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2013-03-04 Committee of the Whole Meeting Agenda and Reports.pdf
District of Maple Ridge COMMITTEE OF THE WHOLE AGENDA March 4, 2013 1:00 p.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. Note: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 2. PUBLIC WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 2012-102-RZ, 25638 112 Avenue, RS -3 to RS -2 and A-1 Staff report dated March 4, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6965-2013 to rezone from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) and A-1 (Small Holding Agricultural) to allow for the creation of four RS -2 lots be given first reading and that the applicant provide further information as described on Schedules B, F and G of the Development Procedures Bylaw No. 5879-1999 and an Agricultural Impact Assessment Study. Committee of the Whole Agenda March 4, 2013 Page 2 of 4 1102 2013-001-RZ, 23920 112 Avenue, RS -3 to R-2 Staff report dated March 4, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6977-2013 to rezone from RS -3 (One Family Rural Residential) to R-2 (Urban Residential District) to permit a 9 -lot single family residential subdivision be given first reading and that the applicant provide further information as described on Schedules A, B, F and G of the Development Procedures Bylaw No. 5879-1999 along with information related to development application 2012-084-RZ. 1103 2012-047-RZ, 22577, 22569, 22557 Royal Crescent and 11771 226 Street, RS -1 to RM -2 Staff report dated March 4, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6967-2012 to permit a site specific text amendment adjusting maximum density be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6927-2012 to rezone from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential) to permit future construction of a five storey, 48 unit apartment be given second reading and be forwarded to Public Hearing. 1104 Proposed Bylaw Amendments to direct the use of Medical Marihuana Production Staff report dated March 4, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6971-2013 to establish regulations for the location of commercial production of medical marihuana be given first and second readings and be forwarded to Public Hearing. 1105 Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, Bylaw No. 6974-2013 Staff report dated March 4, 2013 recommending that Maple Ridge Local Area Service to Provide the Top Life of Asphalt to 11160 234A Street Bylaw No. 6974-2013 be given first, second and third readings. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Committee of the Whole Agenda March 4, 2013 Page 3 of 4 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 Water Play Park Proposal - Albion Sports Complex Staff report dated March 4, 2013 recommending that the Capital Plan be amended to reflect the location of the proposed Water Play Park at Albion Sports Complex. 1152 Janitorial Services Contract Staff report dated March 4, 2013 recommending that the Janitorial Services Contract be awarded to Raincity Janitorial Services Ltd. for a one year period with an option to renew for three additional twelve month periods and that the Corporate Officer be authorized to execute the contract. 1153 Region View Recreation Services Contract Change Proposal Staff report dated March 4, 2013 recommending that the Corporate Officer be authorized to execute an amendment to the Golf Course lease agreement permitting a lease rate change for the next six years. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda March 4, 2013 Page 4 of 4 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by: Date: 4 MPI C,� Oaep Aaars DIMS" Hi4g41.2C TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: March 4, 2013 FILE NO: 2012-102-RZ MEETING: C of W First Reading Maple Ridge Zone Amending Bylaw No. 6965-2013 25638 112 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) and A-1 (Small Holding Agricultural), to allow for the creation of four 0.45 Ha (1.1 acre) RS -2 lots in the southern portion of the subject property outside of the Agricultural Land Reserve (ALR), and a remnant A-1 Zoned 2.22 Ha (5.5 acres) parcel within the northern portion of the subject property in the ALR. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: That Zone Amending Bylaw No. 6965-2013 be given First Reading; and; That the applicant provides further information as described on Schedules B, F and G of the Development Procedures Bylaw No. 5879 - 1999 and an Agricultural Impact Assessment Study. DISCUSSION: a) Background Context: Applicant: Owner: Paul Hayes Walter and Karoline Heckmann Legal Description: Lot 8, Section 13, Township 12, Plan 8336 OCP: Existing: Zoning: Existing: Agricultural, Suburban Residential RS -3 (One Family Rural Residential) Proposed: RS -2 (One Family Suburban Residential) and A-1 (Small Holding Agricultural) Surrounding Uses: North: South: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential in ALR RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -3 (One Family Rural Residential) Agricultural 1101 East: Use: Single Family Residential in ALR Zone: RS -3 (One Family Rural Residential) Designation: Suburban Residential West: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Suburban Residential Existing Use of Property: Vacant, forested Proposed Use of Property: Residential Site Area: 4.047 Ha (10 acres) Access: Non -ALR lots: Bosonworth Avenue and 256 Street ALR lot: 112 Avenue Servicing requirement: Non -ALR lots: Municipal water and on-site septic disposal; ALR lot: Well water and on-site septic disposal b) Site Characteristics: The subject property slopes from Bosonworth Avenue northward through the ALR and to 112 Avenue. The property is currently forested, except for a clearing at the northern end. The applicant has confirmed that the structure in BC Assessment Authority records is a cabin or storage shed built in the 1950's at the extreme northern end of the site. A reservoir, municipal water along Bosonworth Avenue and upgrading of Bosonworth Avenue are at various staging of being completed in conjunction with nearby development applications. 256 Street is currently unconstructed. c) Project Description: The applicant proposes to rezone the southern portion of the property that is not in the ALR from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential. This will permit the creation of about 4 lots having an area of 0.45 Ha (1.1 acres) each fronting along Bosonworth Avenue. The applicant proposes to rezone the northern portion, a 2.22 Ha (5.5 acres) remnant lot, which will remain within the Agricultural Land Reserve, from RS -3 (One Family Rural Residential) to A-1 (Small Holding Agricultural). This zone better aligns with its Agricultural designation in the OCP and its Agricultural Land Reserve status. A referral to the Agricultural Land Commission is not required as the proposed A-1 zone permits for a full range of agricultural uses. This subdivision does not require Agricultural Land Commission approval because Section 10 (1) (d) of the Agricultural Land Reserve Use, Subdivision and Procedure Regulations allows the Approving Officer to establish a legal boundary along the boundary of the Agricultural Land Reserve. d) Planning Analysis: Official Community Plan: The southern portion of the development site is currently designated Suburban Residential and the northern portion located and being subdivided along the Agricultural Land Reserve boundary is currently designated Agricultural. The proposed rezoning complies with the established designations. -2- Additionally, the rezoning of the proposed remnant parcel in the Agricultural Land Reserve from RS -3 (One Family Rural Residential) to A-1 (Small Holding Agricultural) positively addresses the following issue identified in the preamble to the OCP policies in Section 6.2.2.: The historic zoning has increased the rural residential uses in the Agricultural Land Reserve and may contribute to a perception that agriculture is not actually the primary use of land in the Agricultural Land Reserve. Policy 6-12 b) strives to protect the productivity of agricultural lands by "requiring agricultural impact assessments (AIAs) and Groundwater Impact Assessment of non-farm development and infrastructure projects and identifying measures to off -set impacts on agricultural capability." Therefore, an Agricultural Impact Assessment Study is required to be submitted. Zoning Bylaw: The current application proposes to rezone the southern portion of the property located at 25638 112 Avenue from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit four 0.45 Ha (1.1 acre) RS -2 lots. The remnant 2.22 Ha (5.5 acres) RS -3 parcel within the northern portion of the subject property in the Agricultural Land Reserve is to be rezoned from RS -3 (One Family Rural Residential) to A-1 (Small Holding Agricultural). Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Sections 8.9 and 8.10 of the Official Community Plan, a combined Watercourse Protection / Natural Features Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands (watercourses) and with an average natural slope of greater than 15 percent (natural features). The purpose of this Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas, and to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Development Information Meeting: This proposal does not require a Development Information Meeting. Such a meeting is required under Council Policy 6.20 in cases where an Official Community Plan amendment (other than a conservation boundary adjustment or for legal reasons) is being sought, or for the rezoning of land where there are 25 or more dwellings (or lots). e) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; and c) Fire Department. -3- The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. f) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. A complete Rezoning Application (Schedule B); 2. A Watercourse Protection Development Permit Application (Schedule F); 3. A Natural Features Development Permit Application (Schedule G); 4. A Subdivision Application; and 5. Submission of an Agricultural Impact Assessment and a Restrictive Covenant for a buffer to be provided along the rear property line of the proposed 4 RS -2 lots and along the east side lot line of the easternmost lot (Lot 5). The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the Official Community Plan, therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6965-2013 Appendix C - Proposed Site Plan -4- APPENDIX A I \ t1 P 803133 1! 1436 ' .__�_�.— 112 AVE. • i��-�./ 13 • " P 27239 14 / e 15 1 il 1166 — —_4 — r ea {.unaPsmzlcrv) F. I -- CO = 10 ---1.1—..12 bUBJECT PROPERTY] P1 1 P83'2 1 a � rm / P 17 59 5 BOSONWORTH AVE SL61 SL60 SL59 SL58 EPS 234 SL57 ry 5L51 P. is SL50 r SL49 SL4S N SL47 ry P 2713 P 2713 OOWIN DRIVE SL41 SL42 71 SL43 N SL44 SL45 SL46 1 3 Scale: 1:3,000 Cit' .f Pitt __ Meaows_ ' 2 i 25638 112 AVENUE OMR i .2 .I CORPORATION OF THE DISTRICT OF oRmw-mi ' o Plit -i ra 16-01470 _� MAPLE RIDGE MAPLE RIDGE � - District of S<, I British CWumbia PLANNING DEPARTMENT �� ' ' `� �.� � o IiiimLangley � DATE: Feb 25, 2013 FILE: 2012-102-RZ BY: PC - - 1.1 j FRASER R. �\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6965-2013 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. 6965-2013." 2. That parcel or tract of land and premises known and described as: Lot 8 Section 13 Township 12 New Westminster District Plan 8336 and outlined in heavy black line on Map No. 1579 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban Residential) and A-1 (Small Holding Agricultural). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER N Lo rn N OM .31 112 AVE. O `() N m Lo M 0 N c1 N P 17459 O W c LC) N 12 —% //'///"5. �""///"""// ,I/ 1 N 0 N N N N Rem 6 5 EP 17454 A ONWORTH AVE. 7-1i sc 0 LC) N SLR 01 0 0 N CI c7 v, cp O 0 N O O 0 CN MAPLE RIDGE ZONE AMENDING Bylaw No. 6965-2013 Map No. 1579 From: RS -3 (One Family Rural Residential) To: 0 RS -2 (One Family Suburban Residential) %// A-1 (Small Holdings Agricultural) L\ N SCALE 1:2,017 MAPLE RIDGE British Columbia PROPOSED SUBDIVISION OF LOT 8 SEC.13 TP.1 2 N.W.D. PLAN 8336 B.C.C.S. 92G.028 This plan lies within the Greater Vancouver Regional District Municipality of Maple Ridge Scale 1:1000 Al Agoras are rt modrao mcapl Ore Mona. 10 5 0 25.0 • 50.0 12 AVENUE APPE .98.9 Plan 17459 ----161n 17459 — — — BOSONWOR-11-1- -AVENUE - - 1 ust 14, 2012. Wade & Associates Land Surveying Ltd. B.C. Land Surveyors Maple Ridge and Mission File H2945-01 Phone 604-46J-4753 110 •112 AVENUE 2 DIX C 4 Ml P;nC,r Oaep Aaars Groan" Hr4hdc District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: March 4, 2013 and Members of Council FILE NO: 2013-001-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6977-2013 23920 112 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to R-2 (Urban Residential District) to permit a 9 -lot single family residential subdivision. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: 1. In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of the Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvement district boards; and vi. The Provincial and Federal Government and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter in addition to the early posting of the proposed Official Community Plan amendment on the District's website, together with an invitation to the public to comment; 2. That Zone Amending Bylaw No. 6977-2013 be given First Reading; and; 3. That the applicant provide further information as described on Schedules A, B, F and G, of the Development Procedures Bylaw No. 5879 - 1999, along with the information related to coordinating services and road shared with development application 2012-084-RZ to the east of the subject site. DISCUSSION: a) Background Context: Applicant: Owner: Damax Consultants Ltd (Dave Laird) Domenico Mobilio and Cheryl A Mobilio Legal Description: Lot: 8, D.L.: 404, Plan: NWP809 1102 OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Urban Residential RS -3 (One Family Rural Residential) R-2 (Urban Residential District) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Recently approved Townhouse Residential and Local Commercial application (RZ/044/09); and Single Family Residential RM -1 (Townhouse Residential); C-1 (Neighbourhood Commercial) and RS -3 (One Family Rural Residential) Urban Residential, Commercial and Park Application RZ-084-RZ for Single Family Residential, Rowhouse Residential, & Local Commercial RS -3 (One Family Rural Residential) (Current zoning); RST (Street Townhouse Residential), R-2 (Urban Residential District), R-1 (Residential District) and C-1 (Neighbourhood Commercial) (Proposed zoning) Urban Residential, Commercial Application RZ-084-RZ for Single Family Residential, Rowhouse Residential, and Local Commercial RS -3 (One Family Rural Residential) (Current zoning); RST (Street Townhouse Residential), R-2 (Urban Residential District), R-1 (Residential District) and C-1 (Neighbourhood Commercial) (Proposed zoning) Urban Residential, Commercial Park and Conservation CD -1-93 (Amenity Residential District) and R-1 (Residential District) Conservation Single Family Residential Single Family Residential 0.808 HA. (1.9 acres) 112 Avenue Urban Standard The eastern portion of the property proposed to be developed is relatively flat. The western portion slopes toward Rainbow Creek and one of its tributaries located in the northwest part of the site. This environmentally sensitive sloping area will be protected by way of a combined natural features and watercourse protection development permit. c) Project Description: The proposal is to rezone the site from RS -3 (One Family Rural Residential) to R-2 (Urban Residential District) to permit a 9 -lot single family residential subdivision, and parkland dedication for the creek and associated sloping and environmentally sensitive lands. -2- The subdivision layout plan has not been reviewed by the Approving Officer. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is currently designated Urban Residential and Conservation. For the proposed development an OCP amendment will be required to adjust the current boundary between the Urban Residential and Conservation designations to reflect ground truthing. This will allow the developable and non -developable portions of the site to be established. With respect to the proposed use and density, the development complies with the applicable land use designation and policies of the OCP. The Urban Residential Land Use designation is subject to the Major Corridor Infill policies in the OCP, which provide for a variety of land uses, including single family and small lot intensive residential development. The proposed use of the R-2 (Urban Residential District) zone is one allowed for within the Zoning Matrix of the OCP. Zoning Bylaw: The current application proposes to rezone the property located at 23920 112 Avenue from RS -3 (One Family Rural Residential) to R-2 (Urban Residential District) to permit a 9 -lot single family residential subdivision, and parkland dedication for the creek and associated sloping and environmentally sensitive lands. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.9 and Section 8.10 of the Official Community Plan, a combined Watercourse Protection Development Permit and a Natural Features Development Permit application is required for all developments and building permits for: • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; • All lands with an average natural slope of greater than 15 percent; • All floodplain areas and forest lands identified on Natural Features Schedule "C" to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. -3- Advisory Design Panel: This proposal does not require a referral to the Advisory Design Panel. Development Information Meeting: This proposal does not require a Development Information Meeting. Such a meeting is required under Council Policy 6.20 in cases where an Official Community Plan amendment (other than a conservation boundary adjustment or for legal reasons) is being sought, or for the rezoning of land where there are 25 or more dwellings (or lots). e) Intergovernmental Issues: Local Government Act Section 879 of the Local Government Act requires that Council give consideration to whether consultation with one or more of the persons, organizations, and authorities should be early and ongoing for the proposed OCP amendment. Council must specifically consider whether consultation is required with the authorities listed in item (2) of Section 879. The Act states the following: "Consultation during OCP development Section 879 (1) During the development of an official community plan, or the repeal or amendment of an official community plan, the proposing local government must provide one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected. (2) For the purposes of subsection (1), the local government must (a) consider whether the opportunities for consultation with one or more of the persons, organizations and authorities should be early and ongoing, and (b) specifically consider whether consultation is required with (i) the board of the regional district in which the area covered by the plan is located, in the case of a municipal official community plan, (ii) the board of any regional district that is adjacent to the area covered by the plan, (iii) the council of any municipality that is adjacent to the area covered by the plan, (iv) first nations, (v) school district boards, greater boards and improvement district boards, and (vi) the Provincial and federal governments and their agencies. (3) Consultation under this section is in addition to the public hearing required under section 882 (3) (d)." In light of Section 879 of the Local Government Act, it is recommended that no additional consultation is required as the OCP amendment adjusts the Conservation designation for ground truthing. Only the early posting of the proposed OCP amendments on the District's website, with an invitation to the public to comment, and the Public Hearing are required. -4- f) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; and e) School District. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule B); 3. A Watercourse Protection Development Permit Application (Schedule F); 4. A Natural Features Development Permit Application (Schedule G); and 5. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the Official Community Plan, therefore, it is recommended that Council grant First Reading to the Zone Amending Bylaw No. 6977-2013, to permit a 9 -lot single family residential subdivision, subject to additional information being provided and assessed prior to Second Reading. -5- The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 6977-2013 Appendix C - Proposed Site Plan -6- APPENDIX A RP 3659 N 112 of S 112 B 11 299 RP 3659 S 112 of S 112 B P 26163 11 263 11 247 11213 RP 1224 P 26163 SUBJECT PROPERTY LMP 24722 ` fPARK EA EP 15665 P 19825 111 85 32 11 098 11 096 33 PARK BC' :17[ P 19825 111 33 11092 co 34 v 11088 N 11080 11462 P 1761 LN Scale: 1:2,500 Cit sf Pitt I 111111111= Measows 1 rsfns trla, V79 Lia 23920 112 AVENUE District of Langley FRASER Rfr- MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Jan 2, 2013 FILE: 2013-001-RZ BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6977-2013 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. 6977-2013." 2. That parcel or tract of land and premises known and described as: Parcel "B" (Explanatory Plan 15665) Lot 8 District Lot 404 Group 1 New Westminster District Plan 809 and outlined in heavy black line on Map No. 1584 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-2 (Urban Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER i0 I o 1 RP 3659 S 1/2 of S 1/2 B 11300 N- 2 11263 N o_ I 1 Pcl. 'P' 6 P 26163 11247 11250 I I RP 1224 I0 F, 1 ? 1 2 oc, 1 N 1 1,R17. 75056 1; LMP 30'18 11213 5 P 26163 u) o 0, N LMP 24722 PARK 1 i 112AVE. 0 ,12,,''06 \\ �'a,� 8 ,\ >5`,2s, 09 \ ____/ 4 5 V 46 8 1 co 9 9 Q102�a2 2 (PSP N '''?c9„ s P , °8Q 16 0 2. o`�s o 18 ate, �,P, 19 a %, 20 �`�00`'0 21,511184 m CMP 41886 . cn w rn rn 01 23920 C P 19825 `�"' 6' 2' 11185 20 ',' 23 moo oO° 24 °,z 2 26\.; 32 11098 ÷0 PARK PARK BCP 50702 LMP 24722 D P 19825 11096 33 1 21 20 0 11133 240 ST. 11118/54 11092 C" I 34 vi 19 > 0 18 '°o �� , , 1 11088 c� 35 o -I 01'17 °9, 4 BCP 50703 1E. 11080 _i1 `00169,5. 7 0 11080 36 7°moi Q� 15 >> 9 111076 11Q7 7 /N 13 77059 �� ��0�� rn 3 os G 38 //0s3 2 11062 77p6 / z 12 25 22 7 706 39 / 1117°4? 770,6 26 1°ss /104s o 17, 27 ,,, 3 P 17613 3 MAPLE RIDGE ZONE AMENDING Bylaw No. 6977-2013 Map No. 1584 From: RS -3 (One Family Rural Residential) To: 0 R-2 (Urban Residential District) L'.\, N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX C I. 4'o -(?,&v 9V177fGA't )7. ,erg t fust `t •� 1,flQ� ; `C '2 ti -a134-- Damax Consultants Ltd. 103-1600 West 6th Ave. Vancouver, B.C. V6J 1R3 Tel. 224-6827 Fax 689-3880 }-ADlvU 0 HBO PM01`1 IA ODI -Imo" 4 Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: March 4, 2013 and Members of Council FILE NO: 2012-047-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Zone Amending Bylaw No. 6967-2012 Second Reading Maple Ridge Zone Amending Bylaw No.6927-2012 22577, 22569 , 22557 Royal Crescent and 11771 226 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located in the South of Lougheed Precinct of the Town Centre Area, from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential) to permit future construction of a five storey, 48 unit apartment building. Maple Ridge Zone Amending Bylaw No. 6927-2012 was granted First Reading on May 22, 2012 to rezone the properties to RM -2 (Medium Density Apartment Residential). A second bylaw is now also required for a site specific text amendment to adjust the maximum density. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Maple Ridge Zone Amending Bylaw No. 6967- 2012 be given first and second reading and be forwarded to Public Hearing; and 2. That Zone Amending Bylaw No. 6927-2012 be given second Reading and be forwarded to Public Hearing; and 3. That the following terms and conditions be met prior to final reading: Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Road dedication as required; iv. Consolidation of the development site; v. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking; 1103 vi. Removal of the existing buildings; and, vii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION: a) Background Context: Applicant: Owners: 625536 B.C. LTD. Mohinder Gosal Gurbhawan and Karminder Grewal Gurjeet Johal Mukhpal and Iqbal Sangha Simranjeet Sekhon Legal Descriptions: Lot 9, D.L.:401, Group 1, NWD Plan 4769 Parcel A (Explanatory Plan 8125) Lot 8, D.L 401, Group 1, NWD Plan 4769 Lot D, D.L. 401, Group 1, NWD Plan 21162 Lot 8 Except Parcel "A" ( Explanatory Plan 8125) D.L 401, Group 1, NWD Plan 4769 OCP: Existing: Low -Rise Apartment Zoning: Existing: RS -1 (One Family Urban Residential) Proposed: RM -2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Commercial Zone: C-3 (Town Centre Commercial) Designation: Town Centre Commercial South: Use: Multi -Family Residential, Single Family Residential Zone: RS -1 (One Family Urban Residential), RM -3 (High Density Apartment), Designation: Ground Oriented Multi -Family -2- East: West: Use: Congregate Care (Residential) Zone: LUC (Land Use Contract) Designation: Low -Rise Apartment Use: Zone: Multi -Family Residential RM -2 (Medium Density Apartment) Designation: Low -Rise Apartment Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: Vacant Multi -Family Residential 0.28 HA (0.7 acres) Royal Crescent Lane Urban Standard The applicant proposes to rezone the subject sites to allow for future construction of a five storey wood frame apartment building with underground parking. Parking will be accessed via the existing lane to the north of the site. There are a total of 48 units ranging is size from 83.5 - 139m2 (899 - 1,497ft2). The majority of dwelling units will have two bedrooms, with five one bedroom units. An indoor amenity room is provided on the ground floor, and a children's play area is located in the north-east corner of the property. In addition to the outdoor play structure, the project Landscape Architect has incorporated seating within the landscape areas for residents to sit and enjoy the gardens on site. First floor units are designed to be ground -oriented, with outside locking doors that provide direct access to the street. The building materials will include brick veneer at the lower levels, cement panel cladding on the higher storeys, and vertical wood beams to tie the two materials in visually. The design character of this development will inform future projects in the neighbourhood. A shadow analysis was prepared by the project Architect, demonstrating the location of shadow impacts. The project has been reviewed by the Advisory Design Panel. The development site is located in the South of Lougheed Precinct of the Town Centre, and is therefore within Sub Area 1 of the Town Centre Area Incentive Program. The proposed project meets the conditions to be included in the incentive program. c) Planning Analysis: Official Community Plan: The subject properties are designated Low -Rise Apartment in the South of Lougheed Precinct, and are subject to the policies of the Town Centre Area Plan. The Low -Rise Apartment designation is intended for development in a three to five storey apartment form where units are accessed from an internal corridor and residential parking is provided underground. The Development Permit Guidelines note that residential land use form and design should -3- accommodate ground -oriented units with direct entrances and connection to the sidewalk. In addition, ground -oriented units provide for a pedestrian -oriented sidewalk, and are desirable for families and accessibility. The proposed development and the application for RM -2 (Medium Density Apartment Residential) zoning is consistent with this designation. Zoning Bylaw: The current application proposes to rezone the properties located at 22577, 22569, and 22557 Royal Crescent and 11771 226 Street from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential) to permit construction of a five storey 48 unit apartment building. A site specific text amendment is also required to change the existing Floor Space Ratio (FSR) for the RM -2 (Medium Density Apartment Residential) zone from 1.8 to 1.89. This project aligns with the proposed changes to the RM -2 (Medium Density Apartment Residential) zone in the draft Zoning Bylaw. The draft zone includes an increase in height to align with the Town Centre Area Plan and an increase in density to reflect one additional storey. The proposed development aligns with these future changes. Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations: 1. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 6.3.a), to reduce the front yard setback from 7.5 to 5.6 metres; 2. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 6.3.a), to reduce the exterior yard setback from 7.5 to 3.32 metres; 3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 6.3.a), to reduce the rear yard setback from 7.5 to 5.48 metres; 4. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 7, to increase the maximum height from 4 to 5 storeys. The requested variances to the RM -2 (Medium Density Apartment Residential) zone are supported by the Planning Department and will be the subject of a future Council report. Off -Street Parking and Loading Bylaw: The proposed project is in compliance with the Off -Street Parking and Loading Bylaw. In total, 55 residential parking spots and 5 visitor parking spots have been provided underground based on the reduced Town Centre Area parking requirements of one space per one bedroom unit, 1.1 spaces per two bedroom unit and 0.1 spaces per unit for visitor parking. Additionally, the applicant has provided long-term and short-term bicycle parking as required in the Town Centre Area section of the Off -Street Parking and Loading Bylaw. Based on the size of the proposed development, 14 short-term and 12 long-term bicycle parking spaces are required. Space for 16 bicycles to lock up at bike racks will be provided at the building's front entrance, as reflected in the site and landscape plans which will satisfy the short-term -4- requirements. A bicycle storage room has also been provided in the underground parking area for long term bicycle parking in excess of the 12 required spaces. Development Permits: Pursuant to Section 8.11 of the Official Community Plan, the applicant has submitted a Town Centre Area - South of Lougheed (SOLO) Development Permit application to ensure the current proposal complies with key guideline concepts as outlined below: • Develop a diverse shopping, employment and residential district, The proposed higher density infill development will enhance the SOLO residential district adjacent to the shopping and employment uses on Lougheed Highway by providing an opportunity for a mixed demographic. • Create pedestrian -oriented streetscapes; The proposed project seeks to enhance the pedestrian realm with strong visual orientation from within the building and permeable visibility through landscaping to the street. • Enhance the quality, character and vibrancy of SOLO; The proposed project is designed to bring new vitality to the area with an increase in the number of residents and establish a precedent for future development. • Maintain cohesive building styles; The proposed building is consistent with similar scale buildings to the south, and will help shape a precedent for future development. • Capitalize on important views; The east/west longitudinal orientation of the proposed building allows for maximizing the number of units at the upper levels to maximize views north for mountain views and south for river views, while not affecting existing adjacent buildings' views. • Provide public outdoor space; Given the residential nature of the proposed development, provided outdoor space is private. A children's play area, seating, and landscaping is provided on site. • Provide climate appropriate landscaping and green features; and, The internal climate will be moderated to a degree at lower levels through shade and wind permeability of plant materials. Internal climate at the underground parking level is proposed to be moderated by landscaping over parking structure. • Maintain street interconnectivity. Access to the underground parking facility is from the rear lane to maintain a continuous sidewalk along Royal Crescent. Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed apartment building development and the landscaping plans at a meeting held September 11, 2012. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution that: The following concerns be addressed and digital versions of revised drawings and memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information. ■ Consider providing day light to the living room of unit 85 (SW corner) ■ Consider the use, color and organization of materials and details ■ Consider simplifying the roof line ■ Provide a drop in the slab outside the building to accommodate proper planting • depth • Consider changing the river rock area at the ramp to a planted area (green) • Consider providing a lattice or trellis screen to the ramp • Consider matching the color of the battens to the siding • Consider the use of panel siding as opposed to beveled siding • Consider the use of brick or concrete (instead of stone) on the landscape wall • Consider matching the design of the landscape fence with balcony railings • Consider the design of the lobby elevation to create more of a residential feeling • Provide interphone and door for visitor parking • Provide detailed trellis design • Provide details of the garbage enclosure at the lane • Locate the garbage area closer to the ramp or the security gate • Consider providing an elevator lobby access from the north side of underground • parking area • Provide a properly rendered 3D depiction of the site showing the final colors and • details to include the landscaped walls and trellis' The ADP concerns have been addressed and are reflected in the current plans. A detailed description of how these items were incorporated into the final design will be included in a future development permit report to Council. Development Information Meeting: A Development Information Meeting was held at the Fraserview Community Hall on September 10, 2012. Following this meeting, staff were made aware that non-resident owners within 50 metres of the development site were not directly notified by mail. The applicant agreed to host a second development information meeting, and invitation letters were sent to all non-resident owners as well as occupants living within 50 metres of the development site. The second meeting was held at the Maple Ridge Leisure Centre Preschool Room on November 15, 2012. Two people attended the September meeting and six people attended the November 2012 -6- meeting. A summary of the comments and discussions with the attendees was provided by the applicant and include the following: 1. Traffic volume increases, traffic safety, traffic calming measures, lane traffic 2. On -street parking, adequate parking standards 3. Height and Massing 4. Form of Ownership (renters vs. owners) 5. Impact on Drainage 6. Excavation/Construction The following are provided in response to the issues raised by the public: 1. Road improvements on Royal Crescent will be required as part of the rezoning process. 2. Two additional underground parking spaces were added to the project. The provided parking meets the Off -Street Parking and Loading Bylaw. 3. The height of the proposed building is consistent with the South of Lougheed Development Permit Guidelines and a variance for building height is supported by the Planning Department. 4. The proposed development is anticipated to be individual strata units. 5. Provision for stormwater will be addressed through servicing drawings prior to Building Permit issuance. 6. The developer will be responsible for maintaining a safe site during construction. d) Traffic Impact: As the subject sites are located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Maple Ridge Zone Amending Bylaw will be required as a condition of Final Reading. At this time, the Ministry has granted preliminary approval of the development application. e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has noted that road dedication will be required along the property frontage on Royal Crescent as well as along the rear lane. The project Engineer will be responsible for determining the necessary upgrades required for sanitary, storm, and water requirements of this development, which will be secured through a Rezoning Servicing Agreement. Upgrading of the road frontage and lane to an urban standard will also be required. Parks & Leisure Services Department: The Parks and Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional eleven trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $275.00. -7- CONCLUSION: As this project is compatible with the Town Centre Area Plan in the Official Community Plan, It is recommended that first and second reading be given to Maple Ridge Zone Amending Bylaw No. 6967-2012, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6927-2012, and that application 2012-047-RZ be forwarded to Public Hearing. "original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Maple Ridge Zone Amending Bylaw 6927-2012 Appendix C - Maple Ridge Zone Amending Bylaw 6967 - 2012 Appendix D - Building Rendering Appendix E - Site Plan Appendix F - Building Elevation Plans Appendix G - Shadow Analysis Appendix H - Landscape Plans -8- APPENDIX A SELKIRK AVE. SELKIRK AVE. /"77953 P 8615 13 1183 4 2 MN P E P 12 37 Lo 15 P 13017 N on 1 6 7 22565 P 6f. CC 10 co 22641 r *PPf1Rc c 0) N Lo \ NN N 'o M �— CO LO Lo N P r— � N 3615 11 00 10 N rn 22611 p 1 N CO N Plan NAY LOUGHEED 4834 HWY. P 4834 © P 12503 T FO) N N O N N N N N N O M N N CO CO O N� O O CO O r- 10 N N O 00 10 N N CO co CO N N a W N O O AN N N O N 1 N co N aD N N 1 2 3 N 1 2 3 N 4 SUBJECT PROPERTIES opo N N N P 9372 P 4769 W EZ. P 471p9 11778 Rem. 1 X22 LANE O P 9819 225 ST. 14 11760 62/64/66 P 13 4769 12 P C 2 162 D 22569 C P 4769D f A c 11771 N RE 8 11698 BCP 15 22503 05/07/09 N co N N- Lo N Cl_ Lr.) W N ROYAL CRES. ROYAL CRSS. O) 22548 CD CD 22556 Rem. 58 P 48518 11742 N/ "I 00 N Rem. 23 P 18056 18 P4; BCP 8886 A PAR 7r N 70 P 63225 11724 NWS 2316 © © T a / / / 7r U m 11698 1 P 70416/ / / 2 19 20 44CA) 21 22 C P 27 N SCALE 1:1,500 Cit Mea�ows Pitt - N} - � t -, i ;.0 22557/69/77 ROYAL CRESCENT & 11771 226 STREET co s I �� ��� III@l:I�III . �1 - '� CORPORATION OF THE DISTRICT OF o ' -r Imo. - MAPLE RIDGE British Columhia MAPLE RIDGE PLANNING DEPARTMENT �9 District of p. ,i Langley Lan le � o _ C DATE: Apr 25, 2012 FILE: 2012-047-RZ BY: PC 1111111\\"1" ff' ERASER R. �y APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6927-2012 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6927-2012." 2. Those parcels or tracts of land and premises known and described as: Lot 8 Except: Parcel "A" (Explanatory Plan 8215); District Lot 401 Group 1 New Westminster District Plan 4769 Parcel "A" (Explanatory Plan 8215) Lot 8 District Lot 401 Group 1 New Westminster District Plan 4769 Lot 9 District Lot 401 Group 1 New Westminster District Plan 4769 Lot "D" District Lot 401 Group 1 New Westminster District Plan 21162 and outlined in heavy black line on Map No. 1571 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 22 day of May , A.D. 2012 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER \_--/z. -,N P 65997 LANE RW 61238 Haney Place Mall r EP 65137 N 6 N N 3 0 11876 11900 N o Br 15 16 P 9190 17 18 19 CD CO 11869 SELF P r L 11862a m 11850a Zellers EP 63801 1 w "' N N N M N N a N a 5 11857 N- °' d Rem. 2 LC 11858 SELKIRK AVE. _1 SELKIRK AVE. 11844 1 n 13 118344 P 8E 15 *MP 2153 I 2 , P 76002 P 77953 P f 615 LO 11837 �r N `\ EP 64018 — —— 12 15op P 13017 �n r•-• �118AAVE. m t8 !471/85 P 43090 co 4w cn 1 0) 22535/37 22541 X79 10 22641 *PP085 c 21 A LMP 12816 N a N P N 5 361 11 N a 16 N 1 N N N Z / LMP 19 RW 79 LOUGHEED p 5414 N HIGHWAY Plan LOUGHEED 4834 HWY. P 4834 O rn P12503 Ln • ON 8383 O O 0 N N 'A' O N N O N N N N N N O co, W N a O N 0 a 0 -4- O N N N a ,�0 of 0 ,0 0 I.- N N 0 0 cc) N 0 0, cc) N Cl_ I-LI N 0 AN N N N 1 c0 CD 17) N 0 0 c00 N / 0 N N N 1 2 3 N1 2N N 3 N4 N 5 6 7 op N �ro�)N � cl 1 P 6645 22 P 9372 P 4769 W E W E P 4769 N 11778 Rem. 1 a22 / N A Po N �� LANE P 9819 N LMP 98207 14 P 2 22557 ON) 22569 co P 4769 11771 • ON BCP 44924 / IT 11770 c P 5194 P 8641 I em 311771 11760 62/64/66 P 13 4769 12 C ,r, A RE . 8 1698 as Q /�U 6 420 7 1 �L 1S 925 N 15 os/07/09 N N n a ; w N / \' B I1 a t° N v N co d V 11767 d ROYAL CRSS. S. 4‘-� & BCP 44924 ,\° TB -CP -4Z . n`l' UE LMP 9307 Rem. 58 am 5 N m Rem.23 P 18056 11735 / P 48518 11742 N N N co 3CD P 19374 18 P 4 19 69 1 BCP 8886 A PAR rn to C.) 70 P 63225 0 v PARK 11715 M 2 NWS 2316 11724 d 0 m BCP 4492 0, 11711 a 11698 1 \FA P 701116 / , EP 704 Ram E 106' 11692 2 `° \\\fig 19 20 X21 //22 BCP 22107 of 3 11686 3N- 18 X22\ w /�N.) N N 23 PARK °--PP BCP 2210 P 8' 81 11697 a i N '- 4 PARK 11688 Rem 11683 11680 17 22629 22532 / X9286 C 9 N 1/2 2681 \ . 24 / / 11674 5 16 22s2j I \ /10 P 24524 00'4' .19 I 0�q)) 6 2g ( \ 22s2s w 11668 15 O I �Q / N crP B 11675 9800 22 00 ,� 25 1 11662 7 14 622 mss` 2262 / , � \ / A 11667 8 222s27 n� ' .7, 4 27 / rb^ / \ \ / 4(0 \/APP Bylaw No. Mau No. From: To: R 6927-2012 1571 RS RM DG- /0\- AV- \D -1 (One Family Urban Residential) -2 (Medium Density Apartment \G Residential) L'\, N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW N0.6967-2012 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.6967-2012." 2. PART 6, RESIDENTIAL ZONES, SECTION 604, RM -2 MEDIUM DENSITY APARTMENT RESIDENTIAL DISTRICT is amended as follows: i. SECTION 5, Density, is amended by adding the following after 5 (e): f) The maximum floor space ratio shall be 1.89 at the following locations: 22577 Royal Crescent Parcel A (Explanatory Plan 8125) Lot 8, District Lot 401, Group 1, NWD Plan 4769 22569 Royal Crescent Lot 9, District Lot 401, Group 1, NWD Plan 4769 22557 Royal Crescent Lot D, District Lot 401, Group 1, NWD Plan 21162 11771 226 Street Lot 8 Except Parcel "A" ( Explanatory Plan 8125) District Lot 401, Group 1, NWD Plan 4769 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly. READ a first time the day of , A.D. 200 . READ a second time the day of , A.D. 200 . PUBLIC HEARING held the day of , A.D. 200 . READ a third time the day of , A.D. 200 . APPROVED by the Minister of Transportation and Highways this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER APPENDIX D 74" PROPOSED RESIDENTIAL DEV. 22557, 22569, 22577 ROYAL CREST, AND 77777 226 STREET MAPLE RIDGE, B.C. Rendering Ankenman Associates Architects Inc. RESIDENTAIL DEVELOPMENT 12.321 Beer: her Si., Cresent Beach, BC V4A 3A7 604.536.1600 MAPLE RIDGE MEADOWS MANAGEMENT INC. 1203 AO.O SYNOPSIS ZONING PROPOSED ZONING: R..2 CIVIC ADDRESS LEGAL DESCRIPTION LOT EXCEPT:PARCEL W., PARCEL 'A• (EXPLANATORY PLAN 82151 LOT 8, AND LOT 9 DISTRICT LOT 401 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 4769 LOT '0" DISTRICT LOT 401 GROUP 1 NEW WESTMINSTER DISTRICT PUN 21162 SITE AREA GROSS SITE AREA NET SITE AREA ROYAL CRESCENT PARKING REQUIREMENTS RESIDRESIDENTIAL 450 REDRRAW0 CCAARR. 5 CARS CARS VISITOR TALEDRM3x0.1 CAR= 48 CARS 52.3 STALLS 4.8 STALLS 55 STALLS BICYCLE PARKING REQUIREMENTS REODIRED PROPOSED SHORT TERM 14.0. 6 SPACE EVERY o UMTS=48/20.6=14.4 2,832.26 SM 0.283226 Ha m'998a ,667 12 2,688 67 SM 3 SF) 1 PER 4 UNITS.48/0.1.2 0.268867 Ha 10.66438 acres) TOTAL 26 4 TOTAL 27 SITE COVERAGE COVERAGECROSS SITE = 11?14,05 SM./2,e3z.26 SM 1=0499 NET SITE COVERAGE= (1,414.45 sM12,688.67 SM.1=0.5.26 BUILDING AREA GROUND FLOOR BUILDING AREA = 112,723 s0. IN AREA =12,9425E x4= 151,768 D TOTAL BUILDING AREA 5,993,18 SM D PARKING AREA PARKING AREA= 2,189, SM (23,564 SD F.A.R. UNIT NPES NO. OF UNITS sM/Uwr sr/UN1T TOTAL SM TOTAL 48 5,084.07 Shi 54,725 SF 7' PROPOSED RESIDENTIAL DEV. FOR MAPLE RIDGE MEADOWS MANAGEMENT INC. Ankenman Associates Architects Inc. 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 DENSITY (GROSS SITE AREA, PERMITTED 08 UNITS/ 02133226 w= 170 Uw 48 UMTS/ 0.699867 Acs=6 (NET SITE/J. PERMITTED UNITS/ 0.2613867 Ha. 179 UN 48 UNITY 0.66438 Ae,e,=n UPA APPENDIX E SITE PLAN SCALE: 1/16•= r-rc OPEN SPACE (NET SITE AREA) REQUIRED 0PROVIDED 20.2% : M s3 .67 SMx.20%) 15.3.2,688.67 SM=20.2x( INDOOR AMENITY PROVIDED.96.3 SM 11,037 SF) SETBACKS APARTMEND REQUIRED REOUINED FRONT YARD 4.5M WEST SIDE YARD 7.5 M REAR YARD 6.0 M 22557, 22569, 22577 ROYAL CREST. AND 11771 226 STREET MAPLE RIDGE, B.C. PROVIDED 3.32 M ICOLUMN FACE TO ROAD DEDICATII ,,4,1,3mcp0.100Jogap LANE DEDICA0R,,. ID KMIADI SITE PLAN 1203 A1.1 SCALE: 1/16"=1-0" JAN 11, 2013 PL 00 11 12 14 15 if 1 SOUTH/ FRONT ELEVATION 3. ELEVATION KEY NOTES: OWOOD COLUMNS,N BRICK BASE o w =I «,EBDTDL,CLADDING PANEL NLBPULL. =DKTALLTAKD PRECAST CONCRETE SILL ▪ EKEGS,CONCRETE LINTEL o PRE -FINISHED METAL CAP FLASHING o 7EMPEKE TIZING ""' EBRICK VENEER 111 ▪ P 33CONCRETECAP o CDB.ilk3WDDD TRELLIS 74 PROPOSED RESIDENTIAL DEV. FOR MAPLE RIDGE MEADOWS MANAGEMENT INC. Ankenman Associates Architects Inc. 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 PL Z V I6, O 0 21 mI EAST/ FRONT ELEVATION 22557, 22569, 22577 ROYAL CREST. AND 11771 - 226 STREET MAPLE RIDGE, B.C. APPENDIX F PL of of 0 5I ELEVATIONS 1203 A3.1 SCALE: 3/32'=1'-0" JAN 11 2013 0 NORTH/ REAR ELEVATION 3. CAS: 3/3r'-rn" teems r:„mp z _.........11111 III. lllririomriomriomrini iiiiiiiiiiiiiiiiiiiiiiii 33 TRELLIS AT PARKADE ENTRY 3. SCALE: 3/16 -1 0 PL OO O / 0 g 0 12 0 o of Illi 1 Irl 1 grin: i riri �rrr�rr m 74 PROPOSED RESIDENTIAL DEV. FOR MAPLE RIDGE MEADOWS MANAGEMENT INC. Ankenman Associates Architects Inc. 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 3. 0 WEST/ SIDE ELEVATION SCALE: 3/3T=1' -b ------------ 22557, 22569, 22577 ROYAL CREST. AND 11771 - 226 STREET MAPLE RIDGE, B.C. ELEVATION KEY NOTES: OWOOD COLUMNS off MIX BASE o mBr-uvvrooD rnwn want AND LOW COATING ▪ aME33.DD,CLADDING PANEL oMUST CONCRETE ALL ▪ PBEGSrCONCRETE LINTEL PBEENISXEDMETAL CAP RAS. VENEER PlIEUST NCRETE UP 0 DECORATIVE WOOD,REDS ELEVATIONS 1203 A3 •2 SCALE: 3/32.=1'-0” JAN 11 2013 APPENDIX G SHADOW DECEMBER 21 - 2 PM SCALE: 0 SHADOW DECEMBER 21 - 10 AM A. PROPOSED RESIDENTIAL DEV. Ankenman Associates Architects Inc. 12321 Beecher St., Cresent Beach, BC V4A 3A7 604.536.1600 SHADOW JUNE 21 - 2 PM SCALE: 22557, 22569,22577 ROYAL.AND 11771 226 ST. MAPLE RIDGE, B.C. SHADOW STUDY 1203 e O 3 MAPLE RIDGE MEADOWS MANAGEMENT INC. SCALE AUGUST 31, 3013 SHADOW JUNE 21 - 10 AM DEC 12,012 REESSIDD MR DP ISSUED MP AEC ISSUED MR DEVELOPMENT DESCRIPTION APPENDIX H ALLAN BLOCK WALLS ,,b 15X15 STEPPING STONES LANE a.EL. Ia DRIP OR 155 AT ALL PERIMETER AREAS 82, 51'l ,.LEyyy. t♦+ ,+(A ROAD DEDICATION ��� IIIIIIIIIII Till:t i,!-,. Iow a .? � %1�.'.,......... ...;. ..° �_ .....�a.P'��,::;. J•� ,rwidult.��.:- I E �VV�i� i �r 1 ���\ ,WHO. i �r��ANNA �_1 BRICK FACED BENCH 18" HEIGHT CONCRETE RETAINING WALL PARAPET CEDAR HEDGE AT NORTH PROPERTY LINE; AT LANE TRELLIS AT AMENITY AREA FOR SCREENING P AY STRUCTURE UN T: ELE500003 REG EC INDUSTRIES FI AR RESILIANT SURFACING START 5' HT ALUMINUM IL F J 4f 2 VINES AT EACH COLUMN POINT; STAKE TO COLUMN TO ENSURE GROWTH— INTO ROWTH-INTO TRELLIS METAL RAIL FENCE ON TOP OF RETAINING WALL FOR UNDERG' • 0 PARKING TO MAJ..T.�. FENCE AT TRELLIS BY ARCH VINES TO BE STAKED TO TRELLIS POSTS TRELLIS AND 5EATING AREA AT UNDERGROUND PARKING RAMP EDGE CORNU5 KOUSA CHINENSI5' PERIMETER FENCE MOUNTED ON CONCRETE RETAINING WALL CONCRETE UNIT PAVER PATIO AREA GHAMAEGYPARIS OBTUSA 'GRACIE/5' 05' HT. A UMINUMCE FEN DRIP STRIP TE UNIT PAVER WALKWAY BU XU5 HEDGE AT ALL PRIVATE PATIO AREAS HALF CIRTLE SEATING REA WITH BENCH 38,8 LOCKING GATE q! INK PE' INIAL GUTTING GARDEN TWO BENCHES AT ENTRY BRICK FACED WALL AT ENTRY TO MATCH ARCHITECTURAL FACING GLEDITSIA T. INERMIS 'IMPERIAL' YEW HEDGE AT 5 ET FRONTAGE BRICK COLUMN AND WALL WITH ALUMINUM BLACK FENCING; SEE DETAIL LOCKING SATE AL SIDEWALK II II',IIIIII I �SSii�V.S�niP�' *7 AARZWEOW 11.1 IMIEL1=7.1.1 Mir,\N ■ ROYAL CRESCENT AGER PALMATUM KOTO NO ITO' BIKE RACKS FORMS AND SURFACES TRIO RACK PLANT SCHEDULE KEY OTY EOTANICAL NAME ►i. J II COWLS KOWA WIINEWW II 6LIWITWA T. NEWEIS WPM.' COMMON NAME JARAWSE MAPLE WINESE POEM,. .42 JOB NUMBER: 12-074 PLANTED SIZE / REMARKS 3M IR, NB 3M NE IALTSTE, 313 OCM CPI, 5:10:343 NOTES. • PLANT SIEE-S IIES LIST PRE SPECIFIED ACCORDINS TO hfE EC STANDAPD, Lati,E=1,,f34146117:E=IFILDT/ZERR CNTA STANDARDS. WIN PLANT SIZE ARO CONEWEN SEE ARE hIE MINIMUM ALL,ABLE MEASURE! ENTS 0.ER KANT MATERIAL REWIRE:33M 5:F03.3 AND REV mer, KANT MATER,,EIAL,AvV,AEAWEL,...m.Foa grzrlox REV10,AWI„,,,,RBErrm, LANDSCAPE 31,3ITECT AT SOURCE WPFVE AREA OF .:330.1 TO INCLOCE EgE:7013114..,EM, Pr''7137.' ''''"14.1 MIL KM OF FIVE D'37"STPTION'TTO° "A"' 1'0; REOTIX TO 333STERRE 9sgmunoxs ANE 3/ElECT TO DC 1./40,,PFE ALL PLANT MATERIAL MUST BE PROVIDER FROM CERTIFIED OIBECBE FREE NURSERY. PROVIDE CERTIFN;RTON UPON REQUEST. 110149.21 M2 LANDSCAPE ARCHITECTURE 220 - 26 Lorne Mews New Westminster, BC V3M 3L7 Tel: 604-553-0044 Fax: 604-553-0045 PROJECT MULTI -FAMILY RESIDENTIAL 22557, 22569, 22577 ROYAL CRE -SENT AND 22571- 226 STREET MAPLE RIDGE B.C. DRAWING TITLE: TREE PLAN DATE DRAWN: MIA DESIGN: prrtm DRAWING NUMBER L1 OF5 M2LA PROJECT NUMBER. 12-074 LANE 82.25rn -0- START 5' HT ALUMINUM IL F 961 A D5' HT. UMIN9M FENCE A fiiI� Ino?o QI ■❑❑021?- ■o■■ - W W W.W.U' C.**" ■ -1 orr o.70 O,7On ROAD DEDICATION `�f CC Ef�R�RA 3Ea.SraE .Z .1 .l !'%Q J© © 1iiif©iiiiii deib4iiiii C4ftVIIIIIIIIIIIG^ter_--- --gl _"_ L�A.ile,�_ _�: �: A„A •>rs. +_..�.'2'TMirno°i� ��r"�� "2.��1`ir"�.a ...�00_7,:3E'�'.�^�� � ........ a�. ���p Croz 4, AMA ert 38.81 40 1,�f �Raigi�Q o mak e a ec^` T "nn2T� ,� F P o 0 0 •y5TcOot 5 , o o o � na , bOx "yr Innigrert"TM me spebbetiftIkeraitow i -0100:11;6.'eJ.' ;tet -14 a. 0 ROYAL CRESCENT T / NT SCHEDULE MICA ON SFPUB HAN 16 liAMAMELIS MOLLIS 1701 125 ROM WHITE MEIDILA. 4.1.117E MEIDILAND 10 RYOGKOENDRON 51.10,1 LADT SA 156 SAW...CA HOOKERANA R. mals HIMAIATAN eTTAWS MEDIA DENSFORMIS TAWS X MEDIA 13.4111 TEI.1 195 THAJA OCCIDENTALIS SMAR.A.50. EMERALD FREER CEDAR GRASS L'Al 197 LIR1OPE FUSCARI BLUE LILT TURF XPROHEONLOA STRIPED X.. BRASS §ox PEOIPKIJS µ eq, NSE amcH CHHESE 10 CLEMATS ARMAND11 EVERGREEN CLEMATIS 28 CROCOSIMA UDY HAMILTON YELL. 4.41ITE YARROW YELLOW CROCOSIMA SIBERIAN IRIS BLIJE VARIETY PI, TED SIZE .2 POT, 25CM 1.1 POT .1 POT XI POT .2 PO, 6OCK STAKED POT POT POT; 2 FIN POT POT ROT par POT, ISCM POT PER. 13 PL ZES 1 LI RE SPECIFIED KCORDIN6 TO 71-1E BC LANO.,APE STANDARD. LATE EVITI TAI IFIED AS FIER OITA STAWARDS. BODI PLNIT SIZE AND CONTAINER SIZE ARE THE MINIM, ACCEPTABLE • REFER TO SPEGIEIGATICNS 1...1.-MENTS AND OTHER FLAW MATB,Al 0.10 RENEW, MAKE RANT MA -TEMPI_ AVAIL9elE FOR 01,101.4, REVIE1.1 LAIOSCAPE ARCHITECT AT SCMCE SUPPLY.. AREA OF SEARCN 70 /NCLUDE LOVER MAINLAND NV FRASER VALLEY. • SUBSTITUTIONS, OBTAIN WITTEN APPROVA.L FRCM THE LANDKAPE ARCHITECT PRIOR TO MAKINS ANY 51.05TITUTIONS TO THE SFECIFED MATERIAL. INAFFROVE0 .BSTINTIONS WILL BE RE.ECTED. ALLOW A MINIMUM Of DAYS FRIOR TO DELIVI.T. FOR RECVEST TO BlBSTINTE. A../BIECT TO BC LANDSCAPE ALL PLANT MATERIAL MUST RE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. M2 LANDSCAPE ARCHITECTURE 220 - 26 Lorne Mews New Westminster, BC V3M 3L7 Tel: 604-553-0044 Fax: 604-553-0045 PROJECT MULTI -FAMILY RESIDENTIAL 22557 22569, 22577 ROYAL CRE -SENT AND 22571- 226 STREET MAPLE RIDGE B.C. DRAWING TITLE: SHRUB PLAN DATE DRAWN: MTLM DESIGN: ,11114 DRAWING NUMBER' L3 OF5 MxLa PROJECr NUMBER. 12-074 411. ea - MAPLE RIDGE brikk4 Ctilurt�i� District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: March 4, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Proposed Bylaw Amendments to direct the use of Medical Marihuana Production First and Second Reading Zone Amending Bylaw No. 6971-2013 EXECUTIVE SUMMARY: This report introduces a Zoning Bylaw amendment to establish zoning regulations for the commercial production of medical marihuana as authorized under Federal legislation. It summarizes the rationale for this approach and the steps taken in affirming Council direction for this process. To advance this matter further, a report was presented at the November 19, 2012 Council Workshop that outlined a rationale for restricting this use to agricultural zones. The report was then forwarded to the Council meeting of November 27, 2012, where Council passed the following resolution: That staff be directed to work with legal counsel to prepare Zoning and other bylaw amendments as needed to establish the production of medical marihuana (as authorized under the Marihuana Medical Access Regulations) as a permitted use in agricultural zones only, in suitably designed and serviced structures, subject to siting and setback restrictions. Council raised additional concerns requiring separation between this use and schools. This issue will be explored further in the body of this report. It is important to note that Federal Marihuana Regulation is changing rapidly. It is expected that the current system of existing personal use licences and designated person licences will be phased out by April 14, 2014. In its place, new Federal licences are anticipated, geared to larger scale production facilities capable of meeting the needs of greater numbers of prescription users. As an interim measure, in anticipation of being granted a commercial licence, interested parties may engage in research and development activities. This research and development phase is intended to improve quality and efficiency in the production process and requires approval from Health Canada in order to proceed. To regulate this use, it is recommended that Council proceed with the Zoning Bylaw amendment as proposed. This is a timely matter, as recent history has revealed the potential adverse health and safety, social, environmental and law-enforcement implications of marihuana production in the community. However, if this use is directed into appropriate zones, with the requirement of appropriate security measures, these impacts may be minimized. 1 1104 RECOMMENDATION: That Zone Amending Bylaw No. 6971-2013, to establish the regulations for the commercial production of medical marihuana, be given First and Second Readings and be forwarded to Public Hearing. DISCUSSION: a) Background Context: Information in the November 19, 2012 Council Workshop report may be summarized as follows: • In 1997, the use of medical marihuana became accepted as necessary for medical treatment for those with legitimate need, although it remained illegal to distribute marihuana. • In 2001, the Marihuana Medical Access Regulations were adopted by the Federal Government, based on the understanding that it could ease symptoms related to terminal illness or chronic conditions, and provided a means of access for those afflicted. • In 2003, under the authority of Health Canada, dried product or seeds became available to those authorized to obtain them. That plan remains largely intact to this day. • As of December 2011, there were 3600 people within British Columbia authorized to possess medical marihuana. About 1200 people are licensed to grow the product. Many of those licensed to possess medical marihuana also grow it within their homes. In practice, allowing this use in residential areas and other population serving areas is associated with numerous issues, including; • the need for appropriate communication channels between growers, building officials, and law enforcement officers. • potential fire, electrical and safety code violations leading to health and safety concerns • potential increased risk of electrical fires damaging adjacent properties or businesses sharing a common wall. • combined impacts of home invasions, organized crime infiltrating legal operations, poor accountability with those licensed to grow, and significant potential for diversion of legal product to the illegal market. • carbon monoxide is commonly a high risk in non professional grow operations which is a undetectable but serious health risk. • current practices often lead to the generation of large amounts of often improperly handled waste. The November 19, 2012 report also acknowledged that changes were being proposed for Federal legislation regarding this use: • Health Canada, the licensing authority for medical marihuana, was revising its program for regulating licensed producers and is introducing additional compliance standards related to public health, best management practices, and accountability. 2 • Licensed producers would have to demonstrate compliance with requirements for product quality, personnel, record-keeping, safety and security, disposal and reporting. • The existing system of individual growers and licenses would likely be phased out in favour of new Federal legislation in 2014. New Federal Legislation On December 16, 2012, the Federal Minister of Health released a press release proposing a new program, called Marihuana for Medical Purposes Regulations (MMPR). The objective of the new program is to redress problems incurred by the current Marihuana Medical Access Program, and to establish a regulated commercial market of licensed producers responsible for the production and distribution of medical marihuana. Extensive security and quality control requirements are to be established, such as: • Employment of a quality assurance person with appropriate training, experience and technical knowledge to improve marihuana quality; • Indoor production site in a non-residential structure to maximize security and minimize risks to human health and safety; • Extensive security measures such as; o restricted -access areas, which would include all areas where a licensed activity is conducted; o controlled access to the production site with 24/7 visual monitoring systems and an intrusion detection system to detect unauthorized access; o valid security clearance for staff, issued by the Federal Minister of Health; and, o full disclosure of operation to the local police force, local fire authority and local government. Prospective producers will not become licensed until the proposed Marihuana for Medical Purposes Regulations come into effect. However, they have the option to become authorized to conduct research and development activities with marihuana, including testing marihuana plant materials and growing conditions. Engaging in research and development activities could assist potential licensed producers in obtaining a licence once Federal regulations are adopted. These proposed regulations will change the way Canadians access marihuana for medical purposes, but will not be finalized until the proposed Marihuana for Medical Purposes Regulations (MMPR) come into force (expected in spring 2013). It is expected that for a short time, there will be some overlap between the emerging Marihuana for Medical Purposes Regulations (MMPR) program and the Marihuana Medical Access Program (MMAP) which will end on March 31, 2014. Legislative changes and technological advances will assist in alleviating some of the problems associated with the current situation. Health Canada regulations will increase the potential for improved management practices and better regulation of the industry. Technological advances will favour strategic capital investment to create energy efficient production in secure buildings. b) Desired Outcome: The challenge for the District of Maple Ridge is to manage risks by directing this land use into an appropriate zone in a purpose built structure. The District also must recognize the issue of personal access and supply to medical marihuana as authorized under the Marihuana Medical Access Regulations. A further challenge is to prepare for the changes in Federal legislation under the new Marihuana for Medical Purposes Regulations (MMPR). 3 A proposed Zoning Bylaw amendment for this purpose is timely, as the District has the option of directing this use into areas that will cause the least amount of negative impact. In a recent bulletin published by Young Anderson, the following statement was made: Municipalities should expect that business enterprises will be aggressive in establishing these uses, given the significant demand for the product, the scarcity of legal supply that can be expected when existing personal -use licenses are phased out, and the financial advantages that will accrue to early entrants into the industryl. Due to odor, indoor air quality impacts, and fire and safety concerns, it is recommended that residential and commercial zones and other population serving areas not be considered for the commercial production of marihuana as authorized under Federal legislation. Industrial zones may be considered suitable, however, the challenges associated with this use include maintaining air quality in multi -tenanted structures. In addition, industrial sites may be less suitable for processing the significant amount of organic waste produced as part of the operation. On this basis, the recommendation is to direct the commercial production of medical marihuana as authorized under Federal legislation into agricultural zones, within purpose built structures and with siting regulations from property lines and residential uses. It should also be pointed out that future trends in greenhouse production indicate capital intensive investments specifically designed to create a controlled environment conducive to predictable plant growth. With the use of energy efficient LED lighting, unpredictable but formerly essential elements such as weather will not be required with this process. Purpose built structures, if constructed for marihuana production, could also be used for other horticultural products. By directing these uses in agricultural areas, a wider range of potential horticultural uses is possible. The lifecycle of such a structure and the value of this asset could be thereby extended if a license to grow medical marihuana was discontinued2. c) Strategic Alignment The District acknowledges through its Corporate Strategic Plan the responsibility and jurisdiction for many decisions that support sustainability and minimize global impacts in managing land use, water, and waste. One of the major contributing factors to achieving sustainability in Maple Ridge is addressing climate change. To address climate change, Maple Ridge is seeking to reduce greenhouse gas emissions both in corporate operations and in the community. These reductions are part of the District's commitment to becoming carbon neutral and reducing the District's carbon footprint. The Maple Ridge Official Community Plan contains policies with a similar goal, as follows: 5 - 43 The District of Maple Ridge will use an integrated approach to reduce and mitigate the effects of climate change through the following; g) encouraging low impact development measures where possible. 5 - 45 The District of Maple Ridge has a goal to reduce community greenhouse gas emissions by 33% below 2007 levels by 2020 and 80% by 2050. Significant environmental impacts are associated with current practices and production techniques for medical marihuana, including greenhouse gas emissions. It is therefore consistent with the 1 Young Anderson, Barristers and Solicitors, Client Bulletin "Changes in Federal Marihuana Regulation" January 16, 2013, p 3. 2 Current land values would likely make it economically feasible for a wider range of horticultural products to be produced in greenhouse structures on agricultural land as opposed to industrial land. 4 District's strategic direction that the commercial production of medical marihuana as authorized under Federal legislation be directed into areas that are suitable for all stages of its productive cycle, including the management of organic wastes. In this instance, the most suitable location is within an agricultural zone. d) Citizen/Customer Implications: This Zoning Bylaw amendment is intended to meet the needs of Maple Ridge residents. Those with demonstrated need require a reliable source of medical marihuana. The District has a responsibility to ensure that its structures intended for human habitation are safe for the use intended. By establishing a separation between this use and residential structures, the District will be reducing the risks of secondary impacts on residential users. These impacts include air quality impacts, increased risk of fire, and potential theft and violence. At the Council meeting of November 27, 2012, Council indicated that a separation requirement be made between this proposed use and school sites within the District. Section 53 of the Marihuana Medical Access Regulations provides that the holder of a licence issued under the Regulations shall not produce marihuana outdoors if the production site is adjacent to a school, public playground, day care facility or other public place frequented mainly by persons under 18 years of age. The proposed Marihuana for Medical Purposes Regulations does not address the issue presumably because the Regulations only permit the production of medical marihuana indoors. There are currently three agriculturally zoned sites in close proximity to schools (attached as Appendix B), but aside from these exceptions, there is generally significant separation between zones which permit schools and properties with agricultural zoning. Recognizing the proposed changes in Federal legislation and in order to minimize the potential for conflicts between the use and children under the age of 18 in attendance at a school, a minimum distance separation requirement is recommended. e) Interdepartmental Implications: As the municipal implications of anticipated changes to Federal legislation become clearer, other Maple Ridge bylaws, such as the Business Licensing and Regulation Bylaw may require further review in order to adapt to these changes. In advance of a formal Council direction for the commercial production of medical marihuana as authorized under the Marihuana Medical Access Regulations, the Building Department has developed guidelines aimed at protecting residential users from some of the deleterious effects of these operations. The Building Department confirms that as a condition of issuance of a building permit, adequate ventilation must be provided in all facilities that produce medical marihuana. These ventilation requirements must meet Workers Compensation Benefit guidelines. Policy Implications: By recognizing the commercial production of medical marihuana as authorized under Federal legislation as an agricultural use, and by this use into agricultural zones, the District is ensuring a consistent direction with its Official Community Plan and its Agricultural Plan. 5 Official Community Plan. Policy 6-9 of the Official Community Plan states the following: Maple Ridge supports the policies and regulations of the Agricultural Land Commission Act and the Farm practices Protection Act in its land uses and will review its bylaws affecting farmland and farm operations for consistency with these provincial acts regulations, and guidelines. As this use is permitted within the Agricultural Land Reserve, and is recognized as a farm use, it is consistent with the direction of the Official Community Plan and with the mandate of the Agricultural Land Commission to allow this use on agricultural land. Agricultural Plan The Maple Ridge Agricultural Plan notes that there is limited diversity in our agricultural sector. As stated in Goal 8 of the Plan: Pursuing diversity in local agriculture is a way of ensuring that agricultural land use is capable of adaptive response to, and recovery from, challenges to food security, and other amenities valued by society. More diversity creates more ability for successful response and promotes resiliency in agricultural land use. Diversified agricultural activity (equestrian, agro- tourism) will protect the land base through active use, create demand for services and workers, and support the infrastructure also required for food production. While limited, the potential benefits that could arise from directing this use on agricultural land include the increased incentive for private investment in improvements on agricultural properties. The life cycle of a "cutting edge" compact facility could be extended to other agricultural uses, including food production. There would also be greater potential for other complementary uses on the same site, such as composting. Proposed Zoning Bylaw Amendments A recommended approach is to recognize the commercial production of medical marihuana as authorized under Federal legislation and establish standards for its siting in the Zoning Bylaw. If this use is to be included in the Zoning Bylaw, the following amendments are proposed: Part 2 Interpretation - Definitions: Medical marihuana is an agricultural use but due to the impacts it has in proximity to residential areas and other population serving areas, it is recommended that it be defined specifically. This proposed bylaw amendment provides an opportunity to establish regulations in the Zoning bylaw specifically for this use, as follows: Medical Marihuana, Commercial Production means the use of premises for the cultivation, processing, testing, packaging and shipping of marihuana used for medical purposes as authorized under the Controlled Drugs and Substances Act (Canada) or any regulations made pursuant to that Act, and includes the sale of marihuana used for medical purposes only to customers who are not present on the premises. Part 4 General Regulations: Section 401 of the Zoning Bylaw prohibits uses of Land, Buildings and Structures. It is recommended that a subsection be added to make it clear that the commercial cultivation, processing, testing, packaging, shipping and sale of marihuana for medical purposes is only permitted in the agricultural zones and is not permitted in any other zone. 6 Part 5 Agricultural Zones: Section 503 of the Zoning Bylaw establishes siting requirements for permitted uses use in agricultural zones. The Bylaw has established siting requirements for mushroom growing and the keeping of swine that exceed other siting requirements in the Bylaw and are considered suitable for the commercial production of medical marihuana as authorized under Federal legislation. Recognizing the proposed changes in Federal legislation and in order to minimize the potential for land use conflicts between the use and schools, Zone Amending Bylaw 6971-2013 includes the requirement that the commercial production of medical marihuana shall not be located within 200 metres of an elementary or secondary school. The recommended siting requirements for the commercial production of medial marihuana are as follows: "503(7) Buildings and structures for Medical Marihuana, Commercial Production as authorized under Federal legislation: (a) shall be sited not less than: (i) 60 metres from front and exterior side lot lines; (ii) 30 metres from rear and interior side lot lines; (iii) 30 metres from all wells and streams; (iv) 30 metres from all buildings used for one family residential use, accessory employee residential use or temporary residential use. (b) shall be located not less than 200 metres from an elementary or secondary school, measured from the nearest point of the lot line of the Medical Marihuana, Commercial Production use to the nearest point of the lot line of the elementary or secondary school." Alternatives: The recommended approach is to amend the Zoning Bylaw to permit the commercial production of medical marihuana as authorized under Federal legislation in the agricultural zones. This approach is consistent with Council direction given on November 27, 2012. A municipality may, however, have the right to prohibit the commercial production of medical marihuana: Whether municipalities are required to accommodate commercial marihuana production under the proposed new federal scheme is a different question. As a general proposition, it is not necessary for a local government to permit every conceivable land use in its zoning regulations. If patients with marihuana prescriptions are able to fill the prescription by registered mail or bonded courier, or by dealing with a licenced producer / supplier in a neighbouring municipality, they might be considered to have reasonable access to the drug such that a local prohibition of this use would not be a contravention of the Charter3. Based on this information, Council may have the option of prohibiting this use but further review is advised. 3 Young Anderson, Barristers and Solicitors, Client Bulletin "Changes in Federal Marihuana Regulation" January 16, 2013, p 2. 7 CONCLUSION: Local governments have the power and the responsibility to direct suitable locations for the commercial production of medical marihuana as authorized under Federal legislation, based on sound planning rationale. For the District of Maple Ridge, Council direction has been to permit this use to take place in agricultural zones. The proposed Zoning Bylaw amendment aims to meet current and future needs and challenges, and minimize the social, economic, and environmental impacts within the community. The recommendation is to give Bylaw No. 6971-2013 First Reading and Second Reading and forward to Public Hearing. "Original signed by Diana Hall" Prepared by: Diana Hall, MCIP, RPP Planner II "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A: Zoning Text amendment 6971-2013 Appendix B: Agricultural Zoned properties in close proximity to schools. Appendix C: Young Anderson, Barristers and Solicitors, Client Bulletin "Changes in Federal Marihuana Regulation" January 16, 2013 8 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6971-2013 A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985; 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. 6971-2013" 2. Maple Ridge Zoning Bylaw No. 3510 - 1985 is hereby amended as follows: a) PART 2 INTERPRETATION, is amended by the addition of the following definition in correct alphabetical order: "Medical Marihuana, Commercial Production means the use of premises for the commercial cultivation, processing, testing, packaging and shipping of marihuana used for medical purposes as authorized under the Controlled Drugs and Substances Act (Canada) or any regulations made pursuant to that Act, and includes the sale of marihuana used for medical purposes only to customers who are not present on the premises." b) PART 4, GENERAL REGULATIONS, Section 401, USES OF LAND, BUILDINGS AND STRUCTURES is amended by the addition of the following prohibited use as subsection (3)(e): "commercial cultivation, processing, testing, packaging, shipping and sale of marihuana, except as specifically permitted in the A-1, A-2, A-3, A-4, and A-5 zones." c) PART 5, AGRICULTURAL ZONES, Section 501, PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES IN THE AGRICULTURAL ZONES is amended by the addition of the following permitted use after Detached Garden Suite Use: "(16) Medical Marihuana, Commercial Production" d) PART 5, AGRICULTURAL ZONES, Section 503, SITING OF BUILDINGS AND STRUCTURES IN AGRICULTURAL ZONES is amended by the addition of a new subsection (7) as follows: "(7) Buildings and structures for Medical Marihuana, Commercial Production as authorized under Federal legislation: (a) shall be sited not less than: (i) 60 metres from front and exterior side lot lines; (ii) 30 metres from rear and interior side lot lines; (iii) 30 metres from all wells and streams; (iv) 30 metres from all buildings used for one family residential use, accessory employee residential use or temporary residential use. (b) Shall be located not less than 200 metres from an elementary or secondary school, measured from the nearest point of the lot line of the Medical Marihuana, Commercial Production use to the nearest point of the lot line of the elementary or secondary school." READ a first time the day of 2013 READ a second time the day of 2013 PUBLIC HEARING held the day of 2013 READ a third time the day of 2013 RECONSIDERED AND FINALLY ADOPTED, the day of 2013 PRESIDING MEMBER CORPORATE OFFICER APPENDIX B-1 \\ // \\ J 1c A A-2 \ 11 �• o C MEAUJW 1 PL DOUGLAS AVE Mt i ' _ O n Qo 124 AV_ _ _ - Liini *41 111 - Laity View Elementary - ,1 4-� 11111 11A E 1 AVE '26 AVE —� 1- a o 3TONEFIOUF,EAVE XL1 �� z , ' �.i,. Westview Secondary �OF-`I o 1111i0 �„' 111111EN1 LAVE f The Corporation of the District of Maple Ridge I makes no guarantee regarding the accuracy WICKLUNDAVE - orr present status of the information shown on this map. J / \\ I 1 e — FABER CRESS yam\ N Scale: 1:5,000 Cit _.f Pitt Mea�.ows_ - _ Rini= ! o School Sites and Agricultural Zones 1, ii .i, -: l` �'- CORPORATION OF THE DISTRICT OF -'"',n-� 5. a� - ..te '" _ra pr_ ! MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT > District of N 14__ ' Langley N m■b� o DATE: Jan 30, 2013 — BY: DT FILE: SchoolSitesALR Letter �0i ERASER R. �� IX 132 co�--0• , OOD AVE DOGWOOD AVE 129AVE m CALVIN CRES 1 Il Yennadon Elementary n n mr 128 AV. 28 AVE 45m 128 AVE 128 AVE - 1- 0 A1 1- w co co 0 0 N The Corporation of the District of Maple R'dge makes no guarantee regarding the accuracy or present status of the information shown on 6PVE I thismap. I I I ! N Scale: 1:5,000 Cit _.f Pitt Meaows-- _ iaI�. o School Sites and Agricultural Zones 'mr.� r CORPORATION OF THE DISTRICT OF `'"' M ..fi - ..te '" Iwigr _ �+ � Ls MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT > District of N 14 I� Langley N Isi \ilira DATE: Feb 1, 2013 BY: DT FILE: SchoolSitesALRLetter mg L( � FRASER R. 125AVE AiPENDIX41-3- H (0 / 124 AVE 124 AVE D A-4 100m Z—A13CRNCTI IY / ibillea 1 •,, LAN= J AM Al �lleadowridge V 4 .� — — NE Ail • CAVE w The Corporation of the District of Maple Ridge VE — n makes no guarantee regarding the accuracy .Atv1E .3 " or present status of the information shown on this map. Scale: 1:5,000 Mea towls '�-- RR= . ! c School Sites and Agricultural Zones l,o Q) wriAlammitftri.7, - ars !•2 ammEduitri.l r "'mjoyaa CORPORATION OF THE DISTRICT OF - l'= MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of _ Langley igi �- g y o, DATE: Feb 1, 2013 BY: DT FILE: SchoolSitesALR_Letter ! FRASER R. APPENDIX C ¥OUNG AN DERSON BARRISTERS & SOLICITORS JANUARY 16, 2013 CLIENT BULLETIN Changes in Federal Marihuana Regulation Late in 2012 the federal Minister of Health announced pending changes in federal policy regarding the production of marihuana for medicinal purposes. Essentially, the government is proposing to abandon the "personal use license" approach that has led to the establishment of thousands of individual "grow -ops" around the country, and the related "designated person licenses", in favour of the licensing of more centralized, commercial -scale indoor marihuana production facilities. The government would close its marihuana production facility in Saskatchewan and get out of the business of marihuana sales, existing personal use licences and designated person licences (under which non -patients were allowed to grow marihuana to meet someone else's medical needs) would expire on April 1, 2014, and new licence applications under the existing regulations would not be accepted after September 30, 2013. While the government is not changing the basic rule that possession and use of marihuana for medicinal purposes requires a prescription, it is proposing to eliminate the closed list of categories of conditions or symptoms for which marihuana may be prescribed, leaving this up to the patient's physician to determine. Persons for whom the use of marihuana has been prescribed for medicinal purposes would be able to purchase the drug in dried form from licensed suppliers in person, or by registered mail or bonded courier. If the take-up of personal use licences is any indication — the number of licensees increased nationally from 477 in 2002 to about 25,000 in 2012 - we should expect that there will be a high degree of interest in commercial marihuana production. These changes have important implications for Canadian municipalities, which were heavily involved in efforts to have the federal government re -assess the existing regulatory scheme. Some B.C. municipalities have amended their zoning regulations to prohibit marihuana production by holders of personal use or designated person licences — a prohibition that engages Charter of Rights and Freedoms issues — while others have attempted to expressly accommodate such production as a use accessory to residential uses where required for medical purposes, while prohibiting production facilities (such as marihuana dispensaries and so-called "compassion clubs") having a larger scale or lacking a federal licence. Many municipalities have adopted bylaws that address the remediation of residential premises that have been damaged by marijuana production activities, many of which are suspected of operating under the cover of federal personal -use or designated -person licences, and attempt to recover municipal bylaw enforcement and policing costs as well. All of these approaches will have to be carefully reconsidered in view of the proposed changes in federal law. 2 Under the new federal scheme, we believe that federally licensed marihuana producers would have to comply with all applicable provincial and municipal regulations, including building and zoning bylaws. In regard to zoning, this will immediately raise questions as to whether this land use — which is essentially a horticultural use with onerous security requirements — is permitted by existing commercial, industrial or agricultural zoning regulations; if so, whether the use should continue to be permitted given the particular land use impacts associated with the production of a federally controlled substance (which might be different from those associated with the production of other plant -based medical products like ginseng); and if not, whether and where the use might be suitable in the municipality or rural area in question. (Ordinarily a commercial drug production use of this type would not fit within the regulations applicable to residential zones.) Relevant considerations will include whether existing zoning already permits the commercial production of drugs or controlled substances other than marihuana (usually this would be a manufacturing use), and whether there is anything different about marihuana production that warrants different zoning treatment; whether the federal government's security requirements for these facilities can be accommodated given building form and character requirements (for example the government requires physical barriers such as fencing); and whether requirements for air filtration systems and an uninterruptible supply of power for on-site security systems (which will necessitate the installation and use of on-site generators) can be accommodated without creating a local nuisance. The case law on the Controlled Drugs and Substances Act has established that individuals who need marihuana for medical purposes have a right to reasonable access to a legal source of marihuana under the Canadian Charter of Rights and Freedoms, and the proposed changes to federal regulations are an attempt on the part of Health Canada to accommodate this right. Municipalities are also subject to the Charter, and we have in the past suggested that local zoning regulations that prohibit the growing of medical marihuana under a personal use licence may be unconstitutional. Whether municipalities are required to accommodate commercial marihuana production under the proposed new federal scheme is a different question. As a general proposition, it is not necessary for a local government to permit every conceivable land use in its zoning regulations. If patients with marihuana prescriptions are able to fill the prescription by registered mail or bonded courier, or by dealing with a licenced producer/supplier in a neighbouring municipality, they might be considered to have reasonable access to the drug such that a local prohibition of this use would not be a contravention of the Charter. The proposed federal regulations would not permit marihuana production in residential dwellings, and would permit only indoor marihuana production and storage. Applicants for federal licences (which would be good for three years, and renewable) would be obliged to give notice of their application to the local police force, local fire authority and local government. The proposed regulations do not require applicants to make any representation to Health Canada as to whether marihuana production and storage are permitted under local zoning regulations, or expressly require or allow Health Canada to refuse to approve a licence application if it would not comply with local zoning, but local governments should obviously advise Health Canada as to any zoning issues as soon as they receive notice of a licence application from the applicant (providing a copy of that advice to the applicant). Our review of the proposed regulation suggests that Health Canada will have discretion not to approve a licence if the appropriate local zoning is not in place. 3 In the event that a federal licence is issued notwithstanding that the use is not permitted by the applicable zoning regulations, we see no reason that the zoning regulations would not be enforceable should the licence holder undertake the use. Health Canada's regulatory impact analysis statement for the proposed regulations states that "the proposed [Marihuana for Medical Purposes Regulation] would enable an entirely new industry to be created in Canada". Some B.C. municipalities have already received inquiries from entrepreneurs inquiring as to whether and where commercial marihuana production would be permitted by existing zoning regulations. Municipalities should expect that business enterprises will be aggressive in establishing these uses, given the significant demand for the product, the scarcity of legal supply that can be expected when existing personal -use licenses are phased out, and the financial advantages that will accrue to early entrants into the industry. Some municipalities may see these changes as opening opportunities for economic development and the creation of long-term local employment, while others may see the social, environmental and law- enforcement implications of marihuana production in local commercial -scale facilities as something to be avoided. Local governments should also be considering the effect of the expiry of existing personal -use and designated -person licences, including whether the continuation of marihuana production in previously licensed premises would constitute an offence under local bylaws, whether police forces will be enforcing the Controlled Drugs and Substances Act in relation to such premises, or whether the local government will be left to consider on its own whether to attempt to enforce local bylaws in relation to such activities. The new federal regulations and related material, including draft building and production security requirements for marihuana production facilities, can be reviewed on the Health Canada website at http://www.hc-sc.gc.ca/ahc-asc/media/nr-cp/ 2012/2012-193-eng.php Bill Buholzer Alyssa Bradley 4 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: MEETING DATE: FILE NO: MEETING: March 4, 2013 E02-010-174 C of W Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, Bylaw No. 6974-2013 EXECUTIVE SUMMARY: In 2005, the property at the northwest corner of 234A Street and Kanaka Way was developed into both single family lots and a strata multi -family complex. The subdivision and rezoning applications were completed in 2005/2006 and securities received for all the off-site municipal servicing. The strata building permit was subsequently received in 2007 and final construction completed in 2008. Prior to the acceptance of the municipal services and issuance of final occupancy, the original developer declared bankruptcy and did not complete the project deficiencies that had been identified. The subdivision deficiencies were completed by an independent developer in 2011 and remaining subdivision securities released. Between 2008 and 2012, District staff worked with the residents to explore options for completing the outstanding strata deficiencies, including paving the top lift of the Kanaka Village strata road. Many of the deficiencies were related to individual units and have since been resolved by the owners in order to achieve final occupancies for their unit. The paving of the road however, was the Strata's responsibility to complete. To resolve the residents' concerns over safety issues with ponding water and icy patches, it was determined that a Local Area Service (LAS) could be used to finish the paving as the strata road is also a right-of-way (ROW) accessed by District staff for the maintenance of a District -owned sanitary sewer. In 2012, the formal petition and cost estimate to pave the final lift of asphalt to serve 28 units in Kanaka Village were prepared and circulated to residents and returned with a total of 100% of the number of properties and correspondingly a value of 100% of total land and improvements in support. Council authorized staff to prepare a bylaw to establish a LAS for the provision of the top lift of asphalt on the strata road through 11160 234A Street (Kanaka Village Townhouses). The paving is now complete and is in the one year maintenance period. The proposed LAS bylaw is attached describing the allowable method of payments. The total cost of the construction has been finalized at $24,913.49. The District will provide a 1.72% assist and the balance of $24,485.00 is to be shared by the benefitting 28 units at a rate of $874.46 per unit over 15 years at an annual cost $58.30. This report seeks Council's adoption of the attached LAS bylaw to apply the costs to the properties. RECOMMENDATIONS: THAT Maple Ridge Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, Bylaw No. 6974-2013 be given first, second and third readings. 1105 DISCUSSION: a) Background Context: In 2005, the property at the northwest corner of 234A Street and Kanaka Way was developed into both single family lots and a strata multi -family complex. The subdivision and rezoning applications were completed in 2005/2006 and securities received for all the off- site municipal servicing. The strata building permit was subsequently received in 2007 and final construction completed in 2008. Prior to the acceptance of the municipal services and issuance of final occupancy, the original developer declared bankruptcy and did not complete the project deficiencies that had been identified. A new developer arranged a private deal to take over the single family portion of the project and completed the remaining municipal deficiencies. The private deficiencies however remained with the original developer including the top lift of asphalt on the strata road and were never completed. In May 2010, the strata requested that the project's securities be used to complete the final lift of asphalt. They were informed that the District only takes securities for the provision of the municipally owned and maintained services and could not legally reassign the securities to complete works not included in the agreement. The securities were subsequently returned to the new developer who completed all the municipal service deficiencies. In 2011, the strata was informed to arrange for the final inspection of the units, provision of Schedules A/B and to pave the final lift of asphalt prior to the issuance of final occupancy for the strata units. In 2012, the strata contacted the District again to request that the strata road be included in the annual capital program. While they were again made aware that it was not the responsibility of the District to complete the private works, staff agreed to review other options. Following discussions with legal counsel it was determined that an LAS would be an approach to paving the road. On April 13, 2012, the formal petition and cost estimate to pave the final lift of asphalt to serve 28 units in Kanaka Village were prepared and circulated to residents. On May 2, 2012, the formal petition was returned with a total of 100% of the number of properties with a value of 100% of total land and improvements in support. On June 18, 2012, Council authorized staff to prepare a bylaw to establish a LAS for the provision of the asphalt top lift on 234A Street through Kanaka Village Townhouses. The paving is now complete and is in the one year maintenance period and is appropriate to adopt the LAS bylaw. Staff have prepared the attached bylaw and schedules to this report that reflects the service boundaries and conditions of payments of the LAS. b) Desired Outcome: The desired outcome of this report is to obtain Council's approval and adoption of a LAS bylaw for the District to start billing the residents. c) Strategic Alignment: The Corporate Strategic Plan directs staff to provide high quality municipal services to our customers in a cost effective and efficient manner and to continue to use a user -pay philosophy. Utilizing the LAS legislation and process is one method that the District can use to partner and provide services with neighborhoods in alignment with the Corporate Strategic Plan. d) Citizen/Customer Implications: The cost to be shared by the 28 units for the top lift of asphalt has now been determined to be $24,485.00, the final individual commuted cost for each of the benefiting property owner is $874.46 as identified on the formal petition. The owners may now pay off the final commuted cost or pay by fifteen annual installments, amortized at an interest rate of 0% with an option of paying off anytime during the term. The interest rate was negotiated with the District prior to proceeding with the work and reflects the District's interest in maintaining the maintenance ROW. The above cost to the property owner includes provision of a 5.5m wide top lift of asphalt for approximately 310m. Future maintenance will be the sole responsibility of the Strata. e) Interdepartmental and Financial Implications: Should Council adopt the bylaw, Engineering Department staff will send a letter to the property owners providing details of the payment options, either one-time payment in full by July 2, 2013 or payment of 15 annual instalments, amortized at an interest rate of 0% due for payment with their property taxes. Subsequently, Finance Department staff will receive and process the commuted payment, or add the 15 instalments to the property owner's annual taxes (should the property owner choose to make annual payments). CONCLUSION: A LAS project approved by Council to provide the top lift of asphalt for the Kanaka Village Townhouses is now complete and is in the one year maintenance period. The final cost of the works has been determined. Accordingly, Local Area Service to provide the top lift of asphalt to 11160 234A Street, Bylaw No. 6974-2013 establishes the LAS charges and is submitted to Council for adoption. "Original signed by Stephen Judd" Prepared by: Stephen Judd, PEng. Manager of Infrastructure Development "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by Trevor Thompson" Financial Trevor Thompson, CGA Review by: Manager of Financial Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6974-2013 A Bylaw to establish a Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street WHEREAS Council has been petitioned to provide a municipal service pursuant to Section 210, Division 5 of the Community Charter S.B.C. 2003, c.26 (the "Community Charter"); AND WHEREAS The Corporate Officer has certified that the petition received for the municipal service does constitute a sufficient petition signed by majority of the property owners, representing at least half of the value of the parcels that are liable to be specially charged; AND WHEREAS Council has deemed it expedient to proceed with the works; AND WHEREAS the `Maple Ridge Local Area Service Policy', as amended, provides that the cost of providing a municipal service shall be recoverable from each of the existing parcels of land that will benefit from the service. NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: 1. This Bylaw shall be cited for all purposes as "Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, Bylaw No. 6974-2013". 2. The Local Area Service is described as provision of a 5.5m wide top lift of asphalt for approximately 310m length of strata road the boundaries of which are outlined in Schedule 'A' attached. This is a private road and any future maintenance or repaving are the responsibility of the strata. 3. The Local Area Service has been completed and final cost of the service is contained in Schedule `B' attached. 4. Costs for the Local Area Service will be recovered according to the cost distribution shown on Schedule `C' attached. READ a first time the day of , 2013. READ a second time the day of , 2013. READ a third time the day of , 2013. RECONSIDERED AND ADOPTED the day of , 2013. PRESIDING MEMBER CORPORATE OFFICER Attachments Schedules A, B, & C Schedule "A" Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, Bylaw No. 6974-2013 Pcl, 'A' 77960 23358 24 66 233 23 16 23� 22 KAS A'K A \I° p,Y N SCALE: N.T.S. MAPLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE ENGINEERING DEPARTMENT FINAL LIFT ASPHALT PAVING OF ROADWAY AT 11160 234A STREET BY—LAW 6974-2013, SCHEDULE "A" DATE: FEBRUARY 2013 FILE/DWG No SK0335 MAPLE RIDGE British Columbia Schedule "B" Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, Bylaw No. 6974-2013 4 Deep Roots Greater Heights Completion Certificate Date: February 14, 2013 File: E02-010-174 This is to certify that the Works authorized under the Maple Ridge Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street are complete. "Original signed by David Pollock" David Pollock, PEng. Municipal Engineer As required under the Maple Ridge Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, I hereby certify that the final cost of the Works has amounted to $24,913.49. "Original signed by Trevor Thompson" for: Paul Gill, BBA, CGA General Manager: Corporate & Financial Services cc Corporate Officer Manager, Revenue & Collections Schedule "C" Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, Bylaw No. 6974-2013 4 MAPLE RIDGE British Ciliumyia Deep Roots Greater Heights Engineer's Report Final Costs & Apportionment Local Area (Paving) Service by Formal Petition Pursuant to Section 10 of the Maple Ridge Local Area Service to Provide the Top Lift of Asphalt to 11160 234A Street, the following provides the final costs and apportionment thereof. Top Lift Asphalt Location: Kanaka Village Construction cost of the Works $ 24,913.49 Municipal contribution (1.72%) $ 428.49 Cost apportioned to existing 28 Units $ 4,485.00 Cost Distribution Number of existing Units 28 Individual Owner's share (Cost per lot) $ 874.46 Per annum individual Owner's share (Amortized over 15 years at 0 % per annum) 58.30 Life of the Works 40 Years All costs are final MAPLE RIDGE British Co lumh la District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: 2013-03-04 and Members of Council FILE NO: CDPR-0640-30 FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: WATER PLAY PARK PROPOSAL - ALBION SPORTS COMPLEX EXECUTIVE SUMMARY: See the attached Maple Ridge -Pitt Meadows Parks & Leisure Services Commission report. The Commission endorsed this recommendation at their meeting of February 14, 2013. RECOMMENDATION: That the Capital Plan be amended to reflect the location of the proposed Water Play Park at Albion Sports Complex. Original signed by Kelly Swift Approved by: Kelly Swift, General Manager, Community Development Parks & Recreation Services Original signed by Jim Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer Attachment: MR -PM Parks & Leisure Services Commission Report 2012-02-13 1151 psknuattira PARKS & LEISURE SERVICES Maple Ridge and Pitt Meadows Parks & Leisure Services Commission Report REGULAR MEETING February 14, 2013 SUBJECT: WATER PLAY PARK PROPOSAL FOR ALBION SPORTS COMPLEX EXECUTIVE SUMMARY: Following direction by the Commission, Parks staff have reviewed alternative locations for a water play park. The Albion Sports Complex (ASC) offers the best potential location in the east area of the District as it offers sufficient space, water infrastructure and park amenity support with off street parking. It is recommended that Parks staff develop a concept plan for a water play park at the Albion Sports Complex. RECOMMENDATION: That staff be directed to: A) Prepare a concept plan for a water play park to be constructed at the Albion Sports Complex, and; B) Forward a recommendation to Maple Ridge Council to amend the Capital Plan to reflect the location of the proposed Water Play Park at Albion Sports Complex. DISCUSSION: a) Background Context: At the March 8, 2012 Commission meeting, direction was given to Parks staff to abandon the Albion Park site and investigate alternate park locations for the proposed water play park. The Commission will recall it was determined that there was very low water pressure in the area of Albion Park and any increase in demand the water play park would require would negatively affect the water pressure to adjacent homes in the area and could potentially compromise water pressure levels required for a Fire Department response. Parks staff have reviewed alternate park locations in the Albion area in particular and are recommending a concept plan be developed for an area of park open space at the ASC. This area is adjacent to the recently installed play equipment. Parks staff have received very positive comments on the installation of this play equipment at ASC. One objective in reviewing alternate locations for the proposed water play park, was to find a site that could support being a destination water park. The objective is to develop a water spray park of sufficient size to provide an alternative destination for residents. This would alleviate the pressure of the numbers of visitors to the existing water spray facility at Maple Ridge Park. The ASC currently provides facilities, such as off street parking, in support of the site as a destination for athletic events on a municipal wide basis. The ASC is obviously a busy destination with activity during the field sport seasons, on weekends, week nights and during tournaments. At other times, in particular on week days there is little activity in this park. A water spray park would be a popular addition to increase positive park activities during the quiet weekday periods. The Park Planning & Development section has investigated various water spray and water play parks and are proposing the concept plan incorporate play elements that allow children to \\m r.corp\docs\CA\01-Admin \0550-Council-Mtgs-Pu bl is\20-COW \01 -Gen \Agendas\2013\2013-03- 04_COW\CDPR\PLSC_Water_Play_Park_AI bion_SC.docx#1 manipulate water. These elements may include water runnels, weirs, water wheels, and hand pumps. The activities associated with these elements do not require children to immerse in the water and can therefore extend the season for water play beyond the typical June to September period. The concept plan will include an area of conventional water park spray elements that involve total immersion of participants for seasonal use consistent with those at Maple Ridge Park. b) Desired Outcome: Having a destination water spray park in this location would generate additional positive park activities especially during those hours the fields are not in use. c) Strategic Alignment: A water spray park was proposed during the master plan process for Albion Park in 2004, and was more recently approved for funding in the District's five year capital plan. d) Citizen/Customer Implications: It is anticipated that there will be a high degree of disappointment if the water play park cannot be constructed somewhere in the Albion area, as there are limited (non -structured) play opportunities in this area, at the three mini -neighbourhood parks. Albion neighbourhood has been built out with higher density housing and would certainly benefit from the provision of this facility close to their neighbourhood. e) Interdepartmental Implications: The Engineering Department staff have been helpful in assisting Parks staff in determining that the existing water service to the ASC can support the addition of a water play park. f) Business Plan/Financial Implications: The Albion Water Spray Park was removed from the business plan when it was determined the project was no longer viable at this site. It is recommended that should the project proceed to development of a concept plan that the existing budget be re -allocated to fund the proposal at Albion Sports Complex. CONCLUSIONS: Based on the existing level of support facilities at the Albion Sports Complex for a destination park amenity it is recommended that a water play park concept plan be developed for the Albion Sports Complex. Original signed by Bruce McLeod Prepared By: Bruce McLeod, MBCSLA Manager of Parks Planning & Development Original signed by Geoff Mallory for Approved By: David Boag Director, Parks & Facilities Original signed by Kelly Swift Approved By: Kelly Swift General Manager, Community Development Parks & Recreation Services :bmcl \\m r.corp\docs\CA\01-Admin \0550-Council-Mtgs-Pu bl is\20-COW \01 -Gen \Agendas\2013\2013-03- 04_COW\CDPR\PLSC_Water_Play_Park_AI bion_SC.docx#2 MAPLE RIDGE Or iL,x'i COturibie Deed, F L? Er&.F rregh TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: March 4, 2013 and Members of Council FILE NO: CDPR-0640-30 FROM: Chief Administrative Officer ATTN: C.O.W. SUBJECT: Janitorial Services Contract EXECUTIVE SUMMARY: Fifteen companies responded to the Janitorial Services Request for Proposals (RFP's) on January 22, 2013. The evaluation team reviewed and evaluated the submissions in accordance with the established evaluation criteria and has determined best value for the award of a Janitorial Services contract. RECOMMENDATION: That the Janitorial Services contract be awarded to Raincity Janitorial Services Ltd. for an annual contract price of $215,469.84 (excluding tax) and to include a contingency of 20% for potential scope or price changes to the contract noting that this contract is for a one year period with an option to renew for three additional twelve month periods. Furthermore, that the Corporate Officer be authorized to execute the contract. DISCUSSION: a) Background Context: The existing Janitorial Service contract will expire on March 1, 2013. The Purchasing and Facility Operations staff completed a Request for Proposal (RFP) process to solicit proposal submissions for a new Janitorial Service provider. This Janitorial Service contract is a critical tool to manage the cleaning in government properties throughout Maple Ridge. The janitorial contract outlines service levels, cleaning standards, routines, emergency service calls response times, quality assurance, and environmental stewardship through the use of green products and processes. Proposal submissions were evaluated, by a team of key Facility Operations staff, utilizing the criteria set out within the RFP document. These criteria enabled the staff to determine the best value in the selection of a service provider for the provision of janitorial services. Raincity Janitorial Services Ltd. received the highest rating in the evaluation process. b) Desired Outcome: Selection of a service provider that offers the best value for the supply of the Janitorial Services contract. c) Citizen/Customer Implication: Provide municipal employees, the general public and user groups with safe, healthy and clean corporate buildings. 1152 d) Business Plan/Financial Implication: The contract price will be funded from the existing Facilities Operations operational budget even after allowing a 20% scope or price increase a cost savings of approximately $20,000 exists which will help alleviate over expenditures in other government facilities. Original signed by Michael Millward Prepared by: Michael Millward, PE Facilities Operations Manager Original signed by David Boag Prepared by: David Boag, Director of Parks & Facilities Original signed by Kelly Swift Approved by: Kelly Swift, General Manager Community Development, Parks and Recreation Services Original signed by Trevor Thompson Approved by: Trevor Thompson Manager Financial Planning Original signed by Jim Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer :mm -11 MAPLE RIDGE Brit ih Gciumh'u District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: March 4, 2013 and Members of Council FILE NO: CDPR-0640-30 FROM: Chief Administrative Officer MEETING: C.O.W SUBJECT: REGION VIEW RECREATION SERVICES CONTRACT CHANGE PROPOSAL EXECUTIVE SUMMARY: Region View Recreation Services (Mr. J. Camara, Principle) who has leased and operated the Maple Ridge Golf Course since 2007 recently submitted a proposal to renegotiate some of the terms of the lease in exchange for advancement by Region View Recreation Services of future capital funds required by the lease agreement. This proposal is considered by staff to provide a direct benefit to the District of Maple Ridge as the vendor will be investing an additional $200,000 at this time rather than several years from now, in order to attract more customers to the course, which in turn will increase the District's share of revenue from the golf course operation. RECOMMENDATION: That the proposal from Region View Recreation Services to maintain the terms and conditions of the first six year term of the lease be approved, and that the Corporate Officer be authorized to execute an amendment to the Golf Course lease agreement permitting the lease rate change for the next six years, contingent on the vendor investing $200,000 within 1 year of the date of this report. DISCUSSION: a) Background Context: Region View Recreation Services are increasingly concerned about the downturn in the economy, which is directly affecting the Maple Ridge Golf course as well as other courses in the region (supporting information attached). Region View Recreation Services believes that the golf course does have the capacity to reach the previously anticipated revenue levels as demonstrated by the reported sales up to 2008. However, in order to attract a stronger client base Region View Recreation Services proposes that a further capital investment should be made now, rather than waiting for the contractual financial investment in years twelve and fifteen of the lease. Region View Recreation Services is willing to make this investment, however the lease holder proposes that in exchange for this advanced capital investment that the District of Maple Ridge maintain the rent at the current annual rate which is the "greater of" $120,000 per year or 20% of gross (whichever is greater) for the next six year period of the lease. This would relieve Region View Recreation Services of an obligation to pay the base rent of $140,000 per year for the next six years in exchange for their early investment of $200,000 1153 which is up to nine years in advance of the original lease terms. In addition, the capital investment is anticipated to increase revenue potential which the District of Maple Ridge will participate in if it exceeds the $120,000 base rent. The first six years of the current lease agreement required an annual rent of $120,000 or 20% of gross (whichever is greater). The second six year term requires a base rent of $140,000 or 21% of gross (whichever is greater). There are four additional options to renew for three year terms each; however each of those renewals also requires an additional capital investment of $100,000 for each of the terms. The offer from Region View Recreation Services, in this case, is to advance two of the future $100,000 capital investments rather than wait until six years and nine years from now. b) Desired Outcome: The lease holder is understandably concerned about the current reduced levels of revenue as well as the recent media coverage of other golf courses in the region closing or receiving financial assistance from their respective local Government. Region View Recreation Services has advised staff that they are still very committed to making the Maple Ridge Golf Course a successful, enjoyable and affordable recreation pursuit for Maple Ridge residents and visitors to the area. c) Citizen/Customer Implications: Region View Recreation Services has invested in excess of $370,000 in capital improvements to the course since taking it over in 2007, which is in addition to the annual rent of $120,000. The capital improvements to the course and supporting buildings, has improved the golfing and club house experience for their guests considerably. Having said that, there are still several capital improvements that remain outstanding, and according to Region View Recreation Services, if they were addressed sooner rather than later, would result in a much more enjoyable golfing experience as well as making this a more viable venture in the short and long term for them and the District of Maple Ridge. d) Business Plan/Financial Implications: Region View Recreation Services has met their entire rent and capital investment obligation during the first six year term of the lease. Unfortunately the revenues have been in decline since 2008 where they recorded their highest revenue. The budgeted revenue forecast for the golf course has been set at $175,000 for the past few years; however this level of revenue to the District has not been reached since 2008, as the revenues have declined since then. For the first 6 years of the lease agreement, the lease has had a base rent of $120,000 per year or 20% of Gross (whichever is greater). If the operator can attract more customers as a result of his early investment of $200,000, then the District's revenue would also increase based on the percentage of gross revenue that it would receive. In a worst case scenario the District would benefit from the $200,000 in capital improvements regardless of the success of this proposal. The average revenue to the District over the last three years has been approximately $126,000 under the current terms and conditions. Rejecting the vendors offer to invest capital now (rather than later) and implementing the annual minimum of $140,000 or 21%, would increase the Districts revenue by an average of almost $14,000, however if the vendor can turn this trend around, the District would stand to gain significantly more, perhaps exceeding the forecasted $175,000 annually previously noted. 2 e) Policy Implications: Where the Community Charter prohibits the District from providing a "benefit" to a private business, the proposal, in this case, is considered a benefit to the District of Maple Ridge. f) Alternatives: An alternative would be to reject the Region View Recreation Services proposal and stay on course with the original agreement. At this time, it is not known if this will be detrimental to the ongoing operation of the golf course, or how long it may take to attract more drop in players or season pass holders, considering the current condition of some parts of the course or current economic downturn affecting the golf industry. CONCLUSIONS: The offer to advance more capital funding to improve the course and facilities appears to be mutually beneficial and in the long term interests of providing a quality recreational opportunity for the citizens of Maple Ridge and visitors to the community. Original signed by David Boag Prepared by: David Boag Director Parks and Facilities Original signed by Kelly Swift Approved by: Kelly Swift, General Manager Community Development Parks and Recreation Services Original signed by Trevor Thompson Approved by: Trevor Thompson Manager Financial Planning Original signed by Jim Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer db 3 " Maple Ridge Golf Course "Maple Ridge's Best Kept Secret" 20818 Golf Lane, Maple Ridge, B.C. V2X 1M2 www.rnapleridgegolfcourse.org Tel 604 465-9221 — Fax 604 465-9226 REQUEST TO CHANGE TERMS OF LEASE AGREEMENT BETWEEN THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a body corporate having it's office at 11995 Haney Place, Maple Ridge, in the Province of British Columbia (hereinafter called the "Landlord") AND: REGION VIEW RECREATION SERVICES, a sole proprietorship having its office at 8922 Harvie Road, Surrey, in the Province of British Columbia (hereinafter called the "Tenant") Page 1 Attention: Dave Boag Director of Parks & Facilities District of Maple Ridge As you are aware, we are now approaching the halfway mark of our 12 year term of the lease. As I continue forward, there are some provisions that I would like to address. Firstly, I would like to express -to you that the first six years of my term have been very enjoyable. Although there have been many challenges, the most enjoyable and rewarding part of fulfilling the terms of this lease has been doing improvements to the facility and gauging the response from the public, which has been very positive. I am pleased to report that we have fulfilled every. obligation of the lease and the $370,000.00 in capital improvement in the first six years of our lease. In our business proposal submitted during the bidding process for the golf course in 2007 we had a goal of reaching $1,000,000.00 in revenue by year five. We were on target to reach our revenue goals until the economic downturn in 2008 as the audited financial statements reflect: Revenue 2007 $ 769,800.00 2008 $ 869,073.43 2009 $ 817,567.88 2010 $ 656,706.90 2011 $ 600,904.97 2012 $ 635,622.85 Due to the current economic conditions that we are in, the golf industry has been in a downward trend, competition is fierce and many local courses are struggling to remain open, ie: Ledgeview, Cheam and Aquadel golf course. In addition, another new course opened in 2012 in Langley. (see attachments) Page 2 In order to remain competitive and attract more and new golfers to the course, we need to continue upgrading the facility and protect the assest from deteriorating. We have seen an increase in new golfers to the course due to the improvements we have already made, and the pride the membership now takes golfing at our facility. I believe that continuing with necessary capital upgrades will increase revenues and the citizens of the community will ultimately benefit from this. I therefore am proposing to forward the $200,000.00 in capital improvements now versus waiting until year 12 and year 15 as stated in section 22 of the lease to complete capital upgrades to attract more golfers to the course, In exchange I am requesting an adjustment in our lease agreement for the • next six years in regards to section 2, paragraph (b) (i) which states an increase to the rent from 20% to 21% or ($140,000.00, which .reflects a base rent increase of 17%, not viable with declining revenues and current market conditions) which ever is greater. This increase will take the much needed money away from the continued improvements to the course, which I believe will attract more golfers, increase and retain the membership. I would therefore suggest keeping the current 20% or ($120,000.00) which ever is greater to remain for the next six years in exchange for Region View Recreations Services investing $200,000.00 now rather that year 12 and year 15. ($100,000.00 in year 12 and $100,000.00 in year 15) as per agreement. I am also requesting that the food and beverage revenues be subjected to 18% rent for the next six years of my term from the current 20 %. The food and beverage revenues continue to decline and are very costly to operate. A project that needed attention, but could not wait until year 12 of the lease was roofing. In 2011, the roof on the clubhouse and the caretakers, locker/storage facility were all very badly leaking and needed to be replaced. In order to protect the asset, I had the roof replaced at a cost of $40,000.00. There are still many other projects that need to be done to ensure the continued success of the course which I feel will benefit the community and the District of Maple Ridge. Capital projects I would like to continue with now, which will improve the playability especially during the spring and winter months and provide necessary safety for golfers are as follows: Completion of the new #6 tee box $ 5,000.00 Construction of a new #7 tee box $ 20,000.00 Extend and complete #8 cart path $ 10,000.00 Construction of a new cart path from the putting green to the clubhouse $ 5,000.00 Drainage installation on #2 Fairway $ 15,000.00 Drainage installation on #.8 Fairway $ 20,000.00 Construction of #3 green $ 35,000.00 Construction of a new #4 tee box $ 20,000.00 Safety netting at #5 tee & #7 green $ 5,000.00 Front entrance plaza/tree removal $ 5,000.00 Fencing around course $ 20,000.00 Total: $160,000.00 Capital lease improvements already completed in 2011. New roof installed on clubhouse/caretakers residence, New stairs installed at proshop/clubhouse. Materials purchased for front entrance plaza and new boot/cart wash area. Thank you for considering my request. Joe Camara, Region View Recreation Services Total: $ 42,277.34 Total: $202,277.34 Golf courses across Lower Mainland in the rough Rising costs, competition and generational indifference are hitting memberships, revenues. But course owners are adapting BY CHRISTOPHER REYNOLDS, VANCOUVER SUN S':' E:::F. ■ • STORY PHOTOS j 1J i::} ck r r:l Wendy VVhitiar i are clO3ing AgE.R e . ;fie€r par -3 golf course at =:'t€itus Lake. in Octotw dropped fs.in 3' i in the Gour'a s heyday ': _ _ 16 tr.fay. Photograph by: Ma€k vase Mane . Vance€.ver Sun mbar s3 rr VANCOUVER — Dick Whittam and his wife Wendy, owners of Aquadel Golf Course, are shuttering their clubhouse for good next month. The 18 -hole course near Cultus Lake, south of Chiiliwack, has been in his family since 1958, after his father bought the property two years earlier. 'in our heyday we had 300 members here," he said. "Now we have 16. "We calf it kind of a tsunami that hit us." From the mid-1980s through the 1990s, profits and memberships soared. Aquadel and two nearby golf courses drew from a pool of cottagers and year-round residents from Abbotsford to Hope. Now, with nine other courses in the vicinity, Aquadel attracts players from no further than Chilliwack and Cultus Lake. Its numbers have been in the red for a decade. "What we did was just kept taking cuts, down until we were very, very little. That started about ten years ago." VVhitlam said. The course debt? "It's enough," The course's final day open is Oct. 8 and the sale of the property to two condo developers will be finalized by the end of the year, pending zoning changes, Whitlam said. Golf course owners across the Lower Mainland are lamenting a long-term decline in money and members, as rising competition, costs and the shifting interests of a new generation strain their bank books and force them to get creative in attracting customers. "There's less and less golfers, middle-class people, taking up golf on a somewhat regular basis, and there seems to be more and more golf courses continually popping up. taking a piece of the pie," said Delta Golf Course general manager Brian Young. And when higher -end courses lower their green fees, less opulent links have to respond in kind, an example of trickle-down economics gone askew, he said. "It's like a price war at gas stations or something. It's just getting crazy."Major expenses include maintenance equipment like specialized lawn mowers and aerators, fuel, fertilizer and insurance, not to mention staff. "it's been labour rates and fuel costs and the whole shebang, compounded with a stagnant market," Young said. Price comparison sites like GolfNow.com, along the lines of Expedia and RateHub, make lower green fees a painful necessity for the more than 90 golf courses operating in the Lower Mainland. Whitlam pointed out many mid-range clubs halve their rates to around $30 starting at 2 p.m. and lower them further by the hour, luring golfers but leaving greens virtually empty between noon and 2 p.m. "And then all of a sudden, the golf courses start putting the $30 deal on at noon to up those noon -to -2 p.m. times. And pretty soon the whole price structure starts coming down." Kris Jonasson, executive director of the B.C. Golf Association. assessed the logic behind these tactics. "Golf is in a lot of ways like a grocery store," he said. 'We have a lot of perishable items. If you have a tee time and it doesn't get used, you can't go back and resell it." Revenue is not the only challenge.°I don't think that there's any doubt that we are fighting for the recreational dollars and, probably more importantly, the recreational time of people," Jonasson said. "Time in my mind is the biggest factor." From his perch at the clubhouse of Belmont Golf Course in Langley, golf director Mark Forrest — a 32 -year industry veteran — has noticed that a new generation of golfers is more selective with their money and less liberal with their time."The younger people coming up maybe don't have the money for initiation fees," he said. Membership at Belmont tops out at $6,000. not including $200 in monthly dues. Non-members pay up to $59 for a round of 18 at the height of the season. 'The traditional way was to get up in the morning and go to the club, practise, play golf, have a little lunch, then maybe stay around and play cards. People don't have time for that now," Forrest said. "Golf is a traditional sport, and I like that part of it myself, but now everybody's text -messaging. everybody's on the go -go-go, and six hours just isn't cutting it any more." Pagoda Ridge Golf Course opened this summer in Langley less than 10 minutes' drive from Belmont. Meanwhile clubs like Redwoods and Fort Langley are barely more than a 3 -wood's drive away. 'It's just a great time to be a golfer," Forrest admits. Wayne Hashemoto couldn't agree more. The retired banker and south Surrey resident has been golfing for 35 years. These days he hits the fairway three to four times a week. usually with his wife Ruth. Their routine demonstrates yet another challenge facing courses in the Lower Mainland: U.S. competition. The couple purchased a dual membership at Semiahmoo Golf and Country Club and Loomis Trail Golf Club. both located roughly one kilometre south of the border in Washington state and routinely ranked among Golf Digest's top 75 public golf courses in North America. "The initiation fee was cheaper than the courses here in the Lower Mainland and the monthly dues are cheaper as well," Hashemoto said. He and Ruth paid a combined $12,000 in initiation fees, which includes once -a -month access to several B.C. courses as well. To keep Canadians golfing on their own turf, Earl Francis has a plan. The former Canadian PGA president and current owner of Cheam Golf Course in Chilliwack sees opportunities in social media. "We're just upgrading our website. We've got a Facebook page, all those things that probably a lot of golf courses don't have," he said. Cheam offers Groupon deals to entice hungry golfers with food discounts. Mondays feature a burger, a pint of beer and a round of golf for $20: Revenues are down almost 30 per cent from a decade ago, but they're up from last year, Francis says.Nonetheless, there's a limit on what digital deals can do for tee -off rates. "You know, Chilliwack is not big for Twitter," he said. Back at the B.C. Golf Association, Kris Jonasson sees the downswing as a more of a rain check then a permanent flight of golfers from the green. He said in spite of intense competition, golf associations are working together more closely than ever to combat declining revenues. The Allied Golf Association of B.C. made up of six other golfing associations, held its first symposium this year. Its tentative steps include forming committees to look at how to promote recreational and competitive golf in the province and agreeing informally to start sharing non -private data to track industry trends. On a deeper level, the industry hopes to change perceptions around the game of golf. "It doesn't have to be an 18 -hole, four -and -a -half-hour round any more," Jonasson said. "Nine holes are acceptable, six holes are acceptable, or just going out and playing two or three holes in the evening." The gradual straightening of golf's long slice into the rough may yet yield results. But that's cold comfort for Dick Whitlam, locking his clubhouse for the last time a few weeks from now. 'I'm going to miss it," he said. 'I'm going to miss swinging the club on my own fairway. And HI miss seeing my golfers do the same.' COM © Copyright (c) The Vancouver Sun Read mare:htt.p:l www.vancouver sun.cornfGalf+courses+across+Lower+Main€and+rounh173/ 0626/story.htm!#ixzz28HTRaOZt Abbotsford's Ledgeview golf course restructuring Despite ;inanciai challenges, the Ledgeview Golf Society wit continue to operate the city facility. Fif Photo SHARE THIS STORY Members vote to keep Ledgeview Golf Course Council gives Ledgeview $115,000 funding Ledgeview Golf Society continues operating course 'No appetite' for t250K assist for Ledgeview, says Abbotsford mayor Ledgeview finances are in the rough: Meeting called to discuss future Abbotsford seeking new ideas for Ledgeview By Kevin Mills - Abbotsford News Published: January 09, 2013 9:00 AM Updated: January 09, 2013 10;14 AM Despite some serious financial hardships, Abbotsford's Ledgeview Golf Course is remaining open. John Hambley, the interim president of the Ledgeview Golf Society, said that in an attempt to get the local course back on solid financial footing, some major restructuring had to take place. Last year, the society, then led by Pat Differ, went before council seeking $2:,0,000 in financial support. After running the course successfully for the past 30 years, the club Iost $112,000 in 2010, $240,000 in 2011 and was expecting to lose $15o,000 this year. The society was created in 1978 to run the city -owned public golf facility. It currently has a _lease that will expire at the end of 2015. In May, the city granted Ledgeview $.11 ,000, including $65,000 in rent forgiveness and $5o,000 toward capital improvements. However, financial troubles continued. On Oct. 9, members were asked whether they wanted to continue, or "hand over the keys" to the city. "The society wished to continue running the course," said Hambley. After the vote, five of seven on the board of directors resigned, and a sixth followed shortly after. An almost entirely new board, led by Hambley, is now trying to put the course back on track. But it is an uphill battle. "What happened is our line of credit at the bank, which is $275,000 .., we reached the limit on that effectively this fall and we couldn't pay our payables promptly." He said the group was approximately $400,000 in debt at the time. The group had to find some new money and the bank was not an option. "We asked all our members to contribute $5oo as a special assessment and to date we've raised about $76,000." They also received an additional $50,000 in donations from the approximately 230 members, bringing the total raised to about $125,000. "We had set a minimum of $120,000 to raise in order to satisfy the creditors, give us some working capital to get us through the winter." They also asked members to pre -pay membership fees for next season, generating an additional $160,000 in dues. "All these monies, the prepaid dues, the donations and the assessments were put in a lawyer's trust account so the bank couldn't just go ahead and take it and say thank you very much," explained Hambley. With the immediate financial need looking more stable, the society started the next phase of restructuring. Creditors were approached and asked to reduce the amount owed by 20 per cent. Ledgeview would repay its debts, but at 8o cents on the dollar. So far, creditors have allowed the group to save an additional $8,000. Hambley is hopeful other creditors will follow suit. "It's been a difficult time; a lot of hard work by the board. But at the same time it's been a bit of a rallying by the membership. There's a very passionate core of members who really want Ledgeview to succeed." While golf courses across North America are struggling due to the current economic situation, Hambley said some of Ledgeview's woes were "self-inflicted". He said the society hasn't -been "on the ball" managing and budgeting the course, and needs to be more diligent. That means the board will have to take over some of the hands-on duties of running the course. "The general manager's (Chris Hood) contract expired at end of December and he's not being renewed." Hambley said it doesn't mean another general manager won't be hired in the coming years. The group just "can't afford it right now." A marketing campaign is also being developed to let the public know that Ledgeview is open to everyone. "It's a public course. We have to change the perception that you have to be a member to play." The society is also examining its pricing to see if it can attract more golfers. "Ultimately, the goal of the society is to get a lease extension from the city." Cheam Golf members fume over sudden closure Bill McIntosh was upset and surprised to find Cheam Goff Centre had closed less than one week after he purchased a 2012 membership for more than $500. JEVNA HA(UCKi PROGRESS SHARE THIS STORY 'jrt d by Jennifer Feinberg - Chilliwack Progress Published: November 29, 2011 10:00 AM Updated: November 29, 2011 10:15 AM Cheam Golf Centre was locked up tight by bailiffs last week after the operator defaulted on more than $4o,00o in lease payments and back taxes. The agreement between Bogey Enterprises and City of Chilliwack was terminated after lease conditions were breached, and a new operator could be sought after the dust settles. In the meantime, Golf Centre members, who just paid their annual fees, were fuming to find the golf course suddenly shut down when they showed up to play a round of golf last week. "We want to know what's going to happen now. We're concerned about our memberships," said member Bill McIntosh. McIntosh is a Chilliwack resident, who has been a member at Cheam for about five years. When he pre -paid his $554 membership for 2012 a few weeks ago, there was already some talk about how the operator knew he was in trouble financially. "Now we're hoping to either get our money back, or get a membership for the next season," he said. A security guard now patrols the locked site on behalf of the bailiffs to keep it secure. "It's never fun to have to take action like this," said Mayor Sharon Gaetz, referring to the lease termination and property repossession. "But we have to protect our taxpayers' financial interests." The golf course on Luckakuck Way is located on city property, and the land was leased to the operator, Bogey Enterprises, for recreational purposes specifically. The golf course itself is not technically owned by the City of Chilliwack, just the land under it. Almost $4o,000 in lease payments and taxes were owed to the City of Chilliwack by the end of October, but now it's already substantially more than that since the tally is mounting daily with accrued interest and legal fees, said city staff. Bogie Enterprises was in its 15th year of a 35 -year lease agreement with the City of Chilliwack. City officials said they have received no payment to date on what's owed since March 11. They waited to see if a penalty deadline for taxes would be met in August, but a breach of lease notice had to be issued on Oct. 26, hand - delivered to a company principal, according to city staff. Disgruntled golf course members can contact the city to leave their names and contact information before the Dec. 13 property claims deadline. The city has no plans to take over the golf course, and claims will have to settled with the operator. Meanwhile city officials will be seeking to collect on the operator's debts, and the property and contents on-site will be under the control of the bailiffs, Consolidated Civil Enforcement, until at least Dec. 13. The mayor said she couldn't recall a similar situation faced by the city, and it wasn't clear if the operator's reason for not paying his bills was tough economic times, or something else. "But there was no way to prevent this, as the guy clearly defaulted," she said. "But there are still some unanswered questions for those who have golf memberships, and hopefully we'll be able to reveal some future plans to the public shortly." jfeinberg@theprogress.com Course teed up for summer opening Pagoda Ridge, a Chinese themed golf course complete with a replica Great Wall, will open in a matter or weeks at 7887 254 St. Several tournaments have already been scheduled, but the course is not yet booking individual tee times. yuhmitted photo SHARE THIS STORY By Moniaue Tamminc a - Langley Times Published: May 23, 2012 12:00 PM Updated: May 23, 2012 12:46 PM For the first time in decades, Langley will have a new golf course. Pagoda Ridge, which boasts a unique Soo -foot Great Wall of China replica, is ready to open this summer at 7887 264 St. The acreage for Pagoda Ridge has been zoned for a golf course since 1992, but it was OTl ;` recently that the property owners Lyall and Verna Brown started looking into building the full-length 18 -hole course. "Dad had this land for 45 years," said the Brown's son Larry, who is running the golf course. "Instead of selling the property, we thought we'd give a golf course a try." The Browns sold the Port Kells sawmill which they had owned for decades. Terry Woodland is the creator of the course, which offers wide fairways, spanning views of the Fraser Valley and mountains, and bent grass on its 165 acres. The course also features a Pagoda -style clubhouse and replica Chinese junk ship in a pond on the gth and 18th hole. "We built that all out of red cedar from our mill, as kind of a tribute to the family business," said Larry. The clubhouse is actually made out of an airplane hanger that his dad planned to use for his plane. He has since sold the plane. "My parents originally planned to live on the property," said Larry. • The. idea to have a Chinese -themed golf course with the impressive Great Wall of China came from his parents, he said. "I think the Great Wall makes us a little different than other golf courses. You can actually drive a cart onto the wall. It leads off to the 15th hole, which is par three," said Larry. The golf industry has been hurting over the past couple of years, between bad weather and the economy. "It's not a very good industry right now," he said. But he's hoping golf will get back into the swing of things. Right now, he's keeping his fingers crossed that the rain will. stay away long enough to finish the last two holes. With a clay base, wet weather doesn't help things, he said. "Our first tournament is July 14, so we are doing a sun dance, yes." Already 10 tournaments are booked, with one of them being the Vancouver Players Championship in September. The course isn't booking tee times just yet, but hopes to some time soon. There's been plenty of interest already, Larry said. "I'm taking phone calls every day with people asking to book a tee time," he said. The course plays just over 7,000 yards, with plenty of long holes and four tee decks with wide open fairways, for long drives. A round of golf will be $55. Right now, they are concentrating on getting the course open, but down the road they'd like to open a driving range to complement the course. They will have a small kitchen and pro shop.