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HomeMy WebLinkAbout2013-07-22 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA July 22, 2013 1:00 p.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. Note: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 1.1 2. PUBL/C WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 2013 -061 -CP, Official Community Plan Amending Bylaw No. 7002-2013 Staff report dated July 22, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7002-2013 to amend the Official Community Plan to align with the Regional Growth Strategy be given first reading and be referred to Metro Vancouver. Committee of the Whole Agenda July 22, 2013 Page 2 of 4 1102 2013-041-RZ, 20738 123 Avenue, RS -3 to R-1 Staff report dated July 22, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 7007-2013 to rezone from RS -3 (One Family Rural Residential) to R-1 (Residential District) to permit future subdivision into 23 lots 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 required for a Subdivision application. 1103 2011-084-RZ, 11185 240 Street and 11133 240 Street Staff report dated July 22, 2013 recommending that second and third readings of Maple Ridge Zone Amending Bylaw No. 6853-2011 and Maple Ridge Zone Amending Bylaw No. 6947-2012 be rescinded and that Maple Ridge Zone Amending Bylaw No. 6853-2011 and Maple Ridge Zone Amending Bylaw No. 6947-2012 be given second reading as amended and be forwarded to Public Hearing. 1104 2013-018-DVP, 20803 Lougheed Highway Staff report dated July 22, 2013 recommending that the Corporate Officer be authorized to sign and seal 2013-018-DVP to vary heights, allow the new buildings to be sited closer to Lougheed Highway, allow a larger percentage of small car parking and reduce sign setback from the front line lot line. 1105 2013 -018 -DP, 20803 Lougheed Highway Staff report dated July 22, 2013 recommending that the Corporate Officer be authorized to sign and seal 2013 -018 -DP to permit redevelopment of an existing Kal Tire site by building a new Kal Tire Centre. 1106 Proposed Bylaw Amendments to direct the use of Medical Marihuana Production, First and Second Readings, Maple Ridge Zone Amending Bylaw No. 7011-2013 Staff report dated July 22, 2013 recommending that the first and second readings of Maple Ridge Zone Amending Bylaw No. 6971-2013 be rescinded and that Maple Ridge Zone Amending Bylaw No. 7011-2013 to establish regulations for commercial production of medical marihuana be given first and second readings and be forwarded to the Agricultural Land Commission for comment. Committee of the Whole Agenda July 22, 2013 Page 3 of 4 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Disbursements for the month ended June 30, 2013 Staff report dated July 22, 2013 recommending that the disbursements for the month ended June 30, 2013 be approved. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 Contract Award for Albion Park Playfield Renovation Staff report dated July 22, 2013 recommending that payments to Canadian Lawn Care Services Ltd. for Contract No. PL13-12 for the Albion Park Playfield Renovation be authorized. 1152 Maple Ridge Social Planning Advisory Committee Amending Bylaw No. 7006- 2013 Staff report dated July 22, 2013 recommending that Maple Ridge Social Planning Advisory Committee Amending Bylaw No. 7006-2013 be given first, second and third readings. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda July 22, 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: MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ Pcs; . :.gr.:. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 22, 2013 and Members of Council FILE NO: 2013 -061 -CP FROM: Chief Administrative Officer MEETING: COW SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 7002 - 2013 EXECUTIVE SUMMARY: The Local Government Act, Part 26, Section 866 requires that where a regional growth strategy is in effect for all or part of the same area where a municipal Official Community Plan is in effect, the Official Community Plan must include a Regional Context Statement that is accepted by the board of the regional district. The Regional Context Statement must specifically identify the relationship between the Regional Growth Strategy (RGS) and the municipal Official Community Plan and, if applicable, identify how the OCP is to be made consistent with the RGS over time. Council has been presented three reports since October 2012 on the process for amending the current Regional Context Statement. On June 17, 2013, Council passed the following Resolution: That staff be directed to prepare an Official Community Plan amending bylaw for the Regional Context Statement and bring forward to the next available Regular Council meeting. This report brings forward the Official Community Plan Amending Bylaw as directed by Council. RECOMMENDATIONS: 1. That Official Community Plan Amending Bylaw No. 7002 - 2013 be given First Reading; and 2. That Official Community Plan Amending Bylaw No. 7002 - 2013 be referred to Metro Vancouver as part of the formal referral process for Acceptance by the Metro Vancouver Regional Board. DISCUSSION: a) Background Context: The Metro Vancouver Regional Growth Strategy was adopted by the Greater Vancouver Regional District Board on July 29, 2011. The Regional Growth Strategy establishes five (5) policy goal areas that are aimed at integrating local land use plans, transportation services and infrastructure across the Region. Each of the 5 goals includes a number of policies that outline the various responsibilities for the Region, local municipality and other governments and agencies necessary to successfully implement the Plan. During the preparation of the RGS, Maple Ridge was successful in working with the Region to address approximately 30 concerns that Council identified. Building on that success, District staff have worked effectively with Regional staff to review and find solutions to the minor inconsistencies between the RGS and the Maple Ridge Official Community Plan. 1101 Regional Context Statement Amendment Process Council has been presented three reports since October 2012 on the process for amending the current Regional Context Statement, the required consultation during the preparation or amendment to an Official Community Plan (Section 879 of the Local Government Act) and the draft Regional Context Statement. Those reports have resulted in the following Council Resolutions: October 15, 2012 That the process outlined in the report titled "Regional Context Statement Amendment Process" dated October 15, 2012, be endorsed." March 18, 2013 1. That the draft Regional Context Statement be received for information and input; and 2. 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. 3. And in that regard it is recommended that the only consultation to be required in respect of this matter is an online questionnaire and the early posting of the proposed Maple Ridge Official Community Plan Amending Bylaw on the District's website, together with an invitation to the public. June 17, 2013 1. That staff be directed to prepare an Official Community Plan amending bylaw for the Regional Context Statement and bring forward to the next available Regular Council meeting. 2. That Council endorse the approach to resolve the identified mapping item for the Kanaka Business Park as outlined in the report titled "Maple Ridge Regional Context Statement Update" and dated June 17, 2013. [Note: The Recommendations were updated at the Council Workshop to reflect new information provided to the District regarding the process to change several Regional Land Use Designations by staff from the Metro Vancouver Planning, Policy and Environment Department. As a result of that information, Recommendation #2 was not necessary.] b) Citizen/Customer Implications: As directed by Council on March 18, 2013, the draft Maple Ridge Regional Context Statement and questionnaire was placed on the District's website for public input from June 18, 2013 through July 12, 2013. No responses to the online questionnaire were received on the draft Regional Context Statement -2 c) Interdepartmental Implications: The Planning Department will seek the input of other departments as necessary, for input into the Regional Context Statement. The OCP was thoroughly vetted by other Departments during its preparation, so any significant changes to the Regional Context Statement are not anticipated. Policy Implications: Part 25, Section 866 of the Local Government Act requires that municipalities include regional context statements in their Official Community Plan and identify the relationship between the OCP and RGS and how the OCP will be made consistent with the RGS over time. The updated Regional Context Statement includes a number of statements identifying studies that the District is currently undertaking, but that may have policy implications to the Official Community Plan. As each study is completed, Council will be made aware of the OCP policy implications and if any new or amended policies relate to the RGS. These `work -toward' statements in the RCS meet the intent of the requirement to show how the OCP will be made consistent with the Regional Growth Strategy. d) Regional Growth Strategy Land Use Designation Changes Through the discussion process with Metro Vancouver staff, a number of sites were identified where the Regional Land Use Designation did not align with the OCP Land Use Designations. Metro Vancouver has recommended that the Regional land use designation changes can be included on the Maple Ridge Regional Context Statement map (which forms part of the RCS) without requiring a formal amendment process as outlined in Section 6.4 `Procedures for Regional Growth Strategy Amendments' of the Regional Growth Strategy. The proposed changes are identified on Appendix B Regional Land Use Designation Changes map and are as follows: 1. Lands spanning the North Alouette River - to change from `Conservation and Recreation' to `Agriculture'; 2. Lands north of 144 Avenue - change from `Conservation and Recreation' to `Rural'; 3. Site located north of 128 Avenue near Alouette Road - change from `Conservation and Recreation' to `Rural'; and 4. Kanaka Business Park - change from `Industrial' and `Conservation and Recreation' to `Rural'. e) Next Steps Following First Reading of Official Community Plan Amending Bylaw No. 7002 - 2013, the Regional Context Statement will be formally referred to Metro Vancouver for Acceptance by the Board. This step will satisfy the requirement to submit an updated Regional Context Statement prior to July 29, 2013. The RCS is not expected to be considered by the Metro Vancouver Regional Board until September 2013, based on discussions with Regional Planning staff. The following anticipated timeline was presented to Council in the June 17, 2013 report. It has been updated to reflect work that has either been completed or is currently underway. • Council Review of draft Regional Context Statement Complete • Metro Vancouver preliminary staff review - March to April Complete -3- • First Reading of RCS OCP Amending Bylaw No. 7002 - 2013 Anticipated on July 23, 2013 • Formal referral to Metro Vancouver Board for Acceptance prior to and Regional Growth Strategy Amendment July 29, 2013 • Consultation (as per the Council Resolution from March 18, 2013) Underway • Council Update (if there are significant changes from input or comments from Metro Vancouver) *Oct. 2013 • Second Reading of OCP Amending Bylaw No. 7002 - 2013 *Oct. 2013 • Public Hearing *Nov. 2013 • 3rd Reading *Nov. 2013 • Final Approval of OCP Amending Bylaw No. 7002-2013. *Dec. 2013 *Note: Timing is dependant on comments or decision from the Metro Vancouver Board. CONCLUSIONS: At the June 17, 2013 Council Workshop, Council directed that the Official Community Plan Amending Bylaw for the Maple Ridge Regional Context Statement be prepared and to bring the bylaw to the next available Regular Council meeting. The Regional Context Statement has been reviewed by Metro Vancouver's Planning, Policy and Environment Department to align it with the Regional Growth Strategy in a way that retains and reflects the unique attributes of the Official Community Plan. The contents of the Regional Context Statement reflect comments and feedback previously received by Council and through discussions with staff from the Metro Vancouver Planning, Policy and Environment Department. It is expected that the proposed OCP Amending Bylaw captures this input and should therefore receive a favourable review and recommendation for Acceptance by the Metro Vancouver Board. "Original signed by Jim Charlebois" Prepared by: Jim Charlebois, MURP, MCIP, RPP Manager of Community Planning "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 Frank Quinn" for Concurrence: Appendix A: Appendix B: J.L. (Jim) Rule Chief Administrative Officer Official Community Plan Amending Bylaw No. 7002 - 2013 Proposed Regional Land Use Designation changes map -4- APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7002 - 2013 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7002 - 2013" 2. That Section 1.4 Regional Context Statement of the Maple Ridge Official Community Plan Bylaw No. 6425 - 2006 is hereby repealed and replaced with the document attached hereto as Appendix A. 3. Delete Map Figure 7, titled "Liveable Region Strategic Plan Green Zone" 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 as amended is hereby amended accordingly. READ A FIRST TIME the day of , 20 . PUBLIC HEARING HELD the day of , 20 . READ A SECOND TIME the day of , 20 . READ A THIRD TIME the day of , 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER MAPLE RIDGE 1.4 Regional Context Statement On July 29, 2011, The Metro Vancouver Board of Directors approved the Metro Vancouver 2040 Regional Growth Strategy Bylaw, pursuant to Section 863(1) of the Local Government Act. Part 25 of the Local Government Act requires that an Official Community Plan must include a Regional Context Statement that is accepted in accordance with Section 866 of the Local Government Act by the Board of the Regional Government, in this case Metro Vancouver. The Regional Context Statement must identify the relationship between the municipal Official Community Plan and the Regional Growth Strategy and if applicable, how the OCP will be made consistent with the Regional Growth Strategy over time. The Metro Vancouver 2040 Regional Growth Strategy is organized into five main goals: Goal 1: Create a Compact Urban Area Goal 2: Support a Sustainable Economy Goal 3: Protect the Environment and Respond to Climate Change Impacts Goal 4: Develop Complete Communities Goal 5: Support Sustainable Transportation Choices The RGS also includes Regional Land Use Designations that are aimed at achieving the five goal areas of the Plan and include: • General Urban • Industrial • Mixed Employment • Rural • Agricultural • Conservation and Recreation In addition a Regional Urban Containment Boundary has been established as a long-term area for urban development across the Region, within which nine urban centres have been identified, including the Maple Ridge Town Centre. Official Community Plan - Studies Currently Underway (July 2013) The District of Maple Ridge is currently undertaking a number of significant studies that are anticipated to result in policy amendments to the Official Community Plan (as of July 2013). These studies include: • Commercial and Industrial Strategy - that will provide updated employment projections and policy recommendations that strengthen the employment base (commercial, industrial and other employment opportunities) within the District. • Strategic Transportation Plan - that will provide long-term direction for transportation network development and improvements, and may include revisions to the Major Corridor Network (OCP Figure 4), as well as other policy -related recommendations. • Environmental Management Strategy - that will strive to connect the existing policy basis contained within the Official Community Plan with environmental and watercourse development permit guidelines and other Official Community Plan policies. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 1 MAPLE RIDGE Br1Sish Colnmbla • Housing Action Plan - as a requirement of the Regional Growth Strategy, that will follow Maple Ridge Council's consideration of potential bylaw amendments (e.g. Zoning Bylaw, Parking Bylaw) related to Secondary Suites and Temporary Residential Uses. • Albion Flats Area Plan- preparation of an area plan for the Albion Flats area of Maple Ridge, currently designated as a Special Study Area within the Regional Growth Strategy. • Population and Dwelling Unit Projections - will be undertaken by the District to align with the Regional Growth Strategy projections prior to 2018. Each of the above projects is expected to contain policy recommendations that will be evaluated by District staff and within the context of the Regional Growth Strategy. It is anticipated that these studies will contribute to Maple Ridge working toward consistency with the Regional Growth Strategy. Goal 1: Create a Compact Urban Area "Metro Vancouver's growth is concentrated in compact communities with access to a range of housing choices, and close to employment, amenities and services. Compact transit -oriented development patterns help reduce greenhouse gas emissions and pollution, and support both the efficient use of land and an efficient transportation network." Strategy 1.1: Contain urban development within the Urban Containment Boundary Strategy 1.1.3a) Depict the Urban Containment Boundary • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies the Urban Area Boundary. This boundary is generally consistent with the Urban Containment Boundary identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. Strategy 1.1.3b) Provide municipal population, dwelling unit and employment projections • The 2041 RGS includes estimated projections for the District of Maple Ridge that are intended to provide guidance to assist in regional and local planning. The estimated projections for Maple Ridge are: o Population = 132 000 o Dwelling Units = 50 900 o Employment = 48 000 • The District's estimated projections are a guide for long-range planning purposes only and are the result of a comprehensive demographic analysis completed as part of the 2006 Official Community Plan update. The projections are generally consistent with the 2041 RGS as follows: o Population = 118,000* o Dwelling Units = 45,000* o Employment = 42 500** District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 2 MAPLE RIDGE BI tin Columb *The population and dwelling unit projections are taken from the proposed updates to the RGS projections identified by Metro Vancouver that are reflective of the 2011 Census. The targets included are the low range for both population and dwelling units, as identified by Metro Vancouver **Employment projections have been taken from The Commercial & Industrial Strategy: 2012 - 2041 prepared by G.P. Rollo & Associates, as received by Maple Ridge Council on November 26, 2012. Strategy 1.2: Focus Growth in Urban Centres and Frequent Transit Development Areas Strategy 1.2.6a) Provide dwelling unit and employment projections that indicate the municipal share of planned growth and that contribute to achieving the regional share of growth for Urban Centres and Frequent Transit Development Areas • Chapter 10.4 Town Centre Area Plan, Section 1.3 Assumptions and Targets identifies the population, density, housing and commercial projections for the Regional Town Centre to 2021 as follows: o Population = 21,750 (approximately 24% of the total population) o Density = 70 to 100 persons per hectare o Housing = 11,065 dwelling units (approximately 32.5% of total housing) o Commercial goal to create between 0.25 to 0.75 new jobs for every new dwelling unit in the Town Centre. • The District of Maple Ridge will work toward undertaking a review of the population, density, housing and commercial goals within the Town Centre Area Plan boundaries, which forms the extent of the Regional City Centre. This review will be to better align the projections for the Regional City Centre with the overall population, dwelling units and employment projections for the entire District. • The Regional Growth Strategy does not identify any Frequent Transit Development Areas in Maple Ridge. The Official Community Plan is consistent with the RGS. 1.2.6b) Include policies for Urban Centres which: i) Identify the general location, boundaries and types of Urban Centres on a map • Schedule "B" of the Official Community Plan identifies the boundaries of the Town Centre Area Plan, which aligns with the location of the Regional Town Centre identified on Map 2: Regional Land Use Designations of the RGS. ii) Focus growth and development in Urban Centres • Chapter 2 Growth Management, Section 2.1.2 - Compact & Unique Community • 10.4 Town Centre Area Plan, Sections 1.2.1 Goals and Objectives; 1.3 Assumptions and Targets; 3.2 General Land -Use Requirements, policies 3-1 and 3-3. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 3 MAPLE RIDGE iii) Encourage office development through policies and/or other financial incentives, such as zoning that reserves capacity for office uses and density bonus provisions; • Chapter 6.3 Commercial Opportunities, Section 6.3.1 Commercial Strategy, policy 6-20. • Chapter 10.4 Town Centre Area Plan, Chapter 3.2 General Land Use Requirements, policies 3-1 and 3-2 iv) In coordination with the provision of transit service, establish or maintain reduced residential and commercial parking requirements in Urban Centres, where appropriate • 10.4 Town Centre Area Plan parking standard; Section 5.0 Multi -Modal Transportation Network, policies 5-4, 5-5 and 5-6. 1.2.6c) Include policies for Frequent Transit Development Areas which: i) Identify on a map, in consultation with TransLink, the general location and boundaries of Frequent Transit Development Areas • The Regional Growth Strategy does not identify any Frequent Transit Development Areas in Maple Ridge. ii) Focus growth and development in Frequent Transit Development Areas • The Regional Growth Strategy does not identify any Frequent Transit Development Areas in Maple Ridge. iii) In coordination with the provision of transit service, establish or maintain reduced residential and commercial parking requirements in Urban Centres, where appropriate The Regional Growth Strategy does not identify any Frequent Transit Development Areas in Maple Ridge. 1.2.6d) Include policies for General Urban areas which: i) Identify the General Urban areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2) • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies lands designated Urban Residential; Commercial, Industrial, Institutional, Parks and Conservation and Urban Reserve that are located within the Urban Area Boundary. These land uses are generally consistent with the Regional Land Use Designations of "General Urban", "Industrial" and "Conservation and Recreation" identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. ii) Ensure development in General Urban areas outside of Urban Centres and Frequent Transit Development Areas are generally lower density that development in General Urban areas within Urban Centres and Frequent Transit Development Areas • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policy 2-3. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 4 MAPLE RIDGE Br1Sish Colnmbla • Section 10.1 Area Planning of the Official Community Plan establishes the area planning program for the District. In addition, Sections 10.2 - Albion Area Plan; 10.3 Silver Valley Area Plan; and 10.4 Town Centre Area Plan establish policies and guidelines for development within each of the area plan boundaries. • Section 3.1.3 Residential Designations, Urban Residential policies 3-18 1) Neighbourhood Residential and 3-18 2) Major Corridor Residential. • Section 3.1.4 Residential Infill and Compatibility Criteria, policies 3-19, 3-20 and 3-21. iii) where appropriate, identify small scale Local Centres in the General Urban areas that provide a mix of housing types, local -serving commercial activities and good access to transit. The Regional Growth Strategy does not identify any Local Centres in the District of Maple Ridge. However, the following OCP policies reflect the spirit and intent of a 'local centre' as identified in the RGS: • Section 6.3.5 Community Commercial Node, policies 6-26, 6-27, 6-28 and 6-29. • Section 6.3.6 Neighbourhood Commercial Centres, policies 6-30, 6-31, 6-32 and 6-33. • Section 6.3.8 Historic Commercial, policies 6-37, 6-38 and 6-39. • Chapter 10.3 Silver Valley Area Plan, Section 5.2 River Village and 5.2.3 Main Street Commercial Areas. iv) exclude non-residential major trip -generating uses, as defined in the Regional Context Statement, from those portions of General Urban areas outside of Urban Centres and Frequent Transit Development Areas • Chapter 7.2 Road Network Plan, policy 7-11. v) encourage infill development by directing growth to established areas, where possible; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policy 2-3. • Chapter 3.1 Residential, Section 3.1.4 Residential Infill and Compatibility Criteria, policies 3-19, 3-20 and 3-21. 1.2.6e) include policies that, for Urban Centres or Frequent Transit Development Areas that overlay Industrial, Mixed Employment, or Conservation and Recreation areas, the Industrial, Mixed Employment, and Conservation and Recreation intent and policies prevail, except in the Mixed Employment areas contained within the overlay area; • Chapter 10.4 Town Centre Area Plan, Section 2.2.1 Protection of Natural Features, policies 2-1, 2-2, 2-13, 2-14 and 2-15. • The Regional Growth Strategy does not identify any Frequent Transit Development Areas or Mixed Employment lands within the District of Maple Ridge. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 5 MAPLE RIDGE 1.2.6f) for Urban Centres, Frequent Transit Development Areas and General Urban areas, include policies which: i) support continued industrial uses by minimizing the impacts of urban uses on industrial activities; • Chapter 2.1 Growth Management, policy 2-1. • Section 6.4.1 Industrial Lands, policies 6-40, 6-41 and 6-42. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments for the support, protection and intensification of industrial land uses. ii) encourage safe and efficient transit, cycling and walking; • Chapter 7.3 Transit • Chapter 7.4 Cyclists • Chapter 7.5 Pedestrians • Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network. iii) implement transit priority measures, where appropriate; • Chapter 7.1 Transportation, policies 7-3, 7-4 and 7-5. • Chapter 7.3 Transit, policies 7-16 through 7-24. • Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network, policies 5-12 and 5-13. iv) support district energy systems and renewable energy generation, where appropriate. • Chapter 10.4 Town Centre Area Plan, Section 2.2 Integrating Green Infrastructure, policy 2-19. • Chapter 5.5 Air Quality, policies 5-39 & 5-40. • Chapter 5.6 Preparing for Climate Change. Strategy 1.3: Protect Rural areas from urban development 1.3.3a) identify the Rural areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2); • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies land uses outside of the Urban Area Boundary that include Agricultural, Park, Parks Within the ALR, Forest, Rural Residential, Suburban Residential, Estate Suburban Residential and Conservation. These land uses are generally consistent with the Regional Land Use Designations of "Rural" and "Conservation and Recreation" identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 6 MAPLE RIDGE 1.3.3b) limit development to a scale, form, and density consistent with the intent for the Rural land use designation, and that is compatible with on-site sewer servicing; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policies 2-4 and 2-6. • Chapter 2.2 .2.2 Land Use Designations, Agricultural, Rural Residential, Suburban Residential, Estate Suburban Residential. • Chapter 3.1 Residential, Section 3.1.3 Residential Designations, Rural Residential policies 3-6 through 3-9, Suburban Residential policies 3-10 through 3-13 and Estate Suburban Residential policies 3-14 through 3-17. • Chapter 9.1 Municipal Services, Section 9.1.2 Septic Systems, policies 9-5 and 9-6. 1.3.3 c) include policies which: i) specify the allowable density and form, consistent with Action 1.3.1, for land uses within the Rural land use designation; • Section 3.1.3 Residential Designations policies 3-6 through 3-17. ii) support agricultural uses within the Agricultural Land Reserve, and where appropriate, outside of the Agricultural Land Reserve. • Section 2.1.2 A Compact and Unique Community policy 2-6 • Chapter 6.2 Agricultural Opportunities, Sections 6.2.1 Economic Development Strategy and 6.2.2 Sustainable Agriculture District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 7 MAPLE RIDGE Goal 2: Support a Sustainable Economy "The land base and transportation systems required to nurture a healthy business sector are protected and supported. This includes supporting regional employment and economic growth. Industrial and agricultural land is protected and commerce flourishes in Urban Centres throughout the region." Strategy 2.1: Promote land development patterns that support a diverse regional economy and employment close to where people live 2.1.4 a) include policies that support appropriate economic development in Urban Centres, Frequent Transit Development Areas, Industrial and Mixed Employment areas; • Chapter 6.1 Employment Generating Opportunities, policies 6-1, 6-2, 6-3 and 6-4 • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments for the support, protection and intensification of industrial land uses. • Chapter 6.3 Commercial Opportunities, policies 6-18, 6-20 and 6-21. • Chapter 10.4 Town Centre Area Plan, Section 1.2 - 8 Guiding Sustainability Principles, Section 1.2.1 Goals and Objectives, Principles: 1 Each Neighbourhood is Complete 6 Jobs are close to home; and 7 The Centre is distinctive, attractive and vibrant. • Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land -Use Requirements policies 3-1, 3-2, 3-3, 3-5, 3-6, 3-9, 3-14 and 3-15. 2.14 b) support the development of office space in Urban Centres, through policies such as zoning that reserves land for office uses, density bonus provisions to encourage office development, variable development cost charges, and/or other financial incentives; • Chapter 6.3 Commercial Opportunities, Section 6.31 Commercial Strategy policies 6-17, 6-18 and 6-21. • Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land -Use Requirements, policies 3-2 and 3-6. 2.14 c) include policies that discourage major commercial and institutional development outside of Urban Centres or Frequent Transit Development Areas; The Maple Ridge Regional City Centre is intended to serve as the main commercial area within the District and provides a number of significant municipal services and facilities. It is also intended to be the primary location for any future post -secondary or technical institutional uses that do not require special site characteristics found elsewhere in the District. • Chapter 4.2 Institutional, policies 4-31 through 4-37. • Chapter 6.3 Commercial Opportunities, Section 6.3.1 Commercial Strategy, policy 6-22. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 8 MAPLE RIDGE 2.1.4 d) show how the economic development role of Special Employment Areas, post secondary institutions and hospitals are supported through land use and transportation policies. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.5 Post Secondary Educational Institutions. Strategy 2.2: Protect the supply of industrial land 2.2.4 a) identify the Industrial areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2); • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies land designated as Industrial and Rural Resource. These lands are generally consistent with the Regional Land Use Designation of "Industrial" identified on Maple Ridge Regional Context Statement - Regional Land Use Designations map. 2.2.4 b) include policies for Industrial areas which: i) support and protect industrial areas; • Chapter 6.4 Industrial Opportunities, Section 6.4.1 Industrial Lands, policies 6-40 through 6-46. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments for the support, protection and intensification of industrial land uses. ii) support appropriate accessory uses, including commercial space and caretaker units; • Section 6.4.2 Business Parks, policy 6-47. iii) exclude uses which are inconsistent with the intent of industrial areas, such as medium and large format retail, residential uses (other than industrial caretaker units where necessary), and stand-alone office uses that are not supportive of industrial activities; Within the District, `business parks' are intended to provide a range of light industrial uses and supporting industries. They are not considered to be the primary locations for office uses (restricted to a maximum of 25% of the total floor area of the development) or for professional and/or personal services. • Section 6.4.2 Business Parks, policy 6-49. • Section 6.5.3 Large Format Retail iv) encourage better utilization and intensification of industrial areas for industrial activities; • Section 6.4.1 Industrial Lands, policies 6-41, 6-42 and 6-44. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments for the support, protection and intensification of industrial land uses. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 9 MAPLE RIDGE BI ti n coiwneia 2.2.4 c) identify the Mixed Employment areas and their boundaries on a map generally consistent with the Regional Land Use Designation map (Map 2); • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. 2.2.4 d )include policies for Mixed Employment areas which: i) support a mix of industrial, commercial, office and other related employment uses, while maintaining support for established industrial areas, including potential intensification policies for industrial activities, where appropriate; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Chapter 6.1 Employment Generating Opportunities, policy 6-4. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. ii) allow large and medium format retail, where appropriate, provided that such development will not undermine the broad objectives of the Regional Growth Strategy; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Chapter 6.1 Employment Generating Opportunities, policy 6-4. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. iii) support the regional objective of concentrating commercial and other major trip -generating uses in Urban Centres and Frequent Transit Development Areas; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Chapter 6.1 Employment Generating Opportunities, policies 6-1 through 6-4. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. iv) where Mixed Employment areas are located within Urban Centres or Frequent Transit Development Areas, support higher density commercial development and allow employment and service activities consistent with the intent of Urban Centres or Frequent Transit Development Areas; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Chapter 6.1 Employment Generating Opportunities, policies 6-1 through 6-4. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 10 MAPLE RIDGE BI tin Columb • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. v) allow low density infill / expansion based on currently accepted local plans and policies in Mixed Employment areas and support increases in density only where the Mixed Employment area has transit service or where an expansion of transit service has been identified in TransLink's strategic transportation plans for the planned densities; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. 2.2.4 e) include policies which help reduce environmental impacts and promote energy efficiency. • Chapter 5.5 Air Quality, policies 5-39 through 5-42. • Note: The District is currently undertaking an Environment Management Strategy that may recommend Official Community Plan amendments to include additional policies that promote energy efficiency. Strategy 2.3: Protect the supply of agricultural land and promote agricultural viability with an emphasis on food production 2.3.6 Adopt Regional Context Statements which: a) specify the Agricultural areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2); • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies lands designated Agricultural and Parks within the ALR. These land uses are generally consistent with the Regional Land Use Designation of "Agriculture" identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. b) include policies to support agricultural viability including those which: i) assign appropriate regional land use designations that support agricultural viability and discourage non-farm uses that do not complement agriculture; • Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policies 6-9 through 6-14. ii) discourage subdivision of agricultural land leading to farm fragmentation; • Section 6.2.2 Sustainable Agriculture, policies 6-12 and 6-13. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 11 MAPLE RIDGE BI ti n coiwneia iii) where feasible, and appropriate with other governments and agencies, maintain and improve transportation, drainage and irrigation infrastructure to support agricultural activities; • Chapter 7.2 Road Network Plan, policy 7-9. iv) manage the agricultural -urban interface to protect the integrity and viability of agricultural operations (e.g. buffers between agricultural and urban areas or edge planning); • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policies 2-2, 2-4 and 2-6. • Chapter 6.2 Agricultural Opportunities, Section 6.2.1 Economic Development Strategy, policy 6-6. (Note: Maple Ridge Agricultural Plan endorsed by Council Resolution R/09-516 in December 2009). • Section 6.2.2 Sustainable Agriculture, policies 6-10, 6-12 and 6-13. v) demonstrate support for economic development opportunities for agricultural operations (e.g. processing, agri-tourism, farmers' markets and urban agriculture); • Section 6.2.1 Economic Development Strategy, policies 6-5 through 6-8. • Section 6.2.2 Sustainable Agriculture, policies 6-9 through 6-14. vi) encourage the use of agricultural land, with an emphasis on food production; • Section 6.2.1 Economic Development Strategy, policies 6-7and 6-8. vii) support educational programs that provide information on agriculture and its importance for the regional economy and local food systems. • Section 6.2.1 Economic Development Strategy, policies 6-6 and 6-8. (Note: Maple Ridge Agricultural Plan endorsed by Council Resolution R/09-516in December 2009). District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 12 MAPLE RIDGE ©1 tish Colonb Goal 3: Protect the Environment and Respond to Climate Change Impacts "Metro Vancouver's vital ecosystems continue to provide the essentials of life - clean air, water and food. A connected network of habitats is maintained for a wide variety of wildlife and plant species. Protected natural areas provide residents and visitors with diverse recreational opportunities. Strategies also help Metro Vancouver and member municipalities meet their greenhouse gas emission targets, and prepare for, and mitigate risks from climate change and natural hazards." Strategy 3.1: Protect Conservation and Recreation lands Role of Municipalities: 3.1.4 Adopt Regional Context Statements which: a) identify the Conservation and Recreation areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2); • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies lands designated Conservation, Forest, Park and Parks within the ALR. These land uses are generally consistent with the Regional Land Use Designation of "Conservation and Recreation" identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. b) include land use policies to support the protection of Conservation and Recreation areas that are generally consistent with the following: i) public service infrastructure, including the supply of high quality drinking water; • Chapter 4.3 Heritage, Section 4.3.1 Heritage Recognition, policy 4-40, and Section 4.3.2 Heritage Management, policy 4-45. • Chapter 5.4 Water Resources, policies 5-32 through 5-38. ii) environmental conservation; • Chapter 5.2 Environmental Management Model, policies 5-1 through 5-8. • Chapter 5.3 Land Resources, policies 5-9 through 5-16. • Chapter 5.4 Water Resources, policies 5-28 through 5-32. iii) recreation, primarily outdoor; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-7, 4-9 and 4-10. • Chapter 5.3 Land Resources, policies 5-15 and 5-16. • Chapter 10.3 Silver Valley Area Plan, Section 5.2.7 River Village Parks, Section 5.3.8 Blaney, Forest and Horse Hamlets Parks and Schools and 5.4.5 Eco -Clusters Parks. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 13 MAPLE RIDGE BI ti n coiwneia iv) education, research and training facilities and uses that serve conservation and/or recreation users; • Section 4.1.2 Community Wellness, policies 4-5, 4-6, 4-7 and 4-8. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.1 Tourism. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.4 Forest. v) commercial uses, tourism activities, and public cultural or community amenities that are appropriately located, scaled and consistent with the intent of the designation; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-5, 4-7, 4- 8, 4-10 through 4-13. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.1 Tourism, policies 6-54, 6-55 and 6-56. c) include policies, where appropriate, that effectively buffer Conservation and Recreation areas from activities in adjacent areas. • Chapter 5.2 Environmental Management Model, policy 5-8. • Chapter 5.3 Land Resources, policies 5-10 through 5-13 and 5-17. • Chapter 5.3 Land Resources, Section 5.3.1 Hillside Development, policies 5-20 through 5-24. • Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policy 6-12(b). Strategy 3.2: Protect and enhance natural features and their connectivity Role of Municipalities: 3.2.4 Adopt Regional Context Statements which include policies and/or maps that indicate how ecologically important areas and natural features will be managed (as conceptually shown on Map 10) (e.g. steep slopes and ravines, intertidal areas and other natural features not addressed in Strategy 3.1). • Schedule "C" of the Maple Ridge Official Community Plan (Bylaw No. 6425-2006) identifies Natural Features including conservation lands, forests and major parks; Fraser River 200 Year Floodplain, Kanaka Creek Floodplain (interpreted) and Alouette River Floodplain, Canadian Wildlife Service Wetlands and the Fraser River Escarpment. 3.2.5 In collaboration with other agencies, develop and manage municipal components of the Metro Vancouver Regional Recreation Greenway Network and connect community trails, bikeways and greenways to the Regional Recreation Greenway Network where appropriate. • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-8, 4-9 and 4-10. • Chapter 5.2 Environmental Management Model, policies 5-3, 5-7and 5-8. • Chapter 5.3 Land Resources, policies 5-15 and 5-16. • Chapter 7.6 Multi -Use Equestrian Trails, policies 7-42 and 7-43. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 14 MAPLE RIDGE 3.2.6 Identify where appropriate measures to protect, enhance and restore ecologically important systems, features, corridors and establish buffers along watercourses, coastlines, agricultural lands, and other ecologically important features (e.g. conservation covenants, land trusts, tax exemptions and ecogifting). • Chapter 5.2 Environmental Management Model, policy 5-8. • Chapter 5.4 Water Resources, policy 5-30. • Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policy 6- 12(b). • Chapter 8 Development Permit Guidelines, Watercourse Protection Development Permit Area Guidelines. 3.2.7 Consider watershed and ecosystem planning and/or Integrated Stormwater Management Plans in the development of municipal plans. • Chapter 5.4 Water Resources, policies 5-28, 5-29, 5-32 and 5-33. Strategy 3.3: Encourage land use and transportation infrastructure that reduce energy consumption and greenhouse gas emissions, and improve air quality Role of Municipalities: 3.3.4 Adopt Regional Context Statements which: a) identify how municipalities will use their land development and transportation strategies to meet their greenhouse gas reduction targets and consider how these targets will contribute to the regional targets; • Chapter 5.6 Preparing for Climate Change, policies 5-43 through 5-45. • Chapter 7.1 Transportation, policies 7-1, 7-3 and 7-4. b) identify policies and/or programs that reduce energy consumption and greenhouse gas emissions, and improve air quality from land use and transportation infrastructure, such as: o existing building retrofits and construction of new buildings to green performance guidelines or standards, district energy systems, and energy recovery and renewable energy generation technologies, such as solar panels and geoexchange systems, and electric vehicle charging infrastructure; o community design and facility provisions that encourages transit, cycling and walking (e.g. direct and safe pedestrian and cycling linkages to the transit system); • Chapter 5.5 Air Quality, policies 5-39 through 5-42. • Chapter 5.6 Preparing for Climate Change, policies 5-43, 5-44 and 5-45. • Chapter 10.4 Town Centre Area Plan, Section 2.2 Integrating Green Infrastructure, policies 2-21 through 2-24. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 15 MAPLE RIDGE BI ti n coiwneia c) focus infrastructure and amenity investments in Urban Centres and Frequent Transit Development Areas, and at appropriate locations along TransLink's Frequent Transit Network; • Chapter 9.1 Municipal Services, Section 9.1.1 Municipal Infrastructure, policies 9-1, 9-2 and 9-3. d) implement land use policies and development control strategies which support integrated storm water management and water conservation objectives. • Chapter 5.4 Water Resources, policies 5-28, 5-30, 5-32 through 5-38. • Chapter 10.4 Town Centre Area Plan, Section 2.2.1 Protection of Natural Features. Strategy 3.4: Encourage land use and transportation infrastructure that improve the ability to withstand climate change impacts and natural hazard risks Role of Municipalities: 3.4.4 Adopt Regional Context Statements that include policies to encourage settlement patterns that minimize risks associated with climate change and natural hazards (e.g. earthquake, flooding, erosion, subsidence, mudslides, interface fires). • Chapter 5.3 Land Resources, policies 5-10 through 5-14, 5-18 and 5-19. • Section 5.3.1 Hillside Development, policies 5-20 through 5-24. 3.4.5 Consider incorporating climate change and natural hazard risk assessments into the planning and location of municipal utilities, assets and operations. • Chapter 5.3 Land Resources, policy 5-9. • Chapter 5.6 Preparing for Climate Change, policy 5-43. • Chapter 9.1 Municipal Services, Section 9.1.1 Municipal Infrastructure, policy 9-4 • Section 9.1.2 Septic Systems, policies 9-5 and 9-6. • Section 9.1.3 Waste Reduction and Recycling, policies 9-7, 9-8 and 9-9. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 16 MAPLE RIDGE Goal 4: Develop Complete Communities "Metro Vancouver is a region of communities with a diverse range of housing choices suitable for residents at any stage of their lives. The distribution of employment and access to services and amenities builds complete communities throughout the region. Complete communities are designed to support walking, cycling and transit, and to foster healthy lifestyles." Strategy 4.1: Provide diverse and affordable housing choices Role of Municipalities: 4.1.7 Adopt Regional Context Statements which: a) include policies or strategies that indicate how municipalities will work towards meeting the estimate future housing demand as set out in Appendix Table A.4, which: i) ensure the need for diverse housing options is articulated in municipal plans and policies, including neighbourhood and area plans; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policies 2-1, 2-2, 2-3, 2-5 and 2-6. • Chapter 3.1 Residential, section 3.1.1 Housing and Land Requirements, policy 3-1. • Section 3.1.2 Community Character and Sense of Place, policies 3-2, 3-3 and 3-5. • Section 3.1.3 Residential Designations policies 3-8, 3-12, 3-15, 3-17, 3-18 (1) and (2). • Section 3.1.4 Residential Infill and Compatibility Criteria, policies 3-19 (1) and (2), 3-20 and 3-21. • Section 3.1.5 Urban Reserve. • Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land -Use Requirements, policy 3-1. ii) increase the supply and diversity of the housing stock through infill developments, more compact housing forms and increased density; • Section 3.1.4 Residential Infill and Compatibility Criteria iii) in collaboration with the federal government and the province, assist in increasing the supply of affordable rental units for households with low or low to moderate incomes through policies, such as density bonus provisions, inclusionary zoning or other mechanisms, particularly in areas that are well served by transit; • Chapter 3.2 Affordable, Rental and Special Needs Housing, policies 3-27 through 3-33. iv) encourage and facilitate affordable housing development through measures such as reduced parking requirements, streamlined and prioritized approval processes, below market leases of publicly owned property, and fiscal measures. • Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land -Use Requirements, policies 3-1, 3-7 and 3-8. • Chapter 10.4 Town Centre Area Plan, Section 5.0 Multi -Modal Transportation Network, Section 5.1 Offering Transportation Choices, policy 5-4. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 17 MAPLE RIDGE BI ti n coiwneia • *Note: Section 10.0 of the Off -Street parking and Loading Bylaw No. 4350-1990 (as amended), outlines provisions for reduced parking standards for multi -family non -market housing, Seniors Independent Living, Assisted Living, Supportive Housing and Congregate Care facilities. 4.1.8 Prepare and implement Housing Action Plans which: a) assesses local housing market conditions, by tenure, including assessing housing supply, demand and affordability; • Chapter 3.2 Affordable, Rental and Special Needs Housing, policies 3-27, 3-28, 3-29 and 3-31. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in the fall 2013. b) identify housing priorities, based on the assessment of local housing market conditions, and consideration of changing household demographics, characteristics and needs; • Chapter 3.2 Affordable, Rental and special Needs Housing, policies 3-27, 3-29, 3-30, 3-31 and 3-32. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in the fall 2013. c) identify implementation measures within the jurisdiction and financial capabilities of municipalities, including actions set out in Action 4.1.7; • The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in the fall 2013. d) encourage the supply of new rental housing and where appropriate mitigate or limit the loss of existing rental housing stock; • Chapter 3.2 Affordable, Rental and special Needs Housing, policies 3-30 through 3-33. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in the fall 2013. e) identify opportunities to participate in programs with other levels of government to secure additional affordable housing units to meet housing needs across the continuum; • Chapter 3.2 Affordable, Rental and special Needs Housing, policy 3-28. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in the fall 2013. f) cooperate with and facilitate the activities of the Metro Vancouver Housing Corporation under Action 4.1.5. • Chapter 3.2 Affordable, Rental and special Needs Housing, policy 3-28. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in the fall 2013. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 18 MAPLE RIDGE ©1 tish Colonb Strategy 4.2: Develop healthy and complete communities with access to a range of services and amenities 4.2.4 Include policies within municipal plans or strategies, that may be referenced in the Regional Context Statements which: a) support compact, mixed use, transit, cycling and walking oriented communities; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community. • Chapter 3.1 Residential, Section 3.1.2 Community Character and Sense of Place. • Section 3.1.3 Residential Designations, policies 3-18 (1) and (2). • Section 3.1.4 Residential Infill and Compatibility Criteria. • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness Community & Cultural Services, policies 4-2, 4-5, 4-7 through 4-11 and 4-13. • Chapter 7.3 Transit. • Chapter 7.4 Cyclists. • Chapter 7.5 Pedestrians. • Chapter 7.6 Multi -Use and Equestrian Trails. • Chapter 10.2 Albion Area Plan, Section 10.2.6 Village Centre. • Chapter 10.3 Silver Valley Area Plan, Section 5.2 River Village and Section 5.3 Hamlets. • Chapter 10.4 Town Centre Area Plan, Section 1.2 8 Guiding Sustainability Principles, Section 1.2.1 Goals and Objectives, Section 3.2 General Land -Use Requirements, Section 4.0 Park and Conservation, Section 5.1 Offering Transportation Choices and Section 5.2 Defining the Transportation Network. b) locate community, arts, cultural, recreational, institutional, medical/health, social service, education facilities and affordable housing development in Urban Centres or areas with good access to transit; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, Community & Cultural Services. • Section 4.1.4 Diverse Population. • Chapter 4.2 Institutional. • Chapter 4.3 Heritage, Section 4.3.2 Heritage Management. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.5 Post Secondary Educational Institutions. c) provide public spaces and other place -making amenities for increased social interaction and community engagement; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness Community & Cultural Services. • Section 4.1.4 Diverse Population, policies 4-18 and 4-19. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 19 MAPLE RIDGE d) support active living through the provision of recreation facilities, parks, trails, and safe and inviting pedestrian and cycling environments; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, Community & Cultural Services, policies 4-5, 4-7 through 4-13. • Chapter 5.2 Environmental Management Model, policies 5-7 and 5-8. • Chapter 5.3 Land Resources, policies 5-14, 5-15 and 5-16. • Chapter 7.2 Road Network Plan, policies 7-10, 7-11, 7-13 and 7-15. • Chapter 7.4 Cyclists. • Chapter 7.5 Pedestrians. • Chapter 7.6 Multi -Use and Equestrian Trails. e) support food production and distribution throughout the region, including in urban areas, roof top gardens, green roofs and community gardens on private and municipally -owned lands and healthy food retailers, such as grocery stores and farmers' markets near housing and transit services; • Chapter 6.2 Agricultural Opportunities, Section 6.2.1 Economic Development Strategy. • Section 6.2.2 Sustainable Agriculture. f) assess overall health implications of proposed new communities, infrastructure and transportation services, including air quality and noise, with input from public health authorities; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policy 2-5. • Chapter 3.1 Residential, Section 3.1.2 Community Character and Sense of Place, policy 3-5. • Chapter 5.5 Air Quality, policies 5-39 through 5-42. • Chapter 7.1 Transportation, policies 7-1 and 7-4. • Chapter 10.1 Area Planning, policy 10-3. g) support universally accessible community design; • Chapter 3.1 Residential, policy 3-1. • Section 3.1.2 Community Character and Sense of Place, policy 3-5. • Chapter 7.5 Pedestrians, policy 7-38. h) where appropriate, identify small scale Local Centres in General Urban areas that provide a mix of housing types, local -servicing commercial activities and good access to transit. Local Centres are not intended to compete with or compromise the role of Urban Centres and should preferably be located within Frequent Transit Development areas; • Chapter 6.3 Commercial Opportunities, Section 6.3.6 Neighbourhood Commercial Centres, policies 6-30, 6-32 and 6-33. • Section 6.3.8 Historic Commercial, policies 6-37 through 6-39. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 20 MAPLE RIDGE ©fi Itisn e�, i) recognize the Special Employment Areas as shown on the Local Centres, Hospitals and Post - Secondary Institutions map (Map 11). Special Employment Areas are located outside of Urban Centres and Frequent Transit Development Areas, and are region -serving, special purpose facilities that have a high level of related transportation activity due to employee, student or passenger trips. • Map 11 of the Regional Growth Strategy does not identify any Special Employment Areas in the District of Maple Ridge. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 21 MAPLE RIDGE Goal 5: Support Sustainable Transportation Choices "Metro Vancouver's compact, transit -oriented urban form supports a range of sustainable transportation choices. This pattern of development expands the opportunities for transit, multiple -occupancy vehicles, cycling and walking, encourages active lifestyles, and reduces energy use, greenhouse gas emissions, household expenditure on transportation, and improves air quality. The region's road, transit, rail and waterway networks play a vital role in serving and shaping regional development, providing linkages among the region's communities and providing vital goods movement networks." Strategy 5.1: Coordinate land use and transportation to encourage transit, multiple -occupancy vehicles, cycling and walking Role of Municipalities: 5.16 Adopt Regional Context Statements which: a) identify land use and transportation policies and actions, and describe how they are coordinated, to encourage a greater share of trips made by transit, multiple -occupancy vehicles, cycling and walking, and to support TransLink's Frequent Transit Network; • Chapter 7.1 Transportation, policies 7-1 through 7-5. • Chapter 7.2 Road Network Plan, policies 7-9, 7-10, 7-11 and 7-15. • Chapter 7.3 Transit, policies 7-16 through 7-24. • Chapter 7.4 Cyclists, policies 7-25 through 7-33. • Chapter 7.5 Pedestrians, policies 7-34 through 7-41. • Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network. • Chapter 10.4 Town Centre Area Plan, Figure 3 Future Rapid Transit Route identifies the potential future location of a rapid transit route along the Lougheed Highway in the Regional City Centre. • The District will work towards consistency between the OCP and RGS over time through the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is currently under preparation with an anticipated completion in 2013.) b) identify policies and actions that support the development and implementation of municipal and regional transportation system and demand management strategies, such as parking pricing and supply measures, transit priority measures, ridesharing, and car -sharing programs; • Chapter 10.4 Town Centre Area Plan, Section 5.1 Offering Transportation Choices, policies 5-4, 5-5 and 5-6. • The District will work towards consistency between the OCP and RGS over time through the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is currently under preparation with an anticipated completion in 2013.) c) identify policies and actions to manage and enhance municipal infrastructure to support transit, multiple -occupancy vehicles, cycling and walking. • Chapter 7.1 Transportation, policies 7-1, 7-4 and 7-5. • Chapter 7.2 Road Network, policies 7-10, 7-11 and 7-14. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 22 MAPLE RIDGE • Chapter 7.3 Transit, policies 7-16, 7-17, 7-19, 7-20, 7-23 and 7-24. • Chapter 7.4 Cyclists, policies 7-25, 7-26 and 7-29 through 7-33. • Chapter 10.4 Town Centre Area Plan, Section 5.1 Offering Transportation Choices, policies 5-1 and 5-2. • The District will work towards consistency between the OCP and RGS over time through the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is currently under preparation with an anticipated completion in 2013.) Strategy 5.2: Coordinate land use and transportation to support the safe and efficient movement of vehicles for passengers, goods and services Role of Municipalities: 5.2.3 Adopt Regional Context Statements which: a) identify routes on a map for the safe and efficient movement of goods and service vehicles to, from, and within Urban Centres, Frequent Transit Development Areas, Industrial, Mixed Employment and Agricultural areas, Special Employment Area, ports, airports and international border crossings; • Figure 4 - Proposed Major Corridor Network Plan (2005 - 2031) identifies the current (Nov. 14, 2006) and proposed major transportation routes within the District. • Note: The District is currently preparing a Transportation Plan which may include proposed changes to Figure 4 - Proposed Major Corridor Network Plan (2005 - 2031). b) identify land use and related policies and actions that support optimizing the efficient movement of vehicles for passengers, Special Employment Areas, goods and services on the Major Road Network, provincial highways, and federal transportation facilities; • Chapter 7.1 Transportation, policies 7-1, 7-2 and 7-3. • Chapter 7.2 Road Network Plan, policies 7-8, 7-9, 7-10, 7-12 and 7-14. • Note: The District is currently preparing a Transportation Plan that may include additional policies and actions that further address this Strategy. c) support the development of local and regional transportation system management strategies, such as the provision of information to operators of goods and service vehicles for efficient travel decisions, management of traffic flow using transit priority measures, coordinated traffic signalization, and lane management; • Chapter 7.1 Transportation, policy 7-1. • Chapter 7.2 Road Network Plan, policies 7-6 through 7-11. • Chapter 7.3 Transit, policy 7-18. • Note: The District is currently preparing a Transportation Plan that may include additional policies and actions that further address this Strategy. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 23 MAPLE RIDGE d) identify policies and actions which support the protection of rail rights-of-way and access points to navigable waterways in order to reserve the potential for goods movement, in consideration of the potential impacts on air quality, habitat and communities. • Chapter 7.2 Road Network Plan, policies 7-12 and 7-13. • Chapter 10.4 Town Centre Area Plan, Section 5.2.2 Enhancing the Multi -Modal Network, policy 5-13. • The District will work towards consistency between the OCP and RGS over time through the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is currently under preparation with an anticipated completion in 2013.) District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 24 MAPLE RIDGE Regional Growth Strategy Implementation Framework 6.2 Regional Context Statements: Providing for Appropriate Municipal Flexibility 6.2.7 A municipality may include language in its Regional Context Statement that permits amendments to the municipality's Official Community Plan to adjust the boundaries of regional land use designations (or their equivalent Official Community Plan designation) within the Urban Containment Boundary, provided that: a) the municipality may re -designate land from one regional land use designation to another regional land use designation, only if the aggregate area of all proximate sites so re -designated does not exceed one hectare; • The Maple Ridge Official Community Plan hereby permits such amendments. b) notwithstanding section 6.2.7(a), for sites that are three hectares or less, the municipality may re -designate land: • from Mixed Employment or Industrial to General Urban land use designation, if the site is located on the edge of an Industrial or Mixed Employment area and the developable portion of the site will be predominantly within 150 metres of an existing or approved rapid transit station on TransLink's Frequent Transit Network; or • from Industrial to Mixed Employment land use designation if the developable portion of the site will be predominantly within 250 metres of an existing or approved rapid transit station on TransLink's Frequent Transit Network; provided that: • the re -designation does not impede direct rail, waterway, road or highway access for industrial uses; and • the aggregate area of all proximate sites that area re -designated does not exceed three hectares; • The Maple Ridge Official Community Plan hereby permits such amendments. c) the aggregate area of land affected by all re -designations under section 6.2.7(a) and (b) together cannot exceed two percent of the municipality's total lands within each applicable regional land use designation. • The Maple Ridge Official Community Plan hereby permits such amendments. 6.2.8 A municipality may include language in its Regional Context Statement that permits amendments to the municipality's Official Community Plan to adjust the boundaries of the municipality's Urban Centres and Frequent Transit Development Areas, provided such boundary adjustments meet the guidelines set out in Table 3 (Guidelines for Urban Centres and Frequent Transit Development Areas) of the Regional Growth Strategy. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 25 MAPLE RIDGE • The Maple Ridge Official Community Plan hereby permits such amendments. 6.2.9 Municipalities will notify Metro Vancouver of all adjustments, as permitted by sections 6.2.7 and 6.2.8, as soon as practicable after the municipality has adopted its Official Community Plan amendment bylaw. • The District of Maple Ridge will implement policy 6.2.9 of the Regional Growth Strategy. 6.2.10 If a municipality includes language in its Regional Context Statement that permits amendments to the municipality's Official Community Plan to adjust the boundaries of regional land use designations within the Urban Containment Boundary or the boundaries of Urban Centres and Frequent Transit Development Areas, as permitted by sections 6.2.7 and 6.2.8 respectively, the prescribe adjustments do not require and amendment to the municipality's Regional Context Statement. All other adjustments to regional land use designation boundaries will require and amendment to the municipality's Regional Context Statement, which must be submitted to the Metro Vancouver Board for acceptance in accordance with the requirements of the Local Government Act. • The Maple Ridge Official Community Plan hereby permits such amendments. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 26 APPENDIX B i p,°� Legend 144 AVE 11 =Regional City Centre Boundary ro I♦ Urban Containment Boundary %/ Special Study Area i r�- __ J I1 General Urban Industrial Rural °m . ` /j'0°` Conservation & Recreation f -� Agriculture j / 132 AVE ,. 132 AVE /- _ 111 \ � — Major Road Corridors (from MR OCP) zf N WAV o 12: AVE � "° a. 128 AVE Anticpated Future Route (from MR OCP) (Subject to Review)" ill Q9 - GOLDEN / .,- w • • LZ, • • � �o ry --.2N � 124 AVE �— � .1 J 23 AVE ' 1 7 \-- , LOUGHEED Y DISTRICT n •NEY TRUNK RD TRUNK RD �iV� OR��� it\��'� CEt RE �t! : �Jh i ti ��i' I" Via. �s� ■• .f ' �.� �� ��_ I N . Lake iv DIMMMr � / p, Iz a as• F - t�• , — Ai.21 J♦ I 112 AVE �' `� 112 AVE 1dm /� 7- a'-'"'"' ,POI liY ii$L01' , , i 1111 • F 'L� ' \ 104 AVE Z 104 AVE J��� 102 AVE ti F �. �— N F uJ 100 /74 I(/ FD Hi'N INE —_ —LOUGHEED HWY ---- _ Fraser Rive — iL\ N Sae 1225M Maple Ridge Regional Context Statement - Regional Land Use Designations.- A R��• .yll,„a■ �,,r- j' -Zr 1.0 `Ir. Maple Ridge Regional Context Statement CORPORATION OF THE DISTRICT OF MAPLE RIDGE mex.em�. u,eu.._w_m.l�awec°.eo, za.samw � Y MAPLE RIDGE enci.h eolw«ms u^rn :aai_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 22, 2013 and Members of Council FILE NO: 2013-041-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7007-2013 20738 123 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to R-1 (Residential District) to permit future subdivision into approximately 23 lots within the Urban Area Boundary. An OCP amendment will be required to adjust the Conservation area boundary. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Maple Ridge Zone Amending Bylaw No.7007-2013 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 the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Owner: DAMAX Consultants Ltd. Marian Mussallem 1102 Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Lot 5 Except: Firstly: The East 100 feet; Secondly: Part Subdivided by Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241 Group 1 New Westminster District Plan 1750 Urban Residential and Conservation RS -3 (One Family Rural Residential) R-1 (Residential District) Single Family Residential RS -2 (One Family Suburban Residential) Urban Residential, Conservation Single Family Residential RS -lb (One Family (Medium Density) Residential) Urban Residential Conservation RS -3 (One Family Rural Residential), RS -1 (One Family Urban Residential) Conservation Single Family Residential RS -3 (One Family Rural Residential) Urban Residential, Conservation Single Family Residential Single Family Residential 3.03 hectares (7.4 acres) 123 Avenue, 207A Street Urban Standard Currently a single family dwelling is located on the property, close to the north property line and is accessed from 123 Avenue. The site is treed and flat lying through the middle. Two ravines are located on the eastern and western boundaries of the site, with branches of the McKenney Creek running through each ravine. Municipally owned conservation land borders the site on the east property line, and single family lots larger than one acre in size abut the site on the west property line and are adjacent to the site across from 123 Avenue. These single family lots contain large portions of designated conservation land due to McKenney Creek. Single family lots and townhouses abut the site on the south property line. c) Project Description: The applicant proposes to rezone the site to allow for future subdivision into approximately 23 single family lots. The lots will be accessed from an extension of 207A Street, which currently terminates at the site's southern property line. The two areas of McKenney Creek riparian setbacks are proposed to be dedicated through the rezoning process for conservation purposes, and will expand the existing municipally owned conservation land on the east side of the site. -2- 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 located within the Urban Area Boundary and is currently designated Urban Residential and Conservation. For the proposed development, an OCP amendment will be required to adjust the Conservation area boundary. The subject property fronts 123 Avenue, identified as a Major Corridor in Figure 4, Appendix E of the OCP. There are a range of development options that comply with Major Corridor Residential Infill policies subject to neighbourhood compatibility and context. Major Corridor residential infill options are described in Policy 3-20, as follows: 3 - 20 Major Corridor Residential Infill developments must be designed to be compatible with the surrounding neighbourhood and will be evaluated against the following criteria: a) building forms such as single detached dwellings, duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential developments subject to Policy 3-21; b) a maximum height of two and one-half storeys with an emphasis on ground oriented units for all developments except for apartments; c) a maximum height of four storeys for apartments; and d) adherence to Development Permit Guidelines for multi -family and intensive residential developments as outlined in Chapter 8 of the Official Community Plan. Compatibility criteria for residential infill is further detailed in Policy 3-21 which states: 3 - 21 All Neighbourhood and Major Corridor Residential infill developments will respect and reinforce the physical patterns and characteristics of established neighbourhoods, with particular attention to: a) the ability of the existing infrastructure to support the new development; b) the compatibility of the site design, setbacks, and lot configuration with the existing pattern of development in the area; c) the compatibility between building massing and the type of dwelling units in the proposed development and the surrounding residential properties;... The subject property is bounded to its north by 123 Avenue. The designated conservation lands effectively buffer the established large lot single family developments to the east and west of the subject property. The proposed development is immediately adjacent to the existing residential developments to its south, and therefore compatibility with this development pattern is the most critical. Existing development immediately south of the subject site consists of both RM -1 (Townhouse Residential) and RS -lb (One Family Urban (Medium Density) Residential) zoned land. The densities of the proposed R-1 (Residential District) zone will therefore bridge this gap, providing higher density than the RS -1b (One Family Urban (Medium Density) Residential) zoned properties, but significantly lower density than the RM -1 (Townhouse Residential) zoned site. In addition, the applicant has proposed a variety of lot widths throughout the site ranging from 12 to 20 metres. This mix of lot -3- widths will help provide variety in the streetscape, as 207A Street is extended further north. Additionally, the proposed lot configuration mimics the subdivision layout to the south to fit with the existing pattern of development in the area. Based on these considerations as outlined above, the proposed development is consistent with the Major Corridor Residential Infill policies of the Urban Residential designation. Zoning Bylaw: The current application proposes to rezone the property located at 20738 123 Avenue from RS -3 (One Family Rural Residential) to R-1 (Residential District) to permit future subdivision into approximately 23 single family lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Development Information Meeting: Due to the anticipated impact on the existing neighbourhood resulting from the 207A Street extension to 123 Avenue, the Director of Planning has advised that a Development Information Meeting is required for this application. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. 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) Building Department; c) Operations Department; d) Fire Department; e) Parks Department; and f) Ministry of Transportation and Infrastructure. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take place between first and second reading. Prior to proceeding to second reading, the applicant will be required to submit a traffic impact assessment prepared in accordance with guidelines from the Engineering Department, focusing on broader traffic route patterns and the implications of extending 207A Street to 123 Avenue. f) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. -4- 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: This development proposal is in compliance with the Official Community Plan, however an OCP amendment for a Conservation boundary adjustment will be required. It is expected that once complete information is received, Maple Ridge Zone Amending Bylaw No. 7007-2013 will be amended to reflect the appropriate conservation boundary. It is therefore recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading; and that Council not require any further additional OCP consultation. 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 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 No. 7007-2013 Appendix C - Proposed Site Plan -5- APPENDIX A 12 2370 5 6 Q Zo>ss c 7 N 0) 8 N 1z3ss 170 PARK 1241 13 2360 1 I 123B AVE 166 169 14 1 ROAD , Er � 20770 V 20780 CO 20798 1 12334 165233s 2350 1 P 25866 P 25866 m 15 m N 2 123228 Tr 164 2340 iz LMP 42697` 6687 0 12325 167 12313 16 0- 23 _Lo 12323 12312 163 12330 31 N0 N. RP 17273 `O 16212307 17 i Rem 12313 Rem 'A' rn (0 m \ Pd 0 12303 0- 161 12320 N N N N / LMP 7229 LMP 701 LMP 7993 LMP 11657 o 20616 7 r_ 20622 0 20630 o N iv m 20650 T ,. 20660 N N co rl o J N , s (0 4m 0 N • / co o 1139 % rn7 w K 12276 D Re Gm Rem 14 Subject Property Rem. 50 363 P 1 a L 056 7 12266 12250\1I Z 20619 13 17997\ 0 20649 6 M O 12258 N V N Rem 5 l 5 _ 20679 09 12255 H 12250 TYNERAVE .__ — 20680 0_ ' I d -J (0 (0 N m m m •v CO O N 10 12239 J Y 17 12238 0 U N 0 T N P 17 0 S N 97 o 0 R N 15 P 1750 1 18 12228 PARK 12227 P 11392 51 19 12220 1 ° 12217 12208o_ .- 206 ST. P 26461 207A ST. I 17 P 31287 P 65204 13 12209 21 01162209 12210 16 0) 12196 CO12194 N15 12203 12206 18 14 0-14 12201 22 12199 12200 19 O 17 :0 20 •12186 co 13 12194 r 5 12187 69 12174 O 12193 21 d ut 18 0) 12 12182 M w 68 12166 co 12179 16 -t- 11 12170 22 12163 P 26461 P 72978 12169 i 19 NWS 2686 10 12150 1215724 12146N 0 (D o 32 ( 9 N `° 228 co N N() N1 20 I\ 12145 � 12138 P 29188 12134 335 336 a 47 $ 12131 26 - - =659 P 45046 12122 ma T� ` 7 N Scale: 1:2,500 CIt'..f Pitt ___ Meaows i 20738-123 Ave - � ! = P;,Ii�',; I ._ -ItHI• 4 CORPORATION OF THE DISTRICT OF :` Ilr.�,� >!,°'VIII° ' P" 0_ .._,„-,,,,.,M.,,,,„,__R,...',. V I �,= V '; it i ,� Flo MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT •. District of Langley,prel %ii DATE: Jul 12, 2013 2013-041-RZ BY: JV --- �j FRASER R. �� APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7007-2013 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. 7007-2013." 2. That parcel or tract of land and premises known and described as: Lot 5 Except: Firstly: The East 100 feet; Secondly: Part Subdivided by Plan 17056; Thirdly: Part Subdivided by Plan 26346; District Lot 241 Group 1 New Westminster District Plan 1750 and outlined in heavy black line on Map No. 1591 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 RECONSIDERED AND FINALLY ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER - N 12360 1 I 1A 1238 AVE. I tltl 169 14 1 E 20770 20780 W n 20788 b J 20798 1 12334 16 5 12350 1 P 25866 P 25866 co Ep _ 0 168 12322 0 5 12340 5 LMP 42697 o_ \ 167 a 16 23 24 12323 11 12312 1 25 12330 31 CO N EE 47468 N a RP 17273 18 17 N M I coM co a Rem 12313 30 w Rem Pcl 'A' op al cLL 12315 12320 co \ N J/ N n \ / N 77161 LMP 6729 LMP 7526 LMP 7016 -- D 6857 LMP 7229 LMP 701 LMP 7993 7642 LM LMS 1527 1527 0 N I N ',Pi 0 N J o M CO N C M CO N * 20650 0 o CO 0 0 0 o 0 �J 0 N RW 82431 N rn 0 o N N \ L() Rem �\ CO W co 4 Qs, a N W 0 1 279 N, cif B F 1139 w a) Rem. 50 1308112269 12276 K D E F Gm Rem 14 363 co 100' 5 a L P 17056 ccoo 12267 12259 12266 11 12253 12 12250364 P 17997 P65 04 \ 61 22 X13 MNOPQ N co N co CO N v N Rem I o 9 20679 TYNERAVE. 20680 ��07 LL12255 \\0 I a Z W 122 \ 26 co 0N m N 0 o C''' N m N 'S �� \ CO CO oop I M CO 10 12239 J N 122 12237 1 I d 12229 27 U T P 17997 S R 1 P 1750 15 PARK z w 12227 22 P 11392 A I 51 R. op 0_ 12 p°j 12217 122 12208 W P65204_ 0 13 206 ST. P 26461 C57267 16 12209 17 LMP 31287 1 _ _ 12209 12210 16 12194/ /o / / L\115 r 12203 12206 18 14 121 0-14 I r 12201 17/ 12199 n 12200 19 Q 0_ 1,- z 121 12180 12180 c N 20 M LL1 O / / 1 13 12194 r 12187 m 121 \ 121930_ 21 , 18 w / 0 gl 12 12182 12166 N N. / M 12179 22 16 1 EL 11 12170 12163 P 26461 \ iY P 72978 12169 12158 23 19 12150 \ 1 NWS 2686 EP 73297_ 10 12157 12146 o co V 19(0 \ 32 24 0 0 � r77R n MAPLE RIDGE ZONE AMENDING Bylaw No. 7007-2013 Map No. 1591 From: RS-3 (One Family Rural Residential) To: R-1 (Residential District) L"\A N SCALE 1:2,500 MAPLE RIDGE British Columbia ENDIX C 1.1 i" i!a Avripait- Damax Consultants Ltd. 103-1600 West 6th Ave. Vancouver, B.C. VGJ 1R3 7'el.224-6827 Fax 689-3880 l9• o . c • 17-, vi Le- 7-A- ‘n, • 4 -Ori- MAPLE R11)0E B. E.l�ra�u�a�s • rrn Kaci_ L•cs:7- District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 22, 2013 and Members of Council FILE NO: 2011-084-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Amended Second Reading Maple Ridge Zone Amending Bylaw No. 6853-2011 Maple Ridge Zone Amending Bylaw No. 6947-2012 11185 240 Street and 11133 240 Street EXECUTIVE SUMMARY: The site located at 11185 240 Street and 11133 240 Street (See Appendix A) is at Third Reading to be rezoned as follows: • from RS -3 (One Family Rural Residential) to RST (Street Townhouse Residential) along 112 Avenue and 240 Street for 24 street townhouses; • from RS -3 (One Family Rural Residential) to R-1 (Residential District) and R-2 (Urban Residential District) in the interior portion of the site for 39 R-2 (Urban Residential District) single family lots, one remnant R-1 lot; and • from RS -3 (One Family Rural Residential) to C-1 (Neighbourhood Commercial) at the corner for a mixed use commercial/residential development with an accompanying site specific text amendment. The bylaws associated with this proposal are: • OCP Amending Bylaw No. 6875-2011; • Zone Amending Bylaw No. 6853-2011 for the rezoning of the subject properties; and • Zone Amending Bylaw No. 6947-2012 for the site specific C-1 Zone text amendment. The property has recently been acquired by a new owner, and has requested these changes: • That the total amount of permitted floor area for the mixed use commercial/residential building be increased to accommodate an improved design; • That the number of rental units be reduced to accommodate Building Code requirements; and • That the boundary between the current R-2 and the RST zone boundaries be adjusted to reduce the number of R-2 lots and to add a duplex in place of the two Iots. This application was granted first and second readings on October 9, 2012, a Public Hearing was held on November 20, 2012, followed by third reading on November 27, 2012. 1103 To allow for these changes, the following is necessary: • To rescind second and third readings for Bylaw No. 6853-2011 and No. 6947-2012; • To grant second reading to the bylaws as amended to accommodate the requested changes; and • To forward the bylaws, as amended, to a new Public Hearing. RECOMMENDATIONS: 1. That second and third readings for Zone Amending Bylaw No. 6853-2011 and Zone Amending Bylaw No. 6947-2012 be rescinded; 2. That Zone Amending Bylaw No. 6853-2011 and Zone Amending Bylaw No. 6947-2012 be amended as described in the report dated July 22, 2013, be given second reading as amended and be forwarded to Public Hearing; 3. That the following terms and conditions be met prior to Final Reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Amendment to Schedules "A", "B" & "C" of the Official Community Plan, including Amendment to Appendix C in Schedule "A" to add the RST Street Townhouse Residential Zone under RESIDENTIAL DESIGNATION - Major Corridor Residential Category in the Zoning Matrix on a site-specific basis; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Registration of a Restrictive Covenant which addresses storm/rain water management; v. Road dedication as required; vi. Park dedication as required; vii. Registration of a Housing Agreement in accordance with Section 905 of the Local Government Act and an associated Restrictive Covenant stating that the apartment units above the ground floor of the commercial building will be restricted to residential rental units; viii. Registration of a Restrictive Covenant for the protection of habitat and natural features; ix. Removal of the existing building or buildings; -2 x. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; and xi. Registration of a Restrictive Covenant protecting the Residential Parking and the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Owner: Damax Consultants Ltd. (Dave Laird) Qualico Developments (Vancouver) Inc., Inc. No. A26101 Legal Description: Lot C, District Lot 404, Group 1, NWP 19825 Lot D, District Lot 404, Group 1, NWP 19825 OCP: Existing: Urban Residential, Commercial & Conservation Proposed: Urban Residential, Commercial & Conservation Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RST (Street Townhouse Residential), R-2 (Urban Residential District), R-1 (Residential District) & C-1 (Neighbourhood Commercial) North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential (Proposal for Neighbourhood Commercial and Townhouse) RS -3 (One Family Rural Residential) (RZ/044/09 - Proposed C-1 (Neighbourhood Commercial) and RM -1 (Townhouse Residential) ) Commercial Single Family Residential RS -3 (One Family Rural Residential) Urban Residential Single Family Residential RS -3 (One Family Rural Residential) Medium Density Residential, Neighbourhood Commercial and Conservation Single Family Residential RS -3 (One Family Rural Residential) Urban Residential and Conservation -3- Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: Single Family Residential Single Family Residential, Commercial with Rental Apartments on the second floor, and Park 1.693 Ha. (4.2 Acres) 112 Avenue and 240 Street (future access 111 Avenue) Full Urban Standard 2011 -084 -DP & SD, 2012 -020 -DP & VP, 2012 -021 -DP & VP This property was recently sold to Qualico Developments (Vancouver) Inc. by the initial applicant NAG Construction, Ltd. Modifications are proposed that will require the zone amending bylaws to be amended and the project to be taken back to a new Public Hearing. The overall proposal is to rezone the property located at 11185 240 Street and 11133 240 Street from RS -3 (One Family Rural Residential) to RST (Street Townhouse Residential) along 112 Avenue and 240 Street; R-1 (Residential District) for a small portion of the site to be compatible with lands to the south and the west; R-2 (Urban Residential District) for the interior portion of the site; and C-1 (Neighbourhood Commercial) at the corner. This would permit subdivision into 24 RST (Street Townhouse Residential) lots, 39 R-2 (Urban Residential District) single family lots, one remnant R-1 lot to be subdivided when lands to the south along 111 Avenue are developed, and one (1) commercial property. The headwaters of Rainbow Creek are located on the western side of the development site. This environmentally sensitive natural area and associated sloping lands will be dedicated as park. A Natural Features/Watercourse Protection development permit will govern the necessary enhancement and protection requirements, including securities and the required environmental setback for the single family residential lots abutting the park. Commercial Mixed-use Component: The majority of the changes are related to the mixed-use component of this project (See Appendix B). This component of the application continues to be a two (2) storey building with commercial uses on the first floor and residential dwellings on the second floor, located on a site at the southwest corner of 112 Avenue and 240 Street. The following changes are being proposed: • The number of residential units are to be reduced from four (4) rental apartments - 3 one -bedroom units and 1 two-bedroom unit - to two (2) two (2) bedroom rental apartments. The BC Building Code requires a significant construction upgrade to place more that two residential units above a commercial use. The additional cost has been deemed to be too expensive for the new owners and thus the proposal has been made to reduce the number of units from four (4) to two (2) rental apartments. • The amount of commercial floor area is proposd to be increased from 339.4 m2 (3,653.3 ft2) to 481.17 m2 (5,178 ft2). With fewer residential units, the residential floor area is reduced from 363.2 m2 (3,910.2 ft2) to 221.38 m2 (2,383 ft2). The overall building area for the revised proposal will be 702.39 m2 (7561 ft2) about the same as the original proposal of 702.6 m2 (7,563.5 ft2). -4- • Changes related to site layout and architectural design are proposed for the mixed- use building include the following: having a design that is more sensitive to the site's corner location and to the street grade in order to strengthening the pedestrian orientation to 112 Avenue and 240 Street, and changing access from 240 Street to 112 Avenue and adding lane to improve circulation, the safety and convenience of site access. The revised design will be reviewed in more detail as part of the development permit process. The siting of the building will require setback variances similar to the ones for the prvious project. Parking is located to the side and behind the building. A total of 16 parking spaces are proposed to serve the commercial uses and five (5) parking spaces, including one (1) for visitors, are for reserved for the residential units. The parking for the residential uses will be signed, have special surface treatment and be landscaping to distinguish them from the commercial parking spaces. There is a site specific zone text amendment (Bylaw No. 6947-2012) that needs to be changed for the proposed number of apartment units and maximum gross floor area for principal (commercial) uses. This bylaw needs to be amended to permit two (2) rather than four (4) apartment uses and to vary the maximum permitted gross floor area for principal (commercial) uses to allow for up to 476.7 m2 rather than the currently permitted maximum of 279 m2. A Housing Agreement will continue to be required to secure the rental tenure. Therefore, Bylaw No. 6947-2012 is to contain the following revised provisions: 2. PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1, SUBSECTION 1, PERMITTED PRINCIPAL USES, (f) apartment uses is amended adding the following legal description in the correct sequence: Lot "C" District Lot 404 Group 1 New Westminster District Plan 19825 3. PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1 SUBSECTION 8. OTHER REGULATIONS, (b), is amended by adding the following in the correct sequence: The gross floor area of all permitted principal uses shall not in the aggregate exceed 476.7 m2 on the first floor and the gross floor area of Apartment Uses on the second floor shall not exceed 221.38 m2 on Lot "C" District Lot 404 Group 1 New Westminster District Plan 1982) 4. PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1 SUBSECTION 8. OTHER REGULATIONS, (f), is amended by adding the following legal description in the correct sequence: Lot "C" District Lot 404 Group 1 New Westminster District Plan 19825 -5- RST Component: A total of 24 street -oriented RST dwellings are being proposed along 112 Avenue and 240 Street. Facing 112 Avenue, 2 buildings with 4 -units each, for a total of 8 units are proposed, and on 240 Street, 4 buildings with 4 -units each, for a total of 16 units. Parking is provided in detached car garages with laneway access. Two spaces are provided side-by-side in the garages for each unit. An adjustment is being proposed to the RST component. The two southernmost lots along 240 Street, currently proposed to be R-2 Urban Residential District, are to become RST Street Townhouse Residential to accommodate one duplex. Residential Subdivision: The remaining portion of the site south and west of the commercial and RST components is a single family residential subdivision. There will be 37 (rather than the previous 39) R-2 Urban Residential District zoned (312 m2) lots, and one remnant R-1 Residential District zoned (371 m2) lot to be subdivided when lands to the south of 111 Avenue are developed. These lot sizes and the proposed pattern will ensure this subdivision is compatible with the recently subdivided Wynn Ridge project by Genstar. c) Planning Analysis: Official Community Plan: The subject site is designated Commercial, Urban Residential and Conservation on Schedule B of the Official Community Plan (OCP). Adjustment between the Urban Residential and Conservation boundary will reflect ground truthing based on the environmental and geotechnical consultants' recommendations. The Commercial designation is to be reduced from 1.0 ha (10,000 m2) to 0.32 ha (3,200 m2). This is in accordance with the Neighbourhood Commercial Policies in the OCP that buildings on Neighbourhood Commercial sites have a floor area of less than 929 m2 (10,000 ft2). OCP Amending Bylaw 6875-2011 does not require any changes to accommodate the revised commercial proposal or adjustment of the R-2 Zone / RST Zone boundary. This reduction is supportable because it is consistent with OCP policies and it is recognized that the development of the Neighbourhood Commercial Centers at this intersection provides ample commercial space to service the daily convenience shopping and service needs of the residents in this area. The OCP Zoning Matrix currently does not include the RST (Street Townhouse Residential) Zone as a zone permitted under the Urban Residential designation. The matrix is proposed to be amended to add the RST Zone in the RESIDENTIAL DESIGNATION - Major Corridor Residential Category. It was determined this zone would be appropriate for use in this instance because both 240 Street and 112 Avenue are major road corridors. OCP Policy 3-34 supports the provision of affordable, rental and special housing needs throughout the District, and Policy 3-33 supports the provision of rental accommodation in varying dwelling unit size and number of bedrooms. A Restrictive Covenant and Housing Agreement will include the language necessary to secure this as rental housing and prevent -6- rental restrictions in the event the building is residentially strata titled. The District's Housing Action Plan has not been completed; however the proposed rental apartments would be a step in addressing the kinds of housing and affordability issues this study will be identifying. This approach has been used elsewhere in the District and is also planned for the neighbouring site to the north. Zoning Bylaw: The site is proposed to be zoned a combination of C-1 (Neighbourhood Commercial), RST (Street Townhouse Residential), R-2 Urban Residential District and R-1 Residential District, with the park area remaining RS -3 (One Family Rural Residential). To accommodate the rental apartments, a site specific text amendment is proposed to allow this as a principal use in the C-1 Zone on the subject site only. This same approach has been taken to allow for second floor rental apartments above ground level commercial uses for the applications on the property immediately to the north (RZ/044/09) and another at 23227 Dogwood Avenue (2013-052-RZ). Except for the variances being sought, a preliminary review of the proposed buildings and associated parking indicates that with the site specific amendments, the proposal complies with applicable provisions of the Zoning Bylaw and parking regulations. A concurrent development variance permit application proposes to vary the provisions of the Zoning Bylaw as follows: 1. As for the earlier proposal, the commercial building is proposed to be sited closer to the two abutting streets. This is consistent with the variance granted for the commercial building proposed across 112 Avenue to the north (RZ/044/09). Therefore, the Zoning Bylaw is proposed to be varied as follows: • Section 701 (7) (a) is proposed to be varied from a minimum front lot line (240 Street) setback of 7.5 m to a minimum setback of 0.85 m (2.79 ft) to the nearest point of the building overhang to the corner truncation line; and • Section 701 (7) (d) is proposed to be varied from a minimum exterior side lot line (112 Avenue) setback, from 7.5 m to a minimum setback of 0.43 m (1.43 ft) to the edge of the lower roof. These variances are to include encroachments like roof projections. 2. Entrance porches for the RST buildings along 240 Street and 112 Avenue are proposed to be sited closer to the respective streets. This will strengthen the relationship of the units to the streets and provide for an interesting streetscape by allowing the front entry porches and their roofs to be closer to the sidewalks. Therefore, Zoning Bylaw Section 601D 6.0 is proposed to be varied from a minimum front yard lot line setback of 4.0 m. to a minimum setback of 2.93 m. These variances are to include encroachments like roof projections. 3. The rear yard setback of the RST building (to the lane) is proposed to be reduced. The variance being sought is to reduce the requirements of Zoning Bylaw Section 601D 6.0 from 14 m. to 13.4 m. -7- 4. The minimum dimension of the private outdoor space is proposed to be reduced. The variance being sought will reduce the requirements of 601D 6.0 2 a) from a rectangular shape of 6.0 m. by 7.5 m. to 5.5 to 7.5 m. for the RST building on 240 Street and to 5.0 m. by 7.5 m. for the RST building on 112 Avenue. The proposed stair wells to the basement entrance in the back yards will be modified in the development permit plans so they are not in the minimum private outdoor space. 5. The setback for the detached garages to the rear yard (e.g. to the lane) is proposed to be reduced. The variance being sought is to reduce the requirements of 601D 6.0 from 1.5 m. to 1.3 m. This reduction will be referred to Engineering and reviewed as part of the terms and conditions for this application. The variances will be reassessed and verified, and will be the subject of a future Council report. Off -Street Parking and Loading Bylaw: Parking for Apartments in the C-1 Zone is not provided for in the Off -Street Parking and Loading Bylaw. To mirror the site specific zone text amendment (Bylaw No. 6947-2012) allowing apartments in the C-1 Zone, the parking requirement in the Off -Street Parking and Loading Bylaw is to be varied to clarify 2 spaces plus 0.2 visitor spaces are required for each proposed apartment unit. An additional variance is to allow these spaces to be surface, rather than being concealed. This variance is deemed acceptable given the small scale of this mixed use project. This variance will be reassessed and verified, and will be the subject of a future Council report. Development Permits: Pursuant to Sections 8.5 of the Official Community Plan, a Commercial Development Permit application (2012 -021 -DP) to foster attractive commercial areas that are compatible with adjacent development and enhance the unique character of the community is under review. Pursuant to Section 8.7 of the Official Community Plan, a Residential Development Permit application (2012 -020 -DP) to insure the RST towhouses will enhance existing neighbourhood with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses, is under review. These development permit applications will be the subject of a future Council reports. Advisory Design Panel: The commercial component of this project will be resubmitted to the Advisory Design Panel in conjunction with the commercial development permit application (2012 -021 -DP) and will be the subject of a future report to Council. -8- Development Information Meeting: As the project has not significantly changed, the Development Information Meeting that was held by the applicant on April 12, 2012 satisfied the requirement of Council Policy 6.20 Development Information Meetings. d) Interdepartmental Implications: Engineering Department: Comments from Engineering are not affected by the proposed modifications. The servicing, access and other requirements are not affected by the changes. The relocation of the driveway and lane access to the commercial component is not a concern. Building Department: Comments from Building are not affected by the proposed changes. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. The required street trees will be provided and secured through the development permit for the Commercial and Townhouse components and through subdivision for the single family subdivision. Fire Department: The Fire Departments will be consulted about the modified commercial component as part of the development permit application process. Any requirements will be addressed at the subdivision approval stage. School District: The School Board has indicated to the District in the past that schools in the area, such as Albion Elementary School, are beyond their capacity and future homeowners could expect their children to attend schools beyond their immediate neighbourhood. e) Environmental Implications: The site abuts a sloping area and watercourse (Rainbow Creek) along the west side of the site. A Natural Features/Watercourse Protection Development Permit Application is associated with this rezone application. Geotechnical and environmental setbacks will be established to insure park dedication, the subdivision layout and siting of dwellings will achieve the environment protection policies. The changes do not affect environmental requirements. -9- CONCLUSION It is recommended to rescind second and third readings for Bylaw No. 6853-2011 and No. 6947- 2012, to grant these bylaws second reading as amended to reflect the changes described in this report, and to forward these bylaws, as amended, to a new Public Hearing. "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 Frank Quinn" for Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 6853-2011 Appendix C - Zone Amending Bylaw No. 6947-2012 Appendix D - Site Plan - Development Site Appendix E - Site Plan - Commercial Site Appendix F - Commercial Building Elevations Appendix G - Commercial Building Renderings Appendix H - Landscape Plans - 10 - APPENDIX A 1 !LOU A 11225 EPP 25279 / 112 AVE. PARK 0 N CD CO N B EP 15665 C P 19825 240 ST. N 11184 11185 PARK BCP 50702 21 20 0 Subject Properties D P 19825 11133 F 11118/54 19 >> 18 'moo 00 16 ,� '0 11080 l °�7 Q 7sS �i° 6 rr0so 2 11062 25 22 'Toss 26 rr04a 27 46 rr042 28 45 r ros3 11035 29 r04S On N ,_ 3 BCP 46902 //n- P 17613 3 11052 N#_:. Scale: 1:2,000% Cit` Mea. .f Pitt ows_ IPIIIIi __rI ivi„iv. ! = 11133/85-240 St mum` I g �I�J t - �mi ��- T ; o 4 CORPORATION OF THE DISTRICT OF Wli .� �,A-mi a 6 �n ...„ "� 1I1! 4 .� MAPLE RIDGE MAPLE RIDGE District of British Columbia PLANNING DEPARTMENT Langley —C_ DATE: Jul 18, 2013 2011 084 RZ BY: JV �-°1 FRASER R.�\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6853-2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6853-2011." 2. Those parcels or tracts of land and premises known and described as: Lot "C" District Lot 404 Group 1 New Westminster District Plan 19825 Lot "D" District Lot 404 Group 1 New Westminster District Plan 19825 and outlined in heavy black line on Map No. 1539 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RST (Street Townhouse Residential), R-1 (Residential District), R-2 (Urban Residential District), C-1 (Neighbourhood Commercial). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 30th day of August, A.D. 2011. READ a second time the 9th day of October, A.D. 2012. PUBLIC HEARING held the 20th day of November, A.D. 2012. READ a third time the 27th day of November, A.D. 2012. SECOND AND THIRD READING WERE RESCINDED the day of , A.D. 2013. RE -READ a second time the day of , A.D. 2013. PUBLIC HEARING held the day of , A.D. 2013. RE -READ a third time the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2013. PRESIDING MEMBER CORPORATE OFFICER 11300 1` Pcl. 'P' v M CN N 2 a 11250 RP 1224 RP 75056 LMP 30218 N_ 1 A 11225 EPP 25279 / i 112 AVE. LMP 24722 PARK �3d I o co ♦♦♦♦♦ ♦Ico ♦♦♦♦♦♦♦♦♦♦. ♦♦♦♦♦♦ B 1 P�p�P N �2rn 20 0 2$3 J B EP 15665 - • 8 \ ♦:♦:♦ ♦♦♦♦♦♦ ♦�♦ NWP5589 11184 ♦♦�♦4li♦ 32 PARK PARK BCP 50702 LMP 24722 / P 9: ♦♦♦♦♦♦ ♦♦♦♦.+ -• .A Rem 1 P 17613 11118/54 ,, BCP 50703 S 150' o 11080 CJ 14 >>0ss°o a6 G6 I 240 ST. 2 11062 12'053 >>0 s° 2 11 ��oa> >>oss 26 10040 1104? 28 A 7°53 178 , 3 R(`PAM19 P 17613 3 /ADL- Bylaw No.6853-2011 Map No. 1539 From: RS R -3 DG- /0\- AV- (One Family Rural Residential) \D \G To: :%=�. RST (Street Townhouse Residential; %//R-1 (Residential District) OC -1 (Neighborhood Commercial) MR -2 (Urban Residential District) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6947-2012 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. 6947-2012." 2. PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1, SUBSECTION 1, PERMITTED PRINCIPAL USES, (e) apartment uses is amended adding the following legal description in the correct sequence: Lot "C" District Lot 404 Group 1 New Westminster District Plan 19825 3. PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1 SUBSECTION 8. OTHER REGULATIONS, (b), is amended by adding the following in the correct sequence: The gross floor area of all permitted principal uses shall not in the aggregate exceed 476.7 m2 on the first floor and the gross floor area of Apartment Uses on the second floor shall not exceed 221.38 m2 on Lot "C" District Lot 404 Group 1 New Westminster District Plan 19825 4. PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1 SUBSECTION 8. OTHER REGULATIONS, (f), is amended by adding the following legal description in the correct sequence: Lot "C" District Lot 404 Group 1 New Westminster District Plan 19825 5. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended is hereby amended accordingly. READ a first time the 9th day of October, A.D. 2012. READ a second time the 9th day of October, A.D. 2012. PUBLIC HEARING held the 20th day of November, A.D. 2012. READ a third time the 27th day of November, A.D. 2012. SECOND AND THIRD READING WERE RESCINDED the day of , A.D. 2013. RE -READ a second time the day of , A.D. 2013. PUBLIC HEARING held the day of , A.D. 2013. RE -READ a third time the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2013. PRESIDING MEMBER CORPORATE OFFICER APPENDIX D (M 5 0 z> - U -1 z LU _c c— 6 g P ,41 2.2 fl I 99 131211S L14017 APPENDIX E 1< Ei 28 99 JULY 12 2013 11185 AND 11133 240TH ST, DISTRICT OF MAPLE RIDGE PROPOSED MIXED USE DEVELOPMENT 0 0 0 0 111 ■ ■ ■ • ------ 133N1S 410bZ z O ce 0 5 z 3f1N3AV 111Z 11 0 MN r • • APPENDIX F z 0 iR 0 M c- JULY 12, 2013 APPENDIX G Commercial Building Renderings View along 112 Avenue View along 112 Avenue Commercial Building Renderings View from Corner of 240 Street and 112 Avenue View along 240 Street APPENDIX H STREET TREES A5 PER DISTRICT OF MAPLE RID5E FASUS SYLVATICA DAWYCKII' PLANT SCHEDULE DMO JOB NUMBER: 13-034 KEY OTY BOTANICAL NAME COMMON NAME PLANTED SI2E / REMARKS TREE FAROS hTICA'DAWYCKM DANT. BEECH MAXIMS AMERICANA'NUTT. PURPLE' /NIMH PURPLE ASH STREET TREE BY LITT 6CM GA41.15., BCS 1 15 BUXLS MICRORIYLLA'HINTER SEM'OT EAF BOX 5 POT: 40tH w 52 PNOTINIA X FRA.g POT; 50CM 21 THU, OCCIDENTALIS 5MARAOD EMERALD ENE. CEDAR ISM NT: BCE/ g 1541 FEST. WPM .A0,4'' SLUE FESCUE AI POT MISCAMNS 51I®515'FINDIRA5C.EN5' FLARE 6R 55 »2 POT 0 41 COTOPEASTER DANFERII BEARBERRY COTO1ESTER *1 POT, 2541 NOTES: • PLANT SIZES IN TN15 LIST ARE SPECIFIED ACCORDINS TO TIE BC. LAId APE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CMA STANDARDS. BOTH RANT SIZE AND CONTAINER SIZE ARE THE MINIMAL ACCEPTABLE SIZES. • REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEAD.REMENTS AND OTTER PLANT MATERIAL RECUIREMENTS • SEARCH AND REVIEW. MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW EP LANDSCAPE ARCHITECT AT SORGE MPPLT AREA SEAR. TO INCLUDE LOWER MAIN4510 AND FPASER VALLEY. *MBSTITLYIONS. OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO !FAKIRS AM' SUBSTINTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS MLL BE REJELIED ALLOW A MINIM. OF FIVE DAYS PRIOR TO DELIVEI, FOR REDEEM TO SUBSTITUTE. SUBSTINTIOLIS ARE alBJECT TO ED, LANDSCAPE ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. 112th AVENUE di Atzers �'VIAY ,Q{�.�JlLJf{��.��LlLp ��fL =e_R LVWVL' OOTN�%-tatter) ��JIOO0000• JON^OM000' 4' PICKET 40054 FENCE 5 SOLID 4000 FENCE iMENV Fi l•rndMEW •r i!< P015 ipi 5i 115ll.G.LSa1�liu0•''; P015 Ii��•+� Il...L Trull!! FRAX NU5 AMERICANA AUTUMN PURPLE' 0 UP CONCRETE UNIT PAVERS Er - 61.26m LANE 5' SOLID WOOD FENCE W W CN M2 1ANNSCAPE ARCHITECTURE 1811 Falcon Drive Coquitlam, British Columbia V3E 2C2 Tel: 604.941.5268 Fax: 604.434.3088 Gil p Cr MIXED USE DEVELOPMENT FOR SLp9 SANG. 11185 AND 11133 240714 ST MAPLE RIDGE DRAWING TITLE: LANDSCAPE PLAN DATE: 13.3409 DRAWN: ER DESIGN: ER DRAWING NUMBER L1 OF 4 MZLA PROJECT NUMBER: 73-034 MAPLE RIDGE QIN ish tokumhra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 22, 2013 and Members of Council FILE NO: 2013-018-DVP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 20803 Lougheed Highway EXECUTIVE SUMMARY: Development Variance Permit application 2013-018-DVP has been received in conjunction with Development Permit application 2013 -018 -DP application to redevelop the existing Kal Tire site by building a new Kal Tire Centre, demolishing the existing one and building a second building for retail units. The requested variances to the existing Service Commercial (CS -1) zone are: to vary the height exception regulation to allow the parapet walls to exceed the maximum permittted height, to allow the new buildings to be sited closer to Lougheed Highway, vary the small car space restriction from 10% to 18.5% of the total numer of required parking spaces and siting of the freestanding signs. A development permit application, to govern the form and character of the proposed commercial buildings, is the only other associated application. It is recommended that Development Variance Permit 2013-018-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2013-018-DVP respecting property located at 20803 Lougheed Highway. DISCUSSION: a) Background Context Applicant: Owner: John Kristianson N & T Properties Ltd. Legal Description: Lot B (P570E) DL 250 Group 1 NWD Plan 10414 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: Proposed: CS -1 (Service Commercial) CS -1 (Service Commercial) 1104 Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Access: Servicing: Associated Applications: b) Requested Variance: Park/McKenney Creek LUC (Land Use Contract) & P-1 (Park and School) Zone Conservation Retail Stores & Canada Post (former Canadian Tire) C-3-88 & CS -1 (Service Commercial) Commercial Restaurant CS -1 (Service Commercial) Commercial Auto -related retail stores CS -1 (Service Commercial) Commercial Auto Service -related (Kal Tire) and Car Rental Auto Service -related (Kal Tire) and CRU Lougheed Highway (alternative access on 119 Avenue) Urban 2013 -037 -DP 1. Maple Ridge Zoning Bylaw No 3510 -1985, Part 7, Section 708 (6) be varied to increase the permitted height from 7.7 m to 8.5 m to permit taller building design elements. 2. Maple Ridge Zoning Bylaw No 3510 -1985, Part 7, Section 708 7 a) be varied by reducing the setback from 9.0 m from a front lot line to 3.0 m from a front lot line (e.g. Lougheed Highway). 3. Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990 PART IV 4.1 (a) i) b) be varied by increasing the proportion of permitted small car parking spaces from 10% to 18.5%. 4. Sign Bylaw No. 4653 - 1992 SECTION 8: SPECIFIC SIGN REGULATIONS 8.4 Freestanding Signs Subsection (iv) be varied by reducing the requirement from 1.5 m to 0.4 m for the two proposed freestanding signs along Lougheed Highway. c) Project Description: This application is to permit the construction of a 895 sq. m. (9,633.7 sq. ft.) service commercial building (Kal Tire) and a 599 sq. m. (6,447.8 sq. ft.) commercial retail use building (CRU building) at 20803 Lougheed Highway (See Appendix A). The Kal Tire building has a 77 sq. m. (828.8 sq. ft.) upper level for staff. These two buildings will replace the existing aging Kal Tire building on the site. The new Kal Tire building will be constructed on the western side of the site, to allow the existing business to continue to operate during construction. It will be demolished when the new Kal Tire building is completed. The CRU building will be constructed on the eastern side of the site, and parking will be provided in between the two new buildings. The 65 -space parking lot area (including 8 service bays) is accessible by one driveway from Lougheed Highway in the south and another from 119 Avenue to the north. This is an arrangement 2- acceptable to the Ministry of Highways and Infrastructure. The layout of the parking rows is perpendicular to the streets. A single loaded row of parking spaces are located across from the Kal Tire service bays. They are punctuated by landscaped islands at the northern and southern ends to soften the view of the service bays from Lougheed Highway. Two double -loaded rows of parking are in the center of the site, with one row abutting a sidewalk along the west side of the CRU building for pedestrian access to the individual CRU units. Two more landscaped islands are located at the ends of the center row, as well as a 1.5 m. (5 ft.) landscaping strip in between. A screened storage, loading and garbage collection area is proposed between the Kal Tire building and 119 Avenue as well as between the CRU building and 119 Avenue. The screen behind the Kal Tire building and along 119 Avenue consists of a combination of architectural screening and chain link fencing interlaced with charcoal -colored woven slats, and landscaping. The architectural wall elements will be similar in appearance to the building wall and will have a smooth block wall construction. This combination of screening elements will effectively screen the entire unenclosed storage area for stored tires and garbage collection behind the building along 119 Avenue, to enhance the streetscape and the pedestrian environment along 119 Avenue and from the parklands to the north of 119 Avenue. d) Planning Analysis: The Zoning Bylaw as well as other related bylaws like the Sign Bylaw and the Off -Street Parking and Loading Bylaw, establish general minimum and maximum regulations for development. A Development Variance Permit allows Council some flexibility in applying these regulations through the approval process. The applicant is proposing these four bylaw variances: 1) Building Height: Section 708 Service Commercial CS -1 Zone, Subsection (6), is proposed to be varied to allow the proposed parapet walls and chimney -like facade design elements to have a height of 8.5 m (27.9 ft), which is 0.8 m greater that the 7.7 m (25.2 ft) height permitted in the Zoning Bylaw (See Appendix B). These are a common design element in currently designed commercial buildings, which serve to conceal any mechanical equipment that may be placed on building roof tops. The buildings themselves comply with the maximum building height requirement and it is just the projecting features that conflict with the bylaw; therefore this variance for these taller design elements is justified. 2) Front Setback Reduction: As identified in Appendix C, both buildings are to be setback 3.0 m (9.8 ft) rather than 9.0 m (30 ft) from the front lot line (Lougheed Highway). Similar variances have been granted to other buildings along Lougheed Highway. This variance is justified because it will promote a better pedestrian environment along Lougheed Highway. 3) Small Car Parking Spaces: To accommodate the safe turning movement for vehicles accessing the four service bays facing east, the aisle with of the single loading parking bay across from those service bays needs to be expanded (See Appendix C). Consequently, 6 or 7 parking stalls will become small car parking spaces. This variance is to allow the proportion of small car parking spaces to increase from 10% to 18.5% (from 6 to 12) of the 65 required parking spaces for this project. 3- To accommodate this, the applicant has a parking lot layout configuration that has decreased the amount of paving from the original proposal and has maximized landscaping and permeability by designed the two linear plating areas in the parking lot to accommodate natural drainage. The variance is supportable on these grounds. 4) Freestanding Sign Location: The applicant is proposing to replace the existing sign with two new signs. One will advertise the Kal Tire facility located just to the west of the main entrance driveway along Lougheed Highway, and the other on the east side for the tenants of the CRU building. Both signs are to be 0.4 m (1.3 ft) from the front lot line rather than the 1.5 m (4.9 ft) required by the Sign Bylaw (See Appendix C). This reduction is justified because the design is compatible with the architectural form and character of the buildings on the site and is consistent with the setback reduction in point 2 to bring activities closer to the street. CONCLUSIONS: The proposed variances are supported by the Planning Department. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2013-08-DVP. "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 Frank Quinn" for Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Building Height Variance Appendix C - Setback, Small Car & Sign Variances -4- APPENDIX A NWS 2523 43 P 54703 P 54395 44 83 20, 47 P 54703 87 P 58243 20 82 a) N Subject Property_ 119AVE. -� P 8735 18 N 6 8 Rem cn V N P 8735 16 n in N c in co r` 0 NCV A (P 8735) 15 o)r� co ^ P 10411 1 B (P 70935) CD 1 N CD P10414 N CO Lo Cr) to CO Co N N LOUGHEED HIGHWAY O CO O O N a N ao CN Rem1 P 17371 5 P 12034 o N 5 No N 6 101 N 7 P66 NWS 2589 P 12376 w O P 17371 19 11822 13 07 N. 3 4 P 12034co P 112376 3 co a 14co O P 63695 97 O 98 O O 1N. O O 2 O N. 34in O 4 0 3 2 in O ro3, N L\,. N Scale: 1:1,500 Ci _.f Pitt Mea.lows __ *+ "�► ' 20803 Lougheed Hwy RI _ ! >= may. ��yI n fYf Ili''zii.,� 13 I o M E��4lcfllre.r.�a-._ J.,' CORPORATION OF THE DISTRICT OF �,.-yr�y `'°'� ``�L,�I �1� IJ tit'nZZ � Fel :.1 _ :_=_u�-tel 1. O �W Y VR� J 61" �a L �I v- _ ! .y _, MAPLE RIDGE BritishColumbia MAPLE RIDGE PLANNING DEPARTMENT > District of �I Langley =1rr.PTrwt- '��• ■b] --mil- DATE: Mar 1, 2013 2013 -018 -VP BY: JV BASER Rr APPENDIX BI KAL{.;TIRE True Service. 11 WWDGESWWAE Tires tone r - METAL CULTURED STONE FAINTED STEEL COLUMNS PRENAHUFACTURED HUFF ROOM xuq Eo xE.n�asowxo� - STONE - PREFIX131...11. CLADDING (.1111[011, - SERVICE B. SIGNAGE SCHEMATIC BUILDING SECTION emornenom moor - TIMED DODBLE a. 113 7111 EAST ELEVATION fig4WHIRIE ui BLDG HGT VARIANCE REQUESTED UNDER YDVP WEST ELEVATION SOUTH ELEVATION DATE REMARKS ISSUED1.0 IR.. REVIEW I14I T/RE KAL TIRE ct. eta mow group KT RETAIL STORE -ELEVATIONS -SECTION 1:100 A2 D APPENDIX B2 OHM 57M70 UM RHE CHU HOLE - ZOFFIT RECUR. 1.101111X0 PIP NMI az- NMI SCHEMATIC BUILDING SECTION AL CLADDING BLDG HGT VARIANCE REQUESTED UNDER DVP ,DNADE IMF &a 1 EAST ELEVATION NORTH ELEVATION nx'm Doux14,91.4mury ST ELEVATION T SOUTH ELEVATION DATE REMARKS ISSUBDTO IR MR REVIEW K re-MRE KAL TIRE µworm rwaCfra eta mow group unr°�xiMoimx°�mn iti fit - TITLE -CRU ELEVATIONS 1:100 A3 D APPENDIX C ... ------------------------------------------------------------------------------------------------------------------------ -- ---------------------------- ° ------ --------- 119 AVENUE ------ ------- w.KEtrt ----------------- " REFUSE - - -------- ------- ---- - ----- ------ ----- 2, S ALL CAR STALLS REQUESTED UNDER DVP L 9M FRONTYAR SETBACK PER CS- 1 zo 1 G 3M FRONT YARb SETBAtK REQUESTED P R DVP ----- „PROPOSED SIGN LOCATIDN WESTBOUND CURD LANE 0 1 -V ) LOUGHEED HIGHWAY DATE REMARKS ISSUEOTO 101111). PS REQUESTED 16aire-WVE KAL TIRE 20303ZULGEHA yal W iriEFFIT42 Cfra efOLIO DELINEATION OF DVP ISSUES -FRONT YARD SETBACK -PYLON SIGN SETBACKS -INCREASED SMALL CAR COUNT JK MREUTOST 1:200 Al a 411. MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 22, 2013 and Members of Council FILE NO: 2013 -018 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit 20803 Lougheed Highway EXECUTIVE SUMMARY: This is an application for Council to issue a development permit allowing the property at 20803 Lougheed Highway to be redeveloped under the existing CS -1 (Service Commercial) zone (See Appendix A). The applicant proposes to redevelop the existing Kal Tire site by building a new Kal Tire Centre, demolishing the existing one and building a second building for retail units. A development variance permit application, to vary height, allow a larger percentage of small car parking, reduced sign setback from front lot line and to allow the new buildings to be sited closer to Lougheed Highway, is the only other associated application. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2013 -018 -DP respecting property located at 20803 Lougheed Highway. DISCUSSION: a) Background Context: Applicant: Owner: John Kristianson N & T Properties Ltd Legal Description: Lot B (P570E) DL 250 Group 1 NWD Plan 10414 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: Proposed: CS -1 (Service Commercial) CS -1 (Service Commercial) Surrounding Uses North: Use: Park/McKenney Creek Zone: LUC (Land Use Contract) & P-1 (Park and School) Zone Designation Conservation 1105 South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Access: Servicing: Associated Applications: b) Project Description: Retail Stores & Canada Post (former Canadian Tire) C-3-88 & CS -1 (Service Commercial) Commercial Restaurant CS -1 (Service Commercial) Commercial Auto -related retail stores CS -1 (Service Commercial) Commercial Auto Service -related (Kal Tire) and Car Rental Auto Service -related (Kal Tire) and CRU Lougheed Highway (alternative access on 119 Avenue) Urban 2013-037-DVP This application is to permit the construction of a 895 sq. m. (9,633.7 sq. ft.) service commercial building (Kal Tire) and a 599 sq. m. (6,447.8 sq. ft.) commercial retail use building (CRU building) at 20803 Lougheed Highway. The Kal Tire building has a 77 sq. m. (828.8 sq. ft.) upper level for staff. These two buildings will replace the existing Kal Tire building on the site (See Appendix B). The new Kal Tire building will be constructed on the western side of the site, to allow the existing business to continue to operate during construction. It will be then demolished when the new Kal Tire building is completed. The CRU building will be constructed on the eastern side of the site, and parking will be provided in between the two new buildings. The design of the two buildings will be coordinated (See Appendix C for elevations and Appendix D for rendering). Both buildings are to be setback 3.0 m (9.8 ft) rather than 9.0 m (30 ft) from the front lot line (Lougheed Highway). This variance is justified because it will promote a better streetscape environment along Lougheed Highway. The building designs include parapet walls and chimney -like elements having a height of 8.5 m (27.9 ft). This is 0.8 m greater that the 7.7 m (25.2 ft) height permitted by the CS -1 zone. Projecting wall parapets are a design element common to many commercial buildings of this type. It serves to conceal any mechanical equipment that may be placed on building roof tops. The buildings themselves comply with the maximum permitted height requirement; therefore this variance for these taller design elements is justified. Approval of a Development Variance Permit will also be required for the setback and height variances. The 65 -space parking lot area (including 8 service bays) is accessible by one driveway from Lougheed Highway in the south and another from 119 Avenue in the north. This is an arrangement acceptable to the Ministry of Highways and Infrastructure. The layout of the parking rows is perpendicular to the streets. A single loaded row of parking spaces are located across from the Kal Tire service bays. They are punctuated by landscaped islands at the northern and southern ends to soften the view of the service bays from Lougheed Highway. Two double -loaded rows of parking are in the center of the site, with one row abutting a sidewalk along the west side of the CRU building for pedestrian access to the individual CRU units. Two more landscaped islands are located at the ends of the center row, as well as a 1.5 m (5 ft) landscaping strip in between (See appendix E for landscaping plan). -2- The existing sign will be replaced. There will be two new freestanding signs, one for the Kal Tire building and the other for the tenants in the CRU building. The development permit provides for a design compatible with the architectural form and character of the buildings. The final locations may change so the placement does not obstructing site lines or conflict with utilities. A screened storage, loading and garbage collection area is proposed between the Kal Tire building and 119 Avenue as well as between the CRU building and 119 Avenue. The screen behind the Kal Tire building and along 119 Avenue consists of a combination of architectural screening and chain link fencing interlaced with charcoal -colored woven slats, and landscaping. The architectural wall elements will be similar in appearance to the building wall and will have a smooth wall construction. This combination of screening elements will effectively screen the entire unenclosed storage area for stored tires and garbage collection behind the building along 119 Avenue, to enhance the streetscape and the pedestrian environment along 119 Avenue and from the parklands to the north of 119 Avenue. The screening will be similar to the Kal Tire facility in South Surrey (See Appendix F). c) Planning Analysis: The subject lot is designated Commercial on Schedule B of the Official Community Plan. Therefore, a Commercial Development Permit is required for the proposed redevelopment project. The purpose of the Commercial Development Permit is to foster attractive commercial areas that are compatible with adjacent development and enhances the unique character of the community. The following is an analysis of the project's compliance with the applicable Key Guideline Concepts: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. Analysis: The proposal incorporates sensitive treatment to the east elevation because it is visible from Lougheed Highway, 119 Avenue and from the adjacent White Spot property. The west elevation of the Kal Tire building will remain exposed to Lougheed Highway until the lands to the west develop and likely build up to the lot line common to these two sites. There are adequate numbers of trees within the parking area and along the boulevard to reduce the visual impact of the service bays from Lougheed Highway. The unenclosed storage area toward 119 Avenue is proposed to be screened using a 2.4 m (8 ft) high charcoal -colored vinyl coated fence with opaque charcoal -colored woven screening. This fencing is tied into a 2.4 m (8 ft) high tilt -up or smooth finished block wall to better conceal the garbage disposal area at one end of the storage area, and another 2.4 m (8 ft) high block wall at the eastern end of the storage area. Both of these walls will have a smooth finished construction that have the same look and colour as the walls of the Kal Tire building. Vines and other plantings will screen the storage area from 119 Avenue. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. Analysis: The applicant has requested a setback variance to bring both buildings closer to the street and thus enhance the pedestrian environment along Lougheed Highway. Landscaping islands are proposed to break up the parking area and, together with the street trees, to reduce the impact of the service bays for the Kal Tire building facing Lougheed Highway. The south and north elevations of the CRU buildings incorporate elements for a street -fronting appearance. The -3- existing sign is being replaced by two monument -type signs on Lougheed Highway that incorporate architectural elements of the building design. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. Analysis: The applicant has complied with Guideline 8.5.2 E 8 which encourages minimizing the amount of asphalt surfacing for parking, by leaving a 1.5 m (4.9 ft) unpaved landscaping strip between abutting rows of parking to facilitate natural drainage. 4. Respect the need for private areas in mixed use development and adjacent residential areas. Analysis: Not applicable. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. Analysis: This is in keeping with other commercial redevelopment projects along Lougheed Highway by improving the character of the area through high quality building design, by designing the free standing signs to be architecturally coordinated design elements, and by bringing retail store fronts closer to the street to enhance the pedestrian environment. d) Advisory Design Panel: This application was forwarded to the ADP meeting on June 11, 2013. The following summarizes the ADP's recommendations and the architect's response: • Consider architectural treatment on south elevation of the Kal Tire building. Architects response: The architect understood this ADP reference was to the north elevation and made the recommended change. • Provide details of garbage and recycling area and ensure they conform with waste management guidelines for both buildings. Architects response: The two secure refuse areas have been sized to accommodate two containers each: recyclables and trash. • Consider the security issues with the rear access. Architects response: Rear access to the CRU's has been deleted. Code -compliant exiting can be provided on the west facade of the units. • Clarify the landscape treatment on 119th Avenue. Architects response: Clarified in landscape plan. • Provide an arborist report. Architects response: An arborist report will be provided. • Provide details of the hedge replacement and screening of the storage area. Architects response: The Kal Tire secure storage area has been modified in scale to allow increased planting at the west end and enhanced building articulation on the east. • Consider returning the hedge along the west property line to the rear of the building. -4- Architects response: The Kal Tire secure storage area has been modified in scale to allow increased planting at the west end and enhanced building articulation on the east. • Provide a pedestrian connection from both buildings to Lougheed highway and possibly 119th Avenue. Architects response: This has been done and is shown on the site and the landscape plans. • Consider the use of porous paving in areas of the parking area. Architects response: Kal Tire has had negative experience with porous paving surfaces. Therefore, in areas away from the service bays, only limited a limited amount of porous paving has been implemented in this project. • Consider low planting in between the second bank of car stalls. Architects response: This has been done and is shown on the site and the landscape plans. • Consider traffic calming features in the parking area. Architects response: Textured surfaces have been provided in three locations on the site. • Consider addressing the street with the design of the southernmost retail unit. Architects response: The south facade of this unit has been modified to increase glazing area facing the street and to more fully relate to the character of the CRU complex. • Consider extension of low planting between parking lots, along Lougheed highway and 119th Avenue. Architects response: This has been done and is shown on the site and the landscape plans. e) Interdepartmental and Intergovernmental Issues: Engineering provided advisory comments that were passed on to the applicant about servicing upgrades and connection requirements to be discussed in detail at the building permit stage. These may include road frontage improvements such as concrete curb and gutter, street lights and boulevard trees, and driveway letdown specifications. A referral of the development permit application to the Ministry of Transportation and Infrastructure is not required because the size of the project is less than 4,500 m2 (48,437 ft2). However, the applicant indicated having discussions with Ministry staff before this application was submitted to the District. f) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $47,929.63, the security will be $47,929.63. There will be three to six trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. -5- CONCLUSION: This proposal will allow for redevelopment of another parcel of land in the general commercial area along this western stretch of the Lougheed Highway. The final plans reflect the advice from the Advisory Design Panel and proposal complies with the Key Objective Concepts stated in the Commercial Development Permit Area Guidelines of the Official Community Plan. The new automotive service building and retail commercial building will intensify the commercial uses on the land, and the construction of buildings having a contemporary design will improve the urban image along the Lougheed Highway corridor. Therefore, issuance of Development Permit 2013 -037 -DP is recommended. "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 Frank Quinn" for Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Rendering Appendix D - Elevations Appendix E - Landscaping Appendix F - Storage Area -6- APPENDIX A NWS 2523 43 P 54703 I P 54395 44 83 20 47 P 54703 87 P 58243 20 82 0 Subject PropertyIIIIII N 119 AVE. P 8735 18 COco I,- 0� 6 8 Rem n a1 P 8735 16 I,- o N c Lr) co O o N N A (P 8735) 15 CO CO N P 10414 1 B (P 70935) 1 N CO P10414 CO N CO In CO co N N LOUGHEED HIGHWAY O O CO O O N 0 CO CO N Rem 1 P 17371 5 P 12034 0 LO N 5 N OCO N 6 N 7 101 P6: w NWS 2589 P 12376 0 P 17371 19 11822 13 07 i co P 63695 - 3 4 P 12034 P 1 376 6 0_ 14 r 97 n 98 r -co O O 0 1 I. c7D O O 1--- 2 O 1-- 3 O L4 co O 4 LO O 3 Lo O 2 O �3 Oc-, N Scale: 1:1,500 Clt\.f PittF Mea.ows R 20803 Lougheed Hwy c pimmirawma.„-.3. arai i f '"' n'��'�e�lia�a' r ` � * CORPORATION OF THE DISTRICT OF :5VIEEr_ luerar. - mur duwir ! ,� • Ip B. MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT � District of I _. �,. — ; Langley ��7 o ` -�, FRASER R. -------"---'-`1.41 DATE: Jul 12, 2013 2013 -018 -DP BY: JV APPENDIX B ELACKVINYL-COATED CHAIN LINK IElMaNO- _ _ _ -- _ _ -- AYNreceeAM3lnuID CxANCOALONAY.1----PRIVACY eun — _ __ 119AVENUE _ _ --- --- _ -- wA*En ..-- aonx.x..¢xwc;: i 1 u.we —"— SERVICE BAYS W SERVICE BAYS SHOWROOM ) CRU CRU 3 CRY 2 CRU 1 UPPER LEVEL STAFF FACILITES ON 0 STANDARD STALL LEWIN SMALL CAN STALL LIEN0114 SCHEMATIC SECTION @ LANDSCAPED SWALE WESTBOUND CURB LANE T T E-- .._ ]: .STBOUND INNER LANE MEDIAN LOUGHEED HIGHWAY EASTBOUND INNER LANE EASTBOUND CURB LANE DATE REMARKS K re-MRE i KAL TIRE Y cwt. CM m eulyl vouo TITLE -KAL TIRE RETAIL STORE AND CRU BUILDING SITE / FLOOR PLAN 111 1:200 Al J APPENDIX C -varim -' „Alf KAL TIRE 'VW KALT/RE KAL TIRE ZEFFImatt mt. OM MOW CNOLIP APPENDIX D1 KAL{.;TIRE True Service. 11 DGES70fE Tirestone r- PREFINISNED CULTURED STONE PAINTED STEEL COLUMNS IcEE EE.n�cuowxE� CORREDR STAFF ROOM - SOFFIT SECURITY DONNAS - SERVICE BAP SIGNALS SCHEMATIC BUILDING SECTION • emornenom moor - TINTED DOUBLE azix le UM - PAM. STEEL BOLLARD I RAN ET PAINT A STEEL MAN DOORS 7111 EAST ELEVATION Fig4WHIRIE NORTH ELEVATION r f P - :IRE -1 1 WEST ELEVATION SOUTH ELEVATION DATE REMARKS ISSUEDLORT FOR REVIEW I14I T/RE KAL TIRE ct. eta mow group woes Ego �"�'uxf'm"'242t, wl. umx" KT RETAIL STORE -ELEVATIONS -SECTION 1:100 A2 D APPENDIX D2 CDU OHE .-I ©HU FOUR az- PRESUMED NETAL CLADDING - SCHEMATIC BUILDING SECTION U T 7 EAST ELEVATION SIGNAGE way TMRE MT Ln.. D000BLE6L1.1,6wAr UNOT ONE NENE NORTH ELEVATION WEST ELEVATION 1.141 SOUTH ELEVATION DATE REMARKS ISSUBDTO IR MR REVIEW K re-MRE KAL TIRE µc�aCfra eta mow group AINNEFTWATA Ara,. um°�xiMumgumxwou TITLE -CRU ELEVATIONS 1:100 A3 D TREE RETENTION KEY �J 4%IMT UST FIIIS I.rp• .. •.ege•.F FN^Flw R.tH • 58 r�u.ennaau 4.11_y iNNCEC.r�1.j=frAZ� ur 41=171pe lw AOTH •ux-ww IWT?!M r.lpe1 ..,n tiiehr.c L.. rl.r.. ▪ pel O / pat ••a iwcl. na0eu r•s MLf VC41.1J, 1 I..p r. p•.. Ow.d.••n.r.N.%. ... iirai is w��aM�w/M.ww�is�.z..diM 4.+x 'm+say.. .mow en.. nom nggr,�e.yM* 1 Ore •w10 E nn wp.wwn •nY vrp rr Yyw.SN *k•.l •...Irrw..•d.rar ... .1' ..r..•.t••••1 mew sump mum fMwi APPENDIX F Kal Tire Unenclosed Storage Area MAPLE RIDGE aril r.n Columbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 22, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: COW SUBJECT: Proposed Bylaw Amendments to direct the use of Medical Marihuana Production First and Second Reading Zone Amending Bylaw No. 7011-2013 EXECUTIVE SUMMARY: Since 2012, Council has been considering Zoning Bylaw amendments to establish regulations for the commercial production of medical marihuana as authorized under Federal legislation. A Zoning Bylaw amendment for this purpose (Zone Amending Bylaw No. 6971-2013) was given First and Second Reading on March 12, 2013, considered at the April 16, 2013 Public Hearing, and Third Reading was deferred on April 23, 2013. It is understood that with the recent proposed amendments to Federal legislation, the commercial production of Medical Marihuana has prompted affected agencies to respond through modifications to their respective policies, bylaws and procedures. The affected agencies include organizations such as local governments, law enforcement agencies, fire departments, the Agricultural Land Commission and the BC Assessment Authority. Local governments have jurisdiction to direct this land use in Zoning Bylaws, subject to some limitations. For instance, the Agricultural Land Commission has recently released an information bulletin that recognizes this use as a farm use. This clarified position means that affected local governments can regulate but not prohibit this use on lands that are designated within the Agricultural Land Reserve. At the July 8, 2013 Council Workshop, Council reviewed its options to regulate the commercial production of medical marihuana after the April 16, 2013 Public Hearing. At this meeting, 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 federal legislation) as a permitted use in lands that are within the Agricultural Land Reserve only, in suitably designed and serviced structures, subject to the minimum parcel sizes, separation requirements, and siting and setback restrictions contained within the report titled "Proposed Bylaw Amendments to Direct the Use of Medical Marihuana Production", dated July 8, 2013. Carried This report will introduce a Bylaw to amend the Zoning Bylaw to establish the regulations for the commercial production of medical marihuana as authorized under Federal legislation. Preliminary discussions with the Agricultural Land Commission have occurred. The Commission confirms that the setback requirements as outlined in this report and attachment are acceptable; however, the District is cautioned against establishing minimum parcel sizes for this use that could be considered 1 1106 prohibitive. For this reason, the requirements as outlined direct the use to lands within the Agricultural Land Reserve, and establish minimum setback requirements and separation from specific uses, but do not specify a minimum parcel size (except as is already specified in the Zoning Bylaw). A formal referral to the Agricultural Land Commission is recommended prior to forwarding the new bylaw to Public Hearing. RECOMMENDATION: 1. That First and Second Reading be rescinded for Zone Amending Bylaw No. 6971-2013, and 2. That Zone Amending Bylaw No. 7011-2013, to establish the regulations for the commercial production of medical marihuana, be given First and Second Reading and forwarded to the Agricultural Land Commission for comment. 3. Upon receipt of Agricultural Land Commission comments supportive of the Bylaw, that Zone Amending Bylaw 7011-2013 be forwarded to the next available Public Hearing. DISCUSSION: a) Background Context: Federal legislation around the production of medical marihuana is changing dramatically. The previous system, under the Marihuana Medical Access Regulations, were adopted by the Federal Government in 2001. The premise of these regulations was to provide access to the drug to ease symptoms related to terminal illness or chronic conditions. In 2003, under the authority of Health Canada, dried product or seeds became available to those authorized to obtain them. On December 16, 2012, the Federal Minister of Health issued a press release proposing a new program, called Marihuana for Medical Purposes Regulations (MMPR). The objective of the new program was to redress problems incurred by the current Marihuana Medical Access Program, and establish a regulated commercial market of licensed producers responsible for the production and distribution of medical marihuana. These new regulations would include extensive security and quality control requirements. In recognition of potential impacts due to these legislative changes, Council directed staff to prepare Zoning Bylaw amendments to regulate this use. Zone Amending Bylaw 6971-2013, to establish the regulations for the commercial production of medical marihuana, was given First and Second Reading on March 11, 2013, and forwarded to Public Hearing on April 16, 2013. The Bylaw directed the use to Agricultural zones only, and established setback requirements that were similar to keeping swine or mushroom growing. Council also directed a further separation requirement between this use and schools. Council deferred giving the bylaw Third Reading on April 23, 2013. This measure gave Council an opportunity to review its options prior to approving the Bylaw. On July 8, 2013, the District was advised of the Agricultural Land Commission's recently clarified position regarding the commercial production of medical marihuana as authorized under Federal legislation on land within the Agricultural Land Reserve. Under its new information bulletin, the 2 Commission recognizes this use as a farm use1. Local governments would therefore be able to regulate but not prohibit this use on lands designated within the Agricultural Land Reserve. Council considered 3 options regarding this use, including 1. Do nothing in respect of the Zoning Bylaw, 2. Establish this use within Agricultural Zones and the Agricultural Land Reserve in the Zoning Bylaw, or 3. Restrict this use to the Agricultural Land Reserve only in the Zoning Bylaw. It is also recommended that any new bylaw concerning this use be forwarded to the Agricultural Land Commission for comment prior to Public Hearing. At the July 8 Council Workshop, Council selected Option 3, to permit this use in the Agricultural Land Reserve only, in recognition of the advantages to this approach. The District would then have the benefit of shared staff resources (particularly bylaw enforcement and professional expertise) and the precedent setting decisions of the Commission. The Commission information bulletin indicates that some accessory uses (such as office space) will need further review by the Commission to determine if they should be permitted as a farm use, or possibly located elsewhere. The District has the power to regulate the use through setback distances and separation requirements, but must not be so onerous in its regulation as to effectively prevent this use on lands that are within the Agricultural Land Reserve. Council Comments and Community Concerns Numerous concerns have been raised as a result of proposed Zone Amending Bylaw No. 6971- 2013. These concerns were summarized in the report to Council for the July 8, 2013 Council Workshop. Council expressed additional concerns, relating to potential downloading of Federal responsibility. This new Federal Legislation may require significantly more resources from local governments and Provincial agencies, particularly the Ministry of Agriculture and the Agricultural Land Commission. Concern was expressed that local governments could be burdened by having to deal with enforcement or additional emergency response situations arising from this use. In addition, industry requirements for the commercial production of medical marihuana are not clear at this point. Many of the problems associated with marihuana may relate to its criminal history, and the previous lack of regulations for production facilities. It is not clear why or if it would be different 1 Section 1 of the Agricultural Land Commission Act defines "farm use" as: An occupation or use of land for farm purposes, including farming of land, plants and animals and any other similar activity designated as farm use by regulation, and includes a farm operation as defined in the Farm Practices Protection (Right to Farm) Act. Based on the above definition, if a land owner is lawfully sanctioned to produce marihuana for medical purposes, the farming of said plant in the Agricultural Land Reserve (ALR) is permitted and would be interpreted by the Agricultural Land Commission as being consistent with the definition of "farm use" under the ALC Act. 3 from other horticultural production, which could also generate a significant amount of organic compostable waste. The Ministry of Agriculture does not have specific guidelines or standards applicable to medical marihuana production, but is exploring this issue further, particularly as it relates to the following: • Composting, Since the 1990s, the Ministry has provided an industry standard for agricultural composting, including a handbook at the following link: http://www.agf.gov.bc.ca/resmgmt/publist/300Series/382500-0.pdf . The Ministry recognizes that this use will produce vegetative wastes that could be composted but at this point cannot confirm that there are no other safety concerns, additional regulatory requirements, or leachate differences. • Odours and nuisance effects. The Ministry confirms that agricultural odours arising from normal farm practices are typically thought of as normal occurrences, but cannot confirm that potential odours arising from commercial medical marihuana production would be regarded in the same way. • General "fit" with the agricultural industry.. It is not yet clear whether the Ministry will respond to recent changes in federal legislation, It is important to recognize that this uncertainty, these issues and this use will persist, regardless of Council direction. This is one of the reasons why the "do nothing" approach is not recommended, due to its potential for this use being located inappropriately. It is understood that the present uncertain regulatory environment is a "moving target" for local governments, and bylaws created over this process may need to be amended further. There is, however, scope for optimism with this new legislation. It is understood that new federal legislation would enable full scale commercial production, and their products would be required to be safe for human consumption under Federal legislation. As a result of quality control standards and Health Canada regulations, all aspects of production, including chemicals use and treatment of organic waste, would be subject to scrutiny. Bylaw Introduction: As per Council Direction given on July 8, 2013, staff prepared bylaw amendments for the commercial marihuana as authorized under Federal legislation. This use will be directed to lands that are within the Agricultural Land Reserve which are in the A-1, A-2, A-3, A-4, A-5, RS -1, RS -2 and RS -3 zones. Details of the proposed bylaw are as follows: 1. The following requirements are a condition of use: (a) Setback requirements of 60 metres from front, and exterior lot lines, 30 metres from rear and interior lot lines; 30 metres from all wells and streams; 30 metres from all buildings used for one family residential use, accessory employee residential use or temporary residential use. (This proposed regulation is consistent with the regulation for mushroom growing, or the keeping of swine or mink). (b) Minimum separation of 200 metres from an elementary or secondary school. (This proposed regulation was requested by Council and included in Bylaw 6971-2013) (c) Minimum separation of 1000 metres from another commercial medical marihuana production facility. (This proposed regulation was suggested previously, but not formally moved by Council for inclusion in the Bylaw). 4 2. Refer the new bylaw to the Agricultural Land Commission prior to measure is consistent with the direction given by the Commission in attached as Appendix A). It is noted that the District can regulate but not prohibit this use on lands within Reserve, and cannot be so onerous in its regulation that it would effectively formal referral of the Bylaw to the Commission for comment may clarify acceptable for the Commission's purposes. CONCLUSION: Public Hearing. (This their recent bulletin, the Agricultural Land prevent this use. A regulations that are The Agricultural Land Commission has recently responded to proposed amendments to Federal legislation on the commercial production of medical marihuana. In response, the Commission has established that this use is considered a farm use and cannot be prohibited on lands within the Agricultural Land Reserve. Council has instructed staff to prepare bylaw amendments that would direct this use to land on the Agricultural Land Reserve exclusively, and that these amendments be prepared in collaboration with legal counsel. This report introduces for Council's consideration a bylaw to amend the Zoning Bylaw to address this use, consistent with Council's direction, and based on preliminary dialogue with the Agricultural Land Commission. "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 Frank Quinn" for Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Zone Amending Bylaw No. 7011-2013 Appendix B - ALC Bulletin 5 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7011-2013 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. 7011-2013" 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 permitted as a farm use under the Agricultural Land Commission Act (British Columbia) 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): "(e) commercial cultivation, processing, testing, packaging, shipping and sale of marihuana, except as specifically permitted on lands designated as Agricultural Land Reserve in the RS -1, RS -2, RS -3, 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 502, REGULATIONS IN ADDITION TO THOSE IN SECTION 402 PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES IN AGRICULTURAL ZONES is amended by the addition of a new subsection (14) as follows: "(14) A Medical Marihuana, Commercial Production Use shall not be permitted on lands zoned A-1, A-2, or A-3 unless the lands are designated as Agricultural Land Reserve." Page 1 of 4 e) 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. (c) Shall be located not less than 1000 metres from the nearest point of any lot on which another Medical Marihuana, Commercial Production use is occurring, or on which such a use has been authorized under Federal legislation." f) PART 5, AGRICULTURAL ZONES, Section 504 INTENSIVE GREENHOUSE DISTRICT (A-4) Part A is amended by the addition of the following permitted use after Detached Garden Suite Use: g) "(11) Medical Marihuana, Commercial Production" PART 5, AGRICULTURAL ZONES, Section 504, INTENSIVE GREENHOUSE DISTRICT (A-4) Part D is amended by the addition of the words "and Regulations" after the words "General Requirements". h) PART 5, AGRICULTURAL ZONES, Section 504, INTENSIVE GREENHOUSE DISTRICT (A-4) Part D is amended by the addition of new subsections (8) and (9) as follows: "(8) A Medical Marihuana, Commercial Production Use shall not be permitted on lands zoned A-4 unless the lands are designated as Agricultural Land Reserve. (9) 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. Page 2 of 4 (c) Shall be located not less than 1000 metres from the nearest point of any lot on which another Medical Marihuana, Commercial Production use is occurring, or on which such a use has been authorized under Federal legislation." i) PART 5, AGRICULTURAL ZONES, Section 505, AGRICULTURAL ONLY ZONE (A-5) Part A is amended by the addition of the following permitted use after Resource use: "(3) Medical Marihuana, Commercial Production" j) PART 5, AGRICULTURAL ZONES, Section 505, AGRICULTURAL ONLY ZONE (A-5) Part F is amended by numbering the first siting requirement under Part F as subsection (1) and the addition of a new subsection (2) as follows: "(2) 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. (c) Shall be located not less than 1000 metres from the nearest point of any lot on which another Medical Marihuana, Commercial Production use is occurring, or on which such a use has been authorized under Federal legislation." k) PART 5, AGRICULTURAL ZONES, Section 505, AGRICULTURAL ONLY ZONE (A-5) Part H is amended by numbering the first regulation under Part H as subsection (1) and the addition of a new subsection (2) as follows: "(2) A Medical Marihuana, Commercial Production Use shall not be permitted on lands zoned A-5 unless the lands are designated as Agricultural Land Reserve." I) PART 6, RESIDENTIAL ZONES, Section 601, Part A PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES is amended by the addition of the following permitted use before Hobby Beekeeping Use in the zone indicated: Use R-1 R-2 R-3 RS- 1 RS- la RS- lb RS- lc RS ld RS- 2 RS- 3 RT- 1 SRS RE CD -1- 93 Medical Marihuana, Commercial Production X X X Page 3 of 4 m) PART 6, RESIDENTIAL ZONES, Section 601 Part B REGULATIONS FOR PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES is amended by the addition of a new subsection (15) as follows: "(15) A Medical Marihuana, Commercial Production Use shall not be permitted on lands zoned RS -1, RS -2 and RS -3 unless the lands are designated as Agricultural Land Reserve." n) PART 6, RESIDENTIAL ZONES, Section 601 Part C REGULATIONS FOR THE SIZE, SHAPE AND SITING OF BUILDINGS AND STRUCTURES is amended by the addition of a new subsection (17) as follows: "(17) 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. (c) Shall be located not less than 1000 metres from the nearest point of any lot on which another Medical Marihuana, Commercial Production use is occurring, or on which such a use has been authorized under Federal legislation." 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 Page 4of4 INFORMATION BULLETIN MEDICAL MARIHUANA PRODUCTION IN THE AGRICULTURAL LAND RESERVE APPENDIX B Health Canada has proposed the Marihuana for Medical Purposes Regulation (MMPR). It is expected that the current system of 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. For further information about the proposed changes see the following websites htto://www.hc-sc.gc.ca/dhp-mps/marihuana/index-eng.php and http://gazette.gc.ca/rp-pr/p 1 /2012/2012-12-15/html/reg4-enq. html. Various local governments in British Columbia are looking at their zoning bylaws to determine where these larger scale commercial production facilities should be directed. A number of local governments are considering industrial, commercial and agricultural zones, within purpose built structures and with siting regulations from property lines and residential uses. The Agricultural Land Commission Act and regulations determine land use in the Agricultural Land Reserve (ALR). Due to the number of inquiries from local governments and Medical Marihuana production proponents, the ALC provides this information bulletin with regard to Medical Marihuana production in the ALR. Section 1 of the Agricultural Land Commission Act defines "farm use" as: An occupation or use of land for farm purposes, including farming of land, plants and animals and any other similar activity designated as farm use by regulation, and includes a farm operation as defined in the Farm Practices Protection (Right to Farm) Act. Based on the above definition, if a land owner is lawfully sanctioned to produce marihuana for medical purposes, the farming of said plant in the Agricultural Land Reserve (ALR) is permitted and would be interpreted by the Agricultural Land Commission as being consistent with the definition of "farm use" under the ALC Act. Notwithstanding the farming of land for the production of medical marijuana, not all activities associated with its production would necessarily be given the same "farm use" consideration. A building such as a greenhouse building solely used to produce medical marijuana may be different than a building complete with business offices and research and development facilities, or other associated facilities or infrastructure. Although these uses in some instances may be considered accessory to a farm use, this determination is contingent on the uses being necessary and commensurate with the primary function of the property/building to produce an agricultural product. The ALC would require information with respect to proposed building(s) before it could provide guidance on whether a particular proposal would be considered consistent with the definition of farm use in its entirety. Proponents are therefore advised to communicate with the ALC in the early stages of developing a farm proposal and in advance of approaching a local government for building permits for a specific property that is within the ALR, to determine whether an application is required for permission under the Agricultural Land Commission Act. If a local government is considering changes to a bylaw to regulate the farm use then it is recommended that the bylaw be forwarded to the ALC for review. 4I MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: July 22, 2013 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended June 30, 2013 EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information. All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the disbursements as listed below for the month ended June 30, 2013 now be approved. GENERAL $ 9,890,514 PAYROLL $ 1,957,500 PURCHASE CARD $ 111.872 $ 11,959,886 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • Fraser Valley Regional Library - 1St quarter member assessment $ 673,956 • G.V Water District - Maple Ridge Main West PRV chamber $ 1,249,686 • G.V. Water District - Water consumption Jan 30 to Feb 26/13 $ 405,588 • Property Owner - Land acquisition - Silver Valley $ 168,560 • RCMP - Receiver General - RCMP Contract Jan-Mar/13 $ 2,830,026 • Receiver General - three payroll remittances $ 967,252 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended June 30, 2013 have been reviewed and are in order. "Original signed by G'Ann Rygg" Prepared by: G'Ann Rygg Accounting Clerk II "Original signed by Trevor Thompson" Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning "Original signed by Paul Gill" Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS -JUNE 2013 VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT 0724674 BC Ltd Security refund 227,837 0871933 BC Ltd Security refund 55,630 0891551 BC Ltd Security refund 126,996 899979 BC Ltd Security refund 115,589 A & A Testing Ltd Storm sewer inspections 17,414 Active Network Ltd Class software maintenance fees 20,889 Aplin & Martin Consultants Ltd 256 Street gravel pit 1,805 Captial water projects 712 Downtown improvements - Lougheed Hwy from 226 St - 227 St 27,438 Construction support - 122 Ave from 216 St - 222 St 4,962 34,917 BC Hydro Electricity 120,614 BC SPCA Contract payment Jun 27,527 Boileau Electric & Pole Ltd Maintenance: Antenna adjustment 507 Banners 520 Christmas lights 5,150 Fairgrounds 112 Intersection signals 13,023 Leisure Centre 132 Library 437 Maple Ridge tennis courts 329 Memorial Park 2,749 Milltronics at Dyke 13 595 Municipal Hall 1,082 Operations 66 Princess pump station 308 Randy Herman Building 484 RCMP 368 Sport field lights 265 Street lights 2,042 28,169 CUPE Local 622 Dues - pay periods 13/11 & 13/12 23,897 Chevron Canada Ltd Gasoline & Diesel fuel 95,264 Columbia Bitulithic Ltd Roadworks material 15,870 Commercial Solutions Inc Firefighters' turnout gear 44,877 Crown Contracting Limited Traffic signal upgrade - 216 St & DTR 16,501 D Litchfield & Co Ltd Third party - Don Cherry's demolition 31,952 Fraser Valley Regional Library 1st quarter member assessment 673,956 Fred Surridge Ltd Waterworks supplies 20,162 Greater Vanc Water District Water consumption Feb 27 - Mar 26/13 405,588 Maple Ridge Main West PRV chamber 1,249,686 Barnston Pump Station 70,737 1,726,011 Landmark Enterprises Ltd Security refund 37,000 Mageta Holdings Ltd Security refund 28,750 Manulife Financial Employee benefits premiums 139,792 Maple Ridge & PM Arts Council Arts Centre contract payment Jun 49,889 Program revenue May 20,957 70,846 Medical Services Plan Employee medical & health premiums 35,886 Microserve IS supplies 2,082 Online Amanda/Tempest access 13,383 Online Building Inspections 27,725 Reception headsets 685 43,875 VENDOR NAME Municipal Pension Plan BC Nation First Contracting Newlands Lawn & Garden Mainten Platinum Stone Contracting Ltd Property Owners Property Owner Raincity Janitorial Sery Ltd RCMP - Receiver General For Cda Receiver General For Canada RG Arenas (Maple Ridge) Ltd Ridge Meadows Recycling Society Rollins Machinery Ltd Scottish Line Painting Ltd SFE Ltd Tybo Contracting Ltd Warrington PCI Management Wesco Distribution Inc Westridge Security Ltd Whonnock Roofing Ltd Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements June 2013 DESCRIPTION OF PAYMENT Employee benefits premiums Cliff Park parking lot Grass cutting Mill Creek & Spring Creek bridge replacement Land acquisitions - 128 Ave road dedication Land acquisition - Silver Valley Janitorial services & supplies: Firehalls Leisure Centre Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre RCMP contract Jan-Mar/13 RCMP fingerprinting Employer/Employee remit PP13/11, PP13/12 & PP13/125 Ice rental Mar & May Curling rink operating expenses Apr Youth skate rental Monthly contract for recycling Jun Weekly recycling Litter pickup contract May & Jun Recycling station pickup May & Jun Chipping program New Tiger flail head Bear proof refuse containers Road painting Sanitary sewer flow monitoring Dewdney Trunk Road watermain replacement - Laity to 216 Advance for Tower common costs Tower expenses Feb & Mar Water security improvements Security: Core Park - Jan, Mar & May Worksafe & GPS tracking unit S. Bonson Community Centre Hammond Community Centre Hammond Community Centre - caretaker house Professional fees Apr PP13/12, PP13/125 & PP13/13 6,222 1,401 6,022 2,934 2,954 4,348 3,112 3,959 2,830,026 550 113,136 2,057 81 106,784 336 3,667 638 1,234 14,330 15,000 60,000 20,184 15,177 183 339 21,000 9,450 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2013\[Monthly_Council_Report_2013.xlsx]JUN'13 AMOUNT 358,735 86,048 18,627 90,978 99,461 168,560 30,952 2,830,576 967,252 115,274 112,659 29,330 39,122 20,790 20,858 80,184 15,477 15,699 30,450 22,180 8,933,430 957,084 9,890,514 1,957,500 111,872 11,959,886 MAPLE RIDGE British Co lumh la District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 22, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Contract award for Albion Park Playfield Renovation EXECUTIVE SUMMARY: At Parks and Leisure Services Commission on May 16, 2013, Commission adopted a Purchasing Policy that aligns with the District of Maple Ridge Policy. The Commission policy was created as a result of legal advice recommending that Commission have an independent policy in place. On further review, a revision to the Commission Purchasing Policy will be brought back to the next scheduled Commission meeting in September. One project utilized the newly formed policy, which was for the award of a contract for Albion Park Playfield renovation. To ensure alignment with the DMR policy while the Commission Policy is being revised, staff are seeking Council authorization to make payments to the contractor awarded the Albion Park Playfield project. RECOMMENDATION: That Council authorize staff to make payments to Canadian Lawn Care Services Ltd. for contract PL13-12 as per the May 16, 2013 report to the Parks and Leisure Services Commission. DISCUSSION: The report to the Parks and Leisure Services Commission on May 16, 2013 is attached as background to this report to Council. "Original signed by Sylvia Pendl" Prepared by: Sylvia Pendl, MLArch, BCSLA Intern Park Planning Technician "Original signed by Michael Millward" Approved by: Michael Millward, Director of Parks & Facilities (Acting) "Original signed by Catherine Nolan" Approved by: Catherine Nolan Manager Accounting "Original signed by Kelly Swift" Approved by: Kelly Swift, General Manager Community Development Parks and Recreation Services "Original signed by Frank Quinn" for Concurrence: J.L. (Jim) Rule Chief Administrative Officer 1151 PARKS & LEISURE SERVICES Maple Ridge and Pitt Meadows Parks & Leisure Services Commission Report REGULAR MEETING May 16, 2013 SUBJECT: AWARD OF CONTRACT FOR ALBION PARK PLAYFIELD RENOVATION EXECUTIVE SUMMARY: A total of six Request for Proposals (RFP) for the renovation of the Albion Park Playfield located at 14460 - 104th Avenue in Maple Ridge were received on April, 25, 2013. The low bid proposal is not being recommended as it proposes to reutilize organic matter on the play field which is not considered by staff to be appropriate given the previously conducted soil analysis. Further to this staff has deleted the fencing component in order to bring the project within the approved budget. RECOMMENDATION: That the Commission Chair and General Manager, Community Development Parks & Recreation Services be authorized to enter into the field renovation agreement with Canadian Lawn Care Services Ltd. for the playfield renovation at Albion Park, as per RPF-PL13-12 for $395,359.00 plus GST as well as a small contingency in the amount of $13,203.00. DISCUSSION: a) Background Context: The playfield at Albion Park was constructed without benefit of a subsurface drainage system many years ago and requires a significant renovation in order to maximise its use. As a result this field is typically closed for play during the winter months due to the very poor drainage, soil conditions and standing water. The renovation of this field will involve the removal of the existing organic matter, the installation of sport field drainage, resurfaced with a sand based growing medium, and an automatic irrigation system. As a result of this renovation the field will be available for year round use by the various sport groups who are allocated this site. b) Desired Outcome: The desired outcome is an improved playfield that includes two super 8 fields for increased soccer use and a dedicated baseball diamond, which will also eliminate the overlap of the ball diamond infield on the soccer surface. The improvements to this renovated field will extend the playing season, and maximize the use of this facility. c) Business Plan/Financial Implications: The six proposals for RFP-PL13-12: CAP Ventures Ltd. Canadian Lawn Care Services Ltd. Frazer Excavating Ltd. Wilco Civil Inc. Mission Contractors Ltd. King Hoe Excavating Ltd. $393,153.00 439,969.00 (Recommended Proponent) 447,000.00 538,000.00 556,844.10 560,055.00 \\m r.corp\Docs\CA\01-Admin\0550-Cou ncil-Mtgs-Pu blic\20-COW\01-Gen\Agendas\2013\2013-07- 22_COW\CDPR\PLSC_Albion_Pk_Playfield_Reno.doc #1 In reviewing the proposals it was determined that the second lowest priced proposal from Canadian Lawn Care Services Ltd. (CLCS) for $439,969.00 would have provided the best value based on the following: 1) The CLCS proposal includes a provision that the Contractor will not increase the price for the supply of the specified sand, should it be necessary to purchase the specified sand from an alternate source due to anticipated supply shortages. 2) The CLCS proposal is consistent with the method of construction as recommended by the design consultant based on the poor soil test results. The lower priced proposal from CAP Ventures was based on a method of construction which proposes to reutilise existing organic material on the field surface. Parks planning staff and the design consultant do not believe that this project will be successful if existing organic materials are reused on the Field. 3) The method of construction as recommended by the design consultant will also direct excavated materials for use in development of the Mountain Bikes Skills at a location in Albion Park off 102nd Avenue. This is an opportunity to reuse the spoil materials from the playfield reconstruction in a sustainable manner. As the total bid price exceeds the $408,562.00 construction budget for this project, Parks staff have negotiated with the preferred proponent CLCS to reduce the scope of work to a total price of $395,359.00 plus GST. Construction contract Construction contingency Total available construction budget $395, 359.00 13,203.00 $408,562.00 CONCLUSIONS: Based on the evaluation of the proposals noted above staff are recommending that this contract for the renovation of Albion Park playfield be awarded to Canadian Lawn Care Services Ltd. "Original signed by Sylvia Pendl" Prepared by: Sylvia Pendl, MLArch, BCSLA Intern Title: Park Planning Technician "Original signed by David Boag" Approved by: David Boag Title: Director of Parks and Facilities "Original signed by Kelly Swift" Approved by: Kelly Swift Title: General Manager Community Development Parks and Recreation Services :sp \\m r.corp\Docs\CA\01-Admin\0550-Council-Mtgs-Pu blic\20-COW\01-Gen\Agendas\2013\2013-07- 22_COW\CDPR\PLSC_Albion_Pk_Playfield_Reno.doc #2 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: July 22, 2013 and Members of Council FILE NO: Clerks -0540-20 Chief Administrative Officer ATTN: Committee of the Whole SUBJECT: Social Planning Advisory Committee Amending Bylaw No. 7006-2013 EXECUTIVE SUMMARY: On June 5, 2013 the Social Planning Advisory Committee (SPAC) reviewed the current Social Planning Advisory Committee bylaw. The Committee's goal is to ensure that its membership is current in reflecting the community diversity and social well-being. As a result, the Committee is requesting that Council consider amending the bylaw with the following recommended changes to the Committee membership: Maple Ridge Social Planning Advisory Committee Bylaw No. 5972 - 2001" is amended by: 1. "Maple Ridge Social Planning Advisory Committee Bylaw No. 5972 - 2001" is amended by deleting Section 3 in its entirety, and replacing it with the following: "The Committee is comprised of 24 members who will be appointed from the following organizations: a) For a one year term: i) Council may appoint two Councillors, as well as an alternative; ii) School District No. 42 will appoint a School Board trustee; iii) Fraser Health will appoint a senior staff member with expertise in public health, mental health, continuing care and/or drug alcohol services; b) For a two year term, a member from: i) A public post -secondary institution; ii) Maple Ridge Pitt Meadows Katzie Community Network; iii) Maple Ridge Pitt Meadows Katzie Seniors Network; iv) Ridge -Meadows RCMP; v) Ministry of Child and Family Development; vi) Ministry of Social Housing and Development - Income Assistance Branch; vii) Community Living BC; viii) A School District No. 42 senior staff member; ix) A community group for adults with developmental disabilities; x) A community group for seniors; xi) An economically focused organization; xii) An organization that focuses on Aboriginal Services; xiii) An organization that focuses on the Multi -Cultural community; xiv) And an organization that focuses on poverty alleviation services. Page 1 of 2 1152 c) Other members of the Committee with a two year term to be appointed by Council are: i) Five residents of the District will be appointed ii) One resident from youth adult population 19-25 years will be appointed 2. "Maple Ridge Social Planning Advisory Committee Bylaw No. 5972-2001" is amended by deleting Section 4 in its entirety. 3. "Maple Ridge Social Planning Advisory Committee Bylaw No. 5972-2001" is amended by revising Section 16 to read: "A Quorum is nine (9) members". 4. "Maple Ridge Social Planning Advisory Committee Bylaw No. 5972-2001" is amended by re- numbering all paragraphs accordingly. RECOMMENDATION: That Bylaw No. 7006-2013 is given first, second and third readings. DISCUSSION: a) Background Context: The SPAC advises Council on matters relating to social planning and the social needs, social well- being, and social development of the community. The membership is reviewed periodically to ensure that the Committee has adequate representation from a variety of disciplines. The Committee has discussed the need for increased representation from young adult, immigrant and aboriginal populations. Further to that, the Committee would benefit from representation from the provincial housing and poverty alleviation sectors. The removal of a Parks and Leisure Commission member is recommended as staff provides the link to this body. United Way of the Lower Mainland representation is no longer necessary as their focus and priorities have changed. CONCLUSIONS: To ensure that current trends and concerns in the social service sector are shared with Council in a responsive way and to further ensure that Council has access to the most comprehensive information, the Committee recommends that the proposed changes to the current membership be considered. "Original signed by Shawn Matthewson" Prepared by: Shawn Matthewson, Recreation Coordinator: Social Planning "Original signed by Kelly Swift" Approved by: Kelly Swift, General Manager, Community Development, Parks and Recreation Services "Original signed by Frank Quinn" for Concurrence: J.L. (Jim) Rule Chief Administrative Officer sm:sw Page 2 of 2 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7006-2013 A Bylaw to amend Maple Ridge Social Planning Advisory Committee Bylaw No. 5972 - 2001 WHEREAS it is deemed expedient to amend Maple Ridge Social Planning Advisory Committee Bylaw No. 5972-2001; NOW THEREFORE the Municipal Council of the Corporation of the District of Maple Ridge in open meeting assembled, ENACTS AS FOLLOWS: 1. This By-law shall be cited for all purposes as "Maple Ridge Social Planning Advisory Committee Amending Bylaw No. 7006-2013" 2. "Maple Ridge Social Planning Advisory Committee Bylaw No. 5972 - 2001" is amended by deleting Section 3 in its entirety, and replacing it with the following: 3. "The Committee is comprised of 24 members who will be appointed from the following organizations: a) For a one year term: i) Council may appoint two Councillors, as well as an alternative; ii) School District No. 42 will appoint a School Board trustee; iii) Fraser Health will appoint a senior staff member with expertise in public health, mental health, continuing care and/or drug alcohol services; b) For a two year term, a member from: 1) A public post -secondary institution; ii) Maple Ridge Pitt Meadows Katzie Community Network; iii) Maple Ridge Pitt Meadows Katzie Seniors Network; iv) Ridge -Meadows RCMP; v) Ministry of Child and Family Development; vi) Ministry of Social Housing and Development - Income Assistance Branch; vii) Community Living BC; viii) A School District No. 42 senior staff member; ix) A community group for adults with developmental disabilities; x) A community group for seniors; xi) An economically focused organization; xii) An organization that focuses on Aboriginal Services; xiii) An organization that focuses on the Multi -Cultural community; xiv) And an organization that focuses on poverty alleviation services. c) Other members of the Committee with a two year term to be appointed by Council are: i) Five residents of the District will be appointed ii) One resident from youth adult population 19-25 years will be appointed 3. "Maple Ridge Social Planning Advisory Committee Bylaw No. 5972-2001" is amended by deleting Section 4 in its entirety. 4. "Maple Ridge Social Planning Advisory Committee Bylaw No. 5972-2001" is amended by revising Section 16 to read: "A Quorum is nine (9) members". 5. "Maple Ridge Social Planning Advisory Committee Bylaw No. 5972-2001" is amended by re -numbering all paragraphs accordingly. 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