HomeMy WebLinkAbout2007-09-25 Council Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COUNCIL MEETING AGENDA
September 25, 2007
7:00 p.m.
Council Chamber
MEETING DECORUM
Council would like to remind all people present tonight that serious issues are
decided at Council meetings which affect many people's lives. Therefore, we ask that
you act with the appropriate decorum that a Council Meeting deserves. Commentary
and conversations by the public are distracting. Should anyone disrupt the Council
Meeting in any way, the meeting will be stopped and that person's behavior will be
reprimanded.
Note: This Agenda is also posted on the Municipal Web Site at www.mapleridge.ca
The purpose of a Council meeting is to enact powers given to Council by using bylaws
or resolutions. This is the final venue for debate of issues before voting on a bylaw or
resolution.
100 CALL TO ORDER
200 OPENING PRAYERS
Jim Zelinski - Maple Ridge Baptist Church
300 INTRODUCTION OF ADDITIONAL AGENDA ITEMS
400 APPROVAL OF THE AGENDA
500 ADOPTION AND RECEIPT OF MINUTES
501 Minutes of the Regular Council Meeting of September 11, 2007
502 Minutes of the Public Hearing of September 18, 2007
503 Minutes of the Development Agreements Committee Meetings of
September 7 and 18, 2007.
Page 1
Council Meeting Agenda
September 25, 2007
Council Chamber
Page 2 of 6
600 PRESENTATIONS AT THE REQUEST OF COUNCIL
700 DELEGATIONS
701 Emerald Pig Theatrical Society
- Sharon Malone, President
800 UNFINISHED BUSINESS
900 CORRESPONDENCE
1000 BY-LAWS
Note: Items 1001 to 1004.2 are from the Public Hearing of September 18, 2007
Bylaws for Second and Third Reading
1001 RZ/088/06, 11237 236.Street
1001.1 Maple Ridge Official Community Plan Amending Bylaw No. 6504-2007
To amend Schedule "B" of the Official Community Plan to update the
conservation boundary based on the future park boundary established for
this proposal.
Second and third readings
1001.2 Maple Ridge Zone Amending Bylaw No. 6498-2007
To rezone from RS -3 (One Family Rural Residential) to R-1 (Residential
District) to permit a 14 lot subdivision.
Second and third readings
1002 RZ/104/04, SE Corner 124 and 264 Street
Maple Ridge Zone Amending Bylaw No. 6497-2007
To rezone from RS -3 (One Family Rural Residential) to RS -2 (One Family
Suburban Residential) to permit subdivision into 8 lots.
Second and third readings
Council Meeting Agenda
September 25, 2007
Council Chamber
Page 3 of 6
1003 RZ/040/06, 11943, 11935, 11929 Burnett Street
Maple Ridge Zone Amending Bylaw No. 6484-2007
To rezone from RS -1 (One Family Urban Residential) to RM -2 (Medium
Density Apartment Residential) to permit the construction of an apartment
with 65 units.
Second and third readings
1004 RZ/102/03, 25274 Bosonworth Avenue and 15183 108 Avenue
1004.1 Maple Ridge Official Community Plan Amending Bylaw No. 6499-2007
To designate from Forest and Suburban Residential to Suburban
Residential and Conservation.
Second and third readings
1004.2 Maple Ridge Zone Amending Bylaw No. 6500-2007
To rezone from A-2 (Upland Agricultural) to RG -2 (Suburban Residential
Strata) and P-1 (Park and School) to permit subdivision into 106 single
family strata lots.
Second and third readings
COMMITTEE REPORTS AND RECOMMENDATIONS
1100 COMMITTEE OF THE WHOLE
1100 Minutes - September 10 and September 17, 2007
The following issues were presented at an earlier Committee of the Whole meeting with
the recommendations being brought to this meeting for Municipal Council consideration
and final approval. The Committee of the Whole meeting is open to the public and is held
in the Council Chamber at 1:00 p.m. on the Monday the week prior to this meeting.
Public Works and Development Services
1101 RZ/070/06, 22875 132 Avenue, RS -3 to R-1, RST and CD -3-98, RS -1d and
A-1
Staff report dated September 5, 2007 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 6508-2007 and Maple Ridge
Zone Amending Bylaw No. 6467-2007 to permit a 58 lot eco -cluster
residential development be given first reading and forwarded to Public
Hearing.
Council Meeting Agenda
September 25, 2007
Council Chamber
Page 4 of 6
1102 RZ/042/07, 13790 256 Street, A-2 to M-4
Staff report dated September 7, 2007 recommending that Maple Ridge
Zone Amending Bylaw No. 6495-2007 to permit the extraction and
processing of gravel resources and Zone Amending Bylaw No. 6501-2007
to allow for accessory asphalt plant, accessory concrete plant and product
manufacturing be given first reading and forwarded to Public Hearing.
1103 DP/029/05, 23701 Kanaka Way
Staff report dated September 4, 2007 recommending that the Corporate
Officer be authorized to sign and seal DP/029/05 in support of a
development proposal for 35 lots.
1104 DP/047/07, 23701 Kanaka Way
Staff report dated September 5, 2007 recommending that the Corporate
Officer be authorized to sign and seal DP/047/07 in support of a
development plan for subdivision and building activity adjacent to
Horseshoe Creek and its tributaries.
1105 SD/078/06, 5% Money in Lieu of Parkland Dedication, 24901 108 Avenue
Staff report dated September 5, 2007 recommending that the owner of the
subject property pay an amount that is not Tess than $105,000.
Financia! and Corporate Services (includintFire and Police)
1131 Disbursements for the month ended August 31, 2007
Staff report dated September 12, 2007 recommending that the
disbursements for August 31, 2007 be approved.
Community Development and Recreation Service
Correspondence
Other Committee Issues
Council Meeting Agenda
September 25, 2007
Council Chamber
Page 5 of 6
1200 STAFF REPORTS
1300 RELEASE OF ITEMS FROM CLOSED COUNCIL
Hammond Stadium Upgrade Loan (from the September 17, 2007 Closed
Council Meeting)
Sale of Municipal Property, 224th Street frontage (from the September 10,
2007 Closed Council Meeting)
Bray Expropriation (from September 10, 2007 Closed Council Meeting)
1400 MAYOR'S REPORT
1500 COUNCILLORS' REPORTS
1600 OTHER MATTERS DEEMED EXPEDIENT
1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1800 QUESTIONS FROM THE PUBLIC
Council Meeting Agenda
September 25, 2007
Council Chamber
Page 6 of 6
1900 ADJOURNMENT
QUESTION PERIOD
The purpose of the Question Period is to provide 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 which have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
If a member of the public has a concern related to a Municipal staff member, it
should be brought to the attention of the Mayor and/or Chief Administrative Officer
in a private meeting.
The decision to televise the Question Period is subject to review.
Each person will be permitted 2 minutes only to ask their question (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 individual
members of Council. The total Question Period is limited to 15 minutes.
If a question cannot be answered, it will be responded to at a later date at a
subsequent Council Meeting.
Other opportunities to address Council may be available through the Clerk's
Department who can be contacted at (604) 463-5221.
Checked by: c/"
Date: a'7/n1120
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
September 7, 2007
Mayor's Office
PRESENT:
Mayor Gordon Robson
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member Amanda Allen, Recording Secretary
1. SD/007/05 & RZ/007/05
LEGAL:
Parcel 'E', Lot 2, Section 3, Township 12, NWD, Plan 7292
Parcel 'F', Lot 2, Section 3, Township 12, NWD, Plan 7292
Lot 37, Section 3, Township 12, NWD, Plan 41519, NWD
LOCATION: 24176 104 Avenue; 24198 104 Avenue; & 24234 104
Avenue
OWNER: The Symphony Development Corporation
REQUIRED AGREEMENTS: Subdivision Servicing Agreement
Rezoning Development Agreement
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL
THE PRECEDING DOCUMENTS AS THEY RELATE TO SD/007/05 & RZ/007/05.
CARRIED
L"
Mayor Gordon Robson J.L. (Jit )Rule, Chief Administrative Officer
Member
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
September 18, 2007
Mayor's Office
PRESENT:
Gordon Robson, Mayor
Chairman
Jim Rule, Chief Administrative Officer
Member A. Allen, Recording Secretary
1. HUCKERBY, RODGER & WILLOUGH & RONALD
LEGAL: Lot 73, Section 32, Township 12, NWD, Plan BCP27885
LOCATION: 22982 136 Avenue
OWNER: Rodger, Willough, & Ronald Huckerby
REQUIRED AGREEMENTS: Section 219 Covenant - Wastewater Sewage Pump
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENT AS IT RELATES TO RODGER, WILLOUGH & RONALD HUCKERBY.
41Praugol _AK
Gordon Robson, Mayor
Chairman
CARRIED
Jim Rule, Chief Administrative Officer
Member
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DATE: Sep 17, 2007 FILE: Untitled BY: AS
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6504-2007.
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 Schedule "8" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment Bylaw No. 6504-2007."
2. That parcel or tract of land and premises known and described as:
Lot: 22, Section: 16, Township: 12, Plan: 39988
and outlined in heavy black line is hereby redesignated to Urban Residential and that portion
shown hatched is hereby redesignated to Conservation as shown on Map No. 732, a copy of
which is attached hereto and forms part of this Bylaw.
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is 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 .
MAYOR CORPORATE OFFICER
1 001 .1
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LMS 3308
PARK
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PIDGE JI
mIUHTY ELAN ANE\DI\G
No. 6504-2007
vo. 732
Jrbon Residentiol and Conservation
Ljrbon Residential
and Conservation
`''MAP LEI RIDGE
British Columbia
1:2500
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6498-2007
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 6498-2007."
2. That parcel or tract of land and premises known and described as:
Lot 22 Section 16 Township 12 Plan 39988 New Westminster District
and outlined in heavy black line on Map No. 1403 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1(Residential District)
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 2007 .
PUBLIC HEARING held the day of , A.D. 2007 .
READ a second time the day of , A.D. 2007 .
READ a third time the day of , A.D. 2007 .
APPROVED by the Minister of Transportation this day of , A.D. 2007 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2007 .
MAYOR CORPORATE OFFICER
1001.2
PARK
2.39 ha
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PCI, 'A' 11355
1.55 he
tl L1
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RIDE` ZOIN
v E\DING
5ylcyv No, 6495-2007
':1ac No. 1403
=rom: RS-3(One ramify Rural Residential)
British Columbia
1.2500
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6497-2007
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. 6497-2007"
2. That parcel or tract of land and premises known and described as:
Lot 8 Section 19 Township 15 Plan 8097 New Westminster District
and outlined in heavy black line on Map No. 1402 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban
Residential)
Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 2007.
PUBLIC HEARING held the day of , A.D. 2007 .
READ a second time the day of , A.D. 2007 .
READ a third time the day of , A.D. 2007 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2007 .
MAYOR CORPORATE OFFICER
1002
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RIDGE ZO\E AVE\DING
RP 10938 Rem C 0.809 na.
6497-2007
1402
RS-3(One Family Rural Residential)
RS-2(One Fomily Suburban Residential)
MAPLE
British Columbia
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6484-2007
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. 6484-2007."
2.
Those parcels or tracts of land and premises known and described as:
Lot 3, Section: 17, Township: 12, Plan: 22046 New Westminster District
and Lot: 4, Section: 17, Township: 12, Plan: 22046 New Westminster District
and Lot: 5, Section: 17, Township: 12, Plan: 22046 New Westminster District
and outlined in heavy black line on Map No. 1395 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. 2007
PUBLIC HEARING held the day of , A.D. 2007.
READ a second time the day of , A.D. 2007 .
READ a third time the day of , A.D. 2007.
APPROVED by the Minister of Transportation this day of , A.D. 2007 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2007
MAYOR CORPORATE OFFICER
1003
PPPENDiX
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Evlaw No. 6484-2007
Mac No. 1395
romp: RS -1 (One Family Urban Residential)
1:2500
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6499-2007.
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 Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment Bylaw No. 6499-2007."
2. That parcel or tract of land and premises known and described as:
The North East Quarter, Section 11, Township 12, Except: Firstly part subdivided by Plan
23771; Secondly: Parcel A (Statutory Right -of -Way Plan LMP 1489); New Westminster
District
and as shown on Map No. 731, a copy of which is attached hereto and forms part of this
Bylaw, the area outlined in heavy black line is hereby redesignated to Suburban Residential
and the area shown hatched is hereby redesignated to Conservation.
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 2007.
PUBLIC HEARING HELD the day of , A.D. 2007.
READ A SECOND TIME the day of , A.D. 2007.
READ A THIRD TIME the day of , A.D. 200 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 .
MAYOR CORPORATE OFFICER
1004.1
9247
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MAL_ TGE OFFICIAL COVvU\ITY AMENDI\
Bylaw No. 6499-2007
Map No. 731
From: Forest and, Suburban Residential
To:
Suburban Residential
and Conservation (shown hatched)
1:6000
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6500 - 2007
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. 6500 - 2007."
2 That the following amendment be made to Section 610, RG -2 Suburban Residential
Strata Zone, B. Regulations for Permitted Uses, by deleting item #1 and inserting the
following:
1. The permitted density of residential use in this zone shall not exceed 2.5
dwelling units per net hectare except where expressly permitted.
a) That area being 29.1 hectares, delineated in heavy black line on the
sketch plan annexed hereto and forming part of this Bylaw, may
despite any regulation to the contrary be used to a density up to but
not exceeding 3.64 dwelling units per net hectare.
3. That item #2 be deleted from Section 610, RG -2 Suburban Residential Strata Zone,
B. Regulations for Permitted Uses and that the subsequent item be renumbered
accordingly.
4. That those parcels or tracts of land and premises known and described as:
Lot: 9, Section: 11, Township: 12, New Westminster District, Plan: 1363; and
The North East Quarter, Section: 11, Township 12, Except: Firstly part subdivided by
Plan 23771; Secondly: Parcel A (Statutory Right -of -Way Plan LMP 1489); New
Westminster District
And as shown on Map 1404, a copy of which is attached hereto and forms part of
this Bylaw, the area outlined in heavy black line is hereby rezoned to RG -2 Suburban
Residential Strata Zone and the area shown hatched is hereby rezoned to P-1 (park
and School) Zone.
1004.2
5. 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. 2007.
PUBLIC HEARING held the day of A.D. 2007.
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 .
MAYOR CORPORATE OFFICER
•
14
15
TGE ZO\E AvE\DI\G
Bylaw No. 6500-2007
Map No. 1404
From: A-2(Upland Agricultural)'
To: RG-2(Suburban Residential Strata)
and P-1(Park and School) shown hatched
1:6000
1.!
MAPLE RIDGE
TO:
FROM:
CORPORATION OF THE
DISTRICT OF MAPLE RIDGE
His Worship Mayor Gordon Robson DATE: September 5, 2007
and Members of Council FILE NO: RZ/070/06
Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Official Community Plan
Amending Bylaw Nos. 6508-2007 and 6512-2007
Maple Ridge Zone Amending Bylaw No.6467-2007
22875 132 AVE
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located in the Silver Valley area from
RS -3 (One Family Rural Residential) to the following five zones:
• R-1 (Residential District), RST (Street Townhouse Residential Zone), and CD -3-98
(Comprehensive Development Zone) to permit the subdivision of 58 lots;
• RS -1d (One Family Urban [Half Acre] Residential) to permit a one acre parcel
subdivision, enabling the existing house site to remain as part of the development;
• A-1 (Small Holding Agricultural) for the portion of land at the south end of the
subject site that is designated Agricultural in the Official Community Plan.
Ten of the 58 lots, discussed above, are proposed as attached duplex -type units that are each fee-
simple units with no common property, as opposed to stratified units with common property
ownership. A new zone (RST — Street Townhouse Residential Zone) has been prepared to permit
development of the attached non -strata units.
The proposed use of Eco -Cluster residential development complies with the Official Community Plan,
except for one portion of the site designated as conservation area. The applicant has applied to
remove a portion of the site out of the conservation area, because it has a slope that is less than 20%
and no significant environmental features have been identified. In exchange, the applicant is
proposing to dedicate some of the steeper portions of the site that are not currently designated as
Conservation. The applicant has requested a relaxation of the 30 metre setback requirement for small
tributary off the mainstem of Cattell Brook, to a minimum setback of 15 metres, in exchange for an
expanded setback to the north of the three artificially created Cattell Brook Ponds and restoration of
the south portions of Cattell Brook and the three ponds. An equestrian trail is proposed to run
east/west through the dedicated area at the south end of the site.
A dedicated park is proposed for the highest elevation on the site to protect the rocky outcrop
identified in that location as well as the expansive viewscape. This location will be included in the
Natural Features Development Permit that is required for this site.
1101
The lower portion of the subject site, south of Cattell Brook, is not proposed for inclusion in the
subject development, as it is designated Agriculture and proposed to remain as such. The application
includes a rezoning of the Agricultural portion of the site from RS -3 (One Family Rural Residential)
to A-1 (Small Holding Agricultural) and the subdivision of this portion from the proposed
development area.
RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 6508-2007 be read a first
time and forwarded to Public Hearing;
2. That in accordance with Section 879 of the Local Government Act opportunity for early and
ongoing consultation has been provided by way of posting Official Community Plan
Amending Bylaw No. 6508-2007 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. 6508-2007, 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.
6508-2007, is consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Maple Ridge Official Community Plan Amending Bylaw No. 6512-2007 be read a first
time and forwarded to Public Hearing;
6. That in accordance with Section 879 of the Local Government Act opportunity for early and
ongoing consultation has been provided by way of posting Official Community Plan
Amending Bylaw No. 6512-2007 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;
7. That Maple Ridge Official Community Plan Amending Bylaw No. 6512-2007, be considered
in conjunction with the Capital Expenditure Plan and Waste Management Plan;
8. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw 6512-
2007, is consistent with the Capital Expenditure Plan and Waste Management Plan;
9. That Maple Ridge Zone Amending Bylaw No. 6467-2007 be given first reading and be
forwarded to Public Hearing; and
10. That the following terms and conditions be met prior to final reading:
i) Preliminary approval from the Ministry of Environment, Water Management
Branch;
ii) Preliminary approval from the Ministry of Environment, Fish and Wildlife Branch;
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iii) Approval from the Agricultural Land Commission for the registration of a
conservation amenity covenant on the creeks located on the portion of the site that
will be subdivided and remain in the Agricultural Land Reserve;
iv) Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement;
v) Registration of a geotechnical report on title, which addresses the suitability of the
site for the proposed development;
vi) A Statutory right of way plan and agreement must be registered at the Land Title
Office;
vii) Road dedication as required;
viii) A Restrictive Covenant for the duplex design must be registered at the Land Title
Office;
ix) A Restrictive Covenant requiring the Nelson family house to be reconstructed on the
existing footprint;
x) Park dedication as required, including provision of walkways and equestrian trail;
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
SuwTounding Uses
North:
South:
East:
Use:
Zone:
Designation
Use:
Zone:
Designation:
Use:
DAMAX CONSULTANTS DAVID LAIRD
NORMA Y NELSON
Lot: 2, Block: 6, Section: 29, Township: 12, Plan: 14756
Section: 29, Township: 12
Eco -Cluster
Eco -Cluster
RS -3 (One Family Rural Residential)
R-1 (Residential District), RMST (Street Townhouse
Residential Zone), CD -3-98 (Comprehensive
Development)
Eco -Cluster with single-family units
CD -3-98 (Comprehensive Development Zone)
Eco -Cluster
Single -Family Rural Residential
RS -3 (One Family Rural Residential)
Agricultural Land Reserve
Vacant
-3-
West:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
b) Project Description:
RS -3 (One Family Rural Residential)
Eco -Cluster
Vacant
RS -3 (One Family Rural Residential)
Eco -Cluster
Single -Family Residential
Single -Family (Eco -Cluster) Residential
10.07 HA
136th Avenue (soon to be constructed)
Full Urban
SD/070/06 & DP/070/06
The applicant is proposing to rezone the subject site to permit the subdivision and development of 58
lots. Most of the tots are proposed for RS -1 (Residential District) zoning to permit single-family
development and ten lots are proposed for a newly proposed RST (Street Townhouse Residential) zoning
that will permit a duplex -style form of townhouse that will not be bound together by a strata -title, but
instead subdivided along the line that extends through the party wall and continues to the front and rear
lot lines. An easement will be registered on these lots to ensure that all joint maintenance issues are
addressed prior to occupancy. The easement will be registered at subdivision. Six of the proposed lots at
the north end of the site require rezoning to CD -3-98 (Comprehensive Development) to match the zoning
already in place on the site to the north, on which a subdivision was recently approved. At the
subdivision stage, these six lots will each be subdivided and consolidated with the single-family lots to
the north.
The applicant is requesting an amendment to a portion of the conservation area shown for this site on the
Silver Valley Area Plan, as an environmental assessment found that most of the west side of the site is
developable land that is not encumbered by steep slopes, creeks, or other significant environmental
features. However, a rocky outcrop, with a panoramic viewscape, was identified on the northern portion
of this designated conservation area and the applicant has agreed to dedicate this significant
environmental feature. Approximately 40% of the subject site will remain as conservation area, through
park dedication, due to steep slopes, setback requirements from Cattell Brook, and the rocky outcrop,
discussed above.
-4-
The development is expected to be similar to that of the award winning Silver Ridge Eco -Cluster, with
similar housing design, and the incorporation of innovative stormwater management standards. The lot
geometry proposed for this development is aligned with the Eco -Cluster vision defined in the Silver
Valley Area Plan, which includes:
• Condensing housing clusters within clearly defined limits;
• Proposing minimal site regrading;
• Incorporating parkettes, which serve as green frontage for most units;
• Maximizing retention of existing vegetation;
• Limiting development to areas where existing grades are less than 20%;
• Natural open spaces are connected and continuous, creating wildlife corridors;
• Protecting environmentally sensitive areas through public ownership;
• Retaining and enhancing unique natural features, such as rocky knolls;
• Providing a variety of trails that ensure linkages and connections to surrounding
amenities;
c) Planning Analysis:
The northern portion of the subject site, from Cattell Brook northward, is located in Silver Valley and
proposed as an Eco -Cluster development. The site grades vary from 10% to greater than 30% slopes,
making some areas of the site a challenge to develop. A creek, known as Cattell Brook, runs through the
site, starting at its headwaters at the northeast side of the site and flowing to the south end of the site
where it turns west, connects with three artificial ponds, and continues directly across the bottom portion
of the site. There is a requirement for a 30 metre setback from the top of bank, however, the applicant
has requested a relaxation for this to 15 metres at the headwaters of a tributary flowing into Cattell Brook
and for a reduction to 27 metres at two locations upslope of Cattell Ponds. Compensation for these
relaxations involves restoration work on the ponds, riparian plantings where needed and expanded
setbacks in various areas for a net gain of riparian habitat.
The rocky outcrop at the top of site, which is designated as conservation area, extends under the footprint
of the existing house site — "the Nelson house site" (the house burned down recently). The current
property owners intend to retain the housing site through subdivision into a one acre parcel and
subsequently rebuild the house. The house site is proposed for rezoning to RS-ld (One Family Urban
[Half Acre] Residential). In order to ensure that the new house does not encroach any further into the
rocky outcrop area, a covenant will be attached to the Nelson house site requiring that the house be
reconstructed on the existing footprint. The rocky outcrop area outside of the Nelson house site is
proposed for dedication into public ownership. Access to the viewpoint atop the rocky outcrop will be
from hiking trails proposed at the following entry points: 1) 136th Avenue; 2) Nelson Peaks Drive,
adjacent to first parkette off of 136th Avenue; 3) the end of Nelson Peaks Drive, adjacent to the last
parkette on the roadway.
A subdivision application has been received for this site, which will involve the subdivision of the
individual parcels and the subdivision of the portion of this site designated as Agricultural land. The
portion of the site that is designated as Agricultural use will be subdivided from the proposed
development and be rezoned to A-1 (Small Holding Agricultural).
-5
Access to the site is proposed off of 136th Avenue, which will be constructed along with the recently
approved subdivision to the north. A secondary access will be created as a 6.0 metre emergency
access/exit only and will run east/west between the west side of the site and the site to the west. A
locked gate will prevent regular vehicular movement through the emergency access and the Fire
Department will hold a key for emergency purposes.
The portion of the site in the Agricultural Land Reserve will be subdivided from the proposed
development and will maintain its current access through a panhandle driveway off of 132nd Avenue.
There is an existing driveway that continues northward past this lot through the subject site providing
driveway access to the existing house footprint at the top of the hill (the house burned down recently). A
portion of this driveway will become an emergency/maintenance road for access to the three Cattell
Brook ponds. Access to this maintenance road, which will have a locked gate and keys provided to the
Parks and Fire Depai tments, will be from the newly constructed road off of 136th Avenue.
A horse trail is proposed at the south end of the site and is intended to connect with a trail network
continuing through the adjacent sites to the east and west.
Official Community Plan:
The proposed Eco -Cluster development is one of only a few Silver Valley sites, to date, that has required
a rezoning application in addition to a subdivision application, as most of the previous Eco -Cluster
developments have occurred on pre -zoned land. An Eco -Custer is defined in the Silver Valley Area Plan
as:
A group of housing units, condensed within clearly defined limits, surrounded by open space and
linked to other parts of the Silver Valley community by a single local road.
The plan recognizes that the areas designated as Eco -Cluster often have steep slopes and the intent is to
encourage lots that take advantage of areas with slopes less than 20% grade by clustering development in
these areas and leaving the steeper sloped areas in a forested condition. This development approach
requires minimal site re -grading. The Plan vision is for a fairly rural type of development that is
sensitive to all aspects of the environment, including views, watercourses, environmental features, tree
preservation, and connected and continuous natural open spaces. Parkettes are to be incorporated into
the site plan as a frontage focal point for the housing unit clusters.
Proposed Amendment to Official Community Plan:
The portion of the site proposed for Eco -Cluster development is in compliance with the Official
Community Plan, except for the area designated for conservation on the east side of the site. The
applicant has applied to amend the Official Community Plan, to permit a reduction in the area of this
conservation designation. Early in the process, the applicant inquired about the rationale for
environmental significance of the large conservation area designated at the east side of the site. The
applicant noted that there was a rocky outcrop at the upper -most portion of the area, but asserted that the
land just below had no significant environmental features and most of it was less than 25% slope. Some
of the conservation designations in the Silver Valley Area Plan were not ground-truthed during the
preparation of the plan and as such, the Environmental Planner subsequently inspected the site. The
Environmental Planner was unable to identify any significant environmental features and found that most
of the area in question has an existing grade that is suitable for development (between 10 and 20%
slopes).
-6-
The rocky outcrop that was identified within the conservation designation at the highest point of the site
is an environmentally unique and sensitive feature that will remain within the conservation designation
and as mentioned above, is proposed for dedication. The existing footprint of the Nelson house that is
also located within the designated conservation area is proposed for removal from the conservation
designation in order to permit reconstruction and retain the residential use of the family housing site. A
covenant will be placed on the site requiring that the house be located where it was located previously.
The existing conservation designation located across the southern portion of the site will be increased
with the additional dedicated area that is proposed beyond the 30 metre setback required for the Cattell
Brook and ponds. The development site, less the agricultural land, has an area of 10.155 hectares and
5.833 hectares (57.4%) will be dedicated as Conservation.
Densities:
The applicant has proposed a density of 13 units per net hectare, which is at the top end of the 5 to 15
range set for Eco -Clusters in the Silver Valley Plan. The plan encourages a variety of housing types
within and between Eco -Clusters and the form of development proposed here is 49 single family homes
and 10 units of attached duplex style design. These 10 attached units represent the first multi -family
styled units for an Eco -cluster designated area and may be the first in Silver Valley.
Zoning Bylaw:
There are five zones proposed for the subject site: R-1 (Residential District), CD -3-98 (Comprehensive
Development), RS-ld (One Family Urban (Half Acre) Residential), a proposed new zone called RST
(Street Townhouse Residential) Zone, and A -I (Small Holding Agricultural).
The majority of the 58 lots are proposed to become R-1 (Residential District) sites. There are seven lots
which straddle the north property line and these are proposed as CD -3-98 (Comprehensive Development)
to match the zoning on the site to the north. This will permit a consolidation subdivision and
development of seven lots that will front onto 136th Avenue. Ten of the 58 lots are proposed for rezoning
to the RST (Street Townhouse Residential) zone, which is discussed below.
As discussed above, the original Nelson house site will remain within the family and as such is proposed
for subdivision into a one acre parcel. This parcel is therefore proposed for rezoning to RS-ld (One
Family Urban (Half Acre) Residential).
The portion of the site that is designated Agricultural Land is proposed to be rezoned to A-1 (Small
Holding Agricultural) for consistency with the Zoning Matrix outlined in the Official Community Plan.
Draft of Proposed RST (Residential Townhouse Zone):
A new zone is proposed as part of this rezoning application to permit the development of 10 duplex units.
The Silver Valley Plan encourages a variety of housing types throughout Eco -Cluster developments, but
currently Maple Ridge does not have an existing zone that could easily accommodate this type of
development. In order to accommodate and encourage a variety of housing types in Silver Valley Eco -
Clusters, as part of the ongoing implementation of the Silver Valley Area Plan, the RST (Street
Townhouse Residential Zone) was drafted and is attached, for Council consideration.
-7
The zone is intended for use in the Eco -Cluster designated areas of Silver Valley Area only, as it permits
a fairly large 223 m2 (2400 s.£) unit, excluding basement, either in a duplex or triplex form, which is
greater than the anticipated size of attached housing form within the urban area boundary. Although rear
lanes are encouraged in Silver Valley, the topography can make this type of development difficult and
therefore, the zone will allow for both rear lane and non -rear lane access.
The RST zone is intended to permit a "zero lot line" subdivision, which will result in each owner having
no common property between them. For such non -strata duplex proposals, an easement will be required
on the duplex property titles prior to unit construction. The easement will deal with issues relating to
shared walls and will set out the terms under which each owner will be required to cooperate.
The building design proposed for the duplexes will be secured through a Restrictive Covenant put on title
prior to subdivision of the individual units. This covenant will also require that the duplex lots cannot be
sold separately until after the duplexes have been fully constructed.
Requested Variances:
The applicants will be requesting variances to the R-1 zone for the following:
• Front Setback: To be reduced from.5.5 metres to 4 metres, except for the garage, which will
remain at the 5.5 metre setback, to provide opportunity to preserve existing ground cover in the
rear gardens.
• Rear Setback: To be reduced from 8 metres to 6 metres, as discussed above.
• Building Height: To be increased from a maximum permitted height of 9 metres to 11 metres, to
enable a greater slope to the roof design.
Development Permits:
The Cattell Brook watercourse and ponds triggered a Watercourse Protection Development Permit,
which requires an environmental impact assessment within 50 metres of the edge of the watercourse.
The applicant has requested a reduction in the 30 metre stream setback requirements at three locations:
1) to 15 metres at the headwater of the Cattell Brook tributary; 2&3) approximately 27 metres at two
locations upslope of Cattell Ponds. A report prepared by Golder & Associates, dated July 24, 2007,
notes that an expanded setback is proposed in various areas that will result in a "net gain of 3,360 m2 in
the amount of riparian habitat preserved". Golder has outlined the following remediation activities that
will be undertaken as part of this application:
• Removal of garbage from the area around the ponds;
• Removal of the concrete pad;
• Excavation of the area between the ponds to expand the western pond by 1300 m2;
• Re -grading the pond margins to produce a more sloping bank profile suitable for
emergent plant growth;
• Planting of emergent vegetation around the ponds; and
• Planting riparian vegetation around the perimeter of the ponds.
-8-
Through the Watercourse Protection Development Permit, the applicant will be required to provide a re-
grading and riparian planting plan, prepared by a professional. The District's Environmental Planner has
reviewed this proposal and is supportive of the environmental components of the project.
The rocky outcrop area at the top of the site that is proposed for dedication contains a significant amount
of an invasive plant species called Scotch broom (Cytisus scoparius). The protection and enhancement
of natural features, such as rocky knolls, are encouraged in the Silver Valley Area Plan and therefore, the
broom is required to be removed and a plan for planting native species will be prepared to accompany the
Environmental Features Development Permit.
Advisory Design Panel:
A development permit for form and character is not required for the duplex style form of development
and therefore, this application will not be subject to Advisory Design Panel review.
Development Information Meeting:
A development information meeting was held on the evening of March 14th at the Yennadon Elementary
School. The applicants reported that the general reaction to the plan was very positive. The public in
attendance at the meeting had the following concerns:
• Increased traffic and its impact on road safety in the area (specifically 128th Ave., east of 227°i &
west of 232"d);
• A positive comment was made on the horse trail to be constructed across the southern slopes and
the plan that it be continued through developments to the east and west;
• The clustering of homes was noted as a positive reflection of the Eco -Cluster designation
requirements in the Silver Valley Plan, along with the mix of housing types;
• The narrower road widths and stormwater management concepts similar to the Silver Ridge
development were also viewed positively by one local resident;
(I) Interdepartmental Implications:
Engineering Department:
The comments provided by the Engineering Department are as follows:
• Sidewalks and equestrian trail must be provided;
• Sanitary sewer main is required from the pump station at 136th Avenue;
• Must show how upgrade to watermain for this site will integrate into the overall municipal
system in the area;
• A geotechnical review has been provided for this site;
• Ministry of Environment review is required for any works at Cattell Brook and the south portion
of the site, which is located in the North Alouette River Flood Plain;
• A six metre road dedication is required along the 132vd Avenue road frontage;
• A statutory right-of-way is required on the property to the west of this in support of the sanitary
sewer main which is to be extended from the pump station on 136`x' Avenue;
• An erosion and sediment control plan for the servicing works is required in accordance with the
Watercourse Protection Bylaw;
-9-
• The refundable security amount and municipal charges will be determined after the applicant's
professional engineer provides a design for the servicing works;
• The two properties involved in this development application are to be consolidated at the
rezoning stage. The legal plan will also include the road dedication on 132nd Avenue;
• The park land will be dedicated at the rezoning stage;
• At the subdivision stage, the south portion of the properties that are in the ALR will form an RS -
3 lot. A water connection will be required at that time, as will proof of sewage disposal and
compliance with flood plain regulations.
Parks & Leisure Services Department:
The Parks & Leisure Services Depai tment have identified that after the subdivision of this site is
completed they will be responsible for maintaining the dedicated park areas and the street trees. hi the
case of this project it is estimated that there will be an additional 59 trees which is based on one tree per
lot. The final subdivision design will provide exact numbers. The Manager of Parks & Open Space has
advised that the maintenance requirement of $25.00 per new tree will increase their budget
requirements by $1,475.00.
Fire Department:
The Fire Department has provided the following comments:
Access:
• The current access to 132nd Avenue should be maintained as secondary access/egress until the
intended secondary access/egress is constructed through to the development to the west of this
site.
Strata Portion:
• Carriage width of access lane to be a minimum of 6 metres and must be rated for a minimum of
35,000 Kg with a minimum forced of 70 P.S.I.;
• Driveways to the townhouses should be long enough to accommodate a standard sized vehicle
(not a compact car). This will alleviate some parking issues;
• Any turnaround:
o Ensure no -stopping signs are installed before occupancy. This is to ensure it is clearly
evident that this is a required turn around and must be kept clear at all times;
o Required to be a minimum 6 metres wide and 8 metres in depth;
• Carriage width to be a minimum of 6 metres (with no on -street parking permitted).
Fire Hydrants:
• Preferred location of fire hydrants is on corner lots;
• Preferred location of fire hydrants is at main entrances as well as at the T intersections;
• Private hydrants are to be lime -yellow with white caps;
• Measures are to be in place to ensure landscaping does not encroach on access and visibility and
that hydrants can be kept clear in all weather conditions.
- 10 -
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, OCP Amendment Bylaw No. 6508-2007 and No.
6512-2007, 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.
Section 882(3) of the Local Government Act also requires the local government consider the Financial
Plan and Waste Management Plan when adopting an OCP amendment.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan
of the Greater Vancouver Regional District and determined to have no impact.
I) Environmental Implications:
The applicant has completed an arborist report on the site, which identified significant trees and also
significant tree retention areas. The site plan was prepared after completion of the arborist report and all
the trees noted for retention in the arborist report are intended for protection as shown on the attached
site plan.
To aid with rainwater infiltration at pre -development rates, the applicant has agreed that the stormwater
management principles utilized in the Silver Ridge Eco -Cluster development will also be used to guide
the stormwater management design for the subject site. The stormwater design for this site will include
two roadside swales, street trees on both sides of the street, and roof drains that will be directed into rain
gardens on each lot. However, the grades are steeper on this site and at this point, the applicant has not
determined if the roadside swales will be able to be located in the steepest areas. The ponds located at
the south end of the site will be restored for the benefit of fish and wildlife, the ponds will also be
designed to serve as stormwater storage and biofiltration ponds.
CONCLUSION:
The lot geometry presented for the proposed Eco -Cluster development is aligned with the Silver Valley
Area Plan in that the design has achieved the clustering of units with distinct boundaries, a rural
character with most lots facing a parkette or green belt, a variation in housing form, innovative
stormwater management, wildlife corridors, and the protection of environmentally sensitive areas
resulting in 40% of the site proposed as conservation area. A new zone is accompanying this application
to permit a street -front non -strata townhouse form of housing for Eco -cluster developments and the
Silver Valley area and encourage a greater variation in housing form, as envisioned within the Area Plan.
- 11 -
Therefore, it is recommended that this application and accompanying bylaws proceed to Council for
consideration.
Prepared by:
Zos ak
Pla er�!
MCP, MCIP
g
Approved by: rank Quinn, MBA
• PWorks
Concurrence:
J/ L. (Jim) Rule
{f hief Administrative Officer
d
ng
Development Services
The following appendices are attached hereto:
Appendix A — Subject Map
Appendix B — OCP Amending Bylaw No. 6508-2007
Appendix C — OCP Amending Bylaw No. 6512-2007
Appendix D — Zone Amending Bylaw No. 6467-2007
Appendix E — Concept Plan of Development Proposal
Appendix F — Site Plan Showing Lot Geometry & Conservation Area
- 12 -
i
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6508-2007.
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, 3A and 4 of the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment Bylaw No. 6508-2007."
2. Figure 2 and 3A are hereby amended for those parcels or tracts of land and premises
known and described as:
Lot 2, Section 29, Township 12, Plan 14756, New Westminster District
West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part
Subdivided by Plan 32932, New Westminster District.
and
and outlined in heavy black line on Map No. 734, are hereby redesignated to Conservation,
and those portions shown hatched are hereby redesignated to Eco Cluster, and Horse Trail is
added, as shown on Map No. 734, a copy of which is attached hereto, and forms part of this
bylaw.
3. Figure 4 is hereby amended for those parcels or tracts of land and premises known and
described as:
Lot 2, Section 29, Township 12, Plan 14756, New Westminster District
West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part
Subdivided by Plan 32932, New Westminster District
and
and outlined in heavy black line are added to Conservation, and those portions shown
hatched are hereby removed from Conservation, and Horse Trail is added, as shown on Map
No. 735, a copy of which is attached hereto and forms part of this Bylaw.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the
day of , A.D.
PUBLIC HEARING HELD the day of , A.D.
READ A SECOND TIME the day of , A.D.
READ A THIRD TIME the day of , A.D.
RECONSIDERED AND FINALLY ADOPTED the day of , A.D.
MAYOR CORPORATE OFFICER
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW N0. 6512-2007
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 Schedule "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment Bylaw No. 6512-2007.
2. Schedule "C" is hereby amended for those parcels or tracts of land and premises known and
described as:
Lot 2, Section 29, Township 12, New Westminster District Plan 14756 and
West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part
Subdivided by Plan 32932, New Westminster District
and outlined in heavy black line on Map No. 736, a copy of which is attached hereto and
forms part of this Bylaw, is hereby added to Conservation.
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is 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 .
MAYOR CORPORATE OFFICER
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO, 6467-2007
A Bylaw to amend the text and Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6467-2007."
2. That Part 2 Interpretation is amended by inserting the following definition in the
appropriate alphabetical location within the section:
STREET TOWNHOUSE RESIDENTIAL USE means a residential use consisting of one
dwelling unit vertically attached to one or more dwelling units (i.e. a duplex, triplex, or
fourplex) with each dwelling unit located on a lot abutting a street.
3. That Part 3 Basic Provisions is amended by inserting the following after Section 302,
Zones (1):
RST Street Townhouse Residential
4. That Part 6 Residential Zones is amended by inserting the following after Section
6010 and renumbering subsequent sections accordingly:
601D RST Street Townhouse Residential
Intent: The Street Townhouse Residential Zone is intended for use only within the
areas of Silver Valley designated as Eco -Cluster.
1.0 Permitted Uses
Only the following uses shall be permitted in the RST zone:
1. Street Townhouse Residential Use
2. Duplex Use
3. Accessory Boarding Use
4. Accessory Home Occupation Use
2.0 Conditions of Use
1. A Street Townhouse residential use shall be permitted where no more than four
street townhouse residential units are attached and located on a lot abutting a
public street.
2. Vehicular access for lots backing on a Municipal lane will be restricted to the
lane.
3. All motor vehicle parking areas must be fully enclosed within a garage structure.
3.0 Density
The maximum permitted gross floor area of a unit shall be 223 m2 (2400 s.f.),
specifically excluding basement, garage, and accessory building.
4.0 Lot Coverage
The maximum permitted lot coverage shall be as follows:
Lot Type
Maximum Lot Coverage
Exterior Lot
55%
Interior Lot
65%
Exterior Lot
Corner
on
Street
45%
Accessory Buildings & Structures:
The maximum lot coverage for accessory buildings and structures shall be 3%, which
shall form part of the maximum lot coverage for the entire lot. A detached garage is
not considered an accessory building in this zone.
5.0 Height of a Building or Structure
The maximum height of a principal building shall be 3 storeys or 11 metres,
whichever is less.
The maximum height of any accessory building or structure shall be 4.6m
6.0 Setbacks
If building in this zone is next to an existing single-family development, then front
setback must match that of single-family neighbourhood on same side of same
street*.
If building in this zone is not adjacent to single-family development, then buildings
and structures shall be sited in accordance with the following minimum setbacks:
Building or Structure
Front
Rear
Interior
Side
End Lot/
Exterior Side
Corner Lot/
Exterior Side
Principle Building
(no lane access)
4m
8m
See #3 below
Om
1.5m
3m
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access)
6m
N/A
Om
1.5m
3m
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(lane access)
4m
14m
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1.5m
3m
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access)
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N/A
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1.5m
1.5m
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1. Interior Side: 0 metre permuted where listed above, provided that the full length
of the interior side wall of the principle building and/or garage is adjoined to the
full length of the interior side wall of a neighbouring principle building and/or
garage. Where a fee -simple subdivision results in no common property
ownership among the attached units, the property line will run equally distant
through the attached interior walls.
2. On a lot with rear lane access:
a) Each lot shall have useable rear yard private outdoor space with minimum
dimensions of 6.5m x 7.5m that is defined by fences and landscaping.
b) Accessory buildings larger than 5m2 are not permitted in the rear yard private
outdoor space.
c) A minimum 1.5 metre wide walkway must be maintained along the length of
the garage, into the rear laneway. This walkway does not make up any part of
the private outdoor space requirement.
3. On a lot with no lane access, the rear yard setback may be reduced to a minimum
of 6 metres if the rear yard backs onto a greenbelt that is dedicated as
Conservation Area or Park.
4. All accessory buildings and structures must be located in the rear yard.
7.0 Minimum Lot Size
Lot Type
Minimum Lot Area
Minimum Lot Width
Exterior Lot
234m2
9m
Interior Lot
195m2
7.5m
I Exterior Lot
Corner
on
Street
273m2
10.5m
* In a neighbourhood where redevelopment is expected and the current zoning of the single-
family neighbourhood in question is not consistent with the designation in the Official
Community Plan, or the zoning matrix within the Official Community Plan, the front setback
must match that of a zone that would be consistent with the current Official Community
Plan.
8.0 Parking Requirements
To be the same requirements listed in Schedule "A", under 1.0 b) for one and
two family residential use in the Maple Ridge Off Street Parking and Loading
Bylaw No. 4350-1990.
9.0 Other Regulations
1. A Street Townhouse Residential use shall be permitted only if the site is serviced
to the RT -1 zone standard, excluding road standards, set out in the Maple Ridge
Subdivision Servicing Bylaw No. 4800-1993.
2. A Street Townhouse Residential use shall be permitted only if the site is serviced
to the Eco -Cluster road standards identified within the Silver Valley Area Plan.
5. That Schedule "D" Minimum Lot Area Dimensions is amended by inserting the
following under each heading:
Zone: RST
Minimum Width: See Section 601D, Item 7.0 Minimum Lot Size
Minimum Area: See Section 601D, Item 7.0 Minimum Lot Size
6. Those parcels or tracts of land and premises known and described as:
and
Lot 2, Section 29, Township 12, Plan 14756, New Westminster District
West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part
Subdivided by Plan 32932, New Westminster District
are hereby rezoned as shown on Map No. 1389, a copy of which is attached hereto
and forms part of this bylaw.
7. 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 .
MAYOR CORPORATE OFFICER
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312-750 terminal avenue, vancouver v6a 2m5
tel. 224-6827 fax. 689-3880
British Columbia
DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: September 7, 2007
and Members of Council FILE NO: RZ/042/07
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6495-2007
Text Amending Bylaw No. 6501-2007
13790 256 ST
EXECUTIVE SUMMARY:
As part of the 2007 adopted Business Plans, Council directed that a gravel processing operation be
pursued on District property. This was reaffirmed in January 2007, when Council by resolution
directed that a consultant be hired to develop a Request for Proposals (RFP) to develop a gravel
operation on the District's property
Following Council's direction, Stantec Consulting Ltd. was hired to assist in preparing and issuing a
Request for Proposals (RFP) to develop a gravel operation and preparing a rezoning application for
the District property on 256th Street.
Stantec have submitted an application to rezone 14.9 hectares of a 60.6 hectare site owned by
the District to M4 (Extraction Industrial) to permit the extraction and processing of gravel
resources. This proposal is consistent with the Official Community Plan
A text amendment to Zoning Bylaw No. 3510-1985 has been proposed to allow for two additional
accessory uses in the M-4 (Extraction Industrial) zone:
a) accessory asphalt plant and product manufacturing;
b) accessory concrete plant and product manufacturing.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6495-2007 be given first reading and be forwarded to
Public Hearing;
2. That Text Amending Bylaw no. 6501-2007 be given first reading and be forwarded to Public
Hearing;
3. The creation of an equestrian trail around area to be mined be incorporated into the
agreement with the operator; and
4. That the following term(s) and condition(s) be met prior to final reading:
1102
i) An approved Watercourse Protection Development Permit;
ii) Approval from BC Hydro as per the proposed land alterations on the BC Hydro Right -
of -Way;
iii) An approved Soil Removal Permit issued from the District of Maple Ridge.
DISCUSSION:
a) Background Context:
Applicant: STANTEC CONSULTING, JOHN STEIL
Owner: THE DISTRICT OF MAPLE RIDGE
Legal Description: Lot: 1, D.L.: 5326, Plan: LMP13975
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses
North:
South:
East:
West:
Rural Resource, Forest
Rural Resource
A-2 (Upland Agricultural)
M-4 (Extraction Industrial)
Use: Industrial
Zone: M-2 (General Industrial)
Designation Industrial
Use: Quarrying, Digging and Removing Sand and Gravel
Zone: A-2 (Upland Agricultural), P-6 (Civic Institutional)
Designation: Rural Resource, Institutional, Forest
Use: Forest
Zone: No Zone (Outside Municipal Boundary)
Designation: No OCP (Outside Municipal Boundary)
Use: Fraser Regional Correctional Centre
Zone: P-5 (Corrections and Rehabilitation)
Designation: Institutional, Rural Resource
Existing Use of Property: Vacant
Proposed Use of Property: Gravel Processing, Asphalt and Concrete
Manufacturing.
Site Area: 14.9 ha (36.8 acres)
Access: 256th Street
Servicing: N/A
Previous Applications: RZ/072/01
-2-
PROJECT DESCRIPTION:
The site is 14.9 hectares (36.8 acres) in size and located on the north east corner of 256 Street and
the unconstructed 136 Avenue right-of-way. This represents approximately 24% of the total property
(60.56 ha or 149 acres). A BC Hydro transmission line right-of-way crosses the property as does the
access road to the Municipal reservoir. An equestrian trail, to the Blue Mountain Provincial Forest
area also crosses the property. Zirk Brook is located on the south portion of the site. To the south is
the unconstructed 136 Avenue right-of-way and the Fire Training Centre of the Justice Institute of
B.C. The property is currently zoned A-2 (Upland Agricultural) and is designated as Rural Resource.
The area north of 256th Street has long been identified as having significant gravel deposits.
Successive OCP's have recognized the value of this non renewable resource. Most recently the OCP
adopted in November 2006 reaffirmed that gravel should be considered for removal prior to
development.
In 2000 a Gravel Strategy was adopted which reaffirmed a commitment to the historical amounts of
gravel to be removed from the area until an alternative route to 256th Street is developed. This was
reaffirmed in the 2006 OCP. In December 2006 Council adopted an amended Soil Removal Bylaw
which assigned the historical amount of 300,000 cubic meters per year among the District's
property and two other properties. The assigned amount of 200,000 cubic meters per year formed
the basis to develop a gravel operation on the District owned property. Since the adopting of the
Bylaw, two soil removal permits have been issued, each in the amount of 50,000 cubic meters per
year to the other two properties.
The major components of the proposed gravel pit will include:
• Clearing, grubbing, stripping and stockpiling of topsoil or overburden;
• Excavation of the gravel pit in accordance with the Mine Plan, including processing;
• Implementation of sediment and erosion control measure including development of
infiltration areas;
• Installation of temporary facilities which may require septic and water services; and
• Reclamation of the site.
While gravel extraction is not a land use, processing of gravel can only be undertaken in certain
zones. An application in support of the Gravel Strategy, which will permit the processing of gravel as
a permitted use on the southwest portion of the site has been received. This report will deal with
the land use issues related to the application and necessary amendments to Zoning Bylaw No.
3510-1985.
The District is currently in the process of reviewing proposals from potential operators of the
proposed gravel pit. Should the Zoning Application be advanced to third reading, it is understood.
that the District would work with the selected operator who would be required to complete the
outstanding conditions and requirements prior to proceeding to final reading. Provisions for the
horse trails will have to be incorporated in to this agreement.
-3-
SITE HISTORY:
In 1993, the Provincial Government transferred ownership of the subject site (approximately 60.6
hectares) to the District of Maple Ridge. At the time of the transfer, a restrictive covenant was
registered at the Land Title Office preventing the property from being used for a landfill site.
In November of 2000, after public consultation and public presentations, Council adopted its Gravel
Strategy and Integrated Gravel Management Plan. That Plan established six principles as a guide to
managing new sources of gravel within the District. The strategy reaffirmed and established a plan
to implement existing OCP Policies.
The six principles (as amended) are listed below:
1. Gravel or aggregate is a highly valued non-renewable resource and its extraction should be
strongly considered and evaluated prior to development.
2. Restricting gravel extraction to historical annual levels in the area designated for industrial
lands north of 256 Street offers the best integration among industry, the Municipality and
local resident's interests.
3. Gravel extraction proponents must comply with all Federal, Provincial, Regional and
Municipal Acts, Policies and Bylaws. Prior to any new gravel source being approved for
extraction all environmental and storm water management requirements must be
satisfactorily addressed.
4. Congruent with new gravel extraction operations, identifiable traffic safety improvements
related to gravel extraction and transportation will continuously be investigated, reviewed
and considered in the District's capital programs.
5. The District will seek to optimize its revenues from gravel extraction, within extraction
levels stated in Principle 2, to off set current and future operating and capital costs.
6. To maintain its currency, this Gravel Strategy will be revisited, reviewed and modified
where appropriate and formally review every 5 years in concert with the Official Community
Plan review.
In 2001 Golder and Associates were retained to complete an environmental assessment, and a
geotechnical and hydrogeological analysis of the portion of the site under consideration. The
findings of these reports will be discussed in detail later in the report.
A rezoning application was made in 2001 for the M-5 (Heavy Industrial) zone to allow for gravel
extraction. This application was defeated at third reading.
SOIL REMOVAL BYLAW
The Soil Removal Bylaw as amended in 1997 set the historic levels for gravel extraction in Maple
Ridge of 300,000 m3 per year. The historic levels are allocated by Schedule A of the District's Soil
Removal Bylaw No. 6398-2006. The Bylaw assigns the maximum annual amount among three
properties. The amount assigned to the subject property is 200,000m3 per annum. The Soil
Removal Bylaw has other requirements such as hours and days of operation, mitigation noise and
drainage considerations.
c) Planning Analysis:
Official Community Plan:
The subject property is designated Rural Resource in the Official Community and is identified as
being in an area with potential gravel resources on Map Figure 3 Major Public Utilities. The OCP
policies identify that Rural Resource lands are intended to provide for a range of industrial uses.
Given that this proposal is to rezone to M-4 (Extraction Industrial) which is intended to provide for
resource based industrial uses and primary processing, the proposal is consistent with the land use
designation in the Official Community Plan.
There is also recognition in the OCP that access to the 256th Industrial Area is limited, and an
alternative access is required before gravel extraction can exceed historic annual levels. Policy 6-53
reads as follows:
"The gravel reserves in the Rural Resource area at the north end of 256th Street will be
considered for use prior to development of the industrial potential. However, before any
additional gravel extraction traffic occurs, beyond historic levels, alternative access needs to
be developed to prevent impacts on the residential character of the neighbourhood.'
Based on the above policies, providing that gravel extraction on the property will not exceed the
historic annual level for the area, the proposed zoning from A-2 (Upland Agricultural) to M-4
(Extraction Industrial) is consistent with the policies contained in the Official Community Plan.
The subject portion of the site is proposed to be rezoned from A-2 (Upland Agricultural) to M-4
(Extraction Industrial) and is consistent with the list of zones that align with the Rural Resource land
use designation, as prescribed in Appendix C "Zoning" in the Official Community Plan.
Zoning Bylaw:
The applicant has proposed to rezone the site to the M-4 (Extraction Industrial) zone with a text
amendment in order to accommodate the proposed accessory uses.
The principal use in the M4 zone is: "Extraction industrial" which is limited to gravel extraction and
the primary processing of bulk good generated on the lot.
-5-
The Accessory uses currently permit:
1. accessory primary processing;
2. accessory off-street parking and loading use;
3. accessory one family residential use;
4. accessory office use; and
5. accessory industrial repair services.
A text amendment specific to the subject property is proposed to allow for two additional items
under ACCESSORY USES:
a) concrete plant and product manufacturing;
b) asphalt plant and product manufacturing.
Development Permits:
This site has an identified watercourse (Zirk Brook) on the south eastern portion and will be subject
to Section 8.9 Watercourse Protection Development Permit Area Guidelines of the OCP. Therefore,
it will be necessary for the applicant to have a Watercourse Development Permit approved which
addresses the guidelines and objectives established in section 8.9 of the OCP for the preservation,
protection, restoration and enhancement of watercourse and riparian areas.
An additional Watercourse Protection Development Permit will be required before the concrete plant
and related product manufacturing and the asphalt plant and related product manufacturing occurs
that deals directly with these associated uses to the extraction of gravel.
As per section 8.6 of the Official Community Plan, Industrial Development Permits are only required
for development located within the urban area, a form and character Industrial Development Permit
will, therefore, not be required for development of the subject property as it is located outside of the
urban area boundary.
d) . Interdepartmental Implications:
Engineering Department:
The Engineering Department has identified that all the services required in support of the rezoning
application are available to the site. The required services are road, water and a drainage system.
Fire Department
As a large portion of this site is under the power transmission lines, ensure that consideration is
taken to ensure that accessory uses such as a cement production and an asphalt plant be situated
so as not to be located under these lines.
Ensure address is visible from the street and visible day or night. If a free standing sign is installed,
ensure building address is included on the sign. Reminder when clearing site of trees, no burning is
allowed.
-6-
Parks & Leisure Services Department
This department discussed the need for trails with they Haney Horsemen, who advised that a north
south trail does exist within the area under application. Based on the concept that the area will be
fenced, a trail system outside of the perimeter fence on Municipal land is required. An equestrian
trail that does not provide access for motor vehicles is required from 256th Street along the south
boundary, north along the east boundary and west along the north boundary to provide a linkage
with an existing trail on the north boundary of the existing Hydro right of way. A provision for the
horse trails will be incorporated in to the agreement with the successful operator.
e) Intergovernmental Issues:
Greater Vancouver Regional District
If the text amendment is successful, before the operator could begin to proceed with the asphalt or
concrete plant they must obtain a permit from the GVRD under their Air Quality Management Bylaw.
The Ministry of Energy and Mines
A Mines Act Permit was issued February 28, 2002. The permit is still valid and was provided with a
number of conditions that still apply. (Permit attached)
B.C. Hydro
BC Hydro has reviewed the proposal and provided the following preliminary comments:
1. The "office, first aid and maintenance facilities" must not be located under the overhead
conductors. They must have a minimum horizontal offset of 20 m from the at -rest position of
the conductor. Ideally the facility should be located off the right of way. The same applies to
the "processing/wash plant".
2. The drawing shows a "5 m high bench" approximately 140 m east of 256 Street. This
coincides with the point of lowest conductor to ground clearance under Circuit 5L82 in this
span. This could reduce the conductor to ground clearance to unsafe levels.
3. Topsoil stockpiles along the north edge of the right of way, while depending on height (not
shown) may not be an issue for this transmission circuit, but they may interfere with the
proposed Circuit 5L83 project activities. (BC Hydro and BCTC are placing an additional
circuit within this right of way with an in service date of 2011.)
4. The proposed chainlink fencing will need to be sectionalized and grounded as per
the attached fence grounding standard.
5. If insulator cleaning or damage is a result of this operation the cost of insulator cleaning may
be charged to the District of Maple Ridge.
These concerns will need to be addressed before final reading once the gravel pit operator has been
selected.
-7-
Financial Implications
Through direct revenue and savings the potential value to the District is in excess of $6,000,000
over 5 years or $1,200,000 annually. This includes gravel royalties, soil removal fees, lumber
revenue, asphalt savings and gravel savings. This funding can be applied to a number of initiatives
including
• New road access
• Road improvements
• Environmental initiatives
• Traffic calming
In addition to the direct value to the District, there is considerable value to the community. Having a
local supply for both gravel and asphalt would significantly reduce costs to local contractors and
developers. This could amount to several million dollars annually.
Currently gravel trucks and asphalt trucks criss-cross Maple Ridge from neighbouring municipalities
with no financial return to the district. A local supply of gravel and asphalt would ensure a financial
return from such truck movements.
Development Information Meeting:
The Development Information Meeting was held in the gymnasium of Webster's Corner Elementary
School from 5:00 PM to 8:00 PM on September 5, 2007. Staff from Stantec Consulting, the District
of Maple Ridge and Letts Environmental Consultants were in attendance. Forty (40) people signed
the attendance sheets and ten affiliated interest groups were identified.
Four (4) main issues were expressed at the meeting:
• Increased Truck Traffic;
• Potential Noise;
• Horse Trail Preservation;
• Possible Environmental Impacts.
Alternative Access and Road Improvements:
The need to develop an alternate'access was prominently identified by residents in the area.
A number of significant steps have been completed to advance an alternative access. The
transportation component of the OCP adopted in 2006 identified Abernethy Way as the potential
alternative access to this area. The identified route connects 256th Street to the new Golden Ears
Bridge and provides easier access to the new Pitt River Bridge. While the costs of this route are not
insignificant, potential partners to advance this project have been identified.
Translink supports part of Abernethy as a Major Regional Network road. In addition, Translink have
committed to funding up to 50% to a maximum of $50,000 to undertake a route alignment and
preliminary design for Abernethy to 256th Street. Municipal staff is currently working with TransLink
-8-
staff to advance a terms of reference for this study. This design would determine the appropriate
route and costs estimates for the road, land acquisition requirements, other agency approvals and
financing options.
Abernethy may be a potential candidate for anticipated Federal/Provincial infrastructure grants.
Industry itself may also be interested in partnering with the District and other agencies to develop
this route. A design build approach similar to the construction currently being undertaken by the
joint venture for the Golden Ears Bridge could also be considered.
Environmental Management:
An environmental assessment has been prepared for the site in 2001 by Golder Associates Ltd. and
a further detailed environmental impact assessment along with an environmental management plan
has been prepared by Letts Envirowise Ltd in 2007.
The environmental reports cover the following materials:
• a bio -physical inventory of significant natural features, functions, and habitat areas
associated with the proposed site including an environmental assessment of flora, forested
areas, fauna, species at risk, hydrological features, and geological issues related to the site;
• recommendations for protective setback boundaries for watercourses and wetland
features that are consistent with District mapping and setback guidelines;
• environmental impact assessments for gravel extraction activities, along with a preliminary
review for gravel washing, asphalt processing, and concrete processing activities including
recommendations on suitability, further studies required, and potential mitigation
measures;
• environmental mitigation measures to ensure protection of significant features and
protected areas;
• an environmental operations management plan to be implemented through the detailed
design, construction, operation and reclamation of the gravel pit;
• An environmental review of the proposed gravel operation plan by Letts Envirowise.
The Environmental Management Strategy examines potential environmental impacts and provides
mitigation strategies including an Environmental Protection Management Plan to minimize the
potential adverse environmental effects that the mining operation may have. These will include:
• A Surface Water Management and Sediment Control Plan;
• A Waste Management Plan;
• A Spill Prevention and Emergency response Pan;
• A Monitoring Plan;
• A Reclamation Plan; and
• An annual environmental Audit.
The environmental assessment identifies the need for a 30 -metre habitat protection buffer to be
established onboth Zirk Creek and the wetland area on the southwest portion of the site. A 15
-9-
metre setback was also identified for a non permanent food and nutrient bearing drainage channel
that runs into the mainstem of Zirk Creek.
In addition specific mitigation measures were carried out to minimize potential impacts to aquatic
and terrestrial resources, including additional field verification for rare and endangered species, a
migratory bird nesting survey, a wildlife tree and raptor nest survey, and a tree survey to identify
unique or hazard trees within the area. The Ministry of Water, Land, and Air Protection has
developed a vegetation and wildlife species evaluation list for species indigenous to B.C. They are
the Red -listed species, which are considered endangered or threatened and Blue -listed species,
which are considered to be vulnerable. No red -listed species were observed, there was, however a
Blue -listed species found in the wetland area (a red -legged frog). The Environmental Assessment
identifies that the habitat of this species needs to be protected by maintaining the undisturbed 30 -
metre riparian setback area adjacent to Zirk Brook and the wetland area.
In the initial application, comments were solicited from the Alouette River Management Society
(ARMS) and from the Kanaka Education -Environmental Partnership Society (KEEPS). Both these
groups were concerned that the assessment did not cover the entire 60.6 hectare site and that it
was only over one season. Since their initial review, Golder Associates and Envirowise Ltd. have
undertaken additional site assessments through the fall, winter, and spring, summer seasons. The
scope of the environmental assessment and impact assessment includes the area of the site under
rezoning as well as the remaining portion of the municipal property to the east up to the
easternmost property line. The Environmental Impact Assessment covers approximately 1 kilometer
area in total.
In all of the additional and recent surveys, there were no raptors' nests found nor any additional red
or blue species. Should any work be contemplated beyond the current proposed phase I area (14.9
hectares), similar Environmental Assessments and Environmental Impact Assessments will be
required before any approval or development will be allowed. More detailed environmental studies
will also be required if and when there are any further proposals or specifications for any kind of
processing activity beyond gravel extraction or gravel washing.
Traffic Improvements:
The need for improved traffic management on 256th was identified through the public information
meeting. This can be accommodated through traffic calming, sidewalk separation improvements, a
redesign of the intersection of 256th and Dewdney and road markings and signage. These
improvements can be funded though the gravel reserve fund.
Equestrian Trails:
An existing Horse Trail exists on the site and will continue to do so during and after the gravel pit is
open. The exact location of the trail will be determined prior to final reading of the bylaw and in
consultation with interested parties and future operator. As in the past, the District will make every
effort to ensure the trail remains available for use by the community during all stages of
development on this site.
- 10 -
Alternatives:
Gravel extraction is a resource and not a land use and is, therefore, permitted in any zone. If this
application is not successful the gravel pit could proceed; but without processing or storing of the
extracted material on site. As a result, the marketability of the resource would be significantly
diminished and the financial returns to the District significantly lessened. Similarly if Council
considers not approving the text amendment to the zone then the savings anticipated from asphalt
and/or concrete facilities would be forfeited.
CONCLUSION:
The application supports the District Gravel Strategy and recognizes the gravel resources as
identified in the Official Community Plan and on site. It is recommended that the Zone Amending
Bylaw and Text Amendment be given first reading and forwarded to Public Hearing.
446: e
Prepared by: Chuc Goddard, B.A., M.A.
Manager of Planning and Environmental Services
proved by'\Ja •ick CP, MCIP
Approved by: Frank Quinn, MBA, P.Eng
M: Public Works & Development Services
Concurrence; J. L. (Jim) Rule
f Chief Administrative Officer
jc/
The following appendices are attached hereto:
Appendix A - Subject Property
Appendix B - Zone Amending Bylaw 6495-2007
Appendix C - Text Amending Bylaw 6501-2007
Appendix D - Mines Act Permit
Appendix E - Development Information Meeting Details
- 11 -
42 AVE
SUBJECT PROPERTY
District of
Pitt Meadows
er Valley
13790 256 STREET
MUNICIPAL GRAVEL PIT
SCALE 1:8,000
District of 'F
Langley
MAPLE RIDGE
3nIish Columbia
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
River
DATE: May 18, 2007 FILE: RZ/042/07 BY: PC
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6495-2007
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. 6495-2007."
2. That parcel or tract of land and premises known and described as:
Lot: 1, District Lot 5326, Group 1, New Westminster District, Plan LMP13975
and outlined in heavy black line on Map No. 1401 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to M-4 (Extraction Industrial)
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 .
MAYOR CORPORATE OFFICER
/,
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MAR__- R DGZ ZON- AV -ND
Bylaw No. 6495-2007
Map No. 1401
=rom: A2 (Upland Agricultural)
co: M-4 (Extraction Industrial)
NG
7
4
MAPLE RIDGE
British Columbia
1
:7500
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6501-2007
A Bylaw to amend the text of Maple Ridge 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. 6501-2007."
2. That Section 804 Extraction Industrial M-4, 2) Accessory Uses be amended by the addition of
the following changes outlined in bold and renumbered accordingly:
2) ACCESSORY USES
The following accessory uses are permitted subject to the conditions and regulations in
this Part and subject to all other applicable general provision of this bylaw:
a) accessory primary processing;
b) accessory asphalt plant and product manufacturing, specific to the following site:
Lot: 1, DL 5326, Group 1, NWD, Plan LMP13975
13790 256 Street
c) accessory concrete plant and product manufacturing, specific to the following site:
Lot: 1, DL 5326, Group 1, NWD, Plan LMP13975
13790 256 Street
d) accessory off-street parking and loading use;
e) accessory one family residential use;
f) accessory office use;
g) accessory industrial repair services.
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 is 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 .
MAYOR CORPORATE OFFICER
PROVINCE OF BRITISH COLUMBIA
MINISTRY OF ENERGY AND MINES
SAND AND GRAVEL PERMIT
APPROVING WORK SYSTEM AND RECLAMATION PROGRAM
(Issued pursuant to Section 10 of the Mines Act, RSB.C. 1996, c293)
Permit: G-7-202
Issued to:
The Corporation of the District of Maple Ridge
11995 Haney Place
Maple Ridge, British Colombia
V2% 6A9
for work at the following property: 13600 Block 256th Street (Maple Ridge)
Located at NTS: 092G/07E
Lat: 49°15'4"
• Long: 122e3017"
Legal Description: Portion 1, LMP 13975, District Lot 5326, Group 1, New Westminster District
Access: Dewdney Trunk Road to 256th Street, Maple Ridge.
This Approval and Permit are subject to the appended conditions.
Issued this 28th day of February in the year 2002.
4 /n
F. ' . Hermann, P. Eng.
Chief Inspector of Mines •
The Corporation of the District of Maple Ridge
Page 2 of 5
Permit No.: G-7-202
Date: February 28.2002
PREAMBLE
Notice of intention to commence work on a. sand and gravel pit, including a plan of the proposed work
system and a program for the protection and reclamation of the surface of the land and watercourses
affected by the work dated October 17, 2001, was filed with the District Inspector on October 29, 2001.
Notice of such fling was published in the Maple Ridge/Pitt Meadows Times on November 30,
December 4 and December 7, 2001 and in the Gazette on December 13, 2001.
This permit contains the requirements of the Ministry of Energy and Mines for reclamation. It is also
compatible, to the extent possible, with the requirements of other provincial ministries for reclamation
issues. The amount of security required by this permit, and the manner in which this security may be
applied, will also reflect the requirements of those ministries. Nothing in this permit, however, limits the
authority of other provincial ministries to set other conditions, or to act independently, under their
respective permits and legislation.
Decisions made by staff of the Ministry of Energy and Mines will be made in consultation with other
ministries.
CONDITIONS
The Chief Inspector of Mines (Chief Inspector) hereby approves the work plan and the program for
protection and reclamation of the land surface and watercourses subject to compliance with the following
conditions:
I. Reclamation Security
Reclamation security for this permit has been waived. The Permittee accepts responsibility for
ensuring reclamation is carried out, or the site is returned to a state suitable for other desired
development upon completion of extraction of gravel resources.
Land Use
The surface of the land and watercourses shall be reclaimed to the following land use:
commercial and/or light industrial.
3. Buffer Zones and Berms
Buffer zones and/or berms ehall be established between the mine and the property boundary
unless exempted in writing by the District Inspector.
4. Treatment of Structures and Equipment
Prior to abandonment, and unless the Chief Inspector has made a ruling otherwise, such as
heritage project consideration or industrial use,
1
1
The Corporation of the District of Maple Ridge . Permit No.: G-7-202
Page 3 of 5 Date: February 28, 2002
(a) all machinery, equipment and building superstructures shsll be removed,
(b) concrete foundations chRT1 be covered and revegetated unless, because of demonstrated
impracticality, they have been exempted by the Inspector, and
(c) all scrap material shall be disposed of in a manner acceptable to the Inspector.
Disposal of Fuels and Toxic Chemicals
Fuels, chemicals or reagents which cannot be retuuned to the manufacturer or supplier are to be
disposed of as directed by the Chief Inspector in compliance with municipal, regional, provincial
and federal statutes.
6. Temporary Shutdown
If thie sand and gravel pit ceases operation for a period longer than one year the Permittee shall
either continue to carry out the conditions of the permit or apply for an amendment setting out a
revised program for approval by the Chief Inspector.
7. Safety Provisions
All safety and other provisions of the Mines Act shall be complied with to the satisfaction of the
Chief Inspector.
8. Monitoring
The Permittee shall undertake monitoring programs, as required by the District Inspector, to
demonstrate that reclamation objectives are being achieved.
9. Alterations to the Program
Substantial changes to the program must be submitted to the District Inspector for approval.
10. Notice of Closure
Pursuant to Part 10.5.1 of the Health, Safety and Reclamation Code for Mines in British
Columbia, a Notice of Completion of Work shall be filed with the ct Inspector not less than
seven days prior to cessation of work.
11. Special Conditions
(a)
This permit authorizes the extraction, crushing, washing, screening, stockpiling, loadout '
of aggregate resources and reclamation activities as described in the Notice of Work and
Reclamation dated October 17, 2001. Other activities such as a cement plant and/or
asphalt plant may be permitted for the site subject to Local zoning approval.
The Corporation of the District of Maple Ridge Permit No.: G-7-202
Page 4 of 5 Date: February 28, 2002
(b)
(c)
(d
(e)
(f)
The Permittee shall notify the District Inspector of the name of the operator for this
gravel pit upon completion of the tendering process.
The Permittee shall supply the District Inspector with proof of waiver from BC Hydro
allowing operation of a gravel pit beneath the powerline prior to the start of mining.
A Mine Manager shall be designated prior to commencing operations and all pit
operations shall be conducted under the supervision of a person holding a valid
Supervisor Certificate.
The pit operator shall supply the District Inspector with a list of all equipment to be used
in the development and operation of this pit prior to commencement of work
The Permittee and the pit operator shall ensure that a geotechnical evaluation and slope
design has been prepared .and implemented to protect the integrity of the water main
situated along the north boundary of the gravel extraction area.
(g) No excavation shall take place within 5 metres of the property boundary nor below a
plane dipping into the pit from the property boundary setback at a slope of 2 horizontal to
1 vertical. This condition may be waived if a boundary agreement with an adjacent
property owner is in place.
(h) All trees, vegetation and topsoil shall be removed within 2 metres of the rim of the
working face.
(i)
Working face shall not exceed the reach of excavation and loading equipment being
utf'lized.
(j) Topsoil shall not be removed from site and shall be stockpiled for pit reclamation
purposes. In the event an excess of topsoil is identified the owner or operator of this
gravel pit may apply to the District Manager for a partial waiver of this provision.
Topsoil stockpiles shall be no steeper than 1.5 horizontal to 1 vertical and shall be seeded
if required to prevent erosion and silt -laden runoff.
(k)
No pit development or other related surface disturbance shall occur within 30 metres of
the natural boundary of Zirk Brook.
(1) Fuel shall not be stored on site unless the tankage has been fitted with a secondary
containment vessel capable of holding 110% of the stored fuel volume. Tanks shall be
signed "No Smoking" and have extinguishers available in close proximity.
Any oil or fuel spill shall be cleaned up immediately and disposed of in an awl opriate
(m)
mafficr.
1
1
1
The Corporation of the District of Maple Ridge Permit No.: G-7-202
Page 5 of 5 Date: February 28, 2002
(n) Disused or damaged equipment shall not be stored on site and the pit shsll not be used for
the disposal of wood, garbage, toxic materials or petroleum wastes.
(o) Subject to Condition 1 Reclamation Security, and the following condition (p)• upon
completion of aggregate extraction activities, reclamation shall be carried out as per the
description included with this application. Otherwise pit walls shall be contoured to
slopes no steeper than 2 horizontal to 1 vertical, and the pit area shall be planted with an
appropriate grotmd cover or trees.
(p)
The proposed reclamation as noted in Condition (d) may be modified or waived if a
suitable development for other purposes is identified and approved by the District of
Maple Ridge.
Pit nmoff shall not be allowed free access to any surface waters or streams and shall be
directed to settling pond using appropriate ditching as required.
Pit access shall be gated and provided with signage indicating operator's name, address,
telephone number and appropriate safety advisories.
First aid facilities shall be maintained in accordance with requirements of the Mines Qct
for the number of persons employed
Maple Ridge Gravel Project
Report on Development Information Meeting
This open house was held in conformance with District of Maple Ridge Policy 6.20.
Adjacent owners were notified, with two letters being returned as `Moved/Unknown'.
Interest groups (ARMS, KEEPS, Webster's Corner Residents assn.) were notified. Ads
were for the Development Information meeting was placed in the News on August 29th
and September 1s`
The meeting was intended to
• inform the community about the proposed rezoning
• provide an opportunity for people to ask questions of the applicant, the
environmental consultant, and District staff
• get feedback from the public about the proposed rezoning, either verbally or
through comment sheets provided
The meeting was held in the gymnasium of Webster's Corner Elementary School from
5:00 to 8:00 PM on September 5, 2007.
In Attendance
• Staff from Stantec Consulting
• Staff from District of Maple Ridge,
• Letts Environmental Consultants
Forty people signed in on the attendance sheets, including people affiliated from the
following groups: Haney Horsemen, Back Country Horsemen of BC, Webster's Corners
Community Association, KEEPS, Bell -Irving Hatchery, Federal Liberals, Black Mountain
Kanaka Creek Conservation Group, Morningstar, Metro Vancouver Parks, Webster's
Corner School PAC.
On Display
12 posters, plus several maps, were on display and they included information on:
*The rezoning and Text amendment application "'The Gravel Strategy
*The Soil Removal Bylaw *OCP Policy 6-53 *RPF - Call for an Operator
*Visual Area Context *Site Images `Alternate Road Access
Considerations
*Environmental Initiatives *Environmental Studies *The Application Process
Comment sheets were available and 23 complete sheets were returned. Copies are
available in the Planning Department.
The major concerns were for the increased truck traffic, public trails, and impacts on the
environment.
MAPLE RIDGE
DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: September 4, 2007
and Members of Council FILE NO: DP/029/05
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Development Permit
23701 KANAKA WAY
EXECUTIVE SUMMARY:
An Intensive Residential Development Permit application has been made for subject property
located at 23701 Kanaka Way. The Official Community Plan Amending Bylaw to relocate the
conservation boundary and the Zone amending bylaw to the R-3 (Special Amenity Residential
District) zone was previously approved at the September 26, 2006 Council meeting.
The Intensive Residential Development Permit, which was established to provide a greater
emphasis on high standards in aesthetics and quality of the built environment while protecting
important qualities of the natural environment, applies to this proposed development. The
development proposal is for the 35 lots proposed under subdivision application SD/029/05.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DP/029/05 respecting property
located at 23701 Kanaka Way.
DISCUSSION:
a) Background Context:
Applicant: Damax Consultants David Laird
Owner: Donada Industries Ltd, Medowiand Industries Ltd,
Lawrence Shumyla Construction Ltd, Deyor Farms
Ltd
Legal Description: Lot: A, D.L.: 404, Plan: LMP47845
OCP:
Existing:
Zoning:
Existing:
Urban Residential, Conservation
R-3 (Special Amenity Residential District),
RS -3 (One Family Rural Residential)
1103
Surrounding Uses
North: Use: Single Family Residential
Zone: RS -3 (One Family Rural Residential)
Designation: Conservation, Urban Residential
South: Use: Single Family Residential
Zone: CD -1-93 (Comprehensive Development)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: CD -1-93 (Comprehensive Development)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 3.05 ha (7.5 acres)
Access: Kanaka Way, proposed extension of 237 Street
Servicing: Full Urban
Previous Applications: RZ/029/05, CP/029/05
Companion Application: DP/047/07 - Watercourse Protection
b) Project Description:
The subject property is 3.05 hectares (7.5 acres) in size and is located on the north side of
Kanaka Way. The applicant previously applied for an Official Community Plan amendment to
relocate the conservation boundary and rezone the subject property from RS -3 (One Family Rural
Residential) to R-3 (Special Amenity Residential District) to permit the 35 lot subdivision under
SD/029/05. Council considered the OCP and rezoning application and Community Plan
Amending Bylaw No. 6368 - 2005 and Zone Amending Bylaw No. 6369 - 2005 was approved at
the regularly scheduled Council Meeting of September 26, 2006. A Preliminary Letter of Approval
has also been issued by the Approving Officer for the 35 lot subdivision.
As the zone for the potential lots is R-3 (Special Amenity Residential District), the applicant is
required to obtain an Intensive Residential Development Permit. The applicant has proposed a
variety of craftman styled homes. Those lots that have a lane also have a detached two car
garage and lots orientated without a lane have a double garage located within the home itself.
c) Planning Analysis:
Intensive Residential Development Permit:
Intensive Residential Development Permit was established to provide a greater emphasis on high
standards in aesthetics and quality of the built environment while protecting important qualities
of the natural environment. The key guideline concepts for the development permit area are as
follows:
1. Neighbourhood cohesiveness and connectivity should be maintained through the design
of varied yet compatible buildings, in materials used and in architectural styles, in
-2-
landscapes and in recreational areas, and by facilitating a range of transportation
choices.
• The proposed development is surrounded by residential uses and is compatible
with other R-3 (Special Amenity Residential District) and CD -1-93 developments in
the area.
• Twelve different single family housing designs are proposed. Each is similar in
character, but is varied through materials, colours and architectural style.
• A street tree plan has been submitted to the District, which meets the District's
Street Trees Guidelines.
2. A vibrant street presence is to be maintained through a variety of housing styles, by
maintaining street parking and by directing garage structures and off-street parking to the
rear of a property accessible by a lane.
• Some of the proposed have porches which create an outdoor living space.
• Garages are located to the rear of the property where accessible by a municipal
lane.
d) Financial Implications:
There will be 20 trees added to the municipal street tree inventory on completion of this project.
The costs associated with maintaining these trees will need to be included in a subsequent
operating budget.
CONCLUSION:
As the development proposal complies with the guidelines of the Intensive Residential Development
Permit Area and the Multi -Family Development Permit Area, it is recommended that DP/029/05 be
given favourable consideratio 1.
Prepared by: Jen
Planni
(Approve
Director
Approved by: Fr k Quinn, MBA, P.Eng
G : Public Works & Development Services
Concurrence:
J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Property
Appendix B - Proposed Subdivision
Appendix C - Lot Plans
Appendix D - Building Elevations
Appendix E- Garage Elevation
- 3 -
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05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880 p.2
PAGE 04/09
06/19/2087 13:11 6046628655 ATELIER/PACIFIC
1ntensit e Residential >1)e%elopmtenl
Perini'. ,Area Guidelines
Peru am with Section EIS of the OtticW Comenwty Plan, intensive residential developments will be
messed spinet the following faint and character guidelines.
This checklist is intended to aid in the review efresidential development permin and is to be completed by
the architect of ward for the project It is noted that the project will also be reviewed for consistency with
the gtdt aline by the Planting Department staff ad the Advisory Design Pont
Key Guideline Concepts
Consistent
Ya Ns
If No, provide
jestiBession for
Iueonslancy
1.
Neighborhood cohesiveness and connectivity should
be maintained through the design of varied yet
campatible buildings, in materials used and In
achiteearal stylet, in landscape, and In eeeteetional
.teaa, and by bcilitatiag a range of ntutsportatioe
choices.
J
2. Attention should be paid io general architectural style
and detailing, scab, finishing instates, character end
materials of facades and roof treat= and treatment
of entranceways.
2.
A vibrant street presence Is to be naionusd through
a variety of homing styles, by fttainalaiag eiteet
parking and by directing gemge structures and off-
street parking to the rear of a property assessable by a
lone.
id
3. Provide visual variety along stcetecapes by varying
individusi unit designs. Avoid significant repetition
either within a tow of boutes, or between adjacent
rows of houses. Identical designs should not be
repeated within Mite adjacent properties.
/
Guideline
Conslrteet
Yet No
If No, provide
testlfleatten far
Ineonhlsaaty
A. building Design, Messing and Milli
1. The meting neighbourhood should where
appropriate, provide a design reference fat new
development to reinforce neighbourhood !Miley.
Uairy, symmetry, and proportion should be the
guiding principles of army architecture) vemtnthr,
/
2. Attention should be paid io general architectural style
and detailing, scab, finishing instates, character end
materials of facades and roof treat= and treatment
of entranceways.
e
3. Provide visual variety along stcetecapes by varying
individusi unit designs. Avoid significant repetition
either within a tow of boutes, or between adjacent
rows of houses. Identical designs should not be
repeated within Mite adjacent properties.
/
4, Buildings should front abutting streets. Maim
entranced should fast the street, be cksdy viable,
sad be diroerty accessed from the public cidewa)k.
Entrances should reb,forte proximity to grade level
and should avoid two-storey features.
`
t/
-,t naavaaabnf uawilnaIAN3 XIN3OHd 1Ct9 GDOZ unr Si
05 Sep 2007 12:29 PHOENIX ENVIRONMENTf1L 6046893880
06/19/2007 13:11 6046628655 ATELIER/PACIFIC PAGE 05/09
P.
5. The use of porches or verandas to defuse emeries and
cream exterior living space is encouraged,
de
6. Building tedinks from roadways will generally be
nem than is typical of lower density residential
development. As much as possible, entrees and main
living spaces should be elevated by approximately I
meter from the 5ontltg skeet glade to ensure privacy
can be maintained.
,
7. Tim presence of garage dotes along roadways should
be minimized in order to enhance the pedestrian
experience. Where front facing garage doors are
unavoidable, Se impact of garage door on the public
tenni wilt be endgame' by:
o) designing residential units with enough width lo
include attractive entrances and windows
between garages;
b) recessing garage doors a minimum of 0.6 Dienes
(2 tt) behind the main'butlding facade-,
c) providing interior spaces tbat overlook die skeet;
d) bruiting the width of the page door to no more
dean 50%s of the building width, as neon from the
fronting toad When severe grade limitation
allows the garage to be located within the
basement level, Una maximum width limitation
need not apply; and
e) steaming and orienting wit entrances to slit
street -
8, Buil:help should be designed and located an a site to:
a) present and irnv.yu..,.. natural Rater or
viCwn;
b) minimize impacts on natural features and
agricultural lands: and
c) accommodate natural grades TO ensure minima)
grading is required.
I
THIS SECTION is NOT
terrier/mac TO rat
N IM PLC a-3 Lott.
9. Developments adjacent to need slopes, ravines and
watercourses roust impact mutual vegetation, We
natural Landscaping to retain soils On the site and may
require additional sefeacks n established by agencies
having ,lohdictioa. Clerks and ravine. are
encouraged to be rebind in deed nature) State.
Buildings and stnelures should be integrated into
natural slopes and oilier a igaificant features.
THIS SRCTION IS NOT
APPLICABLE To PCE
SIMPLER-3ulTs.
10. New developments an encouraged to incorporate
Low Impact Development (LID) techniques into dick
*Replanning. Consider employing techniques such n
rola gardens, vegetated awake, separation of
impervioIn surfacer, Selling below surface
infiltration beds and tree box filets, and mdistding
water hoe drain pipes into vegetated areas.
'
TIM SECTION Lw NOT
APr,ICAai.E TO Mt
streets: tit -3 LOTS.
R•d nneese9b09 1811.43WNO?IAN3 XIN30Hd 1Ce8 L 02 un" 61
05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880 p.4
06/19/2007 13:11 6046620555 ATELIER/PACIFIC PAGE 06/09
D. Loudsesping and Open Spate
1 Recreation space shoeld be provided within a 2 to 5
mattes wslbng distance of a residence, This Is
equivalent to desiretk maximtttt distance of 200
meters to an absolute maximum of 400 meters
THIS SECTION ES Mrr
arettcASLP To TEE
SIMPLE R•3 LOTS.
2, The design of reefeadona) spaces should reflect the
anticipated ncedb of the rosidentiel population end
should have sun exposure yearaatmd.
THIS SEGTILIP: ei h0T
APPLICArn.E Tt) mgr.
SIMM.e R•3 Lura.
3. Recreation areas shook, he easily observed by nearby
residences and should be sited so es to not conflict
with the enjoyment ofpnvate outdoor space.
THIS SECTION IS NOT
APPLICAm.r To PE It
SIM ME R•3 LOTS.
4. Whenever possible, measures should be taken to
retain gnisting trees and vegetation. on the
development site.
tails SECTION Is NOT
APPUCAIILE TO rev.
SIMPLE II -3 tory.
5. -Street trees should be required as a component of .11
new development
-,
THIS SECTION 1S NOT
APPLIC:AIII•L TO FEE
SIMPLE. R•31drrs.
rg
6. Simplicity in landscape ateiials is desirable and
should be enooumge i for screening purposes.
Landscaping should provide definition for pedeserino
corridors, delineate private or semiprivate apace✓
from public space, and provide adequate screening
for private outdoor space. The scale end location of
planting material should bo consistent with the scab
massing of adjacent buildings and seek to
complement them.
/
7. Landscaping shoal&
a) provide definition for pedestrian cosridoea;
b) delineate private and semi private apace from
public space:
c) provide adequate screening between private
outdoor spam;
d) presents pleasing street Image:
e) provide suitable buffering between public toad
and privacy areal;
f) soften the ttarsttten between adjacent lend tis es;
g) provide a buffer between residential and non-
tecideotial land uses; and
h) crcIre it tesestiog views and focal points Into and
out of the Nle.
inns SECTION IS NOT
APW icsaitt TO STE
SIMPLER -3 LOTS.
t. Energy efts:icncy and conservation should be
considered in the design of landscaped areas and in
the selection of plant material. This can be
accomplished through:
a) The use of native author drought -resistant
dpi
b) dentgniny the timesaving to rrwderste the effect
of wind;
THLS S4ATION IS Nt1T
.tl•r1.R'MILE tO 1T.6
• LUMPIER -3 LOTS.
•3-
e..d nRRC.RRse09 1HLW3WW0211AWB X11J3Otte lege 6ODZ unr 6t
05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893890
06119/2007 13:11 6046629655 ATELIER/PACIFIC
p.5
PAGE 07/69
c) providing !lade in summer,
d) allow daylight into buildings; and
e) allow neural drainage to ocetc tlnoighout the
site.
C. Safety
1. Design development so maximize oppnrm d n for
mufti su.tveiltance, albwing people to csfy view
what is happening around them daring the course of
everyday activities. Crime Prevention through
Environmental Design principles and techniques are
encouraged.
Tins SECTION IS NOT
APPUCAru.n TO TEE
s1Mn,E n•3 LntS.
D. Fencing
1. Front and exterior side yard landscape 'MOO or
Fallen ere encouraged ea a means of defining public
and private seats. Nolwithetatfdittg the requirements
of the Zoning Bylaw. fences is front yards should be
reduced somewhat in height from the maximum
permitted.
2. Fences that an adjeeent w a strep should be
somewhat amazement (each as a piokei type) MOP.
than solid board, and should be in combination with
iandacaptng &tong theorem edge.
/
3. Chain link fences are to be avoided. ami arc
discouraged along street frontages.
t/
4. Any fencing should be provided in corabiaatiou with
lent reaping on the sleet side.
f
g. Vehicle *teem. Perking At Circulation
1. On public roads patting is to be accommodated on
streets end to the rear of residences accessed by a
lane, where possible. Where perking garages arc
oriented towards the street, the grip width should
act exceed 5O% of the total building width.
/
J
2, On private roads, parking is to be accommodated
within gsaagealoarpacts and driveways ar discrete
parking areas. Parking guagee should net exceed
50% of the building width nor project ferwatL
Parking yeas should sceommodam alternative uses
such as play arena This is best aelrieved with the use
of alterative mamtitls to those used on. roadways.
As much se possible visitor parking or comtrnn
perking eras should be several small sites rather than
I fbw larger aims.
THIS SECTION Is NOT
AP%.ICARLE m FEE
smart,. n-3 ton.
3. Public made mdlama should:
efficient circulation for service vehicles
a) provide
-4-
c d OBBEE09409 -ti1H3H14OaIA143 XIt430Hd BE:B 6002 unr 6t
05 Sep 2007 12:29 PHOENIX ENVIRONMENTRL 6046893880
06/19/2007 13:11 6046629665 ATELIER/PACIFIC
p-6
PAGE 08/09
and csrotregc vehicles to maintain appropriate
speed rough physical design.
b) provide sufficient arena for emergency respnme
vehicles to ill buildings on a site,
c) conbrm to the existing grades u closely as
potable and be aligned to ran parallel to natural
contours to MOM mirdmal diaroption of dopes
and vegetation.
d) encourage pedestrian connections to adjacesx
properties
✓
4. Private Roads should provide efficient circulation,
eacotmage appropriate speed through pbymesl
design, aid a emenedete pedestrian use through the
use 0 alternative paving materials melt as patterned
concrete or paving stones, et with grade changes.
THIS &urn» 18 NDT
APPLICARLE TO PEP,
SIMPLE. R-3 1.ms.
5. Parking should he at:coalmoddied on-site whine
garages or discrete parking areas and to the tear of
residences accessed by a lane, where possible.
/
6. Consider the use of printable parking pavers or
ahailow coarnete sales with rolled edges as an
alternative treatment for strike drainage.
/
✓
F. Lighting
1. Street lighting is required on public raters and should
be provided for all private streets within a
development.
TRIS SECTION rs NDT
ATPLICAet.E 7O PEs.
Sinn.° xJ 1.01s.
2. Lighting is to be pedestrian focused and es such
should be located at a maximum bright of 4 meters
and at lesser intervals Man standard davit smectlights.
MIS SECTIox IS Nn'r
APPLICABLE Tn FEE
SIMPLE n-3 LOIS.
3. Care should be taken to ensure that lighting does not
pose a auris= to adjacent relddemees, pedestrians, or
motorists by way ofglati.
THIS SECTION Ri NOT
AP nitwits. TO PEE
Warn a-3 LATS.
G. Universally Accessible Design
1. Whenever possible, pedantic° eats rot all areas of
a site should be deeigeed to be accessible to disabled
penota. Caretol eonsIderaeoo should be givanto
the proximity ofpathwaya to private spam, ensuing
'efficient separation to avoidecrdlieu.
1'H15 SXCPION 15 NDT
APPLICABLE TO PEI
SIMPLE a-3 sols.
g'd 098C689b09 7H1N3ICN0i1IAN3 XZI430He ?er8 torn ant 6t
05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880
ATELIER/PACIFIC PAGE 03/09
p. 1
06/19/2007 13:11 6046628655
atelier pacific architecture inc.
Suite W9-131 water Slrert
Vanvouver, B.C.. Canada
V63 4M3
1.604.662.9639
6604.662.3655
www.stolierpacIfie.com
June 18, 2007.
�en�Csikos 1c-- T
Plan— ntn�epartment
Diitrict of Maple ridge
11995 Haney Place,
Maple ridge, BC, V2X 6A9
Re: Kanaka_Way k23LStreet .ub.division-IS.D.1029L05)
cio_Damax_Consultaots_Ltd.
Dear Jen:
Please find enclosed completed checklist for the Intensive Residential Development Permit Area
Guidelines for this phase of Kanaka Way and 237 Street single family subdivision.
We believe that the design of the current phase is consistent with the previous submissions for this
subdivision made in the past. The design of all single family lots and hooves complies with the
regulations set out in the R-3 zoning, especially the maximum height restriction of 9.75m or 2 storeys.
Also, please note that the width of all lots within this phase is substantially wider than the required 7.9
metres for lots with lane access and 10.5 metres for lots without lane access.
We believe that the proposed project reflects and exceeds the spirit of the guidelines and we are
looking forward to a swift and successful approval process.
We hope that you find everything in order. Should you have any specific questions or concerns, please
do not hesitate to contact our office at 604-662-8689,
Best Regards,
Agnes D. Cerajeski, March, BA
Atelier Pacific Architecture Inc.
Suite 109 - 131 Water Street
Vanvouver, B.C., Canada
V6B 4M3
t.604.662.8689
f.604.662.8655
www.atelierpacific.com
Cc. DAV1p LAIR V
British Cotumbia
TO:
FROM:
SUBJECT: Watercourse Protection Development Permit
23701 KANAKA WAY
DISTRICT OF MAPLE RIDGE
His Worship Mayor Gordon Robson
and Members of Council
Chief Administrative Officer
DATE: September 5, 2007
FILE NO: DP/047/07
ATTN: C of W
EXECUTIVE SUMMARY:
A Watercourse Protection Development Permit Area application has been received for the
above noted property in support of a development plan for subdivision and building
activity adjacent to Horseshoe Creek and its tributaries. As required under the
Watercourse Protection Development Permit Area Guidelines, a permit must be approved
by Council and the required environmental security deposited with the District prior to any
on-site works being undertaken within 50 meters of the top of bank of the watercourse.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DP/047/07 respecting property
located at 23701 Kanaka Way.
DISCUSSION:
a) Background Context:
Applicant: Damax Consultants, David Laird
Owner: Donada Industries Ltd, Medowland Industries
Ltd, Lawrence Shumyla Construction Ltd, Deyor
Farms Ltd
Legal Description: Lot: A, D.L.: 404, Plan: LMP47845
OCP:
Existing: Urban Residential, Conservation
Zoning:
Existing: R-3 (Special Amenity Residential District),
RS -3 (One Family Rural Residential)
Surrounding Uses
North: Use: Single Family Residential
Zone: RS -3 (One Family Rural Residential)
Designation Conservation, Urban Residential
South: Use: Single Family Residential
Zone: CD -1-93 (Comprehensive Development)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: CD -1-93 (Comprehensive Development)
Designation: Urban Residential
1
1104
West:
Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 3.05 ha (7.5 acres)
Access: Kanaka Way, proposed extension of 237 Street
Servicing: Full Urban
Previous Applications: RZ/029/05, CP/029/05
Companion Application: DP/029/05
b) Project Description:
A development permit application has been made in support of a development plan for a
35 lot subdivision application (SD/029/05).
c) Environmental Implications:
The site has a watercourse identified on Schedule 'C' of the Official Community Plan and
is included into the Watercourse Protection Development Permit Area Guidelines that was
established for the preservation and protection restoration and enhancement of
watercourse and riparian areas. A Development Permit is required for all development
and subdivision activity or building permits within 50 meters of the top -of -bank of all
watercourse and wetlands as shown on Schedule C - Natural Features Map.
Security may be posted in accordance with Council Policy for Performance Security for
Environmental Protection to ensure that the Watercourse Protection Development Permit
Area Guidelines are met.
d) Planning Analysis:
The Watercourse Protection Development Permit Area Guidelines may be varied with
supporting documentation from a qualified professional at the discretion of Council.
WATERCOURSE PROTECTION DEVELOPMENT PERMIT GUIDELINES:
A. Watercourse Protection Area Establishment:
1. Watercourse protection areas are to be established in accordance with their habitat
value and the potential impacts proposed by adjacent development. The District of
Maple Ridge, the Department of Fisheries and Oceans and the Ministry of Environment,
Lands and Parks have endorsed the proposed watercourse protection boundaries as
shown on the District's Streamside Setback Map.
Setbacks from Horseshoe Creek have been established in conjunction with the
District's Streamside Setback Map.
- 2 -
2. The watercourse protection areas are to be dedicated where possible into public
ownership for conservation purposes.
The watercourse protection area has been dedicated as Park and a restrictive covenant
has been registered for habitat protection of the conservation area.
3. The boundaries of the watercourse protection areas are to be physically located on the
ground by a B.C. Land Surveyor prior to site disturbance.
A BCLS has located the watercourse protection area on the ground.
4. Temporary barrier fencing will be installed adjacent to watercourse protection areas
prior to any construction activity and should be replaced with permanent post and rail
fence upon development completion.
A temporary barrier fence has been installed adjacent to the watercourse protection
area. This will be replaced with a permanent post and rail fence upon completion of
the development.
5. All lots must provide the required minimum lot dimensions as set out in the Zoning
Bylaw exclusive of the watercourse protection boundaries.
All lots meet the required minimum lot dimensions.
B. Erosion Control:
6. All work is to be undertaken and completed in such a manner as to prevent the release
of sediment to any ravine, watercourse or storm sewer. An erosion and sediment
control plan that involves implementation prior to land clearing and site preparation
and the careful timing of construction is to be provided in accordance with the
requirements of the District's Watercourse Protection Bylaw 6410 - 2006.
• The developer/applicant has provided assurances through Schedule A of the
Watercourse Protection Bylaw that their Erosion and Sediment Control Plan
is in accordance with the requirements of the Maple Ridge Watercourse
Protection Bylaw No. 6410-2006; and
• In support of watercourse protection, a signed letter from the engineer of
record has been submitted with assurances that the stormwater
management plan for the site will meet the DFO Urban Stormwater
standards for water velocity, volume, and water quality.
7. Temporary fencing should be erected to prevent any encroachment or disturbance into
the watercourse protection area prior to any clearing or construction on the site.
This is a requirement of the Watercourse Protection Bylaw and a Watercourse
Protection DP site plan has been submitted demonstrating compliance with these
requirements.
-3
8. Cutting and filling adjacent to watercourse protection areas is to be kept to a minimum
incorporating appropriate structural fill material and blending graded areas with natural
slope, as supported by the Hillside Policies of the OCP.
A grading plan has been prepared and submitted to the District in support of the
development.
9. The District may require environmental impact studies, enhancement works, and
monitoring in support of development proposed to be located within a Watercourse
Protection Area. Supporting documentation, technical studies, and recommendations
with respect to impacts of the proposed development may include the following:
a. A geotechnical slope stability report;
b. A flood protection report;
c. An erosion and sediment control plan;
d. A stormwater management concept plan;
e. A groundwater impact assessment report;
f. Wildlife habitat assessment report;
g. Vegetation enhancement and restoration plan; and
h. A detailed trail plan.
• In support of the above, the following reports were required and have been
received;
i) geotechnical slope stability report,
ii) Stormwater management concept plan,
iii) erosion and sediment control plan,
iv) vegetation enhancement and restoration plan.
C. Vegetation Management:
10. Natural vegetation is to be retained wherever possible to ensure minimum disruptions
to the environment and to protect against slope failure. Land clearing adjacent to the
watercourse protection areas is to be restricted to a phased construction schedule.
• The conservation area has been protected through Park dedication and/or
a conservation covenant. A fence will be installed along the property line to
define the clearing limitations.
• An Arborist report with recommendations for retention of significant trees
has been submitted for the Watercourse Protection Development Permit
Area.
11. Habitat restoration landscaping of all bare or sparse riparian areas within the
watercourse protection area may be required. Vegetation species should be native of
the area and be selected for erosion control and fish and wildlife habitat values.
• A significant amount of vegetation will be protected within the
watercourse protection area which is dedicated as park.
-4-
• A cost estimate, security bond, and enhancement plans for water course
improvement adjacent to Horseshoe Creek has been received by the
District..
12. Stormwater outflows to the stream or leave area should have water quality and erosion
control features so as to minimize their impacts on fish habitat and in compliance with
the Districts stormwater management plans.
• The applicant/developer shall provide copies of all necessary approvals
(and supporting information) from senior agencies for all new stormwater
outfalls located within setback areas.
• A letter of confirmation from the engineer of record has been received
stating that his stormwater management plan meets DFO stormwater
management standards for volume, velocity, and water quality as
required by the Watercourse Protection Bylaw.
• In addition, the engineer of record must demonstrate compliance with
current Provincial and GVRD site source controls where possible.
Calculations demonstrating compliance with the three tier system may be
required.
D. Monitoring:
13. The implementation and maintenance of environmental mitigative controls or measures
approved by the District are to be monitored by a qualified environmental monitor.
• Environmental monitoring will be a key element of the development of this
site Phoenix Environmental services Ltd. will be the environmental
monitors for the project and will ensure performance meets with the
standards established by the Watercourse Protection Bylaw.
Monitoring will occur daily during construction in rainfall events, and
weekly at all other times during the construction period to ensure
compliance with the permit. A record of all monitoring data shall be made
available to the District upon request.
• The Environmental Monitor has been provided with written authority to
modify and/or halt any construction activity necessary to ensure
compliance with Maple Ridge Watercourse Protection Bylaw No. 6410-
2006.
• The erosion and sediment control works approved by the engineer of
record and the environmental monitor, shall be inspected, maintained and
operated by the property owner and/or contractor performing the
construction work set out in the Erosion and Sediment Control Plan until a
Certificate of Acceptance has been issued by Director of Development
Engineering or an Occupancy Permit has been issued by the Building
Department..
-5-
Staff has reviewed the guidelines established for the Watercourse Protection
Development Permit Area Guidelines and feel that these have been satisfied by the
applicant.
Performance Security:
1. In support of the restoration works required in or around Horseshoe Creek the
amount of security that will be required is $5890.00 as per the Cost Estimate
provided from Phoenix Environmental Services Ltd.
2. Performance security may be required for environmental protection purposes.
e) Citizen/Customer Implications:
Until Council has authorized a development permit the applicant will be unable to begin
site preparation for subdivision SD/029/05.
f) Financial Implications:
A refundable security totaling $5890.00 will be required for restoration and enhancement
related works as noted above.
CONCLUSION:
The applicant has provided the information as set out in the Council Policy for
Environmental Protection. It is recommended that DP/047/07 be approved.
Prepared by.en Csiko�
(' �Planp.ngTeghnician
J
ane Pi�CP, MCIP
Di ctor of Planning
Approved + . Frank Quinn, MBA, P.Eng ,
GM: Public Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Property
Appendix B - Cost Estimate For Restoration Works & Enhancement area
Appendix C - Development Permit Plan
Appendix D - Schedule "A" for WPDP
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23701 KANAKA WAY
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MAPLE RIDGE
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CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
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DATE: Jun 21, 2007 FILE: DP/047/07 BY: PC
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PHOENDC
ENVIRONMENTAL SERVICES LTD. 312-750 TERMINAL AVE. VANCOUVER, BC V6A 2M5 604-689-3888 fax, 689-3880
August 20, 2007
Your file: SD -029-5
Mr. Rod Stott
Environmental Planner
District of Maple Ridge
11995 Haney Place,
Maple Ridge, B.C.
V2X 6A9
Dear Mr. Stott:
Re: Proposed Subdivision, 23701 Kanaka Way, Maple Ridge, B.C.
RECEIVED
AUG 21 2007
MAPLE RIDGE
PLANNING DEPARTMENT
A 35 -lot single-family residential subdivision is proposed for an existing vacant parcel on the
north side of Kanaka Way across from the intersection with 237th Street at 23701 Kanaka Way
(the Site). The Site is bounded on the west by Horseshoe Creek. The majority of the Site is
sloped to the west toward Horseshoe Creek. Through historical previous uses, the area of mature
trees (cedar, fir, cottonwood) is restricted to the setback area established along Horseshoe Creek
There is a proposed future townhouse site to the north of the proposed SFR lots in the northwest
corner of the Site. A small, existing wetland is located near the north boundary of the future
building lot. It is understood that a no -disturbance covenant will be established to protect the
wetland.
Setback Restoration and Enhancement
Please find the attached drawing for your reference: Habitat Planting Plan, 23701 Kanaka Way. The
plan shows the proposed subdivision lots and setbacks overlain on an aerial photo. As noted above,
most of the setback area is currently well vegetated with mature cedar, fir and cottonwood trees.
However, the outer edge of the setback area adjacent to proposed lots 30-32 is relatively open with
scattered pole sapling (alder, cottonwood) trees. The area not presently treed is about 520 m in size,
and the area to be planted is shown shaded in green on the attached plan.
A planting list and species count is also presented on the attached plan. Based on the planting list, it is
estimated that cost of planting will be $3,000 plus taxes. It is estimated that monitoring of the planting
should not exceed $1,500 over the 3 year monitoring period. The cost of any replacement planting
that might be required cannot be determined at this time
The arborist report by Mike Fadum & Associates Ltd. (provided separately) refers to a large Bitter
cherry (Prunus emarginata) tree that leans toward the subdivision lots and is supported by a westem
red cedar. The Bitter cherry tree may require removal. Other hazard trees may need to be removed
once the arborist has inspected the Site following completion of site preparation work. A budget of
$1,000 is suggested for hazard tree replacement.
ITEENXENVIRONMENTALSERVICESLID Proposed Single -Family Subdivision page 1
Horseshoe Creek, 237011Canaka Way, Maple Ridge, B.C.
Rillittlir
Raptor Survey
A site visit was conducted on May 31 2007. The crowns of existing mature trees within the setback
were examined for stick nest structures with the aid of binoculars. There were no raptor nests
observed in any of the trees. None of the conifer trees exhibited large cavities suitable for raptor
nesting. It should be noted, however, that the raptor survey was limited to the mature forest along the
east side of Horseshoe Creek adjacent to the development site.
Phased Clearing Plan
The Site has already been cleared by previous historic land uses, and by recent site preparation work
(i.e. construction of a temporary road and fill placement).
Please contact me at 604-689-3888 if you require any clarification or additional information
concerning the above matters.
Sincerely,
Phoenix Environmental Services Ltd.
Ken Lambertsen, B.Sc., R.P.Bio.
Principal
c.c. Kanaka Creek Investments
Damax Consultants
ROENXENVIROMEvTALSErtvrEccm. Proposed Single -Family Subdivision page 2
Horseshoe Creek, 237011Canaka Way, Maple Ridge, RC.
ff,
pix 3
SCHEDULE"A"
ENVIRONMENTAL RESPONSIBILITIES
4ppend,X t
,.:DECEIVED
AUG 2 9 2007
MAPLE RIDGE
PLANNING DEPARTMr
TO: District of Maple Ridge DATE: AJV I Zt
ATTENTION: Development Permit Application No.
WetI tc t iJ LAct--tVer(4e(4 confirm that we/I have been retained (Environmental
Monitor's name) t 4g EC" M$s
by 444346046c Cirdeek )L for the District Project No. Gj17' f en.C3 J oS
(Developer's name printed)
to provide inspection, assessment, and reporting services in accordance with the requirements of the
Watercourse Protection Development Permit. This includes the requirement to ensure compliance with the
following:
1) Prior to any clearing and/or disturbance to the site, the Development Permit Area must be inspected by
the environmental monitor to ensure all protective controls and mitigation measures are
installed/constructed in accordance with municipal requirements found within the current Watercourse
Protection Bylaw and the approved environmental Development Permit. A final inspection and written
confirmation by the environmental monitor is required that provides assurance all environmental
requirements have been adequately addressed and completed.
2) Development and construction plans must incorporate the low impact development guidelines See
Attachment on "Low Impact Development Guidelines". The professionals of record for the site are
responsible for providing recommendations on how and when these guidelines can be incorporated
into the development plans.
3) To prevent damage or destruction to protected areas and natural features, it is the responsibility of the
developer and the qualified environmental professional (QEP) to ensure protective fencing and
markers have been placed around protected areas, natural features, or infiltration areas for protection.
Where encroachment and degradation of vegetation within a setback or protected area occurs or where
vegetation has been removed from a non developable area, the QEP must prepare a restoration or
replanting plan for the District of Maple Ridge.
4) The qualified environmental professional/monitor must have unconditional authority from Developer
to modify and/or h. t any co . friction activity necessary to ensure compliance with municipal
environmental r ulations.
Environme
Signatur•
• ��j
Company:t Oe(A \-111tgo1.3 it&WisTAI-- ' &\c% DTt
Address: AM" ' *tiles '6174VtN&A l— A`.1--
Ni/e94 c ov� p,.c-. ('A 2Ms
Emergency Contact Phone Number 00 Gtr S t30 L0 % 47
Owner/Developer: In executing this Letter of Appointment I covenant that I have authority to and do
hereby unconditional.y authorize the named qualified environmental professional to modify or halt any
construction activit, as necessary to ensure compliance with Watercourse Protection Development Permit
and the Maple''. ge Wate • . Protection Bylaw 6410-2006.
�I 0Nr- TELA
Signature 4 1;7
/ ���_ Print Name: P
03t4C-VhviONIte, 1;11>_)
MAPLE RIDGE
DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: September 5, 2007
and Members of Council FILE NO: SD/O78/O6
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: 5% Money in lieu of parkland dedication
24901 108 Avenue
EXECUTIVE SUMMARY:
The above noted subdivision is subject to both Policy 8 of the Official Community Plan and the
provisions of the Local Government Act regarding parkland dedication or payment of money in
lieu. It is recommended that Council require money in lieu of parkland dedication for the
property located at 24901 108 Avenue.
RECOMMENDATION:
That pursuant to Council's policy regarding 5% Parkland Dedication or payment of Money In
Lieu, be it resolved that the owner of land proposed for subdivision at 24901 108 Avenue,
under application SD/O78/O6, shall pay to the District of Maple Ridge an amount that is not
less than $105,000.00.
DISCUSSION:
Policy 8 of the Official Community Plan states that in order to preserve watercourses, an
owner of land being subdivided shall, at the option of Council either:
1. Provide park land or an amount not to exceed 5% of the land being subdivided in a
location acceptable to Council; or
2. Pay to the Municipality an amount that equals the market value of up to 5% of the land
that may be required for parkland purposes.
Where there is a significant watercourse and the District has the ability to include ravines and
watercourse protection areas into the public realm, that area is dedicated Park. These areas
provide for large vegetated areas in urban neighbourhoods that provide corridors for wildlife
and passive park areas for residents.
Where there is either no watercourse or the watercourse is deemed insignificant, 5% of the
market value of the land is paid to the District. These funds are placed into a special
Parkland Acquisition Reserve Fund, which enables the District to purchase areas deemed
important for habitat protection but where the ability to achieve parkland through
development is limited, such as the Blaney Bog.
-1-
1105
In this particular instance there is no watercourse present and it is, therefore, recommended
that money in lieu of parkland dedication be provided.
In keeping with past practice, the District has requested that an appraisal be provided for the
5% market value of the development site. This appraisal is based on zoned but not serviced
land.
An opinion from an appraisal firm has stated that the market value of the land is
$2,100,000.00, which indicates that the 5% value of this property is $105,000.00.
CONCLUSION:
As there are no watercourses on the property it is recommended that Council require money in
lieu of parkland dedication as prescribed in the appraisal.
Prepared by: Ann Edwards, CPT
Planning Technician
ACP, MCIP
r of Planning
Approved by: Frank Quinn MBA, P.Eng
GM: Public Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
AE/dp
The following appendices are attached hereto:
Appendix 1 - Subject Property Map
Appendix 2 - Subdivision Plan
-2-
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DATE: Aug 21, 2006 FILE: SD/078/06 BY: PC
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SUBDIVISION PLAN OF PARCEL "A"
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MAR 2 3 2007
MAPLE RIDGE
PLANNING DEPARTMENT
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0010: 2012-07345-02
4
MAPLE RIDGE
British Columbia
Deep Roots
Greater Heights
District of Maple Ridge
TO: His Worship Mayor Gordon Robson DATE: September 12, 2007
and Members of Council FILE NO:
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended August 31, 2007
EXECUTIVE SUMMARY:
Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor, together
with the Director of Finance. Council authorizes the vouchers for the following period through
Council resolution. The disbursement summary for the past period is attached for your information.
Expenditure details are available to any Council member for review in the Finance Department.
RECOMMENDATION:
That the "disbursements as listed below for the month ended August 31, 2007 now be approved"
GENERAL $15,890,932
PAYROLL $ 1,770,545
PURCHASE CARD $ 83 061
$17,744 538
DISCUSSION:
a) Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b) Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
c) Business Plan / Financial Implications:
1. Directional Mining & Drilling 240th roadwork & storm sewer project
2. GV Water District water consumption May 2 - 29
3. GV Water District water consumption May 30 - Jun 26
4. Hub Fire Engines & Equipment fire truck chassis
5. Westvac Industries vacuum excavator
6. The municipality acts as the collection agency for other levels of go
agencies. The following collections were remitted in August.
a. Greater Vancouver Sewerage & Drainage
b. Greater Vancouver Transportation Authority
c. Greater Vancouver Regional District
$ 610.083
$ 305,801
$ 385,690
$ 263,798
$ 159,828
d) Policy Implications:
vernment or
$ 4.622,844
$ 5,219,417
$ 815,809
Approval of the disbursements by Council is in keeping with corporate governance
practice.
CONCLUSIONS:
The disbursements for the month ended August 31, 2007 have been reviewed and are in order.
Prepared by: G'Ann Rygg
Accounting Clerk II
Approved`by: Dennis Sartorius, CA
Municipal Accountant
Approved by: Paul GU, BBA, CGA
Gtvl - Corporate & Financial Services
Concurrence: J,'L. (Jim) Rule
phief Administrative Officer
gmr
VENDOR NAME
Aadmi Properties Ltd
Bay Hill Contracting Ltd.
BC Hydro
BC Hydro & Power Authority
BC SPCA
COPE Local 622
Chairlines
Chevron Canada Ltd
Directional Mining & Drilling
Finning International Inc
Golder & Associates
Gr Vanc Sewerage & Drainage
Greater Vanc Transp Authority
Greater Vanc Water District
Greater Vancouver Regional Dis
Hub Fire Engines And Equipment
Johal,Kulbeer & Sohi,Rajdeep &
Manulife Financial
Maple Ridge Municipal Holdings
McElhanney Consulting Services
Medical Services Plan
Metro Motors Ltd
M icrose rve
Morrow Bioscience Ltd
Municipal Pension Plan Bc
National Bank Of Canada-Mtrl
Oceah Construction Supplies
Overwaitea Food Group
Paul Bunyan Tree Services
Professional Mechanical Ltd
Receiver General For Canada
RG Arenas (Maple Ridge) Ltd
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - PERIOD 8, 2007
DESCRIPTION OF PAYMENT
Security refund
Traffic signal & overhead crosswalk signs
Hydro charges Aug
240th Street roadwork & storm sewer project
Contract Aug
Dog license commission Mar, Apr, May, Jun
Dues - pay periods 07/16 & 07/17
RCMP workstation chairs
Bylaws workstation chairs
PM Rec. Centre workstation chairs
Fuel
240th Street roadwork & storm sewer project
Backhoe asphalt grinding attachment
Investigation of Fraser River escarpment area
Conceptual dam design at Whonnock Lake
Landslide & slope assessments
2007 tax requisition
Waste disposal
2007 tax requisition
Water consumption May 2 - May 29/07
Water consumption May 30 -June 26/07
2007 tax requisition
Mosquito control program
Water sample analysis
Fire truck chassis
Tax refund
Employee benefits premiums
Monthly common costs Aug
2007 capital road project
Employee medical & health premiums
Two 2008 Ford Escape hybrids
Operations computers
2007 West Nile virus program
Pension remittance
Tax refunds
Concrete pipes
Security refund
Tree removal & trimming
Maintenance: Courthouse
Firehalls
Leisure Centre
Library -
Municipal Hall
Operation Centre
PM Fam Rec Centre
PM Heritage Hall
RCMP
Whonnock Lake Centre
Employer/Employee remit PP07/16 & 07/17
RCMP clothing
21,054
3,362
20,445
1,963
1,827
60,351
9,874
1.012
AMOUNT
235,229
15,982
72,019
15,604
24,416
18,794
24,235
44,766
610,083
23,114
71,237
4,622,884
1.510 4,624,394
5,219,417
385.690 691,491
305,801
815,809
1,340
750
6,703
1,544
3,680
1,329
1,828
585
194
355
1,317
167
472,049
1,522
Ice rental Jul 49,715
Curling rink operating expenses Jun
817,899
263,798
15,668
189,580
15,545
31,503
22,668
66,645
19,442
32,841
209,001
15,463
16,986
91,875
18,539
17,702
473,571
2.333 52,048
^Ridge Meadow Comm Arts Council
Ridgemeadows Recycling Society
5 & A Supplies
Scottish Line Painting Ltd
Sodhi.Ravinder Singh & Bhuller
Stamp Asphalt Services Ltd
Surrey Fire Service
TD Waterhouse
Ultra -Tech Cleaning System Ltd
Warrington PCI Management
Westminster Savings - N.Westm.
Westvac Industries Ltd
-Westview Sales Ltd
Winvan Paving Ltd
Wolseley Canada Inc
Disbursements In Excess $15,000
Disbursements Under $15,000
Total Payee Disbursements
Payroll
Purchase Cards -Payment
TOTAL PERIOD 8 2007 DISBURSEMENTS
Art Centre grant Sept
Theatre rental
Program revenue Jun & Jul
Monthly contract for recycling Aug
Weekly recycling
Litter pick-up contract
Traffic signal video systems
Pavement marking maintenance 2007
Tax sale redemption
Teracotta crosswalks
2007 Dispatch operating charges - Fire Dept.
2007 Dispatch operating charges - Public works
Retirement severance
Maintenance July: Firehalls
Library
Municipal Hall
Operations Centre
Randy Herman Building
RCMP
Advance for Tower common costs
Tax refund
Vacuum Excavator
Meter boxes
Traffic circle at 105 Ave & Tamarack Lane
224 Street Improvements
203 Street Bike Lanes
2007 roadwork projects
Water valves & fire hydrants
PP 07/16, 07/17 & 07/18
Remittances Disou:sen,en¢'.:2007-I Mon01y council Report 2007. els iAL'G07
36,870
197
25.088
72,603
206
1.910
65,745
10,404
1,402
4,204
3.813
784
4.012
3,232
479
2,883
134,597
16.100
62,155
74,719
26,097
41,990
172,506
16,031
76,149
27,234
17,447
35,000
28,942
159,828
18,124
154,059
16,517
14,988,353
902,579
15,890,932
1,770,545
83,061
17,744,538