; W - Marc Rd. & 224; E - 264 nil This area makes up approximately 7% of the District's overall residential inventory and, at 28% of the overall growth, continues to be the biggest growth contributor. It is comprised of mostly single family homes some of which are on large lots and acreages. The average home here, valued at $767,000 in 2012 and paying $3,100 in municipal taxes, has increased in value by just under 2% and the municipal tax increase will be around 6%. Percentage of Change in Assessment Zero or Less .1% to 5% 5.1% to 10% 10.1% + % of properties 70% 14% 12% 4% Average Home 2013 Whonnock and Ruskin Boundaries: S - Lougheed; N - 132; W - 248; E - 287 This established rural neighbourhood is made up of large residential lots and acreages of which 2% still enjoy farm status. The average home in this area was valued at $555,700 in 2012 and paid $2,300 in municipal taxes. In 2013 it is assessed at $561,000, an increase of approximately 1%. It will likely experience a general purposes tax increase of approximately 5%. Page 4 of 8 % of properties Percentage of Change in Assessment Zero or Less .1% to 5% 5.1% to 10% 77% 14% Average Home 2013 1% 10.1% + 7% Strata Townhouses There are currently 3,686 properties in Maple Ridge which are classed as residential strata townhouses and 88 of those are new this year. The market decrease for these types of properties is an average of 1%. The average townhouse assessed in 2012 at $294,000 and paying $1,200 in municipal taxes now has an average assessment of $291,000 and will experience a tax increase around 3.5%. % of properties Percentage of Change in Assessment Zero or Less .1% to 5% 5.1% to 10% 10.1% + 89% T Average Home 2013 8% 1% 2% Strata Apartments Strata Apartments increased by only 1 property in 2012 and now number 2,689. The new property is not yet complete and will contain 75 units to be stratified later this year. This complex will be part of the TCIIP upon completion. The average market value for these types of units decreased by almost 2% in 2013. The average apartment, which was assessed in 2012 at $202,000 and paid $826 in municipal taxes, is now assessed at $200,000 and will see an average increase of the municipal portion in the neighbourhood of 3%. Percentage of Change in Assessment Zero or Less .1% to 5% % of properties 72% T Average Home 2013 23% 5.1% to 10% 3% 10.1% + 2% Business Class and Light Industry Class Of the just under 29,000 properties which make up Maple Ridge, 3.7% of properties fall into the Business and Light Industry Classes. Combined growth in these two classes is around 1.3% and they contribute approximately 8% of the total growth in the assessment base. Page 5 of 8 The commercial sector growth contribution to the assessment base is approx. $14M. The biggest contributors are the additions at Haney Place Mall with a value of $6.7M, the partially completed strata complex at 115 Avenue and 224 Street with a value of $4.1M and the total revamp of the auto dealership at 232 Street and Lougheed Highway with a value of $1.8M. The changes at Haney Place Mall as well as the strata complex are part of the TCIIP and as such we will not realize any additional tax revenue from those upgrades until 2016. The average market value increase in the Business and Light Industry Classes is 1%. Business Class Percentage of Change in Assessment Zero or Less .1% to 5% 5% -10% 10% - 20% over 20% % of properties 53% 32% 11% 2% 2% T Average 2013 % of properties Light Industrial Class Percentage of Change in Assessment Zero or Less .1% to 5% 5% -10% 10% - 20% over 20% 54% 39% 7% nil nil T Average 2013 The following information is intended to give an idea of what is occurring in some of the more concentrated areas for these classes. Maple Ridge Industrial Park This area represents 23% of Business Class properties. These are mostly commercial strata units and some warehousing facilities. Average market increase for properties in this area is 1.4% and tax increases for most properties in this area will be slightly above the District average. Percentage of Change in Assessment Zero or Less .1% to 5% 5% -10% 10% - 20% over 20% % of properties 50% 36% 12% 2% nil T Average 2013 Of the 314 properties in the park, 107 are classed Light Industry. These 107 properties account for 52% of all Light Industry properties in Maple Ridge and represent 47% of the Light Industry assessment base. Average market value in this area remained unchanged for industrial properties and will result in tax increase being near the District average. Page 6 of 8 Percentage of Change in Assessment Zero or Less .1% to 5% 5% -10% 10% - 20% over 20% % of properties 54% 43% 3% nil nil Average 2013 Albion Industrial This area represents 4% of Business Class folios and 15% of Light Industry Class folios and represents approximately 33% of the overall commercial assessment base. 2012 saw large increases in market value in this area for all classes. For 2013 there was little market value change and no growth in this area and assessed values remain mostly the same as in 2012. % of properties Percentage of Change in Assessment Zero or Less .1% to 5% 5% -10% 10% - 20% over 20% 99% 1% nil nil nil T Average 2013 Lougheed Commercial, West of 207 This area represents only 3% of Business Class folios in number but accounts for 7% of total Business Class assessments. The average market increase in this area is at the District average of 1% and this area will therefore experience the District average tax increase. There was one major change in this area in that a portion of one property's land was reclassified to commercial from farm increasing the commercial assessment base by $1.3M. Percentage of Change in Assessment Zero or Less .1% to 5% 5% -10% 10% - 20% over 20% % of properties 82% 6% 8% nil 4% T Average 2013 Whonnock Industrial This area is made up of businesses associated with the lumber industry, and as of 2010 included two new Business Parks. It represents 8% of Commercial folios and accounts for 4% of the combined Business and Light Industry assessment base. The average folio assessment is $700,000. Most properties in this area saw little change in assessments other than properties located in the business park at the end of 256 Street. They experienced market increases of around 7%. For this reason most properties in this area will experience the average municipal tax increase with the exception of those located in the Webster's Corner Business Park which will see higher than the average tax increases. Percentage of Change in Assessment Zero or Less .1% to 5% 5% -10% 10% - 20% over 20% % of properties 64% nil 34% nil 2% T Average 2013 Page 7 of 8 CONCLUSIONS: Though the assessment information is preliminary, it does give an indication of how assessments have changed since the last valuation. While the average assessment changes in all property classes are quite modest, there is some variability around this average. As a result, the property tax impact to individual properties will vary, depending on how their experience relates to the average. Property owners are encouraged to review their assessment notices closely and contact BC Assessment with any concerns. The deadline for appeals to BC Assessment is January 31, 2013. Property taxes cannot be appealed. "Original signed by Silvia Rutledge" Prepared by: Silvia Rutledge Manager of Revenue & Collections "Original signed by Paul Gill" Approved by: Paul Gill, BBA, CGA General Manager: Corporate & Financial Services "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendix is attached hereto: Appendix A - Sample Tax Properties Page8of8 Appendix A - Sample Tax Properties Sample 1 - Silver Valley 2013 Assessed Value: 787,000 2012 Assessed Value 787,000 Percentage Change: 0.00% 2013 2012 Change % Municipal Council Levies: Gen Purpose, Drainage & Parks Levy $ 3,042 $ 2,919 $ 123 4.2% Fire Services Improvement Levy 321 299 22 7.4% Recycling Levies 70 68 2 3.0% Utilities 476 451 25 5.5% 3,909 3,737 172 4.6% Other Agency Levies *: Other Agency Levies * 358 348 10 2.9% School Tax * 1,600 1,584 16 Less: Home Owner's Grant 570 570 - 1,030 1,014 16 1.6% Total Taxes $ 5,297 $ 5,099 198 3.9% Sample 2 - Albion / Kanaka 2013 Assessed Value: 507,000 2012 Assessed Value 544,000 Percentage Change: -6.80% 2013 2012 Change % Municipal Council Levies: Gen Purpose, Drainage & Parks Levy $ 1,960 $ 2,018 $ (58) -2.9% Fire Services Improvement Levy 207 207 - 0.0% Recycling Levies 70 68 2 3.0% Utilities 785 748 37 4.9% 3,022 3,041 (19) -0.6% Other Agency Levies *: Other Agency Levies * 231 240 (9) -3.8% School Tax * 1,031 1,095 (64) Less: Home Owner's Grant 570 570 - 461 525 (64) -12.2% Total Taxes $ 3,714 $ 3,806 (92) -2.4% Sample 3 - Whonnock 2013 Assessed Value: 532,000 2012 Assessed Value 532,000 Percentage Change: 0.00% 2013 2012 Change % Municipal Council Levies: Gen Purpose, Drainage & Parks Levy $ 2,056 $ 1,973 $ 83 4.2% Fire Services Improvement Levy 217 202 15 7.4% Recycling Levies 35 34 1 3.0% Utilities - - - 0.0% 2,308 2,209 99 4.5% Other Agency Levies *: Other Agency Levies * 242 235 7 3.0% School Tax * 1,081 1,071 10 Less: Home Owner's Grant 570 570 - 511 501 10 2.0% Total Taxes $ 3,061 $ 2,945 116 3.9% Sample 4 - Central Maple Ridge 2013 Assessed Value: 407,000 2012 Assessed Value 420,000 Percentage Change: -3.10% 2013 2012 Change % Change % Percentage Change: 0.00% Municipal Council Levies: Gen Purpose, Drainage & Parks Levy $ 1,573 $ 1,558 $ 15 1.0% Fire Services Improvement Levy 166 160 6 3.8% Recycling Levies 70 68 2 3.0% Utilities 785 748 37 4.9% 748 2,594 2,534 60 2.4% Other Agency Levies *: Other Agency Levies * 185 186 (1) -0.5% School Tax * 827 845 (18) 1,214 Less: Home Owner's Grant 570 570 - 570 570 257 275 (18) -6.5% Total Taxes $ 3,036 $ 2,995 41 1.4% Sample 5 - Central Maple Ridge Strata Property 2013 Assessed Value: 222,000 2012 Assessed Value 229,000 Percentage Change: -3.06% 2013 2012 Change % Change % Percentage Change: 0.00% Municipal Council Levies: Gen Purpose, Drainage & Parks Levy $ 858 $ 849 $ 9 1.1% Fire Services Improvement Levy 91 87 4 4.6% Recycling Levies 35 34 1 3.0% Utilities 785 748 37 4.9% 748 1,769 1,718 51 3.0% Other Agency Levies *: Other Agency Levies * 101 101 - 0.0% School Tax * 451 461 (10) 1,214 Less: Home Owner's Grant 570 570 - 570 570 (119) (109) (10) 9.2% Total Taxes $ 1,751 $ 1,710 41 2.4% Sample 6 - West Maple Ridge 2013 Assessed Value: 597,000 2012 Assessed Value 597,000 2013 2012 Change % Percentage Change: 0.00% Municipal Council Levies: Gen Purpose, Drainage & Parks Levy $ 2,308 $ 2,214 S. 94 4.2% Fire Services Improvement Levy 243 227 16 7.0% Recycling Levies 70 68 2 3.0% Utilities 785 748 37 4.9% 3,406 3,257 149 4.6% Other Agency Levies *: Other Agency Levies * 272 264 8 3.0% School Tax * 1,214 1,202 12 Less: Home Owner's Grant 570 570 - 644 632 12 1.9% Total Taxes $ 4,322 $ 4,153 169 4.1% Sample 7 - Lower Hammond Property 2013 Assessed Value: 197,700 2012 Assessed Value 219,300 2013 2012 Change % Percentage Change: -9.85% Municipal Council Levies: Gen Purpose, Drainage & Parks Levy $ 764 $ 813 $ (49) -6.0% Fire Services Improvement Levy 81 83 (2) -2.4% Recycling Levies 70 68 2 3.0% Utilities 785 748 37 4.9% 1,700 1,712 (12) -0.7% Other Agency Levies *: Other Agency Levies * 90 97 (7) -7.2% School Tax * 402 441 (39) Less: Home Owner's Grant 570 570 - (168) (129) (39) 30.2% Total Taxes $ 1,622 $ 1,680 (58) -3.5% Sample 8 - Upper Hammond Property 2013 Assessed Value: 429,000 2012 Assessed Value 429,000 2013 2012 Change % Percentage Change: 0.00% Municipal Council Levies: Gen Purpose, Drainage & Parks Levy $ 1,658 $ 1,591 $ 67 4.2% Fire Services Improvement Levy 175 163 12 7.4% Recycling Levies 70 68 2 3.0% Utilities 785 748 37 4.9% 2,688 2,570 118 4.6% Other Agency Levies *: Other Agency Levies * 195 190 5 2.6% School Tax * 872 863 9 Less: Home Owner's Grant 570 570 - 302 293 9 3.1% Total Taxes $ 3,185 $ 3,053 132 4.3% Sample 9 - Maple Ridge Average based on BCAA Market Decrease of 1 2013 Assessed Value: 2012 Assessed Value Percentage Change: Municipal Council Levies: 405,725 409,823 -1.00% Gen Purpose, Drainage & Parks Levy Fire Services Improvement Levy Recycling Levies Utilities Other Agency Levies *: Other Agency Levies * School Tax * Less: Home Owner's Grant Total Taxes 2013 2012 Change oda $ 1,568 165 70 785 $ 1,520 156 68 748 2,588 185 825 570 2,492 181 825 570 255 255 $ 48 9 37 96 4 3.2% 5.8% 3.0% 4.9% 3.9% 2.2% 0.0% $ 3,028 $ 2,928 $ 100 3.4% * Rates for Other agency and School Tax for 2013 not yet available so estimated 3% for other and 1% for School Change in Taxation (Municipal GenerallDrainagelParks Location 2006 2007 2008 2009 2010 2011 2012 2013 1 Silver Vaiiey 10.8% 33.8% -10.6% 1.7% t2%, 12.1% 9.6% 4.2% 2 Albion/Kanaka 4.0% 1.6% 5.6% 4.4% 2.8% 9.6% 1.4% -2.9% 3 Whonnock 4.9% -0.9% 15.5% 4.4% -0.7% 4.8% 6.7% 4.2% 4 Central MR -3.8% 4.6% 4.6% 4.4% 7.6% 7.3% 4.4% 1.0% 5 Central MR- strata 21.0% -1.2% 3.1% 4.4% -2.4% 1.3% -2.0% 1.1% 6 West MR -2.3% -0.4% 8.5% 4.4% 11.8% 3.8% 1.7% 4.2% 7 Lower Hammond -6.1% -2.0% 9.5% 4.5% 1.5% -3.7% 4.1% -6.0% 8 Upper Hammond 1.3% 13.8% 12.7% 4.4% 0.2% 4.4% -0.1% 4.2% Total 3.4% 8.1% 4.4% 3.9% 3.1% 6.1% 4.3% 2.0% Appendix A - Sample Tax Properties (History of Assessed Values and Taxation) Assessed Values Location 2006 2007 2008 2009 2010 2011 2012 2013 1 Silver Valley 493,000 742,000 722,000 703,000 656,000 746,000 787,000 787,000 2 Albion/Kanaka 393,000 449,000 516,000 516,000 489,000 544,000 544,000 507,000 3 Whonnock 380,000 423,000 532,000 532,000 487,000 518,000 532,000 532,000 4 Central MR 289,100 340,000 387,000 387,000 384,000 418,000 420,000 407,000 5 Central MR- strata 210,800 234,200 262,600 262,600 236,500 243,000 229,000 229,000 6 West MR 425,000 476,000 562,000 562,000 579,000 610,000 597,000 597,000 7 Lower Hammond 182,300 201,100 239,600 239,600 224,300 219,100 219,300 197,700 8 Upper Hammond 293,000 375,000 460,000 _460,000 425,000 450,000 429,000 429,000 Total 2,666,200 3,240,300 3,681,200 3,662,200 3,480,800 3,748,100 3,757,300 3,685,700 Change in Assessed Values Location 2006 2007 2008 2009 2010 2011 2012 2013 1 Silver Valley 12.8% 50.5% -2.7% -2.6% -6.7% 13.7% 5.5% 4.6% 2 Albion/Kanaka 5.9% 14.2% 14.9% 0.0% -5.2% 11.2% -2.4% -0.6% 3 Whonnock 6.8% 11.3% 25.8% 0.0% -8.5% 6.4% 2.7% 4.5% 4 Central MR -2.0% 17.6% 13.8% 0.0% -0.8% 8.9% 0.5% 2.4% 5 Central MR- strata 23.3% 11.1% 12.1% 0.0% -9.9% 2.7% -5.8% 3.0% 6 West MR -0.5% 12.0% 18.1% 0.0% 3.0% 5.4% -2.1% 4.6% 7 Lower Hammond -4.4% 10.3% 19.1% 0.0% -6.4% -2.3% 0.1% -0.7% 8 Upper Hammond Total 3.2% 28.0% 22.7% 0.0% -7.6% 5.9% -4.7% 4.6%, 5.3% 21.5% 13.6% -0.5% -5.0% 7.7% 0.2% -1.9% Taxation (Municipal General/Drainage/Parks Location 2006 2007 2008 2009 2010 2011 2012 2013 1 Silver Valley 1,925 2,576 2,303 2,342 2,370 2,660 2,919 3,042 2 Albion/Kanaka 1,534 1,559 1,646 1,719 1,767 1,940 2,018 1,960 3 Whonnock 1,483 1,469 1,697 1,772 1,759 1,847 1,973 2,056 4 Central MR 1,129 1,181 1,235 1,289 1,387 1,490 1,558 1,573 5 Central MR -strata 823 813 838 875 854 866 849 858 6 West MR 1,659 1,653 1,793 1,872 2,092 2,175 2,214 2,308 7 Lower Hammond 712 698 764 798 810 781 813 764 8 Upper Hammond 1,144 1,302 1,467 1,532 1,535 1,604 1,591 1,658 Total 10,409 11,251 11,743 12,199 12,574 13,363 13,935 14,219 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: January 21, 2013 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended December 31, 2012 EXECUTIVE SUMMARY: Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the vouchers for the following period through Council resolution. The disbursement summary for the past period is attached for information. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the "disbursements as listed below for the month ended December 31, 2012 now be approved". GENERAL $ 9,381,935 PAYROLL $ 1,563,568 PURCHASE CARD $ 91.337 $ 11,036,840 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. 1132 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • Fraser Valley Regional Library - 4th quarter member assessment $ 621,533 • G.V. Water District - water consumption Aug 29 - Oct 2/12 $ 880,603 • G.V. Water District - Barnston Pump Station $ 517,506 • Imperial Paving - 122 Avenue road improvements $ 352,846 • Keywest Asphalt Ltd. - 232 Street road improvements $ 171,453 • RCMP Receiver General - RCMP contract Jul-Sep/12 $ 3,283,742 • Tag Construction Ltd - Abernethy Way intersection improvements $ 291,084 • Willis Canada Inc - 2013 Property and All Risk Insurance $ 213,386 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended December 31, 2012 have been reviewed and are in order. "Original signed by G'Ann Rygg" Prepared by: G'Ann Rygg Accounting Clerk II "Original signed by Trevor Thompson" Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning "Original signed by Paul Gill" Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services "Original signed by J.I . (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME 0767322 B.C. Ltd. 666921 BC Ltd Aplin & Martin Consultants Ltd BC Hydro BC SPCA Billesberger, Valerie CUPE Local 622 Chevron Canada Ltd Con -West Contracting Ltd Delcan Corporation FortisBC - Natural Gas Fraser Valley Regional Library Fred Surridge Ltd Greater Vanc Water District Habitat Systems Inc Imperial Paving Jacks Automotive & Welding Keywest Asphalt Ltd Lups Contractors Ltd Manulife Financial Maple Ridge & PM Arts Council Matcon Civil Constructors Inc Medical Services Plan Municipal Pension Plan BC North Of 49 Enterprises Ltd Open Storage Solutions Inc Raincity Janitorial Sery Ltd RCMP -Receiver General For Cda Receiver General For Canada Remdal Painting & Restoration Ridge Meadows Recycling Society Rogers Scottish Line Painting Ltd CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - DECEMBER 2012 DESCRIPTION OF PAYMENT Security refund Security refund Multi -use pathway design along 122 Avenue Capital water projects Electricity Contract payment Dec Document Management Jul 3 - Nov 30/12 Dues - pay periods 12/24 & 12/25 Gasoline & Diesel fuel Albion Dyking District maintenance 232 Street bridge over North Alouette River Natural gas 4th quarter member assessment Waterworks supplies Water consumption Aug 29 - Oct 2/12 Barnston Pump Station Albion Sport Complex playground equipment 122 Avenue road improvements Roadworks Fire Dept equipment repairs 232 Street road improvements Sanitary sewer extension to Corrections Centre Employee benefits premiums Arts Centre contract payment Dec Program revenue Nov Theatre rental & catering Grant Hill hydrants Employee medical & health premiums Employee benefits premiums Skating lessons Backup storage disk array Janitorial services: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre RCMP contract Jul-Sep/12 Employer/Employee remit PP12/24 & PP12/25 Painting: Leisure Centre Municipal Hall Operations Centre RCMP Monthly contract for recycling Dec Weekly recycling Litter pick-up contract Chipping program New cellular devices & monthly useage Centreline program 11,760 3,483 880,603 517,506 352,846 9,458 48,007 10,087 844 6,637 6,423 3,130 3,151 4,638 3,320 5,023 628 426 10,014 6,418 104,180 358 1,786 1,275 AMOUNT 23,743 25,000 15,243 115,276 27,527 27,042 22,325 46,560 27,664 31,329 20,119 621,533 19,377 1,398,109 55,941 362,304 17,628 171,453 31,095 135,165 58,938 62,502 33,468 373,113 19,876 33,738 32,322 3,283,742 500,200 17,486 107,599 18,618 35,027 Silver Valley Projects Ltd Suttle Recreation Inc Tag Construction Ltd Total Energy Systems Ltd Warrington PCI Management Wilco Civil Inc Willis Canada Inc Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements December 2012 Security refund Park playground equipment Abernethy Way intersection improvements Maintenance: Firehalls Leisure Centre Maple Ridge Fairgrounds Municipal Hall Operations Pitt Meadows Family Rec. Centre Pitt Meadows Heritage Hall Pitt Meadows Museum RCMP Advance for Tower common costs Deer Fern Park construction Cedar Park construction 2013 Property and All Risk Insurance Professional fees Nov PP12/25 & PP12/26 558 2,538 486 3,300 2,500 972 1,019 171 4,403 66,619 58,803 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2012\[Monthly_Council_Report_2012.xlsx]DEC12 86,230 16,254 291,084 15,947 60,000 125,422 213,386 50,643 8,630,027 751,908 9,381,935 1,563,568 91,337 11,036,840