HomeMy WebLinkAbout2013-09-23 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
September 23, 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 Community Safety Officers Program Update
Presentation by Superintendent Dave Fleugel, Ridge Meadows RCMP
Detachment Officer in Charge
1.2 Seniors' Symposium - +55 Engagement Project
- T. Cotroneo, Recreation Manager Youth, Seniors & Neighbourhood Services
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:
Committee of the Whole Agenda
September 23, 2013
Page 2 of 4
1101 2013-039-RZ, 20208 Mclvor Avenue, RS -3 to RS -1b
Staff report dated September 23, 2013 recommending that Maple Ridge
Zone Amending Bylaw No. 7022-2013 to rezone from RS -3 (One Family Rural
Residential) to RS -1b (One Family Urban [Medium Density] Residential) to
permit a future subdivision of approximately 12 lots be given first reading and
that the applicant provide further information as described on Schedules B
and F of the Development Procedures Bylaw No. 5879-1999, along with
information required for a Subdivision application.
1102 2013-080-RZ, 24086 104 Avenue, RS -3 to RM -1
Staff report dated September 23, 2013 recommending that Maple Ridge
Zone Amending Bylaw No. 7027-2013 to rezone from RS -3 (One Family Rural
Residential) to RM -1 (Townhouse Residential) to permit 18 townhouses be
given first reading and that the applicant provide further information as
described on Schedules C, D and E of the Development Procedures Bylaw No.
5879-1999.
1103 2013-082-RZ, 13260 236 Street, RS -3 and RS -2 to RM -1
Staff report dated September 23, 2013 recommending that rezoning
application 2013-082-RZ to rezone from RS -3 (One Family Suburban
Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse
Residential) with additional density be denied.
1104 2012-057-RZ, 12933 Mill Street, RS -3 and RS -2 to R-2
Staff report dated September 23, 2013 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7020-2013 to designate a small
area of the site from Conservation to Medium Density Residential be given
first and second readings and be forwarded to Public Hearing and that Maple
Ridge Zone Amending Bylaw No. 6939-2012 to rezone from RS -3 (One Family
Rural Residential) and RS -2 (One Family Suburban Residential) to R-2 (Urban
Residential District) to permit a future subdivision into 16 single family lots be
given second reading and be forwarded to Public Hearing.
1105 2012-109-RZ, 24979 108 Avenue, RS -3 to RS -1b
Staff report dated September 23, 2013 recommending that Maple Ridge
Zone Amending Bylaw No. 6961-2012 to rezone from RS -3 (One Family Rural
Residential) to RS -1b (One Family Urban [Medium Density] Residential) to
permit a future subdivision of 13 lots be given second reading and be
forwarded to Public Hearing.
Committee of the Whole Agenda
September 23, 2013
Page 3 of 4
1106 2013 -043 -CU, 11122 286 Street, Temporary Commercial Use Permit
Staff report dated September 23, 2013 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7005-2013 to designate
property as a "Temporary Commercial Use Permit Area" to permit the parking
of four (4) commercial trucks for a period of 2 years be given second reading
and be forwarded to Public Hearing.
3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police)
1131 Disbursements for the month ended August 31, 2013
Staff report dated September 23, 2013 recommending that the
disbursements for the month ended August 31, 2013 be approved.
1132 Replacing Self Contained Breathing Apparatus ("SCBA")
Staff report dated September 23, 2013 recommending that the contract to
supply eighty-six complete Self Contained Breathing Apparatus ("SCBA") be
awarded to Guillevin International, Coquitlam BC Branch and that the
Corporate Officer be authorized to execute the contract.
4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES
1151 Maple Ridge Tennis Club - Club House
Staff report dated September 23, 2013 recommending that the Maple Ridge
Tennis Club be granted approval in principle for a licence to occupy or lease
land adjacent to the Thomas Haney Tennis Courts on 232 Street subject to
review and acceptance of plans by School District No. 42 and the District of
Maple Ridge as well as full funding in place prior to start of construction.
1152 Cost and Feasibility of an Additional Synthetic Field
Staff report dated September 23, 2013 recommending that an additional
synthetic turf facility be incorporated into the Maple Ridge long term capital
plan as and when funds become available.
1153 Recycling in Parks
Staff report dated September 23, 2013 recommending that staff be directed
to bring forward an incremental budget decision package for recycling in
parks for consideration during the 2014 business planning discussions.
Committee of the Whole Agenda
September 23, 2013
Page 4 of 4
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
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: September 23, 2013
and Members of Council FILE NO: 2013-039-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7022-2013
20208 Mclvor Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property (Appendix A) from RS -3 (One Family
Rural Residential) to RS -lb (One Family Urban (Medium Density) Residential) to permit a future
subdivision of approximately 12 lots with lot sizes to be not less than 557m2 each. To proceed
further with this application additional information is required as outlined below.
The subject site (Appendix A) is currently designated as "Agricultural" on Schedule B of the Official
Community Plan. Official Community Plan amendments to Schedules B and C are required for the
following reasons as described in this report:
1. To include the subject site within the Urban Area Boundary;
2. To change the designation from "Agricultural" to "Urban Residential"; and
3. To adjust the conservation boundary around the Creek.
RECOMMENDATIONS:
1. In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in
the case of a Municipal Official Community Plan;
ii. The Board of the Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvement district boards; and
vi. The Provincial and Federal Government and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of
this matter 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
2. That Zone Amending Bylaw No. 7022-2013 be given first reading; and;
3. That the applicant provide further information as described on Schedules B & F of the
Development Procedures Bylaw No. 5879 - 1999, along with the information required for a
Subdivision application.
1101
DISCUSSION:
a) Background Context:
Applicant:
Owner:
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:
David Laird of Damax Consultants Ltd.
Ignacio Chua
Lot: 1, Group 1, Except Plan BCP24880, DL 246.
D.L.: 263, Plan: NWP21483; PID: 010-462-791
Agricultural
RS -3 (One Family Rural Residential)
RS -lb (One Family Urban (Medium Density) Residential)
Single Family Residential, Davenport Drive, 201 Street and
Allison Street
RS -lb (One Family Urban Residential -Medium Density)
Urban Residential
Currently Single Family Residential, proposed rezoning and
future subdivision and Park
RS -3 (One Family Rural Residential), 66% and
RS -1 (One Family Urban Residential), 34%.
Park and Urban Residential
Single Family Residential
RS -1 (One Family Urban Residential)
Urban Residential
Single Family Residential
RS -3 (One Family Rural Residential), 46% and RS -1 (One Family
Urban Residential), 54%.
Urban Residential, Park in ALR and Agricultural
Single Family Residential accessed from Mclvor Avenue
Single Family Residential and Conservation
1.865 Hectares (4.60 acres)
Davenport Drive, 201 Street and Allison Street
Full Urban Standard
b) Site Characteristics & Project Description:
The subject site (Appendix A) lies in the western Maple Ridge area, close to the Pitt Meadows
boundary. In April 2013, the owner applied to exclude the subject site from the Agricultural Land
Reserve as it was deemed not suitable for farming. The Agricultural Land Commission had
previously identified and recommended the subject property for exclusion from the Agricultural Land
Reserve. In addition, the subject property is designated "Urban" in the Metro Vancouver Regional
Growth Strategy. The site is considered suitable for urban development. The surrounding context of
-2
the site is Urban Residential development. The applicant intends to develop the subject properties
in accordance with its surroundings.
The development proposal is within 50 metres from the Katzie Slough and a minor tributary, on the
southern boundary. This triggers a Watercourse Protection Development Permit application, the
purpose of which is for the preservation, protection, restoration and enhancement of watercourse
and riparian areas. A 15.0 metres environmental dedication, on both sides of the creek will be
required, resulting in land being dedicated back to the District for conservation purpose.
The preliminary subdivision sketch (Appendix C) shows 12 new lots zoned RS -1b (One Family Urban
Residential -Medium Density), accessed by new municipal roads. Proposed lots 2, 9 and 12 will
have an environmental buffer from the lands to the south. The existing 201st Street and Davenport
Street are proposed to be extended south to loop and merge into one, while the existing Allison
Street will be extended south to end in a cul-de-sac giving access to proposed lots 10,11 and 12
(Appendix C). The existing single family house on site is anticipated to be retained at this time and
may be the subject of a future subdivision application.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
The subject site (Appendix A) as per the Official Community Plan is designated "Agricultural" which
reflects its former inclusion in the ALR. The following Official Community Plan amendments are
required:
1. To include the subject site within the Urban Area Boundary;
2. To change the designation from "Agricultural" to "Urban Residential"; and
3. To adjust the conservation boundary around the Creek.
Item 1 above will align Schedule B of the Official Community Plan (OCP) with the Regional Growth
Strategy; Urban Containment Boundary.
Item 2 above will make the designation consistent with what exists in the neighbourhood. The
proposed RS -1b (One Family Urban Residential -Medium Density) zone aligns well with this
designation and is consistent with the predominant zone within this neighbourhood.
Item 3 above is an amendment to Schedule C of the Official Community Plan to adjust the
conservation boundary around Katzie Slough and the tributary. The conservation boundary will be
adjusted based on an Environmental Assessment Report and the District's assessment of the site.
A similar development and OCP amendment is being processed with the property on the south of the
subject site. Council gave first reading to this application and it is anticipated that this application
will come forward for second reading, in the near future.
-3-
For the subject site, the applicant has submitted an Official Community Plan amendment application
along with the rezoning application. An Official Community Plan amendment bylaw and map will be
finalized prior to Second Reading, for Council consideration.
An Archeological Assessment Report dated September 06, 2013 was done by "Antiquus
Archeological Consultants Ltd. This was required as part of a Soil Deposit Permit requested for the
subject site. The report concludes that a 3 -step process is required for the filling of the
archeologically sensitive areas, under the direction of an Archeologist (Appendix D).
Zoning Bylaw:
The current application proposes to rezone the property located at 20208 Mclvor Avenue from RS -3
(One Family Rural Residential) to RS -lb (One Family Urban Residential -Medium Density) to permit a
future subdivision of 12 lots with minimum lot sizes of 557 m2 each. The minimum lot width
required for the proposed zone is 15.0 metres and the minimum lot depth required is 27 metres.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application. This will be assessed after all the pending applications and reports are
submitted, after Council grants First Reading on the rezoning.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for the subject site to ensure the preservation, protection, restoration
and enhancement of watercourse and riparian areas around the tributary of the Katzie Slough and
Indefinite Creek.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Parks Department;
f) School District;
g) Ministry of Transportation and Infrastructure; and
h) City of Pitt Meadows.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
-4-
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second Reading.
e) Early and Ongoing Consultation:
Section 879 of the Local Government Act requires that Council give consideration to whether
consultation with one or more of the persons, organizations, and authorities should be early and
ongoing for the proposed OCP amendment. Council must specifically consider whether consultation
is required with the authorities listed in item (2) of Section 879. The Act states the following:
"Consultation during OCP development Section 879"
(1) During the development of an official community plan, or the repeal or amendment of an
official community plan, the proposing local government must provide one or more
opportunities it considers appropriate for consultation with persons, organizations and
authorities it considers will be affected.
(2) For the purposes of subsection (1), the local government must
(a) consider whether the opportunities for consultation with one or more of the persons,
organizations and authorities should be early and ongoing, and
(b) specifically consider whether consultation is required with
(i) the board of the regional district in which the area covered by the plan is located,
in the case of a municipal official community plan,
(ii) the board of any regional district that is adjacent to the area covered by the plan,
(iii) the council of any municipality that is adjacent to the area covered by the plan,
(iv) first nations,
(v) school district boards, greater boards and improvement district boards, and
(vi) the Provincial and federal governments and their agencies.
(3) Consultation under this section is in addition to the public hearing required under
section 882 (3) (d).
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, for the subject site, 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.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule B and Schedule C);
2. A Watercourse Protection Development Permit Application (Schedule F);
3. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
-5-
CONCLUSION:
The proposed amendments to Schedule B of our Official Community Plan will reflect that the site has
been excluded from the Agricultural Land Reserve (ALR) and that it is within the Region's Urban
Containment Boundary. The development proposal fits well with the existing neighbourhoods on the
south, west and north. An environmental dedication of a tributary to the Katzie Slough will add some
conservation land to the District's inventory.
Official Community Plan amendments are required as described in this report and justification has
been provided to support the Official Community Plan amendments. It is, therefore, recommended
that Council grant first reading to the Zone Amending Bylaw No. 7022-2013 (Appendix B), subject to
additional information being provided and assessed prior to Second Reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
"Original signed by Rasika Acharya"
Prepared by: Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP
Planner
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 7022-2013
Appendix C - Proposed Site Plan
Appendix D - Proposed archeological capping for the site
-6-
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DATE: Aug 27, 2013 FILE: 2013 039 RZ BY: PC
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FRASER R.
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7022-2013
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. 7022-2013."
2. That parcel or tract of land and premises known and described as:
Lot 1 District Lots 263 and 246 Group 1 New Westminster District Plan 21483
and outlined in heavy black line on Map No. 1594 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium
Density) Residential).
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
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 7022-2013
Map No. 1594
From: RS-3 (One Family Rural Residential)
To: RS-1b (One Family Urban (Medium Density) Residential)
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SCALE 1:2,500
MAPLE RIDGE
British Columbia
APPENDIX C
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Dantax Consultants Ltd.
1034600 West 6th Ave.
Vancouver, B.C. V6J 1R3
TeL 224-6827 Fax 689-3880
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Step 3: Machine stripping and
removal of upper organic
topsoil that will require
archaeological visual
monitoring during initial
machine alteration.
Remaining overfilling can
proceed after monitoring is
completed.
Step 2: Archaeologically
sensitive area to be capped
with imported fill progressively
westward under the direction
of an archaeologist. No direct
machine impacts to the
ground surface will be
allowed.
APPENDIX D
Step 1: Eastern aspect
of property to be
lowered, graded and
leveled requiring
archaeological visual
monitoring to recover
any exposed artifacts.
House
Davenport dr.
II
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Figure 3. Map of subject property showing general steps proposed for the overfill/capping strategy.
4
411.
MAPLE R11)0E
9Mri.liruu�m.r
urrn Kaci_
Pcs; . :.gr.:.
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
MEETING DATE: September 23, 2013
FILE NO: 2013-080-RZ
MEETING: C of W
First Reading
Maple Ridge Zone Amending Bylaw No. 7027-2013
24086 104 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS -3 (One Family Rural
Residential) to RM -1 (Townhouse Residential) to permit 18 townhouses on the site. To proceed
further with this application additional information is required as outlined below.
RECOMMENDATION:
That Maple Ridge Zone Amending Bylaw No. 7027-2013 be given first reading; and;
That the applicant provides further information as described on Schedule 'C', 'D', and 'E', of the
Development Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
Tejinder S Saluja
Tejinder S Saluja
Lot 7, Section 3, Township 12, Plan: NWP11176
Medium Density Residential
RS -3 (One Family Rural Residential)
RM -1 (Townhouse Residential)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Residential
RS -2 (One Family Suburban Residential) and
RS -3 (One Family Rural Residential)
Medium Density Residential
Residential
RS -3 (One Family Rural Residential)
Medium Density Residential
Residential
RS -3 (One Family Rural Residential)
Medium Density Residential
1102
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Servicing requirement:
b) Site Characteristics:
Use:
Zone:
Designation:
Residential
RS -2 ((One Family Suburban Residential)
Medium Density Residential
Residential
Residential
0.405 hectares (one acre)
Urban Standard
This one acre lot is located 150 metres east of the intersection of 240 Street and 104 Avenue. The
lot currently contains a single family home and detached garage with access from 104 Avenue. The
topography of the lot slopes from southeast to northwest.
c) Project Description:
The applicant proposes to construct 18 townhomes on the site. The building scheme is comprised of
three buildings - one at the northern end of the property, one on the west side, and one on the east
side respectively. The northern building proposes four units, the east and west buildings each
propose seven units for a total of 18 units. The units are either 4 bedrooms and 2.5 bathrooms, or 5
bedrooms and 3.5 bathrooms respectively. Each unit features a two car garage. There will be a
shared access with the proposed development application to the east of this property at 24108 104
Avenue and 10336 240A Street.
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 Albion Area Plan and is currently designated Medium
Density Residential. The proposed RM -1 zone is in compliance with the zoning matrix within the
Albion Area Plan, and the application is in compliance with OCP policies. The District is undergoing a
review to consider increasing the permitted density in the Albion Area Plan. Earlier this year Council
passed a resolution addressing how in -stream and new applications would be dealt with. Given that
no OCP amendment is required for this application, it is able to proceed through the development
approvals process.
Zoning Bylaw:
The current application proposes to rezone the property located at 24086 104 Avenue from RS -3
(One Family Rural Residential) to RM -1 (Townhouse Residential) to permit the construction of 18
residential townhouse units.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
-2-
Development Permits:
i. Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods
with compatible housing styles that meet diverse needs, and minimize potential conflicts
with neighbouring land uses.
Advisory Design Panel:
A Multi -Family Residential Development Permit is required and must be reviewed by the Advisory
Design Panel prior to Second Reading.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Parks Department;
f) School District;
g) Utility companies; and
h) 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/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule C);
2. A Multi -Family Residential Development Permit Application (Schedule D); and
3. A Development Variance Permit (Schedule E),
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
-3-
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is
recommended that Council grant first reading subject to additional information being provided and
assessed prior to Second Reading.
"Original signed by Siobhan Murphy"
Prepared by: Siobhan Murphy, MA, MCIP, RPP
Planning Technician
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original 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 7027-2013
Appendix C - Proposed Site Plan
-4-
APPENDIX A
- .
4
3
2743
q
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Rem 7
f-
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8
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oo
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P 21
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NB
69
co
CV
N Rem D
NWP7139
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Co
O
N B
P 13554
co
co
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N 7
P 11176
co
7
N 4
P 9393
coco
7
N K
P 20434
A P 13554
i8 9
18 10355
240A ST.
i2 8
1710349
BCP 36407
G6 7
16 10343
.0 (t
15 10337
19
S2
14 10331
'8 4
13 10325
10336
'2
12 10319
BCF
16
11 10313
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0 11010307
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103 AVE.
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MAPLE RIDGE
MAPLE RIDGE
District of
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British Columbia
PLANNING DEPARTMENT
Langley"`
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DATE: Aug 9, 2013 2013-080-RZ BY: JV
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FRASER
R.�\
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7027-2013
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. 7027-2013."
2. That parcel or tract of land and premises known and described as:
Lot 7 Section 3 Township 12 New Westminster District Plan 11176
and outlined in heavy black line on Map No. 1596 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM -1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 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
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
N
240 ST.
10456
9
P 14750
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A
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 7027-2013
Map No. 1596
From: RS -3 (One Family Rural Residential)
To: RM -1 (Townhouse Residential)
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British Columbia
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1APLE RIDGE
eFlE,.h s
carr .1a01:
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO: 2013-082-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
13260 236 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property (Appendix A) from RS -3 (One Family
Rural Residential), and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential).
The developer (Portrait Homes) is seeking a site-specific zoning text amendment to permit an
increase in density on the site from 0.6 FSR to 0.67 FSR which would result in 64 units or almost 55
units per net hectare. A number of variances will be required to achieve this density. The applicant
is proposing an amenity in the form of a new neighbourhood sidewalk being installed along the site's
236 Street frontage and extended south between 132nd Street and Fern Crescent, to improve
pedestrian connectivity in this part of Silver Valley.
In 2010, Council granted Third Reading to another bylaw on this site for RM -1 (townhouse
residential) but at a much lower than 0.6 FSR or 51 units with all double car garages. This older
application was extended and finally withdrawn when Portrait Homes purchased the site. The
subject application is proposing 13 more units than the earlier proposal for the same site. Currently
a development application on the east side of the subject site is proceeding and contains 69
townhouse units at a density of 0.57 FSR.
The development site (Appendix A) consists of a corner lot (corner of 236th Street and 133rd Avenue)
within the Silver Valley Area Plan of the Official Community Plan, located just outside of the "River
Village" Hamlet Centre. The site is designated "Medium High Density Residential". The RM -1
(Townhouse Residential) zone correlates with the "Medium/High Density Residential" designation
and is meant to provide a transition in density between the single family development to the north,
and the more dense developments intended within the River Hamlet Centre. The proposed density
of 0.67 FSR or a gross floor area of 87,486 ft2 (for 64 units) is significantly higher than the current
RM -1 zone permits (0.60 FSR) and higher than other developments proposed in the immediate area.
The proposed density does not comply with the OCP and on that basis this report recommends that
this application be denied.
At the Public Hearing of the previous application local residents expressed concerns about
pedestrian connectivity and safety. In response, the District advanced the property purchase for
Larch Avenue to be constructed. Larch Avenue is currently under construction and includes
sidewalks and will provide enhanced connectivity and safety. In addition a pedestrian pathway was
constructed on the east side of 236th Street.
The applicant has been informed that this report is recommending denial but desires to proceed to
Council with an amenity offer of a neighbourhood sidewalk as compensation for the additional
density. The sidewalk proposed is a significant feature costing approximately $135,000.00 to be
located on the west side of 236 Street between 133 Avenue and Fern Crescent. To construct this
1103
sidewalk, possible tree protection, and significant road works including retailing walls will be
required. Its construction would significantly enhance pedestrian safety along 236 Street.
RECOMMENDATION:
That the rezoning application 2013-082-RZ to rezone the site from RS -3 (One Family Suburban
Residential) and RS -2 (One Family Suburban Residential) to RM -1 (townhouse Residential) zone with
additional density from 0.6 FSR to 0.67 FSR be denied.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
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:
Randy Dick
Portrait Homes Rock Ridge Ltd.
Lot: 21, Section: 28, Township: 12, Plan: NWP47603;
Med/High Density Residential
RS -3 (One Family Rural Residential), and
RS -2 (One Family Suburban Residential)
RM -1 (Townhouse Residential)
Single Family Residential and 133rd Avenue
R-1 (Residential District)
Medium / High Density Residential
Single Family Residential
RS -2 (One Family Suburban Residential)
Medium / High Density Residential
Proposed Multi -Family (townhouses) and conservation;
existing Single Family Residential
RS -2 (One Family Suburban Residential) and
RS -3 (One Family Rural Residential)
Medium / High Density Residential
Single Family Residential, Street Townhouses and
236th Street
RS -2 (One Family Suburban Residential),
RS -3 (One Family Rural Residential) and
RST -SV (Street Townhouses- Silver Valley)
Medium / High Density Residential
Single Family Residential
Multi -Family Residential (townhouses)
1.221 Hectares ( 3.01 acres)
236th Street
Urban Standard
The subject site (Appendix A) located in the Silver Valley area, is surrounded by single family lots and
133rd Avenue on the north; Street townhouses and 236th Street on the west; proposed townhouse
2-
development on the east and single family suburban zoned lots on the south. The site is sloping
down almost 12% from north-east corner to the south-west corner, towards the intersection of 132nd
Avenue and 236th Street.
c) Project Description:
The proposal includes 64 townhouse units in clusters of 2 to 5 units in a block with 81.25% of the
proposed units with a tandem parking arrangement. Units facing 133rd Avenue are in a duplex form
and the ones facing 236th Street are narrow, three storey units with tandem garages. Main access to
the site is proposed in the south-west corner (Appendix B). A common useable open space is
proposed in the middle of the site, facing east, surrounded by townhouse blocks fronting on to a C-
shaped internal strata road. Out of a total of 64 units proposed, 24 are two bedroom and 38 are
three bedroom units with attached garages.
Proposed Density:
The proposed zone permits a density of 0.6 times the net lot area plus a 50 m2 area per unit for
habitable basements. Based on the permitted density in the zone, a total gross floor area of
7322.33 m2 will be permitted. The developer is requesting a site-specific text amendment to permit
increase in density of 0.67 FSR, and a total gross floor area (for 64 units) of 8127.71 m2. This
increased density translates to 6 to 8 excess units being permitted on the site and 13 more units
than the previous application.
Proposed Parking:
The proposed zone requires a parking ratio of 2.0 spaces per unit for residents and 0.2 spaces per
unit for visitors. The project is proposing a total of 143 parking stalls, i.e. 128 for the residents and
15 spaces for the visitors, for 64 townhouse units proposed. Out of the 128 residential parking
stalls, 104 are tandem, which works out to be 81.25% tandem, while the rest are two car garages.
Most of the tandem arrangement is with one car garage and one tandem spot on the driveway. This
project is yet another example of maximizing unit count with a tandem arrangement and exceeding
the permitted density. While, this meets the current bylaw, Council has directed staff to work on
proposed amendments to the RM -1 zone to permit a maximum of 70% units with tandem parking
arrangement. This report and proposed amendments are anticipated to be reviewed by Council in
October, 2013.
Proposed Amenity:
The developer is required to provide all the off-site upgrades along both the street frontages, as a
condition of final reading on the rezoning. This is standard with any development application
requiring the land to be rezoned. In addition to this the developer is offering to build a sidewalk going
south, down the west side of 236th Street, from 132nd Avenue to Fern Crescent. This is approximately
estimated to cost the developer $135,000.00 plus other fees. The developer is offering this as a
type of amenity to offset the proposed excess density for the site. The following paragraph discusses
the District's proposed community amenity program, however, it should be noted that the amenity
discussed to date has focussed on a pilot program in the Albion area. While the proposed legislation
to pursue amenity contributions will enable Council to consider amenities throughout the District,
there has been no discussion on extending the program beyond the Albion area.
Council has recently given first and second readings to Official Community Plan Amending Bylaw No.
6995-2013, which establishes a policy framework for Community Amenity Contributions through
density bonusing. The Bylaw was also on the September 17, 2013 Public Hearing agenda, where
Council was presented with information on a recent Greater Vancouver Home Builder's Association
3-
report on best practices for funding community amenities. The speaker outlined the three key
principles for funding amenities that included Equity - the costs are fairly allocated and new
developments contribute their fair share; Transparency - that the policies and amenities to be
funded are clearly identified and accessible, including the rate(s) that are to be applied to a
development; and Certainty - that the costs are predictable for the development industry. The
speaker further observed that the Maple Ridge proposed Amenity Program had met those three
principles, and for that reason was supportable.
If the draft amenity standard being proposed in the Albion Area were to be applied to the subject
site, an additional amenity contribution of $3,100 for each lot/unit would be applied. Based on this
ratio, if this development were in the Albion Area, a total contribution of $198,400.00 for the
proposed 64 units would be required. Recognizing that the developer has offered to build a sidewalk
costing $135,000.00, additional cash contribution would still be required. It is noted that the cost
estimate for the sidewalk is preliminary and further analysis is required. It is important to note that
previously the Engineering Department had identified a tree along this route, which is desirable to be
saved and the feasibility and additional cost implications should this tree be saved, is likely to further
increase the anticipated cost of building the sidewalk in this area. The total amenity contribution
based on this analysis needs to be determined.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Silver Valley Area Plan of the Official Community Plan,
located just outside of the "River Village" Hamlet Centre. The site is designated "Medium High
Density Residential".
Silver Valley Area Plan Policy 5.2 states:
River Village is located along a main arterial route in the Silver Valley area, on Fern Crescent,
between Maple Ridge Park to the south and an escarpment to the north and east.
The principles within the River Village area talk about making it a complete community with diverse
mix of uses and building types.
Principal 5.2.8 for River Village Hamlet states:
a) Residential densities range from 30 to 70 units per net hectare within a 5 -minute walk of the
River Village. Approximately 400 residential units are proposed within this area, however, an
additional 575 residences are proposed within an 800 metre radius of the centre.
b) Higher densities of 70 units per hectare are generally limited to Balsam Street on opposing sides
of the north half of the Community Green. These densities are typically associated with
maisonette type apartment accommodation within a mansion building form.
c) Densities of 30-50 units per hectare will be encouraged for the balance of the River Village area
and may include attached as well as detached fee -simple housing.
d) In general, higher densities of 50 units per hectare should be located south of Balsam Creek
between 233rd Street and 235th Street and should be within 400 m or 5 minute walk from the
village centre.
4-
It is important to note that the subject site is outside both; the defined higher density areas in the
Area Plan and the 400 m or 5 minute walk from the River Village Hamlet Centre. Yet the density
proposed for the site exceeds the permitted density for this area. Land uses in the periphery of the
hamlet are meant to serve as a transition to higher density in the hamlet centre. The proposed
density does not serve as a transition to the existing single family on the north and the proposed
street townhouses on the west; neither does it compliment the proposed townhouse development to
the east. As noted earlier in this report, a current rezoning application on the property to the east,
proposes a density of 0.57 FSR (for 69 units) or 46.4 units per net hectare.
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. Should Council support the application as
proposed, an OCP amendment will be required to support the excess density.
Zoning Bylaw:
The current application proposes to rezone the property located at 13260 236 Street from RS -3
(One Family Rural Residential), and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse
Residential) to permit a future construction of 64 townhouses. Several variances as described below
will be required to support the current proposal
Some setback variances being sought include:
i. 2.5 metres setback variance on the north (proposed setback on the north is 5.0
metres, while required setback is 7.5 metres);
ii. 2.0 metres setback variance on the west, facing 236th Street (proposed setback on
the west is 5.5 metres, while required setback is 7.5 metres);
iii. 1.5 metres setback variance on the east (proposed setback on the east is 4.5
metres, while required setback is 6.0 metres).
Height variances to accommodate a three storey facade will also be required. A Development
Variance Permit application along with the Development Permit application has been submitted.
Intergovernmental Implications:
Referrals to the School District will be sent prior to proceeding with the second reading. The School
District 42 is doing a comprehensive Scholl District Facilities Plan in consultation with stakeholders,
educators in the community, Pitt Meadows and Maple Ridge. The plan is intended to provide a
context for discussions and will ultimately form the basis for future strategic property acquisition
decisions. Should Council give first reading to this application it will be forwarded to the School
District 42 for their comments.
Interdepartmental Implications:
This application has not been forwarded to any departments at this time. Should Council direct that
first reading bylaws be prepared referrals will be sent to internal departments, prior to second
reading.
At the Public Hearing of the previous application local residents expressed concerns about
pedestrian connectivity and safety. In response, the District advanced the property purchase for
Larch Avenue to be constructed. Larch Avenue is currently under construction and includes
sidewalks. In addition a pedestrian pathway was constructed on the east side of 236th Street. Both
projects provide for enhanced connectivity and pedestrian safety.
5-
e) Alternatives:
A number of alternatives are available to Council; namely,
1. defer the application and instruct the applicant to work with the existing density of 0.60 FSR
found in the current RM -1 zone; or
2. amend the report recommendation from denial to directing the preparation of zoning and
OCP amending bylaws;
3. amend the report recommendation from denial to directing the preparation of zoning and
OCP amending bylaws, subject to the applicant providing the amenity sidewalk as a
condition of Final Reading; or
4. amend the report recommendation from denial to directing the preparation of zoning and
OCP amending bylaws, subject to amenity sidewalk plus financial contribution for the excess
density. Further discussion regarding how these funds would be allocated would be required.
The later three options will require staff to draft a zone amending bylaw for first reading, and to
identify the additional information the applicant is required to provide in accordance with
Development Procedures Bylaw No. 5879-1999.
CONCLUSION:
The proposed zone (RM -1) is in compliance with the Official Community Plan designation, but the
proposal exceeds the maximum permitted FSR in the proposed RM -1 (Townhouse Residential) zone
and the permitted density described in the Silver Valley Area Plan, as outlined in this report. Council
has seen and was supportive of a previous application for this site (RZ/085/08) with 51 units. This
application is proposing 64 units with 81.25% units with tandem parking arrangement. The
applicant is proposing an amenity in the form of a new and extended sidewalk in exchange for the
density increase. If the proposal was in the Albion Area an additional amenity contribution, based on
the draft amenity zoning bylaw, would be expected. Due to the reasons described in this report, it is
recommended the application be denied. However, should Council wish to entertain the proposal
further, alternatives are available as described in this report.
"Original signed by Rasika Acharya"
Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP
Planner
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Proposed Site Plan
Appendix C - Proposed Sidewalk along 236th Street (between 133rd Avenue and Fern Crescent)
6-
APPENDIX A
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DATE: Aug 15, 2013 FILE: 2013 082 RZ BY: PC
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District of
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FRASER
Proposed Sidewalk
MAPLE RIDGE
British Columbia
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
DATE. Sep 17, 2013 BY: DT
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO: 2012-057-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013 and
Second Reading
Maple Ridge Zone Amending Bylaw No.6939-2012
12933 Mill Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS -3 (One Family Rural
Residential) and RS -2 (One Family Suburban Residential) to R-2 (Urban Residential District), to
permit a future subdivision into 16 single family lots. The proposed R-2 (Urban Residential District)
zoning complies with the Official Community Plan. An Official Community Plan amendment is
required to re -designate a small area of the site from Conservation to Medium Density Residential.
Maple Ridge Zone Amending Bylaw No. 6939-2012 received first reading on July 24, 2012.
RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013 be given first and
second readings and be forwarded to Public Hearing;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7020-
2013 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Zone Amending Bylaw No. 6939-2012 be given second reading and be
forwarded to Public Hearing; and
5. That the following terms and conditions be met prior to final reading.
Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendments to Part VI Figure 2 - Land Use Plan; Figure 3D - Horse Hamlet; and
Figure 4 -Trails / Open Space of the Silver Valley Area Plan of the Official Community
Plan;
1104
iii. Road dedication as required;
iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
v. Registration of a Habitat Protection and Stormwater Management Covenant at the
Land Title Office;
vi. Removal of the existing buildings; and
vii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
DISCUSSION:
a) Background Context:
Applicant:
Owners:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
Jean Fares
George and Patricia Devita
William and Karen Greenland
Lot 1, Section 27, Township 12, NWD Plan 11128
Medium Density Residential and Conservation
Medium Density Residential
RS -3 (One Family Rural Residential) and RS -2 (One Family
Suburban Residential)
R-2 (Urban Residential District)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
-2-
Single Family Residential
RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
Conservation, Medium Density Residential
and Low Density Urban
Single Family Residential
RS -3 (One Family Rural Residential) and
RS -2 (One Family Suburban Residential)
Conservation and Medium Density Residential
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Project Description:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Single Family Residential
RS -3 (One Family Rural Residential)
Civic and Conservation
Single Family Residential
RS -2 (One Family Suburban Residential)
Conservation, Medium Density Residential
and Low Density Urban
Single Family Residential
Single Family Residential
0.916 HA. (2.26 acres)
Mill Street
Full Urban Standard
The applicant proposes to rezone the subject site to the R-2 (Urban Residential District) zone to
permit future subdivision into 16 R-2 (Urban Residential District) lots not less than 315 m2. The
proposal has been revised since first reading was granted, and no longer involves a portion on the
unopened 240 Street right-of-way. This change has reduced the lot yield by three. Two roads with
cul-de-sacs are proposed at the north and south sides of the site while the remaining lots will front
Mill Street.
c) Planning Analysis:
Official Community Plan:
The development site is located in the Horse Hamlet of the Silver Valley Area Plan and is currently
designated Medium Density Residential and Conservation. The Medium Density Residential
designation supports a single family housing form in a compact, residential neighbourhood. The
proposed R-2 (Urban Residential District) zone development is in compliance with the Silver Valley
Area Plan policies. As a result of ground truthing, an OCP amendment is required to remove the
small amount of Conservation designated land in the south-west corner of the site.
Zoning Bylaw:
The current application proposes to rezone the property located at 12933 Mill Street from RS -3 (One
Family Rural Residential) and RS -2 (One Family Suburban Residential) to R-2 (Urban Residential
District) to permit the future subdivison into 16 single family lots.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas.
-3-
d) Environmental Implications:
The applicant has submitted an Arborist report prepared by Mike Fadum and Associates Ltd, a
Geotechnical report prepared by GeoPacific Consultants Ltd and an Environmental Assessment
report prepared by TERA Planning Ltd in support of the Watercourse Protection Development Permit.
TERA Planning Ltd has determined that there are no watercourses on the subject site, however two
tributaries are located within 50 metres of the site, and therefore a Watercourse Protection
Development Permit is required. As the watercourse setback area encroaches only slightly into the
south-west area of the site, the developer has proposed to create a habitat and stormwater
management covenant along the entire length of the western property line rather than provide the
small amount of park dedication. The covenant area will include habitat enhancement and
innovative stormwater and rainwater management features.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that not all
required services exist. Therefore, a Rezoning Servicing Agreement will be required prior to final
reading.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be an additional 16 trees which is based on one tree per lot. The Manager of Parks &
Open Space has advised that the maintenance requirement of $25.00 per new tree will increase
their budget requirements by $400.00.
f) School District Comments:
The application was referred to the School District but no comments have been received to date.
g) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The proposed amendment from Conservation to Medium Density Residential is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
-4-
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No.7020-2013, that second reading be given to Maple Ridge Zone Amending Bylaw
No. 6939-2012, and that application 2012-057-RZ be forwarded to Public Hearing.
"Original signed by Amelia Bowden"
Prepared by: Amelia Bowden
Planning Technician
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by Frank Quinn" for
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B -Maple Ridge Official Community Plan Amending Bylaw No. 7020-2013
Appendix C - Maple Ridge Zone Amending Bylaw No. 6939-2012
Appendix D - Subdivision Plan
-5-
APPENDIX A
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CORPORATION OF
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MAPLE RIDGE
British Columbia
MAPLE RIDGE
PLANNING DEPARTMENT
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DATE: Apr 17, 2013 2012 -057 -DP BY: JV
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ASERR. �
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7020-2013
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 Section 10.3 Part VI Silver Valley Area Plan Figures
2, 3D and 4 of the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7020-2013"
2. Figures 2 and 3D are hereby amended for that parcel or tract of land and premise known
and described as:
Lot 1 Section 27 Township 12 New Westminster District Plan 11128
and outlined in heavy black line on Map No. 860, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re -designated as shown.
3. Figure 4 is hereby amended for that parcel or tract of land and premise known and
described as:
Lot 1 Section 27 Township 12 New Westminster District Plan 11128
and outlined in heavy black line on Map No. 861, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended to remove Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of
READ A SECOND TIME the day of
PUBLIC HEARING HELD the day of
READ A THIRD TIME the day of
, 20 .
, 20 .
, 20 .
, 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of ,20 .
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 7020-2013
Map No. 860
To Amend Figures 2 and 3D
From: Conservation
To: Medium Density Residential
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 7020-2013
Map No. 861
Purpose: To Remove Conservation from Figure 4
L\,At
MAPLE RIDGE
N
British Columbia
SCALE 1:2,000
APPENDIX C
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6939-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6939-2012"
2. That parcel or tract of land and premise known and described as:
Lot 1 Section 27 Township 12 New Westminster District Plan 11128
as outlined in heavy black line on Map No.1574 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-2 (Urban Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 24th day of July, A.D. 2012.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the
day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 6939-2012
Map No. 1574
From: RS -3 (One Family Rural Residential)
RS -2 (One Family Suburban Residential)
To: R-2 (Urban Residential)
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4.
MAPLE RIDGE
British Columbia
APPENDIX D
N
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PROPOSED SUBDIVISION PLAN OF LOT 1
SECTION 27. TOWNSHIP 12
NEW WESTMINSTER DISTRICT. PLAN 11128
SCALE1:250
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B. E.l�ra�u�a�s
Jrrn Kaci_
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO: 2012-109-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6961-2012
24979 108 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS -3 (One Family Rural
Residential) to RS -lb (One Family Urban (Medium Density) Residential), to permit a future
subdivision of 13 lots. This application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6961-2012 be given second reading and be forwarded to
Public Hearing; and
2. That the following terms and conditions be met prior to Final Reading:
Road dedication as required;
ii. Removal of the existing buildings; and
iii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Aplin & Martin Consultants Ltd. - Sandi Drew
Stanley R Stanowski & Cheryl L Stanowski
Legal Description: Lot: A, Section: 11, Township: 12, Plan: 23702
1105
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Project Description:
Low/Medium Density Residential
RS -3 (One Family Rural Residential)
RS -lb (One Family Urban (Medium Density) Residential)
Use: Residential
Zone: RS -3 (One Family Rural Residential)
Designation: Low Medium Density Residential
Use: Residential
Zone: R-1 (Residential District)
Designation: Medium Density Residential
Use: Residential
Zone: RS -3 (One Family Rural Residential)
Designation: Suburban Residential
Use: Residential
Zone: RS -lb (One Family Urban (Medium Density
Residential)
Designation: Low/Medium Density Residential
Residential
Residential
0.823 Ha (2.15 acres)
108 Avenue and Morrisette Place
Urban Standard
The site is located at the eastern edge of the Albion area, east of the intersection of 108 Avenue and
248 Street. It currently has one home at the southern end of the property. To the west are single-
family RS -lb (One Family Urban (Median Density) Residential) lots; to the east are larger single
family RS -1 (One Family Urban Residential) lots. A larger RS -3 (One Family Rural Residential) lot is
situated north of this property; to the south are several R-1 (Residential District) lots. The applicant
proposes development of this site into 13 single family residential lots.
c) Planning Analysis:
Official Community Plan:
The development site is located within the Albion Area Plan and is designated Low/ Medium Density
Residential. This application complies with the District's Official Community Plan. This land use
designation provides for a single detached housing form on lots ranging in size from 557m2 to
891m2. The proposed RS1-b zone is in compliance with the zoning matrix within the Albion Area
Plan, and the application is in compliance with OCP policies. The District is undergoing a review to
-2-
consider increasing the permitted density in the Albion Area Plan. Earlier this year Council passed a
resolution addressing how in -stream and new applications would be dealt with. Given that no OCP
amendment is required for this application, it is able to proceed through the development approvals
process.
Zoning Bylaw:
The current application proposes to rezone the property located at 24979 108 Avenue from RS -3
(One Family Rural Residential) to RS -lb (One Family Urban (Medium Density) Residential) to permit
subdivision into 13 lots.
Proposed Variances:
A Variance permit is required to vary the width of proposed lots 1, 11, 12, and 13 respectively. The
applicant intends to vary the width by slightly less than one metre for each of the four lots.
Development Permits:
No development permits will be required for this rezoning application.
d) Environmental Implications:
Schedule B of the Development Procedures By-law No. 5879-1999 requires an Arborist Report for
rezoning applications, and has been provided by the applicant. Based on the report
recommendations, the District recommends a 3-5metre buffer along the northern half of the lot on
the north and west lot boundaries to ensure protection of the neighboring properties' trees. A tree
protection covenant is also required that will ensure the 104 replacement trees are protected.
e) Interdepartmental Implications:
Engineering Department:
A Geotechnical Report has been requested by the Engineering Department and Building
departments respectively and provided by the applicant. The findings conclude that the land is safe
for the use intended. A geotechnical covenant will be registered on title at the Land Title Office prior
to Final Reading. All servicing work will be required at subdivision.
-3-
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6961-
2012, and that application 2012-109-RZ be forwarded to Public Hearing.
"Original signed by Siobhan Murphy"
Prepared by: Siobhan Murphy, MA, MCIP, RPP
Planning Technician
"Original signed by Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original 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
Appendix C - Subdivision Plan
-4-
APPENDIX A
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CORPORATION O F
THE DISTRICT OF
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MAPLE RIDGE
British Columbia
MAPLE RIDGE
PLANNING DEPARTMENT
District of
1
Langley r 47
DATE: Jul 8, 2013 2012 -109 -SD BY: JV
l 2.1-1-
FRASER R. .-----------
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6961-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6961-2012."
2. That parcel or tract of land and premises known and described as:
Lot "A" Section 11 Township 12 New Westminster District Plan 23702
and outlined in heavy black line on Map No. 1578 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of January, A.D. 2013.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
65
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 6961-2012
Map No. 1578
From: RS -3 (One Family Rural Residential)
To: RS -1b (One Family Urban (Medium Density) Residential)
L'.\,
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SCALE 1:2,500
MAPLE RIDGE
British Columbia
ENDIX C
8
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This plan is conceptual only and may change due to:
- Review and approval by appropriate municipal, regional,
provincial and federal governments and outside agencies
- Full environmental, geotechnical and soil assessments.
- Legal and topographical survey.
- Tree survey and assessment.
- Park dedication requirements or cash in lieu of.
moat
APl
LEGAL DESCRIPTION
PID 009-256-067
Lot 'A' Section 11 Township 12
New Westminster District
Plan 23702
GROSS SITE AREA
Approx. 0.8 hectares / 2.0 acres
NET SITE AREA
Approx. 0.8 hectares / 1.9 acres
EXISTING ZONING $ DESIGNATIONS
Zoning: RS -3 One Family Rural Residential)
NCP: outside of an NCP area
OCP: Albion Area Plan - Low/Medium Density Residential
PROPOSED ZONING & DESIGNATIONS
Zoning: RS -lb (One Family Urban (Medium Density) Residential
NCP: Outside of an NCP area
OCP: No Change
LOT YIELD:
Existing Number of Lots: 1
Proposed Number of Lots: 13
DENSITY:
Approx. Gross: 16.3 u.p.h. / 6.5 u.p.a.
Approx. Net: 16.3 u.p.h. / 6.8 u.p.a.
Estimated 628.9m2 road dedication
Development Variance Permit required
for lot width reduction
Building Envelope
20 40 60m
939988 BC Ltd.
Single Family Development
24979 - 108 Avenue, Maple Ridge
CONCEPT A
- based on RS -lb Zoning -
- School site acquisition requirements and/or charges.
- Storm water detention requirements.
- Road dedication requirements.
- Environmentally sensitive areas and setback requirements.
- Building locations.
- Right-of-way and/or easement requirements.
MARTIN
Project 12-104
°•K.,,...•_m,�e,--•a--..— 6 Nov 2012
This plan is the property of Aplin & Martin Consultants Ltd. and may not be reproduced or used for any purposes, including promotion, sales or land valuation without written permission.
SD
411.
MAPLE R11)0E
B..E.lrau-as
Jrrn Kaci_
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO: 2013 -043 -CU
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Temporary Commercial Use Permit
Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7005-2013
11122 286 Street
EXECUTIVE SUMMARY:
On September 10, 2013, Council gave first reading to Maple Ridge Official Community Plan
Amending Bylaw No. 7005-2013. This application is to amend the Official Community Plan to
designate the property located at 11122 286 Street as a "Temporary Commercial Use Permit Area"
to permit the parking of up to a maximum of four (4) commercial trucks each weighing 20,000 kgs
for a period of 2 years. There is no construction or building activity proposed on site.
RECOMMENDATIONS:
1. That in accordance with Section 879 of the Local Government Act opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7005-2013 on the municipal website, and Council considers it unnecessary to
provide any further consultation opportunities, except by way of holding a Public Hearing on
the bylaw;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 7005-2013 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7005-
2013 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 7005-2013 be given second
reading and be forwarded to Public Hearing; and
5. That the Temporary Commercial Use Permit for two (2) years be issued subject to the following
conditions:
i. Truck access shall be restricted to 111th Avenue as existing currently;
ii. The paving of the parking driveway access up to the existing security gate on 111th
Avenue including the refundable securities to complete these works;
iii. Restoration of the watercourse setback area including the refundable securities to
complete these works.
1106
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP: Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North: Use:
Zone:
Designation:
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Mission Ridge Aggregates (1997) Ltd
Frederick V Craiggs and Louise M Craiggs
Lot 11, Section 9, Township 15, Plan NWP83265;
Rural Residential and Watercourse Protection Development
Permit Area
Rural Residential with Temporary Commercial Use Permit valid
for two years and Watercourse Protection Development Permit
Area
A-1 (Small Holding Agricultural)
A-1 (Small Holding Agricultural)
Residential/Agricultural
A-1 (Small Holding Agricultural)
Rural Residential
111th Avenue and Residential/Agricultural
A-1 (Small Holding Agricultural)
Rural Residential
Residential/Agricultural
A-1 (Small Holding Agricultural)
Rural Residential
286th Street and Residential/Agricultural
A-1 (Small Holding Agricultural)
Rural Residential
Single Family Rural Residential, home -occupation (office) and
parking of commercial trucks for Mission Ridge Aggregates Ltd.
Single Family Rural Residential, home -occupation (office) and
parking of commercial trucks for Mission Ridge Aggregates Ltd.
2.0 Hectares (4.94 acres)
286th Street for the house and home occupation;
111th Avenue for the commercial truck parking area
Rural Standard (existing)
b) Site Characteristics and description:
The subject site (Appendix A) is located at the corner of 286th Street and 111th Avenue and is
impacted by Vincent Creek. The existing creek dissects the property in two. The existing single
family house and other accessory structures are on the north-western portion of the site. The south-
-2-
eastern portion has been cleared and graveled over the years, by the land -owner to park the
commercial trucks. The parking lot is accessed from 111th Avenue. Since 2010 formal written
complaints regarding noise and illegal truck parking at the site have been received including the
complainant's meeting with the Mayor to discuss the concerns.
Section 402(6)(b)(ii) of the Zoning Bylaw permits the parking of not more than two commercial
vehicles on a parcel 0.8 hectares or more in size. The owner is using a portion of the land to park
more than two commercial trucks, which is not permitted in the Bylaw. The owner is requesting to
park up to a maximum of four (4) commercial trucks. Justification for this request provided by the
owner are: local drivers operating these trucks in Maple Ridge; and limited hours of operation (6:00
AM to 4:30 PM). Such parking would make it easier for the local drivers to park closer to their
homes and the normal operations include driving an empty truck from the subject site at 6:00 AM
and bringing it back to park on site at 4:30 PM; and an empty lot for most of the day with no
maintenance occurring on site.
c) Planning Analysis:
Official Community Plan:
The subject site (Appendix A) is designated "Rural Residential" which supports agricultural uses and
a low density single detached housing form. The subject site is located outside the Urban Area
Boundary and outside the Fraser Sewer Area and cannot support urban uses. The subject site has
been used to park commercial trucks for a few years although the exact number is unknown. The
OCP designation of "Rural Residential" does not permit the property owner to rezone the lands to a
commercial or industrial use. The owner has requested that Council consider a "Temporary
Commercial Use Permit" on the subject site. An amendment to the Official Community Plan
identifying these areas must be adopted prior to issuance of a permit. The Temporary Commercial
Use Permit can override a parcel's underlying OCP designation and zoning. Official Community Plan
Amending Bylaw No. 7005-2013 must receive four readings from Council and be presented at a
Public Hearing. Notice similar to a Public Hearing is also required for the Temporary Commercial
Use Permit application.
Local Government Act:
Section 921 of the Local Government Act allows local government the ability to designate areas in
their Official Community Plan as temporary commercial or industrial use permit areas.
Historically, Council has issued temporary commercial or industrial use permits for a maximum of
two years. Since the drafting of the first reading report, staff has learned that the Act now permits
the issuance of a permit up to 3 years, with the possibility of another 3 year extension.
-3-
Section 921(11) of the Local Government Act states:
(11) The owner of land in respect of which a temporary use permit has been issued has the right to
put the land to the use described in the permit until
(a) the date that the permit expires, or
(b) 3 years after the permit was issued, whichever occurs first.
Section 921(14) of the Local Government Act further states that, such a permit may be renewed
only once.
Although the Act provides for the issuance of up to 3 years, the recommendation is to support this
for two years as a two year time -frame is considered reasonable to work out a permanent solution.
Upon expiry of the permit, if the commercial truck parking operations do not cease, it becomes an
enforcement issue for the District. This could become a staff and time -intensive enforcement issue
for the District if the owner fails to find a more permanent solution to commercial truck parking use
on site. This application is an effort to legalize the existing use on site, on a temporary basis; to
allow the owner to seek a more permanent solution.
Zoning Bylaw:
No rezoning is required to permit parking of commercial trucks on the property. The Temporary
Commercial Use Permit overrides zoning and the permit is meant to be temporary.
Tax Implications of approving a TCUP:
At the Committee of the Whole meeting of September 09, 2013, Council requested staff to look into
tax implications for the site. BC Assessment has confirmed that property assessments are based on
the "use" of land, not the existing zone. Currently the property has a single family house and a home
occupation license for the office component of "Mission Ridge Aggregates Ltd". For 2013 the
property is classified wholly residential (Class 1) and the municipal portion of the taxes is based on a
a rate of 4.2833 per 1,000 dollars assessed value. If the TCUP is approved, BC Assessment will
change the classification of the portion of the site used for the temporary commercial use, to
commercial (Class 6) or light industrial (Class 5). The municipal tax rate for commercial and light
industrial (Class 6 or 5) for 2013 is 12.2307 per 1,000 dollars assessed value. This means that the
owner's municipal portion of the taxes, for the area used for the temporary commercial use will
roughly increase three (3) times, based on the 2013 rate.
Development Permits:
The subject site (Appendix A) is impacted by Vincent Creek, which requires a 10.0 metres setback
from the top of bank. This setback is based on the width of the ravine which is considered
appropriate for this setback. Pursuant to Section 8.9 of the Official Community Plan, a Watercourse
Protection Development Permit application is required to ensure the preservation, protection,
restoration and enhancement of watercourse and riparian areas. Specific to this site, the WPDP
approval addresses the disturbance caused and outlines re -vegetation and restoration works within
the environmental setback area, around the existing parking lot. The Watercourse Protection
-4-
Development Permit (2013 -076 -DP) was approved in August 2013 and outlines removal of the
gravel parking pad from the 10 metres setback, replacing it with adequate topsoil, replanting the 10
metres setback with native vegetation and installing a boulder barrier at the 10 metres mark.
d) Interdepartmental Implications:
In order to advance the current application, comments and input were sought from the various
internal departments, prior to first reading.
Engineering Department:
A referral was sent to the Engineering Department and they have requested that the access
driveway be paved up to the security gate.
Environmental section:
The owner paid a refundable security of $3000 which will be returned when the restoration of the
10 metres setback is complete, after the Temporary Commercial Use Permit expires.
Licenses, Permits and Bylaws Department:
Complaints from a neighbour have been received in 2010, 2011 and 2012, about noise, dust and
parking of commercial trucks on this rural site. The owner was advised to contact the Planning
Department to explore options to seek a temporary solution to this problem.
e) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, to designate the property located at
11122 286 Street as a "Temporary Commercial Use Permit Area" to permit the parking of up to a
maximum of four (4) commercial trucks, is considered to be minor in nature. It has been determined
that no additional consultation beyond existing procedures is required, including referrals to the
Board of the Regional District, the Council of an adjacent municipality, First Nations, the School
District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
f) Citizen/Customer Implications:
Formal complaints have been received by the District from 2010-2013. The Public Hearing will be an
opportunity for any neighbours to voice their concerns or support. If Council gives second reading to
-5-
the bylaw on September 24, 2013, this application is anticipated to be on the October 15, 2013
Public Hearing agenda.
g) Alternatives:
Council has the following alternatives:
a) Deny the Temporary Use Permit and seek the removal of any commercial vehicles over two
(2), on the subject site; or
b) Approve the Temporary Use Permit for a period of three years.
CONCLUSION:
This is an OCP amendment seeking to temporarily permit an existing illegal use of parking up to four
(4) commercial trucks on the subject site. There are no services in this area and based on the OCP
designation, the property cannot be rezoned to commercial or industrial. Two years is considered a
reasonable time to find a more permanent solution to this. It is recommended that Maple Ridge
Official Community Plan Amending Bylaw No. 7005-2013 be given second reading and forwarded to
Public Hearing.
"Original signed by Rasika Acharya"
Prepared by: Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP
Planner
"Original signed by 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 - Official Community Plan Amending Bylaw No. 7005-2013
-6-
1
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SUBJECT PROPERTY I
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APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.7005-2013
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, Appendix D -Temporary Use Permits"
to the Official Community Plan to add Temporary Commercial Use Permit Area Location No. 3.
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. 7005-2013"
2. That parcel or tract of land and premises known and described as:
Lot 11, Section 9, Township 15, Plan NWP83265
and outlined in heavy black line on Map No. 855, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated as "Temporary Commercial Use Permit Area
Location No. 3" to permit parking of not more than four (4) commercial trucks with tare
weights of 20,000 kgs each, for a two year period.
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 10t" day of September, 2013.
READ A SECOND TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , 20 .
PRESIDING MEMBER CORPORATE OFFICER
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11192
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TEMPORARY COMMERCIAL
USE PERMIT AREA
LOCATION No.3
Bylaw No. 7005-2013
Map No. 855
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
British Columbia
MAPLE RIDGE
FINANCE DEPARTMENT
DATE: Sep 10, 2013 BY: DT
4I
MAPLE RIDGE
British Columbia
Deep Roots
Greater Heights
TO:
District of Maple Ridge
His Worship Mayor Ernie Daykin DATE: September 23, 2013
and Members of Council Committee of the Whole
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended August 31, 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 August 31, 2013 now be approved.
GENERAL $ 20,874,732
PAYROLL $ 1,759,892
PURCHASE CARD $ 91,866
$ 22,726,490
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
• Canadian Lawn Care Services - Albion Park play field upgrade $ 156,535
• Drysdale Bacon McStravick In Trust - Land acq. Whonnock Lake $ 418,103
• GCL Contracting & Engineering - 232 St. bridge replacement $ 405,574
• G.V. Water District - Water consumption May 1-28/13 $ 490,635
• Imperial Paving - 2013 paving program & roadworks $ 467,282
• Property Owners - Land acquisitions - 128 Ave road dedication $ 225,295
• RCMP - Receiver General - RCMP contract Apr-Jun/13 $ 3,237,828
• The municipality acts as the collection agency for other levels of government or
agencies. The following collections were remitted in August.
1. Greater Vancouver Sewerage & Drainage $ 5,620,153
2. Provincial School Tax $ 417,055
3. South Coast BC Transportation $ 5,464,801
d) Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended August 31, 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
VENDOR NAME
0891551 BC Ltd
0946235 BC Ltd
Ablesun Plastics Ltd
Action Data Communications
Aecom Canada Ltd
Ansan Industries Ltd
Aplin & Martin Consultants Ltd
BC Hydro
BC SPCA
Boileau Electric & Pole Ltd
Brandt Tractor Ltd
CUPE Local 622
Canadian Lawn Care Services
Chevron Canada Ltd
Citrix Systems Inc.
Columbia Bitulithic Ltd
Downtown Maple Ridge Business
Drysdale Bacon McStravick In Trust
Durante Kreuk Ltd.
Flynn Canada Ltd
Fred Surridge Ltd
G6 Ventures (Village Green)Ltd
GCL Contracting & Engineering
Gr Vanc Sewerage & Drainage
Greater Vanc Water District
Imperial Paving
Imprest Account Leisure Centre
Leko Precast Products
Little Bear Development Ltd
Manulife Financial
Maple Ridge & PM Arts Council
Marten Timmer Excavating Ltd
Medical Services Plan
Metro Motors Ltd
Minister Of Finance
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - AUGUST 2013
DESCRIPTION OF PAYMENT
Security refund
Roadside mowing
Recycling collection bags
Phone system maintenance agreement
Sanitary sewer model & master plan
Seismic upgrade Rothsay reservoir
Traffic control
Intersection improvements
122 Ave from 216 St & 222 St
Electricity
Contract payment Jul & Aug
Maintenance: Albion Fairgrounds
Banners
Firehall #1
Grant Hill Kiosk
Greg Moore Youth Centre
Hammond Community Centre
Merkley Park
Pump stations
Randy Herman Building
Street lights
Traffic signals
Maintenance: Unit #58
Dues - pay periods 13/15, 13/16 & 13/17
Albion Park play field upgrade
Gasoline & Diesel fuel
Citrix XenDesktop subscription
Roadworks material
50% BIA remittance
Land acquisition - Whonnock Lake park
Albion Park play field upgrade
Hammond Stadium redevelopment
RCMP roof replacement
Waterworks supplies
Security refund
232 Street bridge replacement
2013 requisition
Transfer station waste disposal
Water consumption May 1 to May 28/13
2013 paving program
Roadworks
Registered program refunds
Three concrete outhouses
Security refund
Employee benefits premiums
Arts Centre contract payment Aug
Program revenue Jun
Theatre rental & catering
Belle Morse Park drainage
Boundary Park drainage
Employee medical & health premiums
Two 2013 Ford C -Max Hybrids
School tax remittance
18,079
6,531
12,305
3,098
611
1,610
507
1,488
1,487
240
172
5,805
216
6,015
1,726
1,599
15,034
5,620,153
2,294
452,594
14,688
49,889
4,470
1,160
18,492
3,491
AMOUNT
100,000
31,889
16,526
33,600
24,610
32,787
15,403
119,323
55,054
19,877
17,625
37,596
156,535
97,155
15,234
41,778
99,175
418,103
16,633
24,567
19,426
135,599
405,574
5,622,447
490,635
467,282
17,085
43,456
28,279
138,444
55,519
21,983
35,969
60,525
417,055
Mission Contractors Ltd
Municipal Pension Plan BC
Nation First Contracting
Newlands Lawn & Garden Mainten
Oakvale Ventures Ltd
Pedre Contractors Ltd
Phil's Floors Ltd
Property Owners
Raincity Janitorial Sery Ltd
RCMP -Receiver General For Cda
Receiver General For Canada
RG Arenas (Maple Ridge) Ltd
Ridge Meadows Recycling Society
South Coast BC Transportation
The 116th Avenue Partnership
Total Energy Systems Ltd
Urban Systems
Warrington PCI Management
Young, Anderson - Barristers
Disbursements In Excess $15,000
Disbursements Under $15,000
Total Payee Disbursements
Payroll
Purchase Cards - Payment
Total Disbursements August 2013
Lougheed Hwy multi -use path
Employee benefits premiums
227 St & 119 Ave lot beautification
Grass cutting
Security refund
River Road waterworks & sanitary sewer at 236 St
The Act - carpet replacement
Land acquisitions - 128 Ave road dedication
Janitorial services & supplies:
Firehalls
Leisure Centre
Library
Municipal Hall
Operations
Randy Herman Building
RCMP
South Bonson Community Centre
RCMP contract Apr-Jun/13
Employer/Employee remit PP13/15 & PP13/16
Ice rental Jul
Curling rink operating expenses May & Jun
Monthly contract for recycling Aug
Weekly recycling
Litter pickup contract Jul
Recycling station pickup Jul
2013 requisition
Public hearing refund
Security refund
Maintenance: Firehall
Leisure Centre
Library
Maple Ridge Museum
Municipal Hall
Operations
Pitt Meadows Heritage Hall
RCMP
Whonnock Lake Community Centre
Integrated stormwater scoping study
Transportation plan update
Zone storage & optimization study
Advance for Tower common costs
Professional fees May & Jun
PP13/16 & PP13/17
6,222
2,107
6,022
2,934
2,954
4,348
3,112
5,807
53,775
4,103
106,784
295
1,848
319
5,464,801
882
1,033
1,461
3,480
259
2,770
1,572
483
3,224
806
3,937
1,922
22,138
GMR
\\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2013\[Monthly_Council_Report_2013.xlsx]AUG'13
64,126
375,638
17,640
21,893
25,000
59,208
18,007
225,295
33,506
3,237,828
668,334
57,878
109,246
5,465,683
21,000
15,088
27,997
54,929
59,141
19,890,182
984,550
20,874,732
1,759,892
91,866
22,726,490
4
MAPLE RIDGE
British Columbia
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Committee of the Whole
SUBJECT: Replacing Self Contained Breathing Apparatus, (SCBA).
EXECUTIVE SUMMARY:
Self -Contained Breathing Apparatus, (SCBA), are an essential piece of a firefighter's protective
equipment. The SCBA protects a firefighter from hostile and dangerous atmospheres by protecting
their face, airways and lungs from inhalation injuries.
The SCBAs that we have were purchased in the early to mid-1990s. The major components typically
have a 15 year life and are due for replacement. The need to replace this equipment has been
anticipated and funding has been allocated.
RECOMMENDATION:
That the contract to supply eighty-six (86), complete SCBAs, spare cylinders, masks and associated
equipment for $619,485.74, (taxes included), and a 10% contingency be included for any
unanticipated scope changes; be awarded to Guillevin International, Coquitlam BC branch, and
furthermore that the Corporate Officer be authorized to execute the contract.
DISCUSSION:
a) Background Context:
Our existing SCBAs were purchased in the early to mid-1990s and need to be replaced because the
carbon fibre SCBA cylinders that contain the air supply have a 15 year life span and the major
mechanical components are approaching end of life.
The previous SCBAs were manufactured by SCOTT Safety. Over the years, we have added additional
safety equipment to the SCBAs that allowed us to maximize their life span. Choosing to stay with the
same manufacturer has alleviated the need for costly retraining. There are several distributors of
the equipment manufactured by SCOTT Safety. Our Purchasing Department issued the Request for
Proposal and oversaw the process that resulted in us receiving three proposals. The proposal from
Guillevin International represents overall best value.
1132 1
b) Desired Outcome:
To provide firefighters with reliable safety equipment to allow them to do their work.
c) Business Plan/Financial Implications:
Funding for this equipment will come from the Fire Department Equipment Replacement
CONCLUSIONS:
The specifications and costs proposed by Guillevin represent the best value to meet the needs of the
Fire Department. The funding exists in the Fire Department Equipment Replacement Reserve.
Therefore; we recommend the awarding of a contract for the purchase of Scott SCBAs and
associated equipment to Guillevin International, Coquitlam BC branch.
"Original signed by Howard Exner"
Prepared by: Howard Exner, Assistant Chief
"Original signed by Dane Spence for Daniela Mikes"
Approved by: Daniela Mikes, Manager of Procurement
"Original signed by Dane Spence"
Approved by: Dane Spence, Fire Chief
"Original signed by Paul Gill"
Approved by: Paul Gill, General Manager Corporate and Financial Services
"Original signed by J.L. (Jim) Rule
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
2
MAPLE RIDGE
British Colombia
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO: CDPR-0640-30
FROM: Chief Administrative Officer MEETING: C.O.W.
SUBJECT: MAPLE RIDGE TENNIS CLUB - CLUB HOUSE
EXECUTIVE SUMMARY:
See the attached Maple Ridge -Pitt Meadows Parks & Leisure Services Commission report. The
Commission endorsed this recommendation at their meeting of September 12, 2013.
RECOMMENDATION:
That the Maple Ridge Tennis Club be granted approval, in principle, for a license to occupy (or lease
if more appropriate) land adjacent to the Thomas Haney Tennis Courts on 232 Street. This approval
in principle is subject to School District No. 42 and District of Maple Ridge review and acceptance of
all building and servicing plans, and detailed terms of license or lease as well as full funding being in
place for the project prior to the start of construction.
Original signed by Kelly Swift'
Approved by: Kelly Swift, General Manager, Community Development
Parks & Recreation Services
Original signed by Jim Rule'
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Attachment:
MR -PM Parks & Leisure Services Commission Report September 12, 2013
1151
PARKS & LEISURE SERVICES
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
September 12, 2013
SUBJECT:
MAPLE RIDGE TENNIS CLUB - CLUB HOUSE
EXECUTIVE SUMMARY:
The Maple Ridge Tennis Club (MRTC) have recently submitted a request to confirm in writing that
they have been approved, in principle, to place a portable building (Club House) adjacent to the
Maple Ridge Tennis Courts on 232 Street.
RECOMMENDATION:
That the Maple Ridge Tennis Club be granted approval in principle for a license to occupy (or lease if
more appropriate) adjacent to the Thomas Haney Tennis Courts on 232 Street , Maple Ridge and
forwarded to Maple Ridge Council and School District No. 42. This approval in principle is subject to
School District No. 42 and District of Maple Ridge review and acceptance of all building and
servicing plans, and detailed terms of license or lease as well as full funding being in place for the
project prior to the start of construction.
DISCUSSION:
a) Background Context:
The Maple Ridge Tennis Club which includes the Maple Ridge Seniors Tennis Club, have been
utilizing the majority of the tennis courts at the Thomas Haney Tennis courts in the mornings
evenings and potions of the weekends for many years. They have not been provided with priority
access to Court #5 to ensure that a court remains accessible to residents in the immediate
neighborhood.
The Club has been very successful and provides a wide range of game and or completion
opportunities to its members. The Club also provides lessons to members and non members, as
this has been a good strategy for them to attract and retain members in the Club.
One of the major challenges for the Club for many years is the reduced ability to host
tournaments at regional or provincial levels, as they do not have a clubhouse where they can
provide washroom facilities and refreshments etc. for their guests. The Club recently lost out on
a recent opportunity to purchase a suitable unit as they did not wish to enter into a purchase
agreement with the vendor until they had received permission to place this on the site (photo
attached).
b) Desired Outcome:
Ideally, the Maple Ridge Tennis Club be provided with approval in principle to place a portable
building (Club House) adjacent to the Thomas Haney Tennis Courts so that they can act quickly if
an appropriate building becomes available.
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#1
c) Strategic Alignment:
The proposal to provide their members with a club house is consistent with the Commission's
goals to promote and active and healthy community.
d) Citizen/Customer Implications:
It is anticipated that the addition of a good quality facility for the Tennis Club to provide basic
catering and shelter for their members and guests will be positively received.
e) Business Plan/Financial Implications:
No commitments have been made to the Club to share costs in any way related to the
construction of the site or maintenance once installed. Staff however does anticipate assisting
the Tennis Club with the development of a lease/license agreement and wherever possible
assistance with the appropriate placement of the portable building as well as technical advice
where and when requested.
f) Policy Implications:
Staff will post the information required in the Community Charter regarding disposition of
municipally owned/School District lands.
g)
Alternatives:
The alternative in this case would be to deny the approval in principle to place the proposed club
house, however this is not recommended as a facility like this has the potential to provide
significant social end economic benefits to the Club and the community.
CONCLUSIONS:
This is the second time that the Maple Ridge Tennis Club have brought forward a proposal to place a
portable building on the site, however due the building cost and servicing costs they were unable to
proceed with the first application. The Club President has advised that they are in a much better
financial position than before and are now ready to proceed with this project.
`Original signed by David Boag'
Prepared By: David Boag
Director Parks & Facilities
`Original signed by Kelly Swift'
Approved By:
Kelly Swift
General Manager, Community Development
Parks & Recreation Services
:db
Attachment- photo
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#2
MAPLE RIDGE
British Co lumh la
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO: CDPR-0640-30
FROM: Chief Administrative Officer MEETING: C.O.W.
SUBJECT: COST AND FEASIBILITY OF AN ADDITIONAL SYNTHETIC FIELD
EXECUTIVE SUMMARY:
The following recommendation was discussed at the Maple Ridge -Pitt Meadows Parks & Leisure
Services Commission Meeting on September 12, 2013, and at the direction of the Commission, is
being forwarded to Council for your consideration and direction:
That the Parks and Leisure Services Commission recommend to Maple Ridge Council that an
additional synthetic turf facility be incorporated into the Maple Ridge long term capital plan
as and when funds become available, in order to meet the growing demands for an all
seasons, durable athletic surface and to maximize the use of available land.
The staff report with background information is attached.
`Original signed by Kelly Swift'
Approved by: Kelly Swift, General Manager, Community Development
Parks & Recreation Services
`Original Signed by Jim Rule'
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Attachment:
MR -PM Parks & Leisure Services Commission Report September 12, 2013
1152
s
PARKS & LEISURE SERVICES
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
September 12, 2013
SUBJECT: COST AND FEASIBILITY OF AN ADDITIONAL SYNTHETIC FIELD
EXECUTIVE SUMMARY:
Mr. Chris Begg (Club President) and Ms. Misty Thomas (Executive Director), West Coast Auto Group
Football Club (WCAGFC) appeared as a delegation to the Commission on November 8, 2012 to
provide an overview of the Club's goals and objectives for the foreseeable future. They also
requested that the Commission consider an additional synthetic surface to meet the demands of
growing registrations for soccer as well as a variety of other sports including High School Football,
Lacrosse, Canadian Rules Football and Rugby.
RECOMMENDATION:
That the Parks and Leisure Services Commission recommend to Maple Ridge Council that an
additional synthetic turf facility be incorporated into the Maple Ridge long term capital plan as and
when funds become available, in order to meet the growing demands for an all seasons, durable
athletic surface and to maximize the use of available land.
DISCUSSION:
a) Background Context:
West Coast Auto Group Football Club is the result of a merger of the Pitt Meadows Soccer Club
and the Golden Ears Soccer Club. The merger of the two clubs has created new opportunities for
player development for all ages and skill levels. The merger of the clubs has also allowed for
players to be drawn from a larger population group to play at the various skill levels resulting in a
higher degree of competitive success.
The implementation of a standardized curriculum for all ages, as well as technical training for
players as young as four years old and continuing through each age level to adulthood and even
senior player opportunities through the integrated adult program is a much more consistent
approach compared to the two club system. Not surprisingly the Club now has one of the largest
men's and women's programs in the Province. Technical training is also provided to coach
development and referees.
The Club has engaged professional coaches for the micro program, however finding a safe
playable site for the micro program has become an ever increasing challenge. In the winter
season of 2012, many of the micro games were cancelled due to poor weather conditions (rain
or frost). This has resulted in this group of teams being moved to a spring league in order to
ensure the younger players can be appropriately accommodated; however this is placing more
strain on existing traditional turf resources and has the potential to create allocation issues if the
baseball and softball registrations return to historically higher registrations.
WCAGFC boasts an impressive level of volunteerism with 350 registered volunteers at the
beginning of the season. I understand that this number grows with the addition of assistant
coaches and team moms. The volunteers are coordinated through the Club's volunteer board
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and can reach up to 600 volunteers working on everything from photo days, equipment
distribution, and jamborees to referee and coaching events.
Current Challenges
The synthetic turf facilities that have been installed to date have been lined in such a way that
they can accommodate a variety of sports, however the competition for allocated times for
games and practices is problematic for everyone concerned. Soccer currently has approximately
90% of the available time during their season, and also fully utilizes the synthetic facilities
through the summer months when there is much less demand for the fields. Even with 90% of
the available in season allocation (combined practice and game time), the club is unable to offer
the practice times needed to provide their players with the strength and conditioning training
that is required for each team's development.
WCAGFC currently has 4,442 players in the club which has remained relatively constant over the
last five years. Approximately 330 hours of soccer practice occurs every week during the soccer
season, in addition to the soccer academy with eight hours every week hosting the 350
participants enrolled in development programs and goalie clinics. WCAGFC also plays more than
150 games every week. Soccer currently has approximately 50 of the available 60 hours of
"practice time" (Monday to Thursday) on synthetic turf, however there are up to ten teams
practicing on the field at the same time (younger age group), with a maximum of five teams per
hour for the older players teams. The club has advised that this number of players on the field at
once is not conducive to a good development program and only meets the very bare minimum;
however they have no other options available to them.
Greatest concerns
Unfortunately the lack of availability of additional synthetic turf time and the reluctance of
coaches to conduct player development training on all weather (gravel fields) has resulted in the
use of many of our grass fields as practice sites until there is insufficient light to do so, and then
coaches and teams must move to the gravel fields which have flood lights. Soccer is the only
sport that has used, or is expected to use gravel fields for practices, as all of the other sports
have refused to use them for player safety reasons. Through the evolution of professional
training it has become less acceptable for safety and player development reasons to use these
surfaces for this activity. Some of the reasons cited are skin injuries as a result of contact with
the gravel, gravel getting in players eyes, poor traction, dust clouds on windy days as well as the
hard compacted nature of the surface.
The WCAGFC have also expressed concerns about wait lists and having to turn kids away that
would like to participate in the sport, however they are unable to accept their applications. They
have also suggested that as one of the fastest growing communities that there will be an
increasing number for kids being turned away in the future without the addition of new facilities.
b) Desired Outcome:
That a fourth synthetic surface be constructed to relieve the current demand on both synthetic
and traditional turf fields. The proposed new synthetic surface would ideally be constructed to
accommodate the very high volume of micro and mini field teams, i.e. the proposed facility
should have multiple practice/game fields which would be approximately the same size as
existing synthetic surfaces; however it would permit a high volume of practice hours (safely) as
well as dedicated space for micro and mini games all day Saturday and Sunday. It is further
proposed that this synthetic facility be constructed on the under-utilized all weather (gravel) field
at Albion Sports complex. It is anticipated that approximately half of the field could be synthetic,
while the balance of the field could be used for additional parking to accommodate that extra
use of the site.
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c) Strategic Alignment:
The 2010 Parks Recreation and Culture Master Plan recommended the development of new
sports fields near the Albion fairgrounds. The plan also notes that based on a 2006 survey, that
some communities had one synthetic field for every 22,000 residents, while others had one for
every 40,000 residents. In 2010 when the master plan was completed, Maple Ridge/Pitt
Meadow's had one synthetic field per 45,700 residents. Once the synthetic field was built at Pitt
Meadows Secondary School we have one synthetic field per 32,000 residents.
d) Citizen/Customer Implications:
It is anticipated that wait lists or an inability to accept registrations would be significantly reduced
or eliminated if the proposed facility was constructed. The level of dissatisfaction from the soccer
parents because their children's games have been cancelled due to extremely wet or cold
weather conditions, and the club's inability to have make up games, without displacing other
teams would also be reduced or eliminated. Although this request has been brought forward by
WCAGFC, all of the clubs are dealing with similar issues as the fields are allocated by
registration.
e) Business Plan/Financial Implications:
If this request from the sport community is approved, a long term capital budget in the amount of
$2 million would be required. It is important to note however that a synthetic play surface
provides the equivalent use of up to seven traditional fields as they are capable of consistently
accommodating a very high volume of games and practices in most weather conditions. Games
are not permitted on snow covered fields or if the field is frozen. Games and practices can
however be played in extremely wet weather conditions without impacting the field surface,
whereas traditional grass fields are typically closed during heavy rainfall periods.
f) Alternatives:
An alternative may be to ask the various clubs to restrict their registration to the games and
practices that they can reasonably be accommodated on existing inventory. This is not
recommended as it is very unlikely that a fair process could be developed to determine who can
participate in their chosen sport and who cannot.
CONCLUSIONS:
Given that the information regarding the per capital volume of fields in neighboring jurisdictions is
almost eight years old, and that many of those communities have added additional synthetic fields
during that time, staff believe that there is, in fact, a good business case to pursue constructing an
additional facility in the near future, or whenever funding becomes available for a project like this.
`Original signed by David Boag'
Prepared By: David Boag
Director Parks & Facilities
`Original signed by Kelly Swift'
Approved By:
:db
Kelly Swift
General Manager, Community Development
Parks & Recreation Services
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MAPLE RIDGE
British Co lumh la
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013
and Members of Council FILE NO: CDPR-0640-30
FROM: Chief Administrative Officer MEETING: C.O.W.
SUBJECT: RECYCLING IN PARKS
EXECUTIVE SUMMARY:
The following recommendation was discussed at the Maple Ridge -Pitt Meadows Parks & Leisure
Services Commission Meeting on September 12, 2013, and at the direction of the Commission, is
being forwarded to Council for your consideration and direction:
That staff be directed to bring forward an incremental budget decision package with
potential phase in options for recycling in parks for consideration by both Maple Ridge and
Pitt Meadows Councils for the 2014 business planning discussions.
The staff report with background information is attached.
`Original signed by Kelly Swift'
Approved by: Kelly Swift, General Manager, Community Development
Parks & Recreation Services
`Original signed by J.L. (Jim) Rule'
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Attachment:
MR -PM Parks & Leisure Services Commission Report September 12, 2013
1153
s
PARKS & LEISURE SERVICES
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
September 12, 2013
SUBJECT:
RECYCLING IN PARKS
EXECUTIVE SUMMARY:
A request was submitted by the staff and youth patrons of The Pitt (Pitt Meadows Youth Action Park)
for recycling containers to be placed at the park, as they were concerned those recyclable materials
were being placed in garbage cans. This idea appears to have the support of both the Parks and
Leisure Services Commission and also Pitt Meadows Council.
RECOMMENDATION:
That staff be directed to bring forward an incremental budget decision package with potential phase
in options for consideration by both Maple Ridge and Pitt Meadows Councils for the 2014 business
planning discussions.
DISCUSSION:
The Parks Operations Department has been picking up litter and servicing garbage cans in parks for
many years, however they are not equipped to separate garbage and recyclable products with the
equipment currently being used.
There are currently three purpose built recycle containers in the system and all are located on 224
Street in Maple Ridge. The servicing of these receptacles has been contracted to the Ridge Meadows
Recycling Society, which has the required resources and equipment to complete this work; however
this is not funded through the joint Parks and Leisure Services budget, and is paid for by the District
of Maple Ridge.
a) Background Context:
A letter has also been received from a Pitt Meadows resident who suggests that recycle
containers should be placed in all Pitt Meadows Parks. Staff agrees that this is a very important
service; however with more than 80 parks sites and more than 400 existing garbage receptacles,
this new service level would require the approval of Maple Ridge and Pitt Meadows Councils
before staff could implement a new service of this magnitude.
b) Desired Outcome:
Given the costs associated with this new service level, staff suggests that perhaps a phased
approach would be appropriate if this initiative was approved for funding. Perhaps some of the
following options could be considered.
a) Specified budget amount each year until all park sites are serviced appropriately.
b) Phase in recycling by parks category (i.e. community parks, municipal parks, neighborhood
parks).
c) Other?
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c) Strategic Alignment:
Diversion of recyclable materials from the landfill is consistent with the strategic alignment in
both communities.
d) Citizen/Customer Implications:
Considerable time and expense has gone into education and implementation of recycling
programs for many years. It is interesting to note that this initiative was in part at the suggestion
of youth members of our community. It is anticipated that the proposed service would be
positively received by the residents of both Maple Ridge and Pitt Meadows.
e) Interdepartmental Implications:
It is anticipated that the most cost effective method of implementation would be for this work to
be outsourced to the Ridge Meadows Recycling Society or similar group, however this could be
reviewed in the future when the current Parks garbage truck comes up for replacement, if a
suitable mixed collection unit is available.
f) Business Plan/Financial Implications:
The servicing costs for the three existing recycle containers are $3,960 per year, (serviced daily
as they are in a high traffic area). It is anticipated that a full implementation of a recycle program
could cost at least $114,400 ($11.00 per unit, serviced by weekly) per year for servicing.
Additional capital cost for the purchase and placement of appropriate recycling receptacles
should also be anticipated. The capital costs for the existing cans were approximately $2,300
each (combination garbage/paper/ plastic). Given the ongoing issues of bears in parks it would
likely be beneficial to continue to install containers that are bear resistant.
g)
Alternatives:
The alternative may be to postpone the implementation of this new service in parks to a later
date or budget year; however it is anticipated that this type of service will continue to be
requested by residents and park patrons.
CONCLUSIONS:
Some very basic steps have been made to encourage recycling in various parks with the addition of
small pop can baskets attached to garbage cans. These cans are routinely removed in some cases
by homeless individuals or others who collect the cans. There are also examples of recycling (blue
cans) being used at special events in both communities. Staff is seeking further direction in this
regard.
`Original signed by David Boag'
Prepared By: David Boag
Director of Parks & Facilities
`Original signed by Kelly Swift'
Approved By:
:db
Kelly Swift
General Manager, Community Development
Parks & Recreation Services
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