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HomeMy WebLinkAbout2014-08-25 Committee of the Whole Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA August25, 2014 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 Demonstration of the Audio/Video System - Christina Crabtree, Director of Information Technology 1.2 Linda Meyer, A.A.B.A.P.B.D. - HandiDart Concerns 1.3 Slade Dyer - Building permit - 28487 108th Avenue 1.4 Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan Update - Presentation by Christine Carter, Director of Planning Committee of the Whole Agenda August 25, 2014 Page 2 of 6 2. PUBLIC WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan Update Staff report dated August 25, 2014 recommending that the Commercial and Industrial Strategy as amended be endorsed and that staff be directed to prepare the implementation plan for the Commercial and Industrial Strategy. 1102 2014-034-RZ, 22370 and 22000 Block of River Road, RS -3 to CD -1-14 Staff report dated August 25, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7099-2014 to rezone from RS -3 (One Family Rural Residential) to CD -1-14 (Riverfront Development) to permit approximately 21 townhouse units be given first reading and that the applicant provide further information as described on Schedules A, C, D, F and G of the Development Procedures Bylaw No. 5879-1999 and as outlined in the report. 1103 2012-034-RZ, 12101 208 Street, RS -3 to RM -1 Staff report dated August 25, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6920-2012 to adjust areas designated Conservation around watercourses be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6921-2012 to rezone from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential) to permit construction of 8 townhouse units be given second reading and forwarded to Public Hearing. 1104 2014-055-RZ, Bylaw Amendment to Direct Use of Medical Marihuana Production Staff report dated August 25, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7094-2014 to remove a requirement for a 1000 m setback between commercial marihuana production facilities be given first and second readings and be forwarded to Public Hearing. Committee of the Whole Agenda August 25, 2014 Page 3 of 6 1105 2012-119-RZ, 24108 104 Avenue and 10336 240A Street, RS -3 and RS -2 to RM1 Staff report dated August 25, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 6969-2013 to rezone from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential) to permit development of 99 townhouse units with a revised design to incorporate double car garages for a number of units be given second reading and be forwarded to Public Hearing. 1106 2011-019-RZ, 10515 and 10595 240 Street and 23950 Zeron Avenue, RS -3 to RM -1 Staff report dated August 25, 2014 recommending that second and third readings of Maple Ridge Official Community Plan Bylaw No. 6871-2011 be rescinded; that second and third readings of Maple Ridge Zone Amending Bylaw No. 6864-2011 be rescinded; that Maple Ridge Official Community Plan Amending Bylaw No. 6871-2011 to designate an area around a watercourse as Conservation be amended and be given second reading and be forwarded to Public Hearing; and that Maple Ridge Zone Amending Bylaw No. 6864-2011 to rezone from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential) be amended and be given second reading and be forwarded to Public Hearing. 1107 2011-069-DVP, 20660 Maple Crescent Staff report dated August 25, 2014 recommending that the Corporate Officer be authorized to sign and seal 2011-069-DVP to reduce road dedication requirements on Maple Crescent and to waive requirements for a three metre corner truncation at Maple Crescent and 207 Street. 1108 2014 -066 -DP, 11900 Haney Place Staff report dated August 25, 2014 recommending that the Corporate Officer be authorized to sign and seal 2014 -066 -DP to permit exterior alterations and signage on the south side of Haney Place Mall for a new tenant, Rexall Drugstore. 1109 2012 -036 -CP, Wildfire Development Permit Area Guidelines Staff report dated August 25, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7101-2014 to add Wildfire Development Permit Area Guidelines be given first and second readings and be forwarded to Public Hearing and that Maple Ridge Development Procedures Amending Bylaw No. 7102-2014 to add a Wildfire Development Permit Application be given first and second reading. Committee of the Whole Agenda August 25, 2014 Page 4 of 6 1110 Award of Contract ITT-EN14-50; Sanitary Sewer Replacement on River Road (418 m south of McKay Avenue) Staff report dated August 25, 2014 recommending that Contract ITT-EN14-50, Sanitary Sewer Replacement on River Road (418 m south of McKay Avenue) be awarded to PW Trenchless Ltd.; that a contract contingency be approved, that the Financial Plan be amended to increase project funding and that the Corporate Officer be authorized to execute the contract. 1111 River Road Traffic Calming and Proposed Interim Sidewalk Improvements (Darby Street to Carshill Street) Staff report dated August 25, 2014 recommending that funding be reallocated for the interim River Road sidewalks improvements and that construction of the interim River Road sidewalk (Darby Street to Carshill Street) be approved. 1112 Bylaw for Highway Closure and Dedication Removal for a Portion of the Lane Located North of the Property at 12018 Edge Street Staff report dated August 25, 2014 recommending that Maple Ridge Highway Closure and Dedication Removal Bylaw No. 7104-2014 to close the highway and remove a road dedication be given first, second and third readings. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Disbursements for the month ended July 31, 2014 Staff report dated August 25, 2014 recommending that the disbursements for the month ended July 31, 2014 be approved. 1132 Adjustments to the 2014 Collector's Roll Staff report dated August 25, 2014 submitting information on changes to the 2014 Collector's Roll through the issuance of Supplementary Rolls 3 through 5. For information only No motion required 1133 2014 Council Expenses Staff report dated August 25, 2014 providing Council expenses for 2014 updated to the end of July 2014. Committee of the Whole Agenda August 25, 2014 Page 5 of 6 1134 Corporate Records Management System Bylaw Staff report dated August 25, 2014 recommending that Maple Ridge Corporate Records Management Bylaw No. 7097-2014 to provide for the retention and disposition of records be given first, second and third readings. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 Alouette Home Start Society (AHSS) Request for an Extension of Municipal Property Leases Report to be circulated separately 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda August 25, 2014 Page 6 of 6 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: Committee of the Whole Presentation: Part Two Maple Ridge HandyDART's, Seemingly Inefficacy's, Inadequacy's and Incompetency's By Ms. Linda Meyer, A.A.B.A.P.B.D. Good afternoon, Mr. Mayor, councilors, and members of the public. For those of you who do not know me my name is Linda Meyer, and I am disabled. Mr. Mayor and councilors welcome back from your holidays. I trust you are well rested, and ready to resume work. I need your help in restoring the 15,000 service hours of HandyDART that was cut, and in abolishing Translink's Board of Directors nonsensical, and irrational decision to freeze HandyDart service hours for a decade. I suppose Translink's Board of Directors thinks no one is getting to get older and require HandyDART service for the next decade... Moreover, last year there was 37,500 HandyDart denials. I know this year, due to the severe service cuts, there will be more HandyDart denials. The prior HandyDART cuts were Tranlink's Board of Directors response to an alleged funding crisis. I am appalled what Translink's Board of Directors did to society's most vulnerable citizens. Translink's Board of Directors should have cut 15,000 hours of bus service from the regular bus service (during non -peak hours) because able-bodied people have other options. besides bus service to get around. For example, able-bodied people can drive their own vehicle (if they have one) car pool, or use some form of two wheeled transportation like motorcycles scooters, and bicycles as an alternate form of transportation. Whereas some disabled people are in wheel chairs or are too disabled to use other forms of transportation to get around. The majority of disabled people are at Translink's Board of Directors mercy. Another advocate for HandyDART (he did not want me to use his name) explained to me what routinely happens to Maple Ridge dialysis patients who use HandyDART. He told me that sometimes four dialysis patients, from Maple Ridge, need to use the same dialysis facility at the same time. The first two of the four dialysis patients from Maple Ridge who get through to HandyDART customer service first are reserved a HandyDART seat. The other two dialysis patients are allegedly denied a seat because the HandyDART bus that was deployed was unable to accommodate four wheel chairs and that is unacceptable. HandyDART is a bus service for disabled people. Yet. HandyDART cannot accommodate the very disabled people it is supposed to serve. There are two sides to every story. I phoned Adrian Bell, Manager of Customer Programs and Implementation because I needed to verify the prior claim, which I am still in the process of doing. Adrian said a standard HandyDART bus is capable of holding 23 people, and four wheel chairs. My unidentified source said two of the dialysis patients were denied a ride. Therefore, would like to know why HandyDART did not deploy a standard HandyDART bus for the said HandyDART users. I intend to get to bottom of this, and I shall report back to the Committee of the Whole. 1.2 Linda Meyer 2. HandyDART needs to have adjustable seats that will be able to accommodate four scooters/wheel chairs instead of two. The other HandyDART advocate told me that sometimes there are only a few other people on board a HandyDART bus, and yet that HandyDART bus must deny the dialysis patients a ride because HandyDART can only accommodate two scooters/wheel chairs, which is unacceptable. Thank goodness some politicians can, hopefully, reverse their own unreasonable, unfair, unequal decisions. I am asking the Mayor of Maple Ridge (Worship Ernie Daykin) to ask the Mayor's Council to pass a resolution regarding requiring the Translink Board of Directors to reverse or alter their recent HandyDART cuts. Why should HandyDART have to bear the burden of TRanslink's funding crisis? The necessary cuts should be felt equally across the board—not just HandyDART. Cuts should be felt by West Coast Express Commuter train, sky train, sea bus, and Coast Mountain Bus Company. Translink is trying to compel its disabled customers onto Coast Mountain Bus Company busses. Most Coast Mountain Bus Companies busses are now out fitted with low floors instead gigantic steps that were next to impossible for many disabled people to navigate. However, that is not the only problem that disabled people must confront when using conventional busses. The conventional busses supposedly have an area reserved for disabled people and (in particular) for ambulatory disabled people, and for disabled people confined to a wheelchair. The problem with that is the space is supposedly reserved for disabled people, but the said space is often occupied by Targe unfoldable strollers, and that is not fair, not tolerable, not right, and not acceptable. I am asking the Mayor of Maple Ridge, to ask the Mayor's Council to pass a resolution regarding requiring the Translink Board of Directors to pass a resolution concerning abolishing unfoldable strollers from all of the busses due to the fact they take up too much room and deny disabled people a seat. In other words, I am asking (via the Mayor's Council) that Translink's discriminatory stroller policy be cancelled. Moreover, the people that use the large, unfoldable strollers should be denied a ride until they use foldable strollers. People using the large unfoldable strollers have a choice regarding the fact that if they want to board the bus then they must use a foldable stroller. Ambulatory disabled people, and disabled people confined to a wheelchair do not have a choice. Besides many ambulatory disabled people, and disabled people confined to wheelchairs often miss doctors' appointments and specialists appointments because people using large, unfoldable strollers denied the said disabled a ride. People that utilize the space in the bus that is supposedly reserved for disabled people and elderly people (read the sign that is in each bus) have the disabled people and the elderly people's blood on their hands. Missing doctor's appointments and specialist appointments because no one will give up their seat for disabled people and elderly people often shortens the lifespan of the said people. Something must be done to prevent the prior scenario from happening. How would you like it if one day it happens to you or your loved one? Linda Meyer 3. Disabled people's human rights to accommodation, service, or facility over rule people's human rights regarding family status because people who are claiming family status have options (which were already discussed) whereas disabled people and elderly people do not. I supposed I am running out of time. However, I will be back to discuss the progress Mayor Daykin is making on the two resolutions I asked him to present to the Mayors Council. In addition, I will discussing following topics: GetonBoard for Better Transit Now!, and taxis. Thank you. Mayor and Council, District of Maple Ridge Your Worship and members of Council, Re: Council consideration of an accessory employee residential use at 28487 108th Avenue. Pursuant to Maple Ridge Council Procedure Bylaw No. 6472-2007 I have requested to appear as a delegation to Council respecting the above noted item. I am also providing this information package as required under Section 50 of the Bylaw. The matter that I am asking Council to address has come about through considerable discourse with Municipal staff and the Agricultural Land Commission (ALC). The property owners have a farm operation in Penticton and operate a connected farm operation at 28487 108th Avenue in Maple Ridge. Connected farm operations are not uncommon, however farm help is needed and a farm help presence is required. The Maple Ridge property is zoned A-1 (Small Holding Agricultural) and is in the Agricultural Land Reserve (ALR). According to the Maple Ridge Zoning Bylaw an accessory employee residential use is permitted in the A-1 zone. However when such property is in the ALR the statutory provisions of the ALC must also be applied. Section 18 of the ALC Act provides that a local government may not "approve more than one residence on a parcel of land unless the additional residences are necessary for farm use." ALC Policy #9 provides that "The Act and Agricultural Land Reserve Use, Subdivision and Procedure Regulation do not set a limit on the number of additional residences for farm help per parcel, but all residences must be necessary for farm use." Policy #9 also states that the "Local government must be convinced that there is a legitimate need for an additional residence for farm help." The ALC has advised that the local government has the authority to approve additional residences for farm use in the ALR, providing that the local government is satisfied of the need for such an additional residence. The ALC further advised that such a decision would be based upon the facts associated with each case and if the local government is satisfied of the need for an additional residence, a building permit may be issued. "Local government" is defined under both the Agricultural Land Commission Act and the Local Government Act as; "local government" means in relation to land within a municipality, the municipal council. So for purposes of an accessory employee residential unit in the ALR, under the ALC Act, a determination of Council respecting need is required, before a building permit can be issued. My clients have applied for a building permit for a standalone garage with an employee residential suite on the second floor. Such a permit cannot be issued without authorization of Council. For such authorization to be granted, Council must be satisfied that there is a need for a farm help residence. 1.3 My clients have been actively improving the subject property for farm purposes over the last few years with such works including: • Removal of field overgrowth and stump grinding. • Site grading, drainage and access installation. • New 5 strand perimeter fencing. • New drilled well for irrigation and water service. • New 3,000 square foot barn for animals and produce storage. • New 400 amp hydro service to the site. Over $185,000 has been spent to date on these farm improvements with more to come. A building permit for a primary residence for the site owners has recently been issued and construction will be proceeding shortly. Construction of the garage and employee suite coincident with construction of the primary residence would be ideal. The land owners recognize that Council must determine that there is a need for an employee residential unit before a building permit can be issued. They have a farm help residence on their Penticton farm property and are seeking a building permit for a farm help residence on their Maple Ridge farm property, as they cannot be present on the property full time and need assistance in the ongoing operation of this farm. An overview of the two farm operations, including improvements, has been provided by the owners and is attached below. This overview also includes the connectivity between the two operations. We are asking that Council consider the information presented and determine if you are satisfied that a farm help residence is needed on the Maple Ridge property, so that a building permit for such use can be issued. Municipal staff have advised that they are "not in a position to assess whether such a residential use would be necessary for farm help or that the long term interest in this property is for farming purposes." We are of the opinion, given the current and projected farm operation, that a farm help residence is necessary and needed. However such a determination falls to Council, as provided for under the ALC Act and ALC policies in this respect. Thank you for your consideration in this matter. Sincerely Slade Dyer (agent for 28487 108th Avenue) Slade Dyer & Associates Inc. 33219 Brown Crescent, Mission, BC, V2V-2R3 Ph. #604-826-5009 Maple Ridge Farm - 26487 108th Avenue, Maple Ridge Beef Cattle & Apple orchard Field View (2014) • Above is a photo of the property when we purchased it and starting working on it. • In this pictured we had already cut quite a bit of overgrowth down and started the driveway. • All fencing had Alders trees growing through them and all needed replacing. Beef Cattle, Cow Calf Pairs • We had cattle on the property for a couple of years, but after they got out twice and we did not receive our farm hand accommodation permit, we put in for on January 26 2010, we had to take them off the property and board them at Hank Ten Brinks in Whonnock. • Once we have our building permits we will bring them home. Fencing Front View • Our new fencing Bud installed, five string barbwire with five to six inch posts concreted in. • Background is our driveway for our barn. • Property has been cleared and chipped, making way for pasture. • From 108th fence to driveway in front of barn will be high-density apple trees. Corner of 284th and 108th • The photo above it a view from 284th and 108th. • The water source is a newly drilled well on the left. All drainage from the property comes to the right, into the District of Maple Ridge culvert. Our water line will have to be buried three feet to protect from freezing, which will be above the culvert level. Completed Barn Photo • This is a photo of our completed barn. • Cattle will go into the barn at the rear right hand side, where we have stanchions. • On the left hand side front is insulated and cooled storage for our Apples and Juice. • We just need to get our permits for our house, garage and farm hand suite so we can bring our cattle home and get on with our apple tree planting. • We are waiting for our power to be hooked up or we would have put in electric fences in for the cattle. Internal land fencing for the cattle is to be installed as well as corrals for bringing in and loading out animals. • Once our power is hooked up, we will have water and we will be able to plant our high-density Apple trees as they require overhead and drip line irrigation. Approximately 1000 trees are to be planted. We have been living on this property since February of this year and upon completion of our new home (building permit expected the week of July 7th) this will be our primary residence. In addition to the farm operation in Maple Ridge we also own and operate an orchard in Penticton. A description of this operation is as follows. Ambrosia / Spartan Orchard Pinot Gri /Merlot Vines 1060 Pearson Rd, Penticton, BC Ambrosia / Spartan Orchard (2013) • Ten thousand Apple trees, one hundred and fifteen thousand pounds of Apples produced in 2013. • Improved from thirty six thousand when purchased four years ago. • We sell our Apples premium picked directly to a grocery in the Fraser Valley. • We have a Juice Company come to the Orchard and make us tree ripened Juice, which we currently sell farm gate in Whonnock. • We planted five hundred vines three years ago, which produced fifty cases of wine, which we have Township 7 make. • Our property is checked by people traveling on quads every week from March until the end of October. We have to spend a considerable amount of time in our Orchard to meet all of the requirements. We have a full overhead and drip line irrigation system, which has to be checked and maintained regularly. Back Right View of Property (2013) • Grapes are planted around the perimeter of our acreage to make this a very productive, clean, showy agricultural property. Front Right View Of Property (2013) Maple Ridge and Penticton Farms The Maple Ridge and Penticton farms are to be operated in concert and require regular travel between the two sites for maintenance and operation purposes. Although the two sites are independent they are linked as to operation. • Apples and apple products from Penticton will be transported and stored in the new storage facility on the Maple Ridge site. • Penticton apples and apple products will be sold Farm Gate at the Maple Ridge Farm. • Apples will be stored at the Maple Ridge Farm until the grocery market sells all the stock. Usually sold by December 30th. (We have had to pay $3500 each year for storage.) • Beef products will also be sold Farm Gate as well as at a few Local Corner Stores. • We are a family owned Farm. Our kids each did the 4H Beef and Sheep program, which taught them how to market livestock and soft fruit products. Our kids are very involved in our endeavors. • Our Grapes supply Township 7 in Naramata as well as being transported to their Langley Location. This type of linked farming or farm operation is not an uncommon practice and can function well if recognized and supported by local governance. A farm help residence is located on the Penticton farm site and we are seeking a building permit for a farm help residence on the Maple Ridge site, as we cannot be present on the property full time and need assistance in the ongoing operation of this farm. MAPLE RIDGE British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan - Update EXECUTIVE SUMMARY: Council has been engaged in the development of a Commercial and Industrial Strategy since 2011. The recommendations of the Strategy are intended to improve, enhance, or expand the land base for employment and economic opportunities within the community. On June 9, 2014, Council gave consideration to a staff report that provided a framework for evaluating the various recommendations within the Strategy. The framework included key themes including: A. Establishing Priorities, Pacing and Timing. B. Reporting, Business Planning and Budget C. Staff complement D. Strategic Alignment The June 9, 2014 report also identified a number of actions that reflected Council direction provided on December 3, 2013 and January 20, 2014. On July 21, 2014, Council was presented with an overview of the Strategy within its larger policy context, which includes the Official Community Plan and supporting policy documents such as the Maple Ridge Economic Development Strategy. Council requested specific changes to the Strategy, and the inclusion of certain considerations in the Implementation Plan. The following resolutions were passed: That the Commercial & Industrial Strategy, prepared for the District of Maple Ridge by GP Rollo and Associates be amended and brought back to the August 25, 2014 Committee of the Whole Meeting for endorsement. That the staff recommendation to complete the Implementation Plan for the Commercial and Industrial Strategy based on the framework outlined in the report dated July 21, 2014 and titled "Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan" be forwarded to the August 25, 2014 Committee of the Whole Meeting for consideration and endorsement. This report will outline Council's request for certain amendments in both the Strategy and the Implementation Plan. Based on previous Council direction provided on December 3, 2013 and January 20, 2014, and the framework for implementation established in the June 9, 2014 staff 1 1101 report, an Implementation Plan Framework has been created for the identified action items. This chart will be expanded to include all strategies in the final Implementation Plan, which will be presented to Council in the fall of 2014. RECOMMENDATION: 1. That the Commercial & Industrial Strategy, prepared for the District of Maple Ridge by GP Rollo and Associates, dated August 2014, be endorsed as amended, and 2. That staff be directed to prepare the Implementation Plan for the Commercial and Industrial Strategy based on the framework outlined in the report dated August 25, 2014, and titled "Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan - Update". DISCUSSION: Draft Strategy Revisions: At the July 21, 2014 Workshop, Council directed the following changes to the Commercial and Industrial Strategy that have been incorporated into the document: 1. Change the word "Recommendations" to "Strategies" throughout the document. 2. It was noted that in the Strategy the consultant identified specific areas within the community that did not align with the area planning boundaries of the Official Community Plan. This discrepancy, which was useful for analytic purposes, was evident on map Figures 3, 8, and 10. To resolve this matter, an explanatory text box was added that states "Identified areas do not reflect planning area boundaries indicated in the Maple Ridge Official Community Plan". A similar explanatory text box was added to Figure 4, section 4.3.2 (core East), Figure 5, and Figure 6, which states "Identified area does not reflect planning area boundaries indicated in the Maple Ridge Official Community Plan. " 3. Population projections are removed from Section 6.5.1 to read as follows: 6.5.1 Demand in the East In addition to the Urban Reserve, the East part of Maple Ridge includes land that will remain rural, and is therefore projected to grow modestly in the coming decades. Additional commercial space demand in the East is estimated at about 27,000 square feet by 2042. 4. Introductory text in Section 5.1.1. is changed as follows: 5.1.1 Population The District's population projections in the Official Community Plan and Regional Context Statement are estimated at 118,000 by 2041. For analytical purposes, however, the population projections of Metro Vancouver's Regional Growth Strategy will be used, as noted in Table 18 below. The projections from the Regional Growth Strategy combine estimates from all of Metro Vancouver's member municipalities. These projections are considered the most comprehensive available and have been used to assess demand for the District's commercial and industrial land supply. 5. A further request was to include in the Stategy illustrative information from previous work provided by GP Rollo. Specifically this request was the inclusion of a pie chart showing 2 intensity of land use and jobs based on various forms of industrial activity. Further examination of earlier work and discussion with the consultants indicates that this information is not available and therefore, it has not been included in these revisions. 6. To better reflect the language of the Official Community Plan, the Strategy has been modified to use term Urban Area Boundary, where appropriate. Council has been provided with hardcopies of the revised Strategy which is also available at the following link: https://www.mapleridge.ca/DocumentCenter/View/922 Council Discussion items from July 21, 2014 Workshop Thornhill Urban Reserve. The Thornhill Urban Reserve is indicated as a potential area for employment growth once the required triggers for urban levels of development are met, as set out in the Maple Ridge Official Community Plan. Council directed that a slope analysis map of Thornhill be provided that distinguishes between slopes of greater than and less than 10 percent'. This map is appended to this report as Appendix B. A cursory review of this information reveals that further analysis would be required to determine the suitability of these lands for employment generating purposes. However, it appears that with lot grading, there are pockets of land of 10 to 50 hectares (25 to 124 acres) that may be suitable sites with sufficient lot area to meet District needs. Timelines: Council directed that the timelines of the Implementation Plan need to be clearly defined, as follows: 1. Immediate: 2. Short-term: 3. Medium-term: 4. Long-term: "now" to the 2 year time horizon; between 2 and 4 years; between 5 and 10 years; and over 10 years An approach for the implementation of the Strategy is attached as a matrix as Appendix A, using the priorities established by Council at the December 3, 2013 and January 20, 2014 Council Workshops. This approach allows for the workplan to focus on priority challenges, but also recognizes the need for flexibility to be able to shift this focus due to changing priorities and new opportunities. The following considerations, reviewed previously by Council, have been included in the framework: A. Establishing Priorities, Pacing and Timing. The Commercial and Industrial Strategy contains numerous recommendations that provide the District with a "road map" for Commercial and Industrial growth. Some of these recommendations can be addressed in the immediate and short term, while others are medium or longer term priority items that require further dialogue and consideration in light of community goals and objectives. The identified action items in the Implementation Framework reflect previously passed Council resolutions directing the specific works be undertaken. B. Reporting, Business Planning and Budget. A schedule of regular reporting with updates is suggested to reaffirm priorities and action items. Budget considerations in support of these priorities need to be part of the Department's Business Plan, and reviewed annually by Council. 1 It is understood that slopes of less than 10 percent would be required for employment generating sites. However, it was clear from investigation that due to the high variability of slopes, potential sites could be established with lot grading. For this reason, slopes of less than 15 percent were established as a threshold for analytical purposes. 3 C. Staff complement. Although the Commercial and Industrial Strategy is largely the responsibility of the Planning Department, other departments, such as Strategic Economic Initiatives, and Engineering will be involved, and may take the lead on specific projects. D. Strategic Alignment. The Commercial and industrial Strategy is intended to respond to the most pressing community needs as identified by Council and reflected in corporate policies. Recognizing that these may change over time, there is likely to be some shifting of priorities in response to new information or new conditions. In addition, new opportunities may emerge, such as senior agency grant programs, which could prompt a revised focus in strategic direction. NEXT STEPS: Revisions to the Commercial and Industrial Strategy have been made, based on Council's comments from the July 21, 2014 workshop meeting. Upon endorsement of the Strategy, the next steps will be the preparation of a draft Implementation Plan for all of the strategies contained within the Commercial and Industrial Strategy. This draft Implementation Plan will be presented to Council for consideration in the fall of 2014. For Council's review, the proposed Implementation Framework illustrating the identified action items of the Implementation Plan has been attached as Appendix A. CONCLUSION: Creating a District wide Commercial and Industrial Strategy is the culmination of several years of policy work and dialogue in the District of Maple Ridge. While further work is needed to implement the recommendations of the Strategy, a process and a framework for completion is provided for Council consideration. A process has been outlined for proceeding with the Implementation of the Strategy. If the initial priorities as outlined in this report are approved by Council, the required works may begin. It is recognized that additional priorities will be established through regular updates and the business planning cycle. "Original signed by Diana Hall" Prepared by: Diana Hall, MCIP, RPP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A: Implementation Plan Matrix Appendix B: Thornhill Slope Analysis. Link to Strategy: https://www.mapleridge.ca/DocumentCenter/View/922 4 APPENDIX A Commercial and Industrial Strategy - Implementation Plan Framework showing previous December 3, 2013 and January 29, 2014 Council decisions Immediate Term = "now" to the 2 year time horizon Issue Council Resolution A: Priority, Pacing, & Timing B: Reporting, Business Planning, & Budget C: Staff Complement D Strategic Alignment Ministry of Transportation lands • That staff be directed to obtain a more detailed site analysis to determine feasibility as employment generating lands, or • applicant undertakes this work. Immediate or Short term Private Sector interests in developing this property may prompt applicants to prepare feasibility studies in advance of implementation plan completion. This initiative is supportable. Initial estimate provided by consultant for all potential employment generating lands in the range of $45,000 to $50,000. If feasibility study provided by applicant, costs will be assumed by applicant and application to be considered on its own merits. This budget request will form part of the Planning Department Business Planning considerations. Departmental Lead: Planning, Departmental Support: Strategic Economic initiatives. Depending on outcome of feasibility study, may support the identification of more employment generating lands. 128th and 232nd lands Same as above. Same as above. Same as above. Same as above. Same as above. Commercial Node at 248th Street and Dewdney Trunk Road Create a commercial node at 248th and DTR, Immediate (application in process) Same as above. Departmental Lead: Planning, With support from Strategic Economic Initiatives. Supports the strategic options of the Strategy. Albion Industrial Area Direct staff to work with land owners in Albion Industrial Area Create an incentive program that considers infrastructure, lot consolidation, and mitigation of existing conditions Immediate 2015 Business Planning Cycle Department Lead: Strategic Economic Initiatives Department Supports the strategic options of the Strategy. Expanding Live/work opportunities Review regulations for home occupations. Immediate 2015 Business Planning Cycle Departmental Lead: Planning, Supports the strategic options of the Strategy. Short Term= between 2 to 4 years Issue Council Resolution A: Priority, Pacing, & Timing B: Reporting, Business Planning, & Budget C: Staff Complement D Strategic Alignment Lougheed Highway East and West of Kwantlen First Nations land Same as above. Short term Same as above. Departmental Lead: Planning, Departmental Support: Strategic Economic initiatives. Same as above. Medium Term = between 5 to 10 years Issue Council Resolution A: Priority, Pacing, & Timing B: Reporting, Business Planning, & Budget C: Staff Complement D Strategic Alignment Long Term = over 10 years. Issue Council Resolution A: Priority, Pacing, & Timing B: Reporting, Business Planning, & Budget C: Staff Complement D Strategic Alignment Urban Reserve That staff be directed to obtain a more detailed site analysis to determine feasibility as employment generating lands. Long term or component of Area Plan Timing may shift based on milestones and triggers. Short term slope analysis conducted indicating potential sites may be available. Timing dependent on OCP policy. Costs estimates to be included in Area Planning budget. Departmental Lead: Planning, Departmental Support: Strategic Economic initiatives. Depending on outcome of feasibility study, may support the identification of more employment generating lands. Abernethy & 203rd. ALR & RGS That this site be considered as a long term venture once other options are explored Long term n/a Departmental Lead: Planning, Departmental Support: Strategic Economic initiatives. May support the identification of more employment generating lands. 1 I1I' 1 :4! d 1 1.1 ��►�� 1111111111= ■��y � 1= 1088 .11E 108 811111;1110112%11!1:. "Filit1111111/4ve ?jI' 11161 111■1 APPENDIX B Sample Parcel Sizes (to scale) = 10 hectares (25 acres) = 50 hectares (124 acres) 104 AVE 03 AVE to 103 AVF 02A AVE 102 AVE 102 AVF 1E1 101 AVE 101 AVE 100 AVE 100 AVE Scale: 1:22,000 Thornhill Percent Slope 1%-15% -1.111 16%+ Thornhill Slope Analysis District of Langley MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Aug 20, 2014 FILE: Thornhill Version 2 BY: SM District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: 2014-034-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Zone Amending Bylaw No. 7099-2014 22370 and 22000 block River Road EXECUTIVE SUMMARY: An application has been received to rezone the four properties in the 22000 block of River Road from RS -3 (One Family Rural Residential) Zone to a new zone being created for this project to be called CD -1-14 (Riverfront Development) Zone. The proposal is for approximately 21 townhouse units, forming the first phase of a development project along the Fraser River shoreline in Port Haney. Seven of the townhouses will be located west of the Port Haney Wharf and the remaining 14 will be located to the east of the Port Haney Wharf. Five more potential phases under future rezoning applications, envision the development extending eastward along the Fraser River to the Metro Vancouver waterfront lands past the foot of 227 Street that connect to Metro Vancouver Kanaka Creek Park. To proceed further with this first phase application, additional information is required as outlined below. RECOMMENDATIONS: That Zone Amending Bylaw No. 7099-2014 be given first reading; and That the applicant provides further information as described on Schedules A, C, D, F and G of the Development Procedures Bylaw No. 5879 - 1999, along with the information described in this report dated August 25, 2014 respecting a waterfront linear park, a walkway/boardwalk with associated pedestrian amenities, public art, and interconnection with other parkland and the Port Haney community. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: Omicron Canada Inc. Northview Enterprises Ltd. Parcel "H" (Reference Plan 4605) District Lot 398 Group 1 New Westminster District Parcel "K" (Reference Plan 4605) District Lot 398 Group 1 New Westminster District Parcel "N" (Reference Plan 5335) District Lot 398 Group 1 New Westminster District 1102 OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Parcel "M" (Reference Plan 4878) District Lot 398 Group 1 New Westminster District Port Haney Multi -Family, Commercial and Mixed -Use Port Haney Multi -Family, Commercial and Mixed -Use RS -3 (One Family Rural Residential) CD -1-14 (Riverfront Development Zone) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: CP Railway line RS -3 (One Family Rural Residential) Port Haney Multi -Family, Commercial and Mixed -Use and Park Fraser River, Port Metro Vancouver lease lots Not Zoned (River) Not Designated (River) CP Rail Right of Way RS -3 (One Family Rural Residential) Park Vacant municipal land RS -3 (One Family Rural Residential) Port Haney Multi -Family, Commercial and Mixed -Use Vacant Residential 0.3038 HA (0.75 acres) River Road Urban Standard The development site consists of four (4) lots along with foreshore lands stretching along the shore of the Fraser River. Since the original survey plans were done almost 100 years ago, the shoreline has likely changed due to erosion and accretion action normally associated with river flows. A new survey will be provided by the applicant that will establish the actual shoreline, parcel boundaries and parcel area (See Appendix A). The CP Railway line is to the north and the Port Haney Wharf divides the site into two portions. The site abuts the Fraser River shorelines to the south. A controlled at -grade rail crossing is proposed to provide vehicle access to the site. There are a number of water lots in the river abutting the site which are managed by Port Metro Vancouver. With respect to the development site, a potion of the site (Lots N, K & H) is to the west of the Port Haney Wharf (Phase 1A in Bylaw) and Lot M is to the east of the Port Haney Wharf (Phase 1B in Bylaw). The access to the western portion is by way of a narrow un -built road parallel to the CP Railway line, and an unpaved private driveway paralleling or partially on CP Railway lands beside the rail line currently provides access east of the Port Haney Wharf. -2- The site is located in the floodplain of the Fraser River. Most of the site is vacant or cleared and used formerly as part of the water log storage activities by Northview Enterprises. The portion of the site closest to the CP Railway line is flat. There is some vegetation closer to the Fraser River and the land then slopes down to the river shoreline. Some of the existing shoreline consists of steep rip -rap. The District's Wharf extends between the Northview Enterprises lots and out into the Fraser River c) Project Description: Phase 1 Townhouse Proposal: The proposal is for 21 townhouse units along the Fraser River forming the first phase of a proposed 6 -phase waterfront development called "The Village at Port Haney" (See Appendix C.) Seven of the townhouses will be located west of the Port Haney Wharf and the remaining 14 will be located to the east of the Port Haney Wharf. Each townhouse will be oriented towards the Fraser River (See section in Appendix D), and with the exception of three units, all of the townhouses will have double wide parking garages (See Appendix E). Noise and vibration mitigation measures, including triple glazing and vibration isolation padding in the foundation, will be employed to reduce the impact of railway operations. Habitable floor space will be above the floodplain elevation. This application is only for the first phase of "The Village at Port Haney" and future rezoning applications will be necessary for the remaining phases. The development site is located within Sub Area 2 of the Town Centre Area Incentive Program; however this phase does not include any commercial component and therefore does not qualify for the program. At this time, the current application has been assessed to determine its compliance with the Official Community Plan (OCP), 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 unit yields, OCP designations and Bylaw particulars, and may require application for further development permits. A significant number of federal and provincial agencies will need to be contacted, as well as the CP Rail, to advance this application through the approval stage. "The Village at Port Haney" Concept Proposal: A rendering provided by the applicant (See Appendix F) shows some potential land uses that could be included in the future phases. They include the following: • 42 Townhouse units (21 in Phase 1 and 7 in each of Phases 3, 4 and 5); • Waterfront park connection to Kanaka Regional Park commencing with Phase 1 and full build out with Phase 5; • Seaplane terminal and marina in Phase 2; • 230 apartment (condominium) units (55 units in each of Phases 3 and 4, and 120 units in a taller building in Phase 5); • Restaurant in Phase 4 and retail space in Phase 5; and • Office space in the final Phase 6. -3- The development scheme features a waterfront walkway/boardwalk along the shore line, possibly over the river in some locations. Eventually, a connection through each of the phases will allow for continuous 800 metre pedestrian waterfront access from the municipal parklands at foot of 222 Street in the west to the GVRD parklands (Kanaka Creek Regional Park) along the Fraser River and the Kanaka River Park system to the east. The exact location will be established once more information becomes available about the location of the shoreline. A Natural Features/ Watercourse Protection Development Permit will be required. This will focus on foreshore rehabilitation and restoration works and park facilities that could include amenities such as public bike and pedestrian paths, a boardwalk, lookouts and public seating. Phases 2 - 6 will be the subject of future development applications for rezoning and development permit approval to be considered by Council at a later date. d) Planning Analysis: Official Community Plan: This applicant proposes to commence a multi -phased proposal for a comprehensively planned mixed-use development, including residential, waterfront park, commercial and employment generating uses. The Phase 1 development site is currently designated Port Haney Multi -Family, Commercial and Mixed -Use within the Town Centre Area Plan, and the proposed 21 unit townhouse project is in compliance with the Official Community Plan. Development applications will be required for the future phases, including OCP amendment application for redesignation and adjusting the park / conservation boundary once the shoreline and rehabilitation areas are determined. The future phases will require submission of development applications and an amenity contribution mechanism may be explored given the combination of uses and the densities being envisioned. The preamble to the Port Haney Multi -Family, Commercial and Mixed -Use Policy section within the Town Centre Area Plan states that one of the permitted uses within the Port Haney Multi -Family, Commercial and Mixed -Use designation is ground oriented development forms, which includes rowhouses, townhouses, or stacked townhouses. Policy 3-1 states: Policy 3-1 An increase in residential and commercial density is encouraged in the Town Centre, particularly within the Central Business District. Land -use should include a mix of housing types catering to various demographics, including affordable and special needs housing, within walking distance to a broad mixture of uses, including shops, services, cultural facilities, and recreation. The proposed townhouse use will align with increasing density and having a range of housing types, to ground -oriented housing in the Port Haney area. The Port Haney West Coast Express station, the museum, parks, a restaurant, and future shops and a new restaurant in the recently approved hotel project north of the Haney Bypass, are located nearby within walking distance. -4- As for the future phases of this project, the following policies apply: Policy 3-39 Commercial or Mixed -Use development is encouraged to establish a connection between the Fraser River waterfront and the Port Haney area and to attract people and activity to the waterfront area. Policy 3-40 Within a Mixed -Use development, retail, service, and entertainment uses shall be encouraged at -grade with office and residential uses encouraged above -grade. Policy 3-41 Maple Ridge will undertake a study of this area to determine the feasibility of developing a wharf and boardwalk that would connect east/west walking trails along the Fraser River and possibly include additional commercial development. The conceptual plans submitted by the applicant provide for interconnection between the subject site and the Port Haney community, and a linear park along the Fraser River in accordance with Policies 3-39 and 3-41, respectively. The proposed uses in the future phases are in accordance with Policy 3-40 for mixed-use developments with residential, retail and entertainment uses, including commercial activities being situated at grade. For Phase 1, further information is required from the applicant about establishing a waterfront walkway/boardwalk with associated amenities (such as pedestrian furniture, public art, view points, lighting, interpretive/heritage signage, etc.) and interconnection northward into Port Haney and with other parkland east and west along the River. There will be further discussion with the applicant and consultation with the Parks and Leisure Services Department once additional information is submitted. Zoning Bylaw: A Comprehensive Development Zone CD -1-14 (Riverfront Development) Zone is being proposed for this project. It will be modelled on the RM -1 (Townhouse Residential) Zone, with the density, setbacks and lot dimension regulations being tailored to accommodate constraints posed by the shape of the site and proximity to the shoreline. In the future, this zone can be amended for future phases thereby achieving better coordination and integration of the entire development. Unlike the RM -1 (Townhouse Residential) Zone, density will not be regulated using floor space ratio (FSR). FSR is a ratio between building area and site area. However, the site area is currently based on old survey plans that may not be accurate due to erosion and accretion action arising from the flow of the Fraser River changing the location of the river shoreline. To avoid uncertainty in establishing maximum density using FSR, the density will be stated as the maximum number of dwelling units; the maximum density for townhouses in the CD bylaw is 21 dwelling units. Additional information being submitted in the future may require some of the regulations in Bylaw No. 7099-2014 to be adjusted before advancing it to second reading and Public Hearing. Any further variations from the requirements in the proposed CD Zone would require a Development Variance Permit application. -5- Development Permits: The development is subject to the following Development Permit areas: • Pursuant to Sections 8.9 and 8.10 of the OCP, a combined Watercourse Protection and Natural Features Development Permit application is required. The watercourse component of the permit will ensure the preservation, protection, restoration and enhancement of the habitat and riparian areas along the Fraser River shoreline. The natural features component is for the slope along the Fraser River as well as due to the site being located in the floodplain area. This aspect of the permit will ensure the preservation, protection, restoration and enhancement of the natural environment, and for the protection of the development from hazardous conditions. • Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application for the Port Haney and Waterfront Precinct is required for the form and character of the proposed residential development. The architectural theme proposes to respect and enhance the historic Port Haney character. The permit will also govern landscaping and provision of sound attenuation fences for train noise. Advisory Design Panel: A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel prior to second reading. 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. 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) Parks Department; e) School District; f) Utility companies; g) Ministry of Transportation and Infrastructure; h) Fisheries & Oceans Canada; i) Ministry of Environment; j) Port Metro Vancouver; k) GVRD Parks; I) CP Rail; and m) Canada Post. 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. -6- There are Federal government guidelines for development adjacent to railways. The guidelines identify mitigation measures to reduce risks, such as building materials, fencing and berms. CP Rail also has guidelines and their comments will be sought as a component of this application. Port Metro Vancouver has the responsibility from the Federal government for port operation and development in the Lower Mainland. This included the stretch of the Fraser River and water lots in Maple Ridge to the Kanaka Creek. They will be consulted as necessary. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take place between first and second reading. 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 OCP Amending Application, if necessary, to adjust the existing designation boundaries with the actual shoreline and to establish the conservation areas (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. A Town Centre Development Permit Application (Schedule D); 4. A Watercourse Protection Development Permit Application (Schedule F); 5. A Natural Features Development Permit Application (Schedule G); and 6. A Subdivision Application. In addition, information is required about the proposed linear park in relation to OCP Policy 3-41 and establishing a waterfront walkway/boardwalk with associated amenities such as pedestrian furniture, view points, lighting, interpretive/heritage signage and interconnection with other parkland. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: This development proposal is only the first phase of a multi -phased multi -use project that will give the Town Centre a waterfront presence on the Fraser River. The proposal is in compliance with the OCP, therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. In addition to the usual referrals, outside agencies with jurisdiction along the Fraser River waterfront and the rail authority will be notified. -7- A full OCP policy assessment will be required from the applicant to demonstrate the project will achieve the waterfront access vision, with suitable and complementary amenities/public art and housing diversity. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner II "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Christine Carter" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 7099-2014 Appendix C - Proposed Site Plan Appendix D - Sections to Fraser River Appendix E - Preliminary Unit Design Appendix F - Schematic and Detailed Concept Plan -8 APPENDIX A r-- N N co N _ - EPP 34022 Rem /�� \• 6'� P 15 '76 AVE. \ C s N 5 �N 9d co 5 V In 15 g 11587 11612 11580 \ \ Rem s1 ti Rem. 9' a 14 (EPs 1982) Rem Rem 11598 Rp 6755 P 4174' 8 1111575 6 M 11Ss 7 Station N Rti.,FR RD N `' Sk /25 Rp N Re Re 10 9m (EPS 10951 Np1 B P 86773 3086 1 M N BCp 640 3� P R3 :46o \ '11/496, 466, N M -.\ \3822 Sk 48,8 NWS 3383 C P 87404 10 `, \ N Scale: 1:2,000— Cit` _.f Pitt Measows__ X 9 ( 31802-000-5 & 31804-0000-6 22370 RIVER ROAD grA _,�� «"`'�"�I!J" `"'� - �''� r .t o CORPORATION OF THE DISTRICT OF I�"am-or it �y I. , V �,�` 41111911 dr I .: l MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of Langley -------"---'� ' o mm.a `_ DATE: Jul 8, 2014 FILE: 2014-034-RZ BY: PC �0j FRASER R.—\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7099-2014 A Bylaw to amend 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. 7099-2014." 2. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section in the correct numerical order: SECTION 1045 CD -1-14 (Riverfront Development Zone) A. PURPOSE This zone is for a multi phased mixed-use water -oriented development along the Fraser River. B. INTERPRETATION 1. For the purposes of this bylaw, Schedule A means the Schedule "A" attached to Maple Ridge Zone Amending Bylaw No. 7099-2014 identifying the phases of development. C. PRINCIPAL USES 1. The following principal uses are permitted in Phase 1A and Phase 1B as shown in Schedule A: (a) Townhouse use. D. ACCESSORY USES 1. The following accessory uses are permitted: (a) Accessory boarding use; (b) Accessory residential use; (c) Accessory home occupation use; (d) Accessory off street parking use. E. LOT SIZE & DIMENSIONS 1. Minimum lot size and dimensions for a Townhouse use in Phase 1A and Phase 1B as shown in Schedule A shall not be less than: (a) 1,000 m2 in area; (b) 27 m in width. F. DENSITY 1. The density shall not exceed a total of: (a) 7 dwelling units in Phase 1A as shown in Schedule A; and (b) 14 dwelling units in Phase 1B as shown in Schedule A. G. LOT COVERAGE 1. A lot coverage shall not exceed: (a) 75% in Phase 1A as shown in Schedule A; and (b) 60% for Phase 1B as shown in Schedule A. H. SETBACKS 1. Minimum setback for all principal buildings and structures for Townhouse use shall be not less than 0.0 m, except: (a) for the interior (west) lot line in Phase 1A as shown in Schedule A, where the minimum setback shall be not less than 2.7 m; (b) for the interior (east) lot line in Phase 1A as shown in Schedule A, where the minimum setback shall be not less than 3.3 m; and (b) for the interior (west) lot line in Phase 1B as shown in Schedule A, where the minimum setback shall be not less than 0.9 m. I. HEIGHT 1. No principal building or structure shall exceed 11 m. 2. No accessory building or structure shall exceed 4.5 m. J. OTHER REGULATIONS 1. Useable open space shall be provided for each unit based on the following ratio: (a) 45 m2 for each unit with 3 or more bedrooms; (b) 30 m2 for each unit with less than 3 bedrooms 2 2. An off street parking use shall be sited inside a building or underground. Schedule A to Maple Ridge Zone Amending Bylaw No. 7099-2014 Insert Schedule "A" into the location of this italicized text 3. Those parcels or tracts of land and premises known and described as: Parcel "H" (Reference Plan 4605) District Lot 398 Group 1 New Westminster District Parcel "K" (Reference Plan 4605) District Lot 398 Group 1 New Westminster District Parcel "N" (Reference Plan 5335) District Lot 398 Group 1 New Westminster District Parcel "M" (Reference Plan 4878) District Lot 398 Group 1 New Westminster District and outlined in heavy black line on Map No. 1623 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to CD -1-14 (Riverfront Development Zone). 4. 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 ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER 3 Schedule A to Maple Ridge Zone Amending Bylaw No. 7099-2014 4 EPp/ 36136 11612 1i' Remi i 9m ii 1982) Rem Rem 11598 RZ P 6755 I I M 11 8 11566 I 1 cv N Re 10 Rem (EPS 1095, 306 U B � i, P 86773 86 w 1, , to I / N i g \SMP 42 ^C., CC 4'640p 653 ecoo / 5335 RP 46 59 /4 ti • . p 15654E ci . ,q�ye ♦ Mo H �S N A 4L C/FSC 66, 1A N M Aeikw,q,, Sk 48 18 Phase 1B ce� �ry 11580 (EPS 19 (v Ep 1 EPp p 301 ?p>3, 3Rp Phase NWS 3383 C P 87404 s '°636, ,LrPk N SCALE 1:1,500 Bylaw No. 7099-2014 Schedule "A" CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT • MAPLE RIDGE British Columbia DATE: Aug 18, 2014 FILE: 7099-2014ScheduleA.mxd ° RP6192 -- I al "' Irnv 5 5 \<9,;91,5,,5, A c' P 76188 P 8288A711-Ico N M co P v 5 1513 14 P X646111x4111659 m I I IIa86.110 22486 BCLCOSEOOD J� W PARK 1 — — I EP -- ILS CALLAGHAN AVE. EP 59768 N 84227 y���0 A // 87 �ry�� P 42732 CALLAGHAN AVE. 2 A fro^ — 11630 P P 59118 2 3 Fq A a 85354 Q y`� — — —RW Rem 1 NWS 3379 ���� // �P 18 41 11595 EPP 34022 n R2 m. RP 82880 — Rem 90 P 41741 11609 116 AVE. ��� �z�6' ° W P 155 _ry. ''6qV Rem. 91 SVD N /Ep86774�� RA84; EPp 128 m N11580/ MS 752 1511587 36736 11612 / ' 8 Rem i I N--,..,,,„..._ 0_ 14 11575 (FPS 1882) Rem 111- 11sss RP 6755 I I P Rem. 4174191 M 11 11566 \ `,f 7 o Srar'O� N RiVFR RD 401, Rp N • \R9m (EPS 1095 \ Fp/301 pEPp 306 O B P 86773 3o186 go) /4,;) 11. h / N 4 BCp LMP 42053 ^^P/ 64p co co CO / �3�3 74 3lig S Rp 659748 / 6S4F CIA/ 6,41/4 ©0% r•p1S gtiF y(3'kx, 41111411r1111111111J toad4Lo pq c/p 66, a ic M 'Yli��q y k 48)8 NWS 3383 C P 87404 06382 11579 Rem. 115 P 58321 Re >> 771/12. s ^ rb Q MAPLE RIDGE ZONE AMENDING Bylaw No. 7099-2014 Map No. 1623 From: RS -3 (One Family Rural Residential) To: CD -1-14 (Comprehensive Development) L\,, N SCALE 1:2,500 41 MAPLE RIDGE British Columbia APPENDIX C ZONING & LAND USE DISTRICT OF MAPLE RIDGE OCP DESIGNATION: -Port Haney: Multifamily, Commercial & Mixed use CURRENT ZONING: R5-3 (One Family Residential) PROPOSED ZONING: CD -1 (Comprehensive Development) NOTES Lot line based on District of Maple Ridge GIS map. Lots lines and topographical info are estimates only and are not based on a legal survey. Legal survey required for next steps. LOT AREA ZONING PARCEL K & N 4050 SqFt R5-3 PLAN 4605/5335 DL398, NWD PARCELH 4790 SqFt RS -3 PLAN 4605, DL 398 NWD, LD37, NWD PARCELM 20910 SqFt RS -3 PLAN 4605/5335 DL 398, LD37, NWD SETBACKS TOTAL SITE AREA= 29750 SqFt PARCELN&K PARCELH FRONT (NORTH) REAR (WATERFRONT) SIDE (WEST) SIDE (EAST) PARCELM FRONT(NORTH) = 0'-0" REAR (WATERFRONT) -0'-0" SIDE (WEST) SIDE (EAST) = NA FRONT (NORTH) -2'-0" REAR (WATERFRONT) =0'-0" SIDE (WEST) 51DE(EA51) TOTAL SITE COVERAGE (Phase la) PARCELS N, K& H= 6662 SqFt or 75% coverage TOTAL SITE COVERAGE PARCELS M =12,300 SqFt or 58.8%coverage PROPOSED BUILDING AREAS PROPOSED PARKING PARCEL N,K&H PARKING REQUIRED BASED ON 3 Unit A @2010 sf=6030 sf DISTRICT OF MAPLE RIDGE 1 Unit 8 @1940 sf-1940 sf OFFSTREET PARKING BYLAW FOR 1 Unit @1940 sf =1940 sf TOWNHOUSE RESIDENTIAL 2 Unit D @ 2162 sf=4324 sf RM -1 -14,234 sf RM 1 REQUIRED= 2 PER PARCELM DWELLING OR 42 STALLS 10 Unit A @ 2010 sf- 20,100 sf 2 Unit B @ 1940 sf= 3880 sf PARKING PROVIDED=42 STALLS 2 Unit C@1940 sf=3880 sf -27,860 sf TOTAL PROPOSED GFA -42, 094 SqFt Unit A-13 units Unit B- 3 units Unit C - 3 units Unit D-2 units 21 units provided VISITOR STALLS REQUIRED= .2 SPACE PER DWELLING UNIT OR 5 STALLS VISITOR STALLS PROVIDED= 6 STALLS NOT FOR CONSTRUCTION OMICRON COX ISSUED ReMadtS Issued for Rezoning Northview Enterprises Pmka Nuneer 10 13 616 OMICRON ARCHITECTURE ENGINEERING CONSTRUCTION LTD. SITE PLAN A1.0.1 TPINWNee SECTION THRU RIVER WALK A2011 SCALE; 1/16' = View of Port Haney "Billy Miner Pub" Port Haney Wharf Historic Ticket Office APPENDIX D SECTION THRU RIVER WALK SCALE. 1/16' = View SE across tracks to site View east downriver to future phases View East from Lot K View 'Nest from Lot K View South over Port Haney Wharf View East along tracks NOT FOR CONSTRUCTION OMICRON ISSUED P Date Remarks Issued for Rezoning Northview Enterprises W W 0 z Q Q J >� W 2fla H ca > Project Number 10 13 616 OMICRON ARCHITECTURE ENGINEERING CONSTRUCTION LTD. SITE SECTIONS A2.0.1 MI 41,111 i1�lICI I ��l Unit A- 1440 SF Net I Gwa°°r Area* Pa to Gross Area = 2010 sf Unit B- 1440 SF Net Area* Gross Area = 1940 sf ,41; 111 � 11 Stor ge Garage L J 670 sf (100 sf Stair) 0 NOM Outdoor Storage Gara IMP [I (�I 0 Unit C- 1440 SF Net Area* Gross Area = 1940 sf * Does not include area of Garage as non habitable space 000 f(100sf Stair) -- 670 sf 600 sf 01 00 sf sta r) 670 sf 670 s£ 670 sf 670 sf 1 952 5 670 v Pr APPENDIX E Unit D- 1622 SF Net Area* Boardwalk Homes Gross Area = 2162 sf NOT FOR CONSTRUCTION OMICRONN EY Issued for Rezoning Northview Enterprises Remarks W W Oz Q Q J=" > z W 2ao H Nunber 1013 616 OMICRON ARCHITECTURE ENGINEERING CONSTRUCTION LTD. UNIT PLANS A4.0.1 VILLAGE AT PORT HANEY REZONING 1 SCHEMATIC CONCEPT PLAN O PRIMARY COMMUNITY CONNECTIONS SECONDARY COMMUNITY CONNECTIONS REFINED RIVER PROMENADE (LINEAR) NATURALIZED MULTI -USE PATH (MEANDERING) POSSIBLE NODES / AMENITIES / GATHERING PARK / RECREATION / FESTIVAL AMENITY, CRU'S, WASHROOMS r PROPOSED WATER USES J QHaney Pier • Historic markers / interpretive signage • Shelter/seating • Fishing • Refined edge / boardwalk Park / River Access / Float Planes / Marina • Open green space • Visual sitelines to river • Shelter / picnic / bbq area • Washrooms and parking • Float plane / marina facility, ticket booth, view deck • Naturalized shoreline walk with habitat zone Central Amenity Area / River Promenade & Pier • restaurant, cafe, shops • refined materials palette, riverfront boardwalk • signage, seating, lighting, public art • pier remnants on river • fishing Multi -Use Green Space • large multi -use lawn area • games, festivals, picnics, day -use parking • perimeter landscape berms and park trees • possible amphitheatre for festivals and performances • kids play ground APPENDIX F ♦ • •—moi =+_ �`' FLOATPEA NE/� ' %•. r BOAT LAUI II `• •• • - S • PIER REMNIANTS ♦ ♦ Shoreline Multi -use Trail • 5m wide meandering gravel path • integrate with naturalized plantings • historic / interpretive signage • seating / rest areas / viewing decks • "working river" ie. log booms QRiverfront Promenade • refined linear boardwalk edge with paving bands • public art to celebrate heritage • fishing • seating / small shelter area • lighting Ell SHARP & DIAMOND LANDSCAPE ARCHITECTURE I VILLAGE AT PORT HANEY REZONING I March 28, 20141 CONCEPT PACKAGE eh Boat Launch • conncet to access road day parking link waterfront green space to Kanaka Creek Regional Park Page 2of3 2015/Phase 1 Connection to Kanaka Park 2016-2017/Phase 3 55 Condos & 7 Townhomes 2017/2017/Phase 4 55 condos, 7 townhomes & restaurant 2015/Phase 1 20 Townhomes 2019-2020/Phase 6 11,000 sf Office 2018-2019/Phase 5 120 Condos, 7 Townhomes & Retail Phase 2/Seaplane Terminal & Marina 2016 PROPOSED SITE oVERViEw Full Build -out of Waterfront 2018/2019/Phase 5 NOT FOR CONSTRUCTION OMICRONN IOLIO Issued for Rezoning Northview Enterprises 10 13 616 OMICRON ARCHITECTURE ENGINEERING CONSTRUCTION LTD. SITE RENDERING n 3.0.1 4 MAPLE RIDGE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: 2012-034-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6920 - 2012 Second Reading Maple Ridge Zone Amending Bylaw No. 6921 - 2012 12101 208 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 12101 208 Street, from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential), to permit the future construction of 8 townhouse units. The proposed RM -1 (Townhouse Residential) zoning complies with the policies of the Official Community Plan (OCP); however, an OCP amendment is required to adjust the area designated Conservation around the watercourses. This application received first reading for Zone Amending Bylaw No. 6921 - 2012 on May 22, 2012. 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. 6920 - 2012 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. 6920 - 2012 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. 6920 - 2012 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6920 - 2012 be given first and second readings and be forwarded to Public Hearing; 5. That Maple Ridge Zone Amending Bylaw No. 6921 - 2012 be amended as identified in the staff report dated August 25, 2014, be given second reading, and be forwarded to Public Hearing; and 1103 6. That the following terms and conditions be met prior to final reading: i. Approval from the Ministry of Transportation and Infrastructure; ii. Approval from Fortis BC for visitor parking stalls located within Right -of Way; iii. Amendment to Official Community Plan Schedules "B" and "C"; iv. Road dedication as required; v. Removal of the existing buildings; vi. Park dedication as required; vii. A letter assuring that removal of all debris and garbage from park land has occurred; viii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ix. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the subject property for the proposed development; x. Registration of a Restrictive Covenant for the Visitor Parking; xi. Registration of a Restrictive Covenant for Tree Protection; xii. Registration of a Restrictive Covenant for the Stormwater Management Plan; and xiii. In addition to the Site Profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Bissky Architecture and Urban Design Inc. 0929304 B.C. Ltd. Lot 6, District Lots 241 and 242, Group 1, NWD Plan 24517 Urban Residential, Conservation RS -3 (One Family Rural Residential) RM -1 (Townhouse Residential) 2- 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: Companion Applications: b) Project Description: Park, Single Family Residential RS -1 (One Family Urban Residential) Conservation, Urban Residential Townhouse, Single Family Residential RM -1 (Townhouse Residential), RS -1 (One Family Urban Residential) Conservation, Urban Residential Townhouse RM -1 (Townhouse Residential) Conservation, Urban Residential Single Family Residential RS -lb (One Family Urban (Medium Density) Residential) Urban Residential Single Family Residential Townhouse 0.64 ha (1.6 acres) 208 Street Full Urban Standard 2012-034-DP/VP and 2013 -104 -DP The subject property is located on the west side of the cul-de-sac of 208 Street, north of Dewdney Trunk Road (see Appendix A). The property slopes down from a level area by the street to creeks on three sides. The sloped areas of the site have a significant number of trees. The applicant is proposing a townhouse development on the relatively level area of the subject property with an on-site strata road from the cul-de-sac. Eight townhouse units are proposed in four duplex -style buildings. Road dedication would be required to complete the cul-de-sac bulb. The balance of the site would be dedicated as Conservation for protection of the environmentally sensitive areas. Applications accompanying this rezoning application include a Watercourse Protection and Natural Features Development Permit application, a Multi -Family Development Permit application, and a Development Variance Permit application. c) Planning Analysis: i. Official Community Plan: The subject property is designated Urban Residential - Neighbourhood Residential category in the OCP. Single detached dwellings will remain the predominant housing form within neighbourhoods; however, other housing forms are possible, subject to compliance with the Neighbourhood Residential Infill policies. This proposed rezoning to RM -1 (Townhouse Residential) and townhouse development consisting of four duplex buildings is in compliance with the Zoning Matrix in Appendix -3- C of the OCP; however, an OCP amendment is required to adjust the area designated Conservation around the watercourses (see Appendix B). ii. Zoning Bylaw: The subject property is proposed to be rezoned from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential) to permit the development of 8 townhouse units (see Appendix C). A preliminary review of the plans indicates that the proposal generally complies with the Zoning Bylaw; however, several variances will be requested, as outlined below. Map No. 1568, attached to the bylaw has been amended from when it was first presented at first reading, to reflect the area that is being dedicated as Conservation. iii. Proposed Variances: A Development Variance Permit application has been received for this project and involves the following variances (see Appendix D): 1. To vary the minimum front yard setback from 7.5 m to 1.4 m; 2. To vary the minimum rear yard setback from 7.5 m to 5.8 m; 3. To vary the minimum interior yard setback (south) from 4.5 m to 0 m; 4. To vary the minimum interior yard setback (north) from 4.5 m to 1.8 m; 5. To vary the maximum retaining wall height to be greater than 1.2 m; and 6. To vary the maximum building height from 10.5 m nor 2.5 storeys to 10.6 m and 3 storeys for Buildings 1 and 2; to 11.0 m and 3 storeys for Building 3; and to 11.5 m and 3 storeys for Building 4. The requested variances to the RM -1 (Townhouse Residential) zone will be the subject of a future report to Council. iv. Off -Street Parking and Loading Bylaw: The Off -Street Parking and Loading Bylaw No. 4350 - 1990 requires 2 parking spaces per unit and 0.2 spaces per unit to be provided as visitor parking spaces, which for 8 units, amounts to a total of 16 residential parking spaces and 2 visitor parking spaces. Tandem garages are provided for each of the units, providing the required 16 residential parking spaces. The aprons for the units range from approximately 2 m to 4 m and are not long enough to accommodate a small vehicle. Two visitor parking spaces are provided. It should be noted that this development application was received in 2012, prior to the direction to review tandem parking in multi -family developments. v. Development Permits: Pursuant to Section 8.7 of the OCP, 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. Accordingly, prior to final zoning approval, the Development Permit must be reviewed and approved. An application for the Development Permit has been received. Adherence of this project to the guidelines will be the subject of a future report to Council. Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features Development Permit application has been received to ensure the preservation and protection of the natural environment of McKenney Creek, its tributaries, and the adjacent slopes. The developer will -4- provide restoration, enhancement and replanting works as required, and a security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. Prior to final zoning approval, the Development Permit must be reviewed and approved. vi. Advisory Design Panel: The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and the landscaping plans at a meeting held on June 10, 2014. Following presentations by the project Architect and Landscape Architect, the ADP made the following resolutions: • Consider a more substantial entry in the building units. • Consider a quality material for the soffits. • Consider a common refuse area on the east of visitor parking stall number 2. • Consider more interest on the staircase down to the common activity area and consider accessibility. • Consider a natural seating area for interest in the common activity area that may include rocks or logs. • Consider more interest in the retaining wall by stepping the retaining wall and softening the facade. The ADP concerns have been addressed and are reflected in the current plans (see Appendices E and F). A detailed description of how these items were incorporated into the final design will be the subject of a future report to Council. d) Environmental Implications: The Environmental Impact Assessment Report has been reviewed, including the Habitat Enhancement Strategy, the Tree Evaluation Report, the Geotechnical Report, and the Stormwater Management plan. The geotechnical consultant is to coordinate their recommendations with the environmental consultant, civil engineer, and arborist to ensure the environmental objectives are achieved. Restoration measures with a cost estimate and security deposit are required, including a five-year maintenance period. e) Traffic Impact: As the subject property is located within 800 m of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending Bylaw No. 6921 - 2012 will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application. 5- f) Outside Agencies A Statutory Right -of -Way for a Fortis BC gas pipeline is located across the south portion of the subject property. Approval from Fortis BC will be required for the two visitor parking stalls located within the Statutory Right -of -Way area. A referral was sent to Fortis BC on June 19, 2014. g) Interdepartmental Implications: i. Engineering Department: The Engineering Department has identified that all the services required in support of this development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing Agreement and provide the securities to do the required work in that Agreement. Required servicing include: • Dedicating and constructing the remainder of the cul-de-sac at the end of 208 Street, complete with a roll-over curb and catch -basin; • Upgrading the existing sanitary sewer service connection; • Ensuring the storm service connection fronting the subject property is of adequate capacity; • Providing street trees where possible; • Removing existing overhead services; and • Providing an adequately -sized water service connection. ii. Parks Planning and Development: The Parks Planning and Development Section has reviewed the development application and supports the park dedication for watercourse protection purposes. iii. Fire Department: The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m and rated to their specifications, which were provided to the developer. Signage indicating that the lanes are fire lanes and that no parking is permitted within the lanes is required. A unit directional addressing sign, which is visible day and night, is to be permanently mounted at the main entrance. The cul-de-sac will be required to have "No Parking" signs installed prior to occupancy. iv. Licences. Permits and Bylaws Department: The Licences, Permits and Bylaws Department has reviewed the development application and has provided comments related to Building Code requirements which have been provided to the developer. These comments will be reviewed again at the Building Permit stage. h) School District Comments: Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 on August 11, 2014. 6- i) Intergovernmental Issues: i. Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 879 of the Local Government Act. The amendment required for this application, to designate additional area around the watercourse as Conservation, 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. CONCLUSION: It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6920 - 2012, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6921- 2012, and that application 2012-034-RZ be forwarded to Public Hearing. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 6920 - 2012 Appendix C - Zone Amending Bylaw No. 6921 - 2012 Appendix D - Site Plan Appendix E - Building Elevations Appendix F - Landscaping Plans 7 rn 12217 0 P 65204 13 209 17 LMP 31287 12209 21 N.. 012 12210 00 a) 12196 r 12203 18 12206 14 °' i1 14 12201 22 0- 12199 ¢ 12200 19 0 12186 N 20 M 13 12194 r- - 12187 in 12174 69 12193 21 o_ Ln 0 rn 12 12182 2.3 68 o M 12179 16 N d 11 12170 22 12163 D 72 97 8 12169 12158 23 WS 2686 10 N Nr fO °DTr 32 12157 12146 24 o o 0 0 0 1 p 228 N 7r N N N2 N3 N N 1245 5 Subject Property 1 12134 47 LMP 4151 8 12131 26 P 546.9 P 45046 2 12122 7 12119 27PARK co PARK M 6 12114 rn 26 06 d 12111 N co �a5 28 o.) 12098 N- P 24517 g _1 A 5 " 25 0 20695 N 3 o N 4 o N 5 M� ro d N 29 a 120$$ 12101 LMS 4067 112108 ) LMP 4151 120B AVE. LMS 12088 9 111 b v N 20686 J W S 2566 N P 73290 0 01 7 208 ST. 12080 a 0 D n co N 12079 t7 0 co 22 23 12072 8 LMS 753 97,3 N 8 ci_ - 14 12070 NWS 2582 i1 12065 7 13 12060 P 8 3 (.030 N do§3 12 P 73290 • 6 12050 206 11 a' E'20676 ti 10 12044 5 `126> 12045 co o cp o N 11 co 4 0 12034 CV a 8 9 12037 a 120253 12024 J271 c M CO1 12020 BCS 1311 1 12 N 12025 a P 18 Rem 2 811 2 a u J Rem 13 12014 N 7 ,L\,, N• Scale: 1:2,000 Ci ...f Pitt Meauows - - , r�^J 12101-208 St I' r � Lr rJill � O to -�9aupn� tiiiilli t� M it = � ��iemu ' `� r CORPORATION OF THE DISTRICT OF • l=i`r'",�"_-_-'-�� :I Ogg �-'�'I`r �f14E1-ellilE! O ! 14 e-, "lam. _ MAPLE RIDGE MAPLE RIDGE District of British Columbia FINANCE DEPARTMENT Langley n -. ��1 ;/ DATE: Nov 1, 2013 2012-034-DP BY: JV FRASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6920 - 2012 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 Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6920 - 2012 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517 and outlined in heavy black line on Map No. 830, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517 and outlined in heavy black line on Map No. 885, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 6425 - 2006 is hereby amended accordingly. READ A FIRST TIME the day of , 2014. READ A SECOND TIME the day of , 2014. PUBLIC HEARING HELD the day of , 2014. READ A THIRD TIME the day of , 2014. RECONSIDERED AND FINALLY ADOPTED, the day of , 2014. PRESIDING MEMBER CORPORATE OFFICER 17 LMP 31287 12209 .LEN ST. 21 01612209 12210 h` c0 N15 12196 12203 12206 18 14 14 12201 22 0- 12199 Q 12200 19 O 12186 I•- N w 20 00 co 13 12194 ti rn 12187 SKIL 12174 69 in 1219321 co 012 12182 68 M 12179 16 N a 11 12170 22 12163 WICKLUND AVE. 72978 12169 12158 23 S 2686 10 1 N a 32 12157 12146 24 0 N -N. cc, o o Loco00 03 03 2 o CO 1 9 N N O~228 O N N N N N N N/ 12145 25 Cv) 1 2 3 1213 335 336 a 47 LMP 4151 N 20884 121311 26 P 54659 P 45046 12122 o 12119 27 rn PARK PARK M 6 12114 M 26 O I,- 12111 N a N o 28 12098 24517 5 4 N 5 a LMP 4151 '.5 0- ?0695 0.) co o N 3 o N o 1. c o_ 0 a N 29 12088 2101 5 LMS 4067 512108 1208 AVE. LMS 12088 9 111 71- co 7 12080 co N co N N- 12079 0 2 23 24 12075 in 12072 8 co LMS 753 178 N 8 0_ 6 14 `9 12070 NWS 2582 11 12065 208 ST. 7 13 in rn 12060 P 86, °'NN co Arb c,, els) 12 u) M Z a 30 P 73290 120536 12050 2p6i1 l` 11N 0676: 2 0 5 12044 'DOe�10 •Q co 12045 co rn004 co m N No 11 0 12034 M N 8 9 12037 a 3 12025 12024 117 1 O n 12020 L0 12 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6920-2012 Map No. 830 From: Urban Residential To: Conservation L\ N 1:2,000 MAPLE RIDGE British Columbia 17 LMP 31287 12209 .LEN ST. 21 01612209 12210 t` c0 N15 12196 12203 12206 18 14 14 12201 22 0- 12199 Q 12200 19 O 12186 I� N w 20 00 13 12194 ti rn 12187 SKIL 12174 69Lom 1219321 c+) 012 12182 68 a M 12179 16 N a 11 12170 22 12163 WICKLUND AVE. 72978 12169 12158 23 ✓S 2686 10 1 nl •a 0 32 12157 12146 24 0 N -N. CO 0 o Loco 2 0 CO 1 9 N N O~228 O N N N N N N N/ 12145 25 Cv) 1 2 3 1213 335 336 a 47 LMP 4151 N 20884 121311 26 P 54659 P 45046 12122 o 12119 27 co PARK PARK M 6 12114 M 26 O I,- 12111 0 a N o 28 12098 24517 5 4 N 5 a LMP 4151 '.5 0- ?0695 rn co o N 3 o N o of o_ 0 a N 29 12088 2101 5 LMS 4067 512108 1208 AVE. LMS 12088 9 111 •cr co 7 12080 co N co N t` 12079 0 2 23 24 12075 in 12072 8 N LMS 753 178 N 8 a 6 14 `9 12070 NWS 2582 12065 208 ST. 7 13 0 12060 P 86, °'`V co Arb c,, els) 12 N u) M Z a 30 P 73290 120536 12050 2o6i'1 r....- 110) 11 c6'\l 0676: 2 0 5 12044 'DOe�10 co 12045 co rn004 c CP o Q CV 11 0 12034 M N 8 9 12037 a 3 12025 12024 117 1 r, n 12020 L0 12 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6920-2012 Map No. 885 Purpose: To Add to Conservation on Schedule C L \ N 1:2,000 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6921 - 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. 6921 - 2012." 2. That parcel or tract of land and premises known and described as: Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517 and outlined in heavy black line on Map No. 1568, 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 22nd day of May, 2012. READ a second time the day of , 2014. PUBLIC HEARING held the day of , 2014. READ a third time the day of , 2014. APPROVED by the Minister of Transportation this day of , 2014. RECONSIDERED AND FINALLY ADOPTED, the day of , 2014. PRESIDING MEMBER CORPORATE OFFICER 17 LMP 31287 12209 .LEN ST. 21 01162209 12210 co 12196 M 112203 18 12296 in 14 °' a °- N 12201 22 d 12199 Q 12200 19 0N. 12186 N. w 20 W oo co 13 N 12194 ti 1 rn 12587 SKI 12174 69 7I- 121930 21 ll 012 12182 gti 68 0_ M 12179 16 N N. .. 11 22 12170 12163 WICKLUND AVE. 72978 12169 12158 23 VS 2686 10 _ EP 73291 _ N ▪ 20844 ▪ N 7 20856 i W 20868 32 12157 12146 24 o N- CO 0.) o o N co 00 9 N N N�228 N N 20 12145 5 M 1 12132 335 336 a 47 LMr 4151 I I I N 20884 121318 26 P 54659 P 45046 _ _ - - - - 12122 7 o 12119 27 M PARK rn LMP 4152 PARK M 6 12114 • � � m I UT s 0) IP72 78 'I. �I RW 20694) . Go 7') O 12111 rn0 LMP39094 - c:.))5 J 1 o8 co \ _ 24517 A - - 5 3 __ N 4 _ N a "' a N M 29 _a_ 12088 _ _ _ _ RW 18394 1204 EP 46757 LMS 4067 12108 LMP 4151 120B AVE. \ 0 EP 72979 w L LO - =—LMS 12088 g 111 1 LMP 20686 41. P 5209T r 7 \ N N 7 RW8 12080 - -�� LMP 1 o \ 1 M N. N- 12079 EP 78607 o 1 I I_ i — 2 23 1 12075 1 cu 12072 8 N LMS 753 � 1 EP )78 , 7r1 / 1 6� 14 130 o Ob 12 tiO2o12� 11 rn 0676 N 2� ■ �10 rs 0 o `t' 8 9 EP 73292 NWS 2566 N' P 73290 207A ST. 12070 NWS 2582 1 a 82065 208 ST. 7 / I I 12060 P86 -I 30 1 P 73290 9 12053 6 12050 - - -_- LMP 5263 1 1 -_ - 1 RI4/ 1 10 12044 5 - _ �I RW 220501c\ M I 10 -------?-2 1 co 12045 M10_1 10_ I 1 11 CO 4 0 12034 N J; 2 _I 1 12037 3 �-,L- -f / / - , r- 1 -858-F 12025 r LMP 5047 T ��N i NI 12024 o 11 n7 a� /AY o M 12020 N l0 19 r, w n i w w c1 M I I MAPLE RIDGE ZONE AMENDING Bylaw No. 6921-2012 Map No. 1568 From: RS -3 (One Family Rural Residential) To: RM -1 (Townhouse Residential) L\ N SCALE 1:2,000 MAPLE RIDGE British Columbia Zg 8 u 9 s APPENDIX D n!...., tback �h W10ater , , , , rlinI , I I Environmental' I =9"� pedjeatiari nterior Si \ e Yard \ •\\ hg 1 /Envitbnmerdal Dedication jl \ I 1 \ 1: Unit 2 MFE: 10 -_GFE9£ BFE: N/ J InIng • afr ,sem+ paving stoneYingarking areas rem landscapes - _OM Wide Access Road interiorS d- .ard Visitor 112 an of co asheL line of ROW asam Line of existing I property Line I m v Locatlon ofrefuse for day of collection line Of EX1.1r-Ig grade PRELIMINARY ONLY NOT FOR CONSTRUCTION Tp GNOME DIMENSIONS O ECsalE"WHEN PRINTED ARCH o'13a. SUBJECT C .s SRWsPIarl\18394 \ \ \ v Environmental Dedication :p ism Proposed Site Plan Scale 1:100 .1111 Imed ler /1111.1m.sslon I Fa Rezoning eg Tonwhouse Study ..2014 Sea As Mad Drawn PIO 10 11. heel A1.1 APPENDIX E Building 1 - Building Exposure and Spatial Separation (9.10 151 The Wilding will be sarinkleaed to NEPA amhiecoeewrna, n NC Noncombustible '90 �moam.m otm9erm,eet w" FacadeLimiting stenee Al.4 m2 17.30 m G/1_ Dedication lowed 2. 2% 9/ehro C North recede ama 17.30 mmca,ecaceho„ 100.0% 292x vahcc C 9.0% 11.9% semhr .m. 2, m nRzOd 1 a.6% 30.9x West Facade 2 713 m2 1.29 Y.0% 11.9% LCh[C C Since Me bulking to the Eagle a greater distance than the PL there is no Issue with exposure East Facade complies PRELIMINARY ONLY NOT FOR CONSTRUCTION TSCALE AND SPACES RCEo'.ze,eC,.oCHANGE OWHN RDON3 s. South Elevation Scale 1:50 North Elevation Unit 1A s. East Elevation Scale 150 Unit 2A West Elevation ISSUED DRAWINGS Tonwhouse Study Building 1 Elevations Date May 28,2010 Scale As Noted Drawn Pmfecl 0 11. Sheet A3.2 Building 3 - Building Exposure and Spatial Separation (9.10 151 The building will be sprInNared to Nal. 1301moam.m NC Noncombustible n biaconewrnon Compartrnent East Facade North Facade West Facade Sou. Facade w9 area or resod n [encs po"o g d 9 Allowed Actual S.s. 6' 53.3 m2 4.90 a DA, Road50.4 % 30.9% Dithr,C C m r• STO 5,2 50,00 in to C2 De... 100 6 5.3 rea 30.00 m Dedicate.r, 6` mg 1.20 m o Unita 14.0% 11.4% 0/40rC C pPo doubled with sbdnklerina PRELIMINARY ONLY NOT FOR CONSTRUCTION TSAND `MERCHFINAL 3.ze ",.p CHANGE TO aDONi6 H113 m East Elevation West Elevation Unit 56 North Elevation eeale: 1:50 South Elevation ISSUED DRAWINGS in PR, Tonwhouse Study Building 3 Elevations Date May 28.2014 Scale As Noted Drawn 3M, 8:115 ami00 to 11. Sheet A3.9 APPENDIX F keihn ink: TN I 1 �Gi i =1 Envlydratio' 1, „ ��tia Dedica�{o I i ...4S •:i X8%Alcor 1U La Ming649 Y tl.cwP ,'FEW&pp no Stone gab 1.0n v IJDIh L- 460 x 450nw concrete? ri: re 1p and �`'''''`�-�{ads :►:�11 jxi POFae nmol as ooa 0 43m red us 11 /i-lilllti�i nvna ma eamaammm• e1i1\a. �dwhubrown am ���1� metal S SLI 42 High - %Willi I ra 1MTIMMII a I: 7.111WKLI I BOW 14 91 4114,111 lam ................ rime cation ..... 1.5mls Rrivacmn ll Area Balmier Fence Inrara Heenan er to Trees refer survey El*ronm\gntal D dicatidn \ W wa 18.88 Unit paving refer to detail 6.0m Wide Access Road Visitor rkin1754+ Permeable unit aving refer to detail �.b 19 se 1077oathe swans.0rn wide Same elevannaar. Wale accasa o.a Environmental Aree Barrier Fen 16 2S rn Materials and Layout Plan 26 Typical Patio - Planting ben Mixed shrubs and perennials. P' a y S 1.5 tall Refer to detail Resident Patio Ornamental paving: Stamped concrete or unit paving Herringbone pattern with soldier course. Refer to detail DATE Scill e]l) NORTH Greenway Landscape Architecture 2260 Park Crescent Coquitlam BC UM 6T4 T 604 461 9120 E ce a.maal�lsas.m. yaua�tut mos CL- LKT Projects Inc. 507 Joyce Street Coquitlam, BC V3J 7Y1 PROPOSED 4 Duplex Development 12101 -209 Street Maple Ridge BC Landscape Plan L.1..1 SCALE 1: 100 rneDIC PACW PROJECT SUMER 1309 III _-Env'vdamental l Dedica i. Efiisting Trees refer tfle, ey si me cation cation 4'1' a i4Z liayee2e20 O=1 isting Trees refer to survey \ Enicironm\ental \ Dklicatidn Planting Plan scam: 1:1co PLANT LIST - 208 Street Duplexes updated June 16, 2014 SYMBOL QTY. BOTANICAL NAME TREES 5 Acer circinatum Vine Maple 2.0m tall.multistem 6 Acer palmatum Osakazuki Green Japanese Maple 1.75m tall, multi stem 2 Acer rubrum Red Sunset Red Sunset Red Maple Ocm Cal, WB 2.0m SM. 4 COmus nullallii Pacific Dogwood 5cm Cal, WB 2 Halesia carolina Carolina Silverbell 6cm Cal, WB 2 Malcs diversilolis Pacific Crab Apple 5cm Cal, WB 2 Prunus emarginata Bitter Cherry 5cm Cal, WB 4 Pseudotsugamenzlesil Douglas Fir 2.0m tall, cont. ] Thuja plicate Excelsa Excelsa Red Cedar 2.5m tall, WB COMMON NAME SIZE SPACING SHRUBS 6 Callum vulgarie Pink Heather el pot 450 O.C. Euonymus elate 'Compactas' Dwarf Burning Bush #2 pot 900 o.c 5 Erica carnea Springwood While White Spring Heather #1 pot 450 0.0. ® 5 Erica x 00009.nsis Furzey Pink Spring Heather #1 pot 450 o.c. ps 6 Erica x Stuanii Irish Lemon Yellow Summer Heather 21 pot 450 o.c. 226 Gaultheria shallon Sala! #1 pot 500 o.c Mahonia aquifolium Oregon Grape #2 pot 750 0.0. eCO24 Physocarpusopulifolius Diabolo Diabolo Ninebark #2 pot 8000.0. 12 Plods japonica compacta Dwarf Pieris #1 pot 800 o.c. 128 Polystichum munitum Western Sword Fem #1 pot 6000.0 r 12 Poterailla fmiticosa Red Ace Red Ace Shrubby Cinquefoil #1 pot 6500.0. 41 Rhododendron 'Ramapo' Dwarf Red Rhodo #2 pot 750 0.0 18 Rhododendron Vulcan Red Vulcan Rhododendron #2 pot 9000.0 65 Rubus spectabilis Salmonberry #2 pot 910 o.c 78 Sarcococca H. Humilis Himalayan Sweet Box 21 pot 450 o.c. ® 36 Skimmiaj. macrophylla M Skimmia(male and female) #3 pot 9000.0. 5 Spiraea x Bumalda Gold Rama Gold Flame Spirea #2 pot 900 0.0. O ` 46 Vaccinlum ovatum Evergreen Huckleberry #2 pot 900 0.0. 2 Weigelia Florida MW Midnight Wine Weigelia #2 pot 7500.0. I/ O lawn ce....... GROUND COVERS Cd 46 Cotoneaster dammer) Mn 70 Mahonia nervosa at 190 Pachysandra terminalis Tp 44 Thymus praecox ORNAMENTAL GRASSES a 17 Festuca ovina Glauca Elijah Blue Fescue CI 17 Panicum virgatum'Shenandnah' Red Switch Grass Q 14 Pennisetum alopecurodes'Hameln' Hameln Fountain Grass PERENNIALS Ac 27 Aslilbe chlnensis Chinese Astilbe Ep 5 Echinacee purpurea'Magnus' Magnus Purple Coneflower Hs 63 Hosta sleboldlana Elegans. Elegans Plantain Lily Rf 1 Rudbeckia fulgida'Goldstrom' Black -Eyed Susan Bearberry Longleaf Mahonia Japanese Spurge Creeping Thyme 107,7 pot 500 o.c #1 pot 450 o.c 10cm pot 450 o.c 107,7 pot 3000.c 21 p01 #1 pot #1 p01 #1 p01 #1 p01 #1 pot 21 pot 300 o.c. 600 o.c 600 o.c 450 o.c 450 0.0 500 o.c 450 o.c NOTES: 1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail. 2) All planting shall be in accordance with BCSLNBCLNA Landscape Standard, latest edition. 3) All planting beds: mulch with 50mm of decomposed hem/fir bark DATE le e]l) NORTH Greenway Landscape Architecture 2260 Park Crescent Coquitlam BC V. 6T4 T 604 461 9120 E paulAgreenwayla.ca CL- LKT Projects Inc. 507 Joyce Street Coquitlam, BC V3J 7Y1 PROPOSED 4 Duplex Development 12101 -208 Street Maple Ridge BC Planting Plan L1:2 SCALE PACW PROJECT NUMBER 1309 1.5.2m varies..2.0m comae..eubgrade Notes: All All wnaomodwam mpreesemreteeerd uewppmretruretaoemdwkmbtieltr: ding OPrivacy Screen 1.5m Tall SOIL, PLANTS & LANDSCAPING planting1, GENERAL REQUIREMENTS Furnish all labour. materials, equipment and operat Y soil and landAll ' as shown on ale drawing aattAea on mall conm�,aaoe latest edobe�o<m. SCswa LNAenitsh Columbia Landscape menden] FINAL ACCEPTANCE Final Acceptance of Me work will be .0lg.d by. landscape adgtem, when tandem snnstmagan and all deficiencies are completed. MAINTENANCE The maintenance period may be extended if there are outstanding deficiencles. Provide full landscape maintenance for 45 dap after Final Acceptance. l good horticultural practice m ensure normal, rigorous, healthyg g growth all wmrkwm�etem unb WARRANTY proval prior to soil to the site. incomorate ns of soils testing agency. Planting soli properties: 12 - 4 25, supplying yr <Apply tnotizsoil rawing nm„m„neeep„e 150nan for lawn areas 300mm for shrubs and groundcovers 050mm for large shnibs Fine grade/rake ,r a smcoM firm surface, Ensure there Is 21, min slope or as Indlcated on drawl,. 3., PLANTS variety. PI inspection for ual.,lthee eel., Plant mmerlel m meet or ex minimum EICLNAiIRCS gmNhia r,auoxawkreemenem. Ail planting and layout. the satisfaction of the Landscapemmm. MULCH 4.z Apply to be decomposed herrefir. medium texturc free of ail extraneous 'natter and ac. fresh mulch, to all eb,ut bade and trees. Rake soand even, 5. SOD TUPF Sod to be non -netted. cultured sand -based sports turf from approved suppl.r. Lays. with staggered ends. prevent gaps. and roll to achieve a smooth unlforrn surface, Water d areas 6.2 WATERING eee Nen p re g ewarern y the remainder of CLEAN UP Remove all surplus materials and other landscape dehns Leave all planting areas neatly dressed and finished, and leave all paved areas Pushed clean to the safisfaction slaw Consultant ENO OF SECTION 1:10 metric -Il:lapa II=1111=_ =1111= illllll —— _1111111— 1111-1111 I I I 300 Remove any damaged s.pob B and break Remove burlap or plastic sides of hlare pots a b clam Pr=nn. ZI=ansltrial L'" Farm dish wateang 116 SI d g sole at edge of plane, pt With latent BC6tAWKLNA tandeCape standard. Soil 300mm for srmallymedumshrubs plus 300mm around all sides, Soil depth Plantingsdl depth to be Com nuoust'n pllanus ting beds around all sides. OShrub Planting 1000 =10cm lemeea poemve areinaga Llght �=IIIIIIII=1111-tnI4 III ;4t III�I¢�¢IIGGII e IxIIwuwepathConcretedo edge tookd dfixtures ,wallso, m) 111 1111.• • 11 1111 °%sPpgm1mmmna -•'• de 1111—IIII—IIII—IIII=111—IIII `.mG or S oubgraae =IIII=IIII=IIII=IIII=1111 Refer. dmwings.r layout and dimensions O Concrete Paving: Pedestrian mm = loom Where no Gelid res.int exIsts.Ein'sTarl �mastla460 4eim8842 fr. AbbOtelord Concrete (804 ed. 22T')."ee , mlnimurn Where timber edge removed, ins.II 150 wid 0 ngada rhea852226020222442804C0420a a makes. aCheck _ l a jr/-1 =1111--'.I"o:�aa '0 tm p axlmum xcl'trd71'r'Wgr'f'p'a'se=111 °' Install plastic edge restraint 1=IIII=III=IIII=IIII- -IIIIIIII-111111111IIII- 1 p6$ r —I --_ •ire M P w Oesbxg2Po Note. Saw cut pavers as required ...elf,. Guillotine es will not be accepted. canam OUnit Paving: Pedestrian availableEdge Restmint all side Where no solid restraint exists. install Edge -Pro edge as aplastic for g'pteIIII— i���oo �2628 08pt�Nine Tret.Pmdam86496,1usei mlndsapes stakes. °°_ I •:..0°. • gg m =111f—IIII—IIIIIIIIIIIIIIII 6P° 1=IIII=1 I=IIII=IIII,=IIII="' ov geotexfilea tin 9an,ab"e -1�II=11�I=11�I=1 1cm =10000 olein send OTree Planting 300mm �III1111 a rot a1 6pme a�dba0am m2po ot cut leader p.m anaollloric Wrapping Root Balk Cut bask burlap and 50m Ich end bottom. Form dish br watering Co petted soil pedestal nee nnum draln 1cm =200,0 % "NI -1111— mwarem ecainecaateel _- 1111 a da b 9 PVC drain ppe de 1111=111111111111-11111111— 11I=llI' ~entsb continuous Maid III=IIII=IIII—IIII—IIII—IIII—IIII— Plan i.fon and timberedge. Sta. to O Gravel Drainage Strip idea amber redge, No, Sew cut pavers as required.rbeetptGuilltines.willnotbeaccept.. OPermeable Unit Paving: Vehicle 1cm = 10cm i3 1cm = 10001 Attach to rail wtth x ss screws 'Sensitive Habitat- No sea elrl.P0 x 138 aPthT 1l a3mron 11111117111111= 11 1 int with two mb pale 44 toolnem".sysi 111111111111111 Predrill Hees. 1111111 111111 1111 lh 1111111 1111111 1111111 11:11 1111111 IIII 200 tail -100 x 50 0066 3 galvanized orImped nonwlirnb p bnd bosh°ge.St III= ao900)°PT veteIIlta4r4aet ei beneath Compact gplacement Step fence with grade. end "red. maximums pat p0ng botto ® Environmental Area Barrier Fence torn = 20cm DATE Greenway Landscape Architecture 2260 Park Crescent Coquitlam BC V3d 6T4 T 604 461 9120 E paul9greenwayla.ca CL - L1(7 Projects Inc. 507 Joyce Street Coquitlam, BC V3J 771 PROPOSED 4 Duplex Development 12101 -208 Street Maple Ridge BC Landscape Details L2.1 As noted PAcVy PROJECT NUMBER 1309 1AMLE RIDGE 9n[i.h eosY«es u^rn .10.)12 District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: August 25, 2014 and Members of Council FILE NO: 2014-055-RZ FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Proposed Bylaw Amendment to direct the use of Medical Marihuana Production First and Second Reading Zone Amending Bylaw No. 7094-2014 EXECUTIVE SUMMARY: In December 2013 pursuant to legal counsel's advice Council adopted a text amendment to the Zoning Bylaw to establish regulations for the commercial production of medical marihuana as authorized under Federal legislation. The bylaw directed the use exclusively to lands within the Agricultural Land Reserve. One part of the adopted bylaw identified a setback requirement of 1000m between commercial marihuana production facilities. It was understood at the time of adoption that the legislative context involving this use continued to change as time evolved. It was clear that due to this uncertain regulatory environment, further review and possible bylaw amendments could be required. Significant interest has been expressed by private investors to locate new facilities in Maple Ridge. As applications have proceeded, details about the Federal process of licensing have emerged. It has become clear over this time that the application process is iterative, between the building permit application and the Federal licensing process. This iterative process makes it impossible to determine at the outset whether a statement of intent to construct such a facility will come to fruition. The net result is that assurance of which facility is first is not possible rendering the 1000m setback almost impossible to administer. Legal counsel has reviewed the implications of this process and advised that the 1000m setback be removed from the bylaw. This report recommends amending the Zoning Bylaw to remove the 1000m setback requirement. RECOMMENDATION: That Maple Ridge Zone Amending Bylaw No. 7094-2014 be given First and Second Reading and be forwarded to Public Hearing. 1104 DISCUSSION: a) Background Context: On July 8, 2013, Council directed that Zoning Bylaw amendments be prepared concerning the siting and setback requirements for the commercial production of medical marihuana as authorized under Federal legislation. The bylaw directed the use exclusively to lands within the Agricultural Land Reserve, consistent with the June 2013 Agricultural Land Commission Bulletin recognizing this use as a bona fide farm use. The Commission clarified permitted accessory uses in their January 2014 Bulletin (attached as Appendix C) The Zoning Bylaw amendment that directed this use required significant setback requirements as well as 1000 metre separation requirements between commercial production facilities and a 200 metre minimum distance from schools. There has been significant interest generated by private investors in developing properties within the Agricultural Land Reserve for this purpose. As applications have proceeded, details about the Federal process of licensing have emerged. It has become clear over this time that the application process is iterative, between the building permit application and the Federal licensing process. The initial step in the application process is the identification of a site and notification to appropriate local authorities. The final approval and issuance of a Federal license does not occur until construction is complete, and significant financial investment has been made by the applicant. This iterative process makes it impossible to determine at the outset whether a statement of intent to construct such a facility will come to fruition. It has also proven difficult to acquire status updates from Health Canada. A significant number of license applications have been denied. Due to the uncertainty involved, there are potential conflicts with the 1000 metre separation requirement. Zoning Bylaw text amendment (2013-074-RZ) As noted, there were 2 separation requirements stipulated in the Zoning Bylaw text amendment (2013-074-RZ) that directed the commercial production of medical marihuana as authorized under Federal legislation. A 200 metre separation between property lines was specified between this use and schools. A 1000 metre separation between property lines was indicated between commercial production facilities. This latter requirement has proven difficult to administer, when combined with the iterative Federal licensing process. Prospective applicants must rely on District staff to provide them with information about whether the use is permitted on their land, but District staff cannot with certainty advise them if a licensing process is underway for a site within 1000 metres of theirs. Even if their site has no apparent conflicts at the outset, applicants cannot be assured that another application will not be received within the 1000 metre radius. Health Canada licensing decisions are not necessarily made in the order in which applications are received, so until the final licensing decision is made, there is no guarantee that any site under application will not ultimately conflict with the separation requirement. As many applications are denied by Federal authorities, it is impossible to know if an application in -2- process will ultimately be successful, and therefore, the presence of such an application might not trigger the separation requirement. Legal Counsel for the District of Maple Ridge advises that due to the problems with the administration of the bylaw's 1000 metre separation requirement and the significant financial investment involved, there may be a risk of liability for the District. Council is therefore recommended to reconsider the bylaw. It should be noted that the objective of the recent Federal regulations is to avoid the nuisance and hazardous effects existing under the previous Marihuana Medical Access Regulations. It is anticipated that this objective will be met by directing the commercial production of medical marihuana into purpose built structures, with established standards for security and emergency response. In light of these recent Federal regulations, there may no longer be the need for this additional spacing measure. Zoning Bylaw Due to the considerations noted above, it is recommended that the 1000 metre separation requirement between producers be eliminated. The 200 metre separation between this use and schools is less difficult to administer, and therefore, the removal of this requirement has not been recommended. The bylaw as adopted in December 2013 directed this use to lands within the Agricultural Land Reserve which are in the A-1, A-2, A-3, A-4, A-5, RS -1, RS -2 and RS -3 zones. An excerpt from the Zoning Bylaw showing the separation requirement is attached as Appendix A. ALTERNATIVES: The recommendation to amend the bylaw for the commercial production of medical marihuana as authorized under Federal legislation is based on the practical experience of administering the existing bylaw. Although the 1000 metre separation requirement between uses is recommended to be eliminated, the bylaw will still contain significant regulations for setbacks that will assist in avoiding potential conflicts between adjacent uses. Council has the option of denying this recommendation, but the implications of administering the current Zoning Bylaw provisions have been outlined in this report. CONCLUSION: The bylaw to direct the commercial production of medical marihuana as authorized under Federal legislation was created expediently to establish control over where the use would be located. It was known at that time that the changing regulatory environment for this use could require amendments to the bylaw once adopted. This proposed amendment has been made based on the implications of the emerging Federal licensing process as it relates to the District's current requirement of 1000 metres of separation between commercial producers. The recommendation of this First and Second -3- Reading report dated August 25, 2014, and titled "Proposed Bylaw Amendments to direct the use of Medical Marihuana Production" is to eliminate the current 1000 metre separation requirement from all sections of the Zoning Bylaw. It is important to note that the recent Federal legislation directing this use is intended to avoid the nuisance and hazardous effects of the previous program. On this basis, there may no longer be the need for this additional measure. "Original signed by Diana Hall" Prepared by: Diana Hall MA, MCIP, RPP Planner II "Original signed by Christine Carter" Approved by: Christine Carter M.PL., MCIP, RPP Director of Planning "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA. P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A: Appendix B: Appendix C: Excerpt from existing Zoning Bylaw Maple Ridge Zone Amending Bylaw No. 7094-2014 ALC bulletin. -4- APPENDIX A 7011-2013 (7) Buildings and structures for Medical Marihuana, Commercial Production as authorized under Federal legislation: (a) Shall be sited not less than: (i) 60 metres from front and exterior side lot lines; (ii) 30 metres from rear and interior side lot lines; (iii) 30 metres from all wells and streams; (iv) 30 metres from all buildings used for one family residential use, accessory employee residential use or temporary residential use. (b) Shall be located not less than 200 metres from an elementary or secondary school, measured from the nearest paint of the lot line of the Medical Marihuana, Commercial Production use to the nearest point of the lot line of the elementary or secondary school. (c) Shall be located not less than 1000 metres from the nearest point of any lot on which another Medical Marihuana, Commercial Production use is occurring, or on which such a use has been authorized under Federal legislation." (to be removed) APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW N0.7094-2014 A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7094-2014." 2. Maple Ridge Zoning Bylaw No. 3510 - 1985 is hereby amended as follows: a) PART 5, AGRICULTURAL ZONES, Section 503, SITING OF BUILDINGS AND STRUCTURES IN AGRICULTURAL ZONES is amended by deleting subsection (7) (c) in its entirety. b) PART 5, AGRICULTURAL ZONES, Section 504, INTENSIVE GREENHOUSE DISTRICT (A-4) Subsection D is amended by the deletion of clause (9)(c) in its entirety. c) PART 5, AGRICULTURAL ZONES, Section 505, AGRICULTURAL ONLY ZONE (A-5) Subsection F is amended by the deletion of clause (2) (c) in its entirety. d) PART 6, RESIDENTIAL ZONES, Section 601 Part B REGULATIONS FOR PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES is amended by the deletion of subsection (17) (c) in its entirety. 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 APPENDIX C INFORMATION BULLETIN MEDICAL MARIHUANA PRODUCTION IN THE AGRICULTURAL LAND RESERVE Updated January 2014 Health Canada's Marihuana for Medical Purposes Regulation (MMPR) http://www.laws- lois.justice.qc.ca/enq/regulations/SOR-2013-119/ has changed the parameters for the production of medical marihuana in Canada. The current system of personal use licenses and designated person licenses will be phased out by April 1, 2014. In its place, new Federal licenses are geared to larger scale production/distribution facilities. For further information about the changes see the following website http://www.hc-sc.qc.ca/dhp-mps/marihuana/index-enq.php. Various local governments in British Columbia are looking at their zoning bylaws to determine where these larger scale commercial production facilities should be directed. A number of local governments are considering industrial, commercial and agricultural zones, within purpose built structures and with siting regulations from property lines and residential uses. Others are looking to restrict this land use or direct to particular areas of their community. The Agricultural Land Commission Act and regulations determine land use in the Agricultural Land Reserve (ALR). Due to the number of inquiries from local governments and Medical Marihuana production proponents, the ALC provides the following for clarification purposes with regard to Medical Marihuana production in the ALR. Section 1 of the Agricultural Land Commission Act defines "farm use" as: An occupation or use of land for farm purposes, including farming of land, plants and animals and any other similar activity designated as farm use by regulation, and includes a farm operation as defined in the Farm Practices Protection (Right to Farm) Act. Based on the above definition, if a land owner is lawfully sanctioned to produce marihuana for medical purposes, the farming of said plant in the Agricultural Land Reserve (ALR) is allowed and would be interpreted by the Agricultural Land Commission as being consistent with the definition of "farm use" under the ALC Act. Notwithstanding the farming of land for the production of medical marihuana, not all activities associated with its production would necessarily be given the same "farm use" consideration. Accessory uses associated with the farm use include a small business office, testing lab, processing and drying, packaging shipping areas, cloning room and anything else directly related to the growing and processing of the plant. Determining an accessory use is contingent on the use being necessary and commensurate with the primary function of the property/building to produce an agricultural product. If a land use activity is proposed that is not specifically related to the growing of an agricultural product including a stand-alone research and development facility, an application to the ALC for non-farm use would be required. Municipalities are responsible for governing the use of land within the respective municipality's jurisdiction. Zoning bylaws enacted by municipalities may set out restrictions on land use, including but not limited to the use of land for medical marihuana production. Where such restrictions may apply to land within the ALR, such restrictions with respect to the particular land use of lawfully sanctioned medical marihuana production would not in and of themselves be considered as inconsistent with the ALC Act. Proponents of medical marihuana production facilities should contact their local government to determine the applicability of zoning bylaws, approval processes and to determine building permit requirements that may apply. 4 MAPLE RIDGE $nlishColumbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: 2012-119-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Revised Second Reading Maple Ridge Zone Amending Bylaw No.6969-2013 24108 104 Avenue and 10336 24OA Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 24108 104 Avenue and 10336 240A Street (see Appendix A), from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential), to permit a future development of 99 townhouse units. The proposed RM -1 (Townhouse Residential) zoning complies with the Official Community Plan (OCP). This application received first reading for Zone Amending Bylaw No. 6969 - 2013 on February 12, 2013 and was deferred at the July 22, 2014 Council meeting due to concerns that all of the units had a tandem parking configuration. The applicant's architect has since revised the design of the project. The number of units has been reduced from 104 to 99, and 25 units have been modified to now have a double car garage. RECOMMENDATIONS: 1. That Maple Ridge Zone Amending Bylaw No. 6969 - 2013 be given second reading, and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to final reading: Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Consolidation of the development site; 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 Cross Access Easement Agreement at the Land Title Office; 1105 vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking; vii. Removal of the existing buildings; and viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. DISCUSSION: a) Background Context: Applicant: Nordel Homes Ltd. (Amar Bains) Owners: Guards Capital Group (Corp. Inc No. 0547954) Gurjeet Dhindsa Surinder Dhindsa Legal Description: Lot: 4, Section: 3, Township: 12, Plan: 9393 Lot: 19, Section: 3, Township: 12, Plan: BCP36407 OCP: Existing: Medium Density Residential Zoning: Existing: RS -2 (One Family Suburban Residential), and RS -3 (One Family Rural Residential) Proposed: RM -1 (Townhouse Residential) Surrounding Uses: North: Use: Vacant Zone: RS -3 (One Family Rural Residential) Designation: Institutional South: Use: Park, Single Family Residential Zone: RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) Designation: Conservation, Medium Density Residential East: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Medium Density Residential West: Use: Single Family Residential Zone: R-3 (Special Amenity Residential District) Designation: Medium Density Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Multi -Family Residential Access: 104 Avenue, 240A Street 2- Servicing: Urban Standard Companion Applications: 2012 -119 -DP Site Area: 2.3 hectares (5.68 acres) b) Project Description: The proposed townhouse development is comprised of 18 buildings with between four and seven attached units (see Appendix D). The project is proposed to develop over four phases, starting from the 104 Avenue frontage and working southwards and westwards. Two vehicle access points are proposed for the development, at 104 Avenue and 240A Street. The 104 Avenue entrance will be shared with the townhouse development to the west, and a cross access easement is required to allow residents of both developments to enter and exit across the adjacent property. Since the application's deferral at the July 22, 2014 Council meeting, the project architect has modified the project design to reduce the unit yield by 5 and include 25 units with a double car garage. Buildings 1, 17, and 18 are now entirely comprised of double car garage units as a result of the creation of two new floor plans - H1 and G1 (see Appendix E). Buildings 3, 6, 7, 8, 11, 15 and 16 have been altered to have an end unit with a double car garage and buildings 9 and 10 now have double car garages on both end units with the creation of plans G2, H2, H3 and H4 (see Appendix E). The remaining 74 units have tandem car garages. Through this redesign, just less than two dozen parking spaces have been created on driveway aprons above the parking requirement. Visitor parking spaces are distributed throughout the development to reduce the visual impact of these parking areas, and to provide close proximity parking options for all buildings. All 99 units have been designed with buildings that are three storeys in height. Both an indoor and outdoor amenity space are included in the site design. A two storey amenity unit is located in building 3 that will include an outdoor patio space and a picnic table. The common outdoor activity area is located in the northwestern area of the subject properties behind buildings 3, 5 and 11. The outdoor space will include a children's playground space with benches for seating nearby. The surrounding area will be landscaped with trees and grass to provide shade and informal play areas. A spring, which connects to Spencer Creek further south, is located on the subject properties. This spring will be enhanced with a replanting plan and incorporated into the overall design of the development. c) Planning Analysis: Official Community Plan: The subject properties are located within the Albion Area Plan, and are subject to the regulations as outlined in the Official Community Plan. The Area Plan designates the property Medium Density Residential which allows for a range of housing styles and densities, including townhouses. The proposed rezoning to RM -1 (Townhouse Residential) is in compliance with the regulations of the Official Community Plan. -3- Zoning Bylaw: The applicant is proposing to rezone the subject properties from RS -2 (One Family Suburban Residential) and RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential), to permit the construction of 99 townhouse units (see Appendix B). The proposed development meets the required setbacks from all of the property lines; however, an increase to the maximum building height has been requested (see Appendix D). Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxation: 1. Maple Ridge Zoning Bylaw No. 3510 - 1985, Part 6, Section 602, Subsection 7, item a), to increase the height from 10.5 metres and 2.5 storeys to 11 metres and 3 storeys. The requested variance to the RM -1 (Townhouse Residential) will be the subject of a future report to Council. Off -Street Parking and Loading Bylaw: The proposed development has 99 townhouse units, which requires two parking spaces per dwelling unit, and 20 visitor parking spaces according to the Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990. This development is providing 221 off-street parking spaces, as well as 20 visitor spaces. The number of tandem parking units has been reduced from 104 to 74, and 25 units now have a double car garage. The length of the double car garage is 5.9 metres and the width is 5.9 metres. Two sample double car garage configurations area attached as Appendix E. 13 units also accommodate additional parking on the driveway apron. These apron parking spaces are above and beyond the minimum requirement of two parking spaces per unit. The length of these aprons ranges from 4.9 to 5.5 metres, and the width is 2.7 metres. These dimensions correspond to parking space dimensions outlined in the parking bylaw. Shorter aprons are appropriate for small cars and six of the 13 apron parking spaces are this length. The remaining spaces are for standard and large vehicles. Development Permits: The subject properties are adjacent to Spencer Creek and contains isolated slopes with grades exceeding 25% . A Watercourse Protection and Natural Features Development Permit are required for the preservation, restoration and enhancement of the natural environment of the watercourse areas and of the natural features on the site. A security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area Guidelines are met. 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. Accordingly, prior to the issuance of a Building Permit, the Development Permit must be reviewed and approved. Adherence of this project to the Development Permit Guidelines of this permit will be the subject of a future report to Council. -4- Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed townhouse development and the landscaping plans at a meeting held on December 10, 2013. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel resolved that: The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: • Consider continuing the perimeter trail around building 7 or more to the north to eliminate a dead end; • Consider barrier free access to central amenity area; • Consider better series of connections for the pedestrian walkway; • Consider a continuous sidewalk at the main vehicle entrance; • Provide details of site entry features; • Consider architectural treatment to more visible ends of the buildings; • Consider the surface treatment at unit entries; • Better consideration to be taken at the termination of building finishes; • Consider glass panels in the entry doors or garage doors; • Consider matching styles of windows on each elevation; • Provide architectural character with trellis or roof skirts on the building elevations facing amenities area; • Provide pedestrian and roadway lighting details; and • Provide more prominence to north access to amenity area. The ADP concerns have been addressed and the architectural plans have been revised. This information will be summarized in the future Development Permit report to Council. Development Information Meeting: A Development Information Meeting was held at Albion Elementary on June 11, 2014. In total, seven people attended the information meeting. A summary of the comments and discussions with the attendees was provided by the applicant and include the following concerns: 1. Construction noise and traffic 2. Increased amount of traffic on 240A Street and 103 Avenue; and 3. Increased parking on 240A Street and 103 Avenue The following are provided in response to the issues raised by the public: 1. The applicant will be required to adhere to the Noise Bylaw and provide a construction traffic management through the Highway Use Permit. 2. A Traffic Impact Assessment has been prepared by Creative Transportation Solutions, which states that at the busiest hour of the day, the proposed development is estimated to generate up to 63 vehicle trips. This level of traffic demand is equivalent to one vehicle movement on average every minute. 3. The required number of resident and visitor parking spaces have been provided within the townhouse site. 5- d) Environmental Implications: A Watercourse Protection Development Permit and a Natural Features Development Permit are required for the proposed development. The applicant has provided an enhancement and replanting plan for the existing parkland to the south of the subject properties prepared by Envirowest Consultants Inc. The Environmental Consultant has advised that invasive plants, including Himalayan blackberry and yellow archangel along the southern property line and riparian area adjacent to Spencer Creek will be removed by the applicant through the development permit application approval process. Enhancement of the riparian area will consist of the addition of native trees, shrubs and ground cover. Existing native plants in the riparian area will be conserved, and enhancement plantings will be integrated with existing vegetation. Approximately 6657 m2 (1.6 acres) of riparian area will be enhanced. Additionally, the applicant's Environmental Consultant, Envirowest Consultants Inc., reports that flows from the spring located in the northeastern corner of the southern lot will be maintained. Flows will be directed via a landscaped gravel swale into an inlet structure and then to a constructed infiltration trench. This will ensure that flows from the spring will still contribute to Spencer Creek. The area around the conserved spring will be extensively landscaped. An area of approximately 874 m2 (9400 ft2) will be enhanced via the addition of native and ornamental plants. Lastly, Envirowest Consultants Inc. proposes to construct a rain garden in the northeast corner of the subject properties. The channel section of the rain garden will be constructed with gravel, cobble and boulders. Native vegetation including shrubs, ferns and grasses, will be planted in a band on the banks and perimeter the rain garden. The rain garden and plantings will occupy a total area of 145 m2 (1560 ft2) (see Appendix G), and will contribute to the onsite stormwater management through biofiltration and infiltration. e) Traffic Impact: As the subject properties are located within 800 metres of a Lougheed Highway intersection, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Maple Ridge Zone Amending Bylaw No. 6969 - 2013 will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application. Furthermore, the applicant has submitted a Traffic Impact Assessment prepared by Creative Transportation Solutions. The report concludes that the proposed development is estimated to generate up to 63 vehicle trips during the weekday afternoon peak hour. This level of traffic demand is equivalent to one vehicle movement on average every minute, which is not considered significant from a traffic engineering point of view. The projected demand is also below the provincial threshold for triggering a full traffic impact study, which is 100 or more `new' vehicle trips. Creative Transportation Solutions also concluded that the intersections at 104 Avenue and 240 Street can accommodate the projected site traffic and maintain the current level of service until the year 2017. Additionally, the report suggests changes to the operation of the intersection at 240 Street and 103 Avenue that the applicant may need to address with this application. This will be addressed in the Rezoning Servicing Agreement, as a condition of final reading. 6- f) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the development proposal for the subject properties, and has determined that servicing improvements along 104 Avenue are required. These works and services will be secured through a Rezoning Servicing Agreement prior to final reading. The servicing improvements will require profile upgrades along 104 Avenue beyond the frontage of the subject properties. Fire Department: The Fire Department has reviewed the strata road circulation pattern in terms of emergency access and fire truck turning radii, and is satisfied with the development proposal. Detailed fire requirements will be provided through the Building Permit application process. CONCLUSION: The proposed townhouse development is in compliance with the Official Community Plan. The project was modified following deferral at the August 12, 2014 Council meeting. The changes include reducing the number of units with tandem parking and increasing the double car garages to 25% of the townhouse units, with more apron parking as well. These changes have resulted in a reduced unit yield from 104 to 99. It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6969-2013, and that application 2012-119-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 Christine Carter" 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 7- Appendix B - Zone Amending Bylaw No. 6969 - 2013 Appendix C - Project Streetscape Appendix D - Revised Site Plan Appendix E - Double Car Garage Configurations Appendix F - Building Elevation Plans Appendix G - Landscape Plans -8- MAPLE RIDGE British Columbia APPENDIX A 1 10389 10337 10309 10273 6 10456 P 22743 A 0420 P 14750 Rem 7 } 8 9 P 14750 P 10921 4 3 SUBJECT PROPERTIES A 14 P 666 CO CO 84 15 35 BCP N 104 AVE . A NB P 21'69 0386. O ▪ Rem D NWP7139 S8 lO B n 7 P 1351 .y A P 13554 03E6. P 11176 CO 4 P 9393 10358 9 10352 8 10346 7 0340 0332 54 � 10328 4 10322 33- 10316 2m 0310 1 J 9294 8 10355 710349 610343 5 10337 4 10331 310325 2 10319 10313 1 03 AVE . 010307z 0 4 P 8149 Rem 1 28 0270 1 026.0 10336 BCP 36407 19 K P 20434 C CO CO v m N en 2 •71- 3 3 4 6 -47 8 co csi 9 10 22 2 V 20 9b 18 1711E co 15 14 cn N N 13 N 103A AVE. N CO CO 23 24 25 26 27 N v 28 CO N 29 N 30 v 3 3 BCP 35192 PARK 1010 BCP 9309 1 03 AVE . BCP 3139 2 0259 0 3 ARK LN 27 P 28 48757 - 29 30 31 M1 N ] LI, CO O O O 7 102 A AV 0.9 cocci 0267 4 CY _M P 5 1 40 CY 757 \\_ 39 38 37 36 CO 34 CO CY 45 rn 1810291 v 710285 / B.;P 33 44 43 ryN 3129 42 41 -4- 0 39 38 V V N V] va N C CA � N N Ni M0263 m10259 c-110251 m CO 102 B AVE. 2 2�3 O � L4 N 228N 51 22V 778 29 39 31 3 7 �� CO BCF 13 9 3�2 -484 7L1 P 48057 a\ in ry 6 1 �T6�TT1 CO N LID CO N 9 2 07T CO 102 A AVE. O CO N CO COCO N rvl ry CO 4 m ■ / �f] 31 2g 2g M1 [`l 91 91 BC a 4 P 0 N 14 N 4 6 59 N 7 G \ ECP 14595 m N 2 CV 19 OM1' N 20 m m � CV N 2 on N R 161514131211 25 N N 26 ,`,. N 27 7 N N J 10 948 ti 2 F,$ d N N N N N N n \ N N N N N N N N n / �f] 31 2g 2g M1 [`l 91 91 BC a 4 P 0 N 14 N 4 6 59 N 7 G \ 91C179 err`- N c CV m N 2 CV 19 OM1' N 20 m m � CV N 2 on N R N N'.1 N N 25 N N 26 ,`,. N 27 7 N N J 03 a 4 CO 0 CO a co CO rn� LN Scale: 1:2,500 Cit •f Pitt )6110044.4 Measows = e ? til' District of Langley 10336 240A STREET & 24108 104 AVENUE FRASER Rfr- CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 6, 2012 FILE: 2012-119-RZ BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6969-2013 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. 6969-2013." 2. Those parcels or tracts of land and premises known and described as: Lot 4 Section 3 Township 12 New Westminster District Plan 9393 Lot 19 Section 3 Township 12 New Westminster District Plan BCP36407 and outlined in heavy black line on Map No. 1581 a copy of which is attached hereto and forms part of this Bylaw, are 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 12th day of February, 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 240 ST. 10456 9 P 14750 4 3 24183 Ui 14207 P 22743 A 10420 P 14750 Rem 7 N 0 N 8 M 0 0 O 0 N N r M N SCP 104 AVE. \ A cm 24022 co CO co - N Rem D (00 a N B W 0 N 7 0 N 4 M N K 24164 1519 n a N 1 co a N 2 o W a N 3 0 a N _O ; O a 67�` O N 7 N a 8_ C N q N a N 1 P 21 10386 NWP7139 P 13554 P 11176 P 9393 P 20434 22 21 20 1519 m 18 17 16 15 M 14 1 u' ,7) uJ N n N W 2 N � N O N O N O N N N a N N N N N N A P 13554 C 103A AVE 31 0366 ...' N 0 O O O N '0 0 0 10358 9 J8 0355 A ST. BCP 3640 0 w w . W n _ 17 c - A O V P 14864 NNNNN 23 24 25 26 27 N 28�2\9 N N 30 3 N 31 10352 8 1710349 10346 7 16 10343 P BC/ BCP 35253 35192 10389 10340 p 1510337 PARK 10332 8M 14 10331 10328 4 13 10325 10322 31 12 10319 o N BCP 1010 PARK 10316 21:13 1110313 LMP 48057 PARK PARK BCP 9309 \/ 10310 1 1010307/ L409RK PARK 10337 103 AVE. 103 AVE. �... _ P 8149 BCP 3139 45 `�' 1$10291 �■' �►�t 53 «< :�!' ����IIIIll11::::����7777 Rem 1 M 51757 ,— 1710285 m / BCP 3139 1 N N 10294 43 O 42 O 41 O 40 O 39 O 38 x 37 36 N 35 N 34 N 33 NN 44 M o o N 43 coan. N 42 N 41140 N N 39 N 38 N/N N 1 9,8 N N 10309 — N N N N N N N N N NN N 28LO P 37992 1028 AVE. LO ctS 10270 / N O NNNNNNNNNNN�N '0 O O O O O O N a M CO O N N N N M N N M NNNN <D M O \ / t .. NN M N M NN; <D M O n CO r NNNNNNNN M CO M CO N O O CO O N CO M 7 1 ARK X10267 21222312_42F5262728293031363 M 51787 ECP 3143332 313�J 3130292827 1 2 3 BCP 4 5 14595 6 7 8 J 13 10263 6 0 • 0��jjpp 10260 M LMP 48757 1 QUID -1170T B P 3139 SCP 31 9 X�5511 933 1 r 27 282930 31 r�10259 2019181716151416171819 2021 " 22232425,6192011221232412526 27 2 — o N- o co M10255 37 M m M M M K ¢ I� II ° ^ II II M II m MAPLE RIDGE ZONE AMENDING Bylaw No. 6969-2013 Map No. 1581 From: RS -2 (One Family Suburban Residenial) RS -3 (One Family Rural Residential) To: RM -1 (Townhouse Residential) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX C 10,ITE AVENUE KEY PLA (111$11h EmomitE 065 INTEGRAARCHITECTURE INC. 416 WEST RENDER STREET VANCOUVER, EC 1T5 T 604.666.4220 F 604.686.4270 ife@intepra-arch.com www.Intepre•arch.com "7:4,71,,,-.115gTrjes,g Siordol Construction Ltd Townhome Development ItZ.ABT"' COLOURED PERSPECTIVE lagr [DENYgg3 ME] I 11204 NTS PERSPECTIVE ALONG 104TH AVENUE - PEDESTRIAN ENTRANCE August 10, 2014 A-1.300 INTEGRAARCHITECTURE INC. 416 WEST RENDER STREET VANCOUVER, BC WM 1T5 T 604.66.4220 F 604.686.400 MAPP.Pdf2 pocticl Construction Ltd Townhome Development 141:4,We enc - COLOURED PERSPECTIVE 112. PERSPECTIVE ALONG 104TH AVENUE - MAIN SITE ENTRANCE A-1.310 Cs 1 fit' ;°t �,n, ul� I� NSI ::Killo' ' = I y!� - i ii L" ��; ori _i} �1�rr.� I vl1 . li�l' ! ! I rsr I��� Ill;+ I �ll� ,,4 w 10' ,erg �� jI=, -._ F�..t'ill : ��__r.-- �, ' "1'� - ! �i { '' rv I 1111P' v. +•. , . la1- > r:. !1�. j rt";� ,: - ice:. #'r • rye' E_'t;i.111°A. 1:1 �L...1'. °' !tr. 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DC V00 ITS T 004.0116020 SOLORDATTO Infepint•pr•-•rch.com www.Int, aaaaa eh.com unnunnuminunnvoutio Nerds! Construction Ltd Tovmhome Development SITE PLAN IWO .PU8110.2014 A-1.000 APPENDIX E • HIS UNIT IS FLOOR INTEGRA ARCHITECTURE INC. 416 WEST PENDER STREET VANCOUVER, BC TSB 175 T 604.688.4220 F 804.888.4270 info©inte0 ra•arc N.Com intesre•erch.Com II II II II 55 225 225 25 ,CLIENT, NORDEL CONSTRUCTION [PROJECT, TOWNHOUSE DEVELOPMENT 2410810AVE. MAPLE RIDGE. BC CANADA TITLE, G1 ground floor 11294 ,PROJECT, 1/4"=1'-0” I SCALE, August 5, 2014 '°"°E' Draft [ISSUE, A- / 1' 6"37'-7" / / 1'-6" y 14'-3 1/2" 19'-3 1/2" 4'-0" / 111,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,„„„,i(,,,,,,,,,,,,,,,,„„„,,,,,,,,,,,,,,,,,,,„„„,„„,),,„„„, / 4r / CV N iv n media room __'' 1 \ ------ „``` / —_,� �/ ` .. i 1 lii / / \ I I s N II }-1 '� IIIII IIIII calls arae i _ I I garage _ �j — I I 425.67 sq k ..-F- III —� \ 4III Clf�`iEt II UP -----------♦ I 1 \ i = 1 \ / \ / / \ `�____, L/ \\ -/ \\ I ---..` / ,_ 7 risers ' DN entry 111 11g1a�1j�1i I I DP chi 4 risers iiiiiiiiiiiiii /")1/77 i)i/i/iiiiiiiiiii7. iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii, 6'-4” 5-0” 4'-5 1/2” 19'-3 1/2” 4'-0” / / / 39•_1” / / / / TOTAL AREA 1 1622.72 sq ft UNIT AREA TH • HIS UNIT IS FLOOR INTEGRA ARCHITECTURE INC. 416 WEST PENDER STREET VANCOUVER, BC TSB 175 T 604.688.4220 F 804.888.4270 info©inte0 ra•arc N.Com intesre•erch.Com II II II II 55 225 225 25 ,CLIENT, NORDEL CONSTRUCTION [PROJECT, TOWNHOUSE DEVELOPMENT 2410810AVE. MAPLE RIDGE. BC CANADA TITLE, G1 ground floor 11294 ,PROJECT, 1/4"=1'-0” I SCALE, August 5, 2014 '°"°E' Draft [ISSUE, A- 38'-7 12'-0" 26'-7" 12' 1 1 flex room closet 1 bath 1 1 II 1 I 1 1 1 1 / 1 / 1 / 1 / 11/ rage 3t4.85 sq ft /11 l 11 /II / 11 / 11 / 11 /— / iiiiiiiiiiii//////7//////,/////,/////,//////,/////,/////,//////,/////,/ 12'-6" 7,-0" 19'-1" 38'-7" OTAL AREA THIS UNIT 754.17 sq ft iNIT AREA THIS FLOOR 19.24 sq ft • INTEGRA ARCHITECTURE INC. 016 WEST GENDER STREET VANCOUVER, BC 068175 T 600.688.0220 F 600.888.0270 info©integra•arc N.com integre•erch.com 111111111111111111111 [CLIENT) NORDEL CONSTRUCTION [PROJECT, TOWNHOUSE DEVELOPMENT 24108104DAVE. MAPLE RIDGE. BC CANADA I T,TEE, H2 ground floor 11294 ,PROJE°T, 1/4"=1'-0„ I SCALE, August 5, 2014 Draft A- 0 BUILDING 2 - WEST ELEVATION - INTERIOR STREET BUILDING 2 - EAST ELEVATION ®MATERIAL & COLOUR LEGEND SK -2 GREEN — - Valr47..wwww fa. APPENDIX F VW II R1wPsIn we. 1.w. 0 BUILDING 2 - SOUTH ELEVATION bRe 0 BUILDING 2 - NORTH ELEVATION — -- raVV=Z:Ir KEY PLAN lows ',servos WS WEST PENDER STREET wwcouvER, NS Vsa T ..888 dna F 0.8.4270 infewistssra-arch.com Dpw. Nowlei ConstrucNon . Townhome Development are NiZtre COLOURED ELEVATIONS MOO D011,2014 A-1.320 0 BUILDING 10 - NORTH ELEVATION - INTERIOR STREET BUILDING 10 - SOUTH ELEVATION OMATERIAL & COLOUR LEGEND SK -3 RED — LIWZIL IZ7 BUILDING 10 - WEST ELEVATION EAST ELEVATION SIMILAR wa===r — — raVV=Z:.'Ir — Iszr' KEY PLAN 104E11 AVENUE INTEGRA ARCHITECTURE INC. 016 WEST PENDER STREET VANCOUVER, SC VAS nTs T SOWASAna F SW.SWASTO InfoGhWesra-arcn.com w w, tsP n•P A A • s Lirrri.H.L'ilYIZATITZEPE Nordel Construction Townhome Development atairer° COLOURED ELEVATIONS ADAM, SOW A-1.330 0 BUILDING 17 - WEST ELEVATION - 240A STREET ___s'_ Lt. El 1-1[4 E71, 1 11 Ii II- I I BUILDING 17 - EAST ELEVATION - INTERIOR STREET OMATERIAL & COLOUR LEGEND SK -1 GREY r=w-trzng FEZ:rrarir7=°'" D7.• ======" CBUILDING 17 - NORTH ELEVATION SOUTH ELEVATION SIMILAR — I — — I — rA,AVA7=== KEY PLAN 104in Avenue D.N.n Noftlei Construction Townhome Development are g,C,Ire COLOURED ELEVATIONS ADM 1,2014 A-1.340 UPON 11144)4 - op �� lib. AIM AU ti Lai � wnrvCeri sysir veyAINUrpawvirniateieaa, I"" " � G,4a i fi uMI wam 4e !10111/ll 1141 l 1»I tiil.I3 F#' OW If .M. of iiinim. oict ro.m.rormieRs li 1, a?,li D2 Iill•. ;aaagS VO4Z rs amali a *:iratagaitiormataaait.^ W;11 aaaF lm.4aaItu m 72.— 0 0 0 0 0 0 0 0 0 APPENDIX G PLANT SCHEDULE PC ao •wrv+Nr PC. OPOIALA TEMPO ME. WOE LOP. 04.410 CH EITETREMTO BETON LOOJOOLOJENEC P. JEWEL FLOLACRINOCa.... PPEROTO PUG. MINUS YOOLN...110.40 /01000CLUPPCN BM. RIELLIALPIPLUNI MUSE ILEOL.PLEPAL VACCINE. COPYLIBE.L.ULta OCCalEPAPOOLLOPITOCA .M.P. LUCE PEELC .CL4aR PINE PEELLE PLOCUCEJOAPALLEL CLOT. EELS. ELOONCOP ALONG CUR... opopooLuy BLUEBERRY ocooLou CEELROCALLO ILLECLOOLIEMOR PROLTAL WELTER ED CLL.:MAP. 11.0.149 PAPERMBELL 12.1110 rwDEOeia,,..o LLEuBuy ECEL CM.: e<Pu4;a� PCLYIPCLI PIP:Tr: DECO St POE LP. PC POT.E0CLE ISM •L Pat Zrt PI POT POT St POT EADERELOPTCLEND MICR PWETIO.TER.RECEIBI STAR. AN ROLIVIEL .(EPEOLT LOT.. PUOLLABV FOR °PICO/ RENON EY L.L., UMW. LAM. COMM ELL PLANT LOTIPULL LIU. DC PR C... L. 0 LANDSCAPE ARCHITECTS Diet CI DO MBE wo eol. RAMON, BrNoh Cometh a, VSC eco P -00i1, fa 2134.0022 0....PoLven TOP eroMna ooc 4aNaR.e. PAWN A PND L.A.., Am.. m., reptoaNad or parmi..art Due arWar profa=m Oanwtmotr NO. DATE REIRCION DESOAPTION .0R. 104 UNIT RESIDENTIAL 24108 104TH AVENUE MAPLE RIDGE, BC DRAWING TITLE. LANDSCAPE PLAN SCALE. JACO DEOLONL RC CMICO. PC DRAWN° NUMBER: 11 OF12 POO PROJECT NUMBER 12-120 4 MAPLE RIDGE $rilishtokumhra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: 2011-019-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rescind Second and Third Reading of Official Community Plan Amending Bylaw No. 6871 - 2011 Rescind Second and Third Reading of Zone Amending Bylaw No. 6864 - 2011 Second Reading of Official Community Plan Amending Bylaw No. 6871 - 2011, and Second Reading of Zone Amending Bylaw No. 6864 - 2011 10515 and 10595 240 Street and 23950 Zeron Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties, located at 10515 and 10595 240 Street and 23950 Zeron Avenue, from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential), to permit the future construction of 52 townhouse units. The proposed RM -1 (Townhouse Residential) zoning complies with the policies of the Official Community Plan (OCP). However, an OCP amendment is required to designate the area around a watercourse as Conservation. On April 22, 2014 Council granted a one-year extension for third reading to Zone Amending Bylaw No. 6864 - 2011 to rezone the subject properties from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential). The development application has since been revised to remove the underground parking component; revise the layout resulting in an increase of units from the original 48 units to 52 units; and to slightly adjust the conservation area boundary and the portion of the property being rezoned to RM -1 (Townhouse Residential) based on the revised layout. It is recommended that second and third reading of the OCP Amending Bylaw No. 6871 - 2011 and Zone Amending Bylaw No.6864 - 2011 both be rescinded, read a second time, as amended, and be forwarded to a new Public Hearing. RECOMMENDATIONS: 1) That second and third reading of Official Community Plan Amending Bylaw No. 6871 - 2011 be rescinded; 2) That second and third reading of Zone Amending Bylaw No. 6864 - 2011 be rescinded; 1106 3) 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. 6871 - 2011 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 4) That Official Community Plan Amending Bylaw No. 6871 - 2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 5) That it be confirmed that Official Community Plan Amending Bylaw No. 6871 - 2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 6) That Official Community Plan Amending Bylaw No. 6871 - 2011 be amended as identified in the staff report dated August 25, 2014, be given second reading and be forwarded to Public Hearing; 7) That Zone Amending Bylaw No. 6864 - 2011 be amended as identified in the staff report dated August 25, 2014, be given second reading, and be forwarded to Public Hearing; and 8) That the following terms and conditions be met prior to final reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Amendment to Official Community Plan Schedules "B" and "C"; iii. Road dedication on 240 Street as required; iv. Park dedication as required; v. A letter assuring that removal of all debris and garbage from park land has occurred; vi. Consolidation of the subject properties; vii. Registration of a Restrictive Covenant for the geotechnical report which addresses the suitability of the subject properties for the proposed development; viii. Registration of a Restrictive Covenant for the Protection of Steep Slopes; ix. Registration of a Restrictive Covenant for the Visitor Parking; x. Registration of a Restrictive Covenant for Tree Protection; and xi. Registration of a Restrictive Covenant for the Stormwater Management Plan. -2 DISCUSSION: a) Background Context: Applicant: Owner: Legal Descriptions: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Project Description: Atelier Pacific Architecture Inc., Brian Shigetomi Spencer Creek Ventures Inc. No. 0825249 Lot 9, District Lots 406 and 408, Group 1, NWD Plan 29456; Lot 3, Except: Parcel "A" (Explanatory Plan 16557), District Lots 406 and 408, Group 1, NWD Plan 3825; Parcel "A" (Explanatory Plan 16557), Lot 3, District Lots 406 and 408, Group 1, NWD Plan 3825 Urban Residential Urban Residential RS -3 (One Family Rural Residential) RM -1 (Townhouse Residential) Single family residential RS -lb (One Family Urban (Medium Density) Residential) Urban Residential Vacant RS -lb (One Family Urban (Medium Density) Residential) Conservation and Urban Residential Single family residential and vacant RS -lb (One Family Urban (Medium Density) Residential) and RS -3 (One Family Rural Residential) Conservation and Low/Medium Density Residential Single family residential RS -lb (One Family Urban (Medium Density) Residential) Urban Residential Vacant Multi -Family Residential 1.98 ha (4.9 acres) 240 Street Urban Standard 2011-019-DP/VP and 2011 -020 -DP The original development application which had received third reading was for 48 townhouse units and had a slightly different layout. The development application has since been revised to remove the underground parking component; and revise the layout resulting in an increase of units from the -3- original 48 units to 52 units; and to slightly adjust the conservation area boundary and the portion of the property being rezoned to RM -1 (Townhouse Residential) based on the revised layout. The subject properties are characterized by steep slopes along the north-western property lines, with flatter developable areas closer to 240 Street (see Appendix A). A small tributary to Spencer Creek runs along the southern boundary which requires a 15 m setback from the top of bank. A 30 m setback is required from Spencer Creek, which is located approximately 40 m south of the subject properties. The setback from Spencer Creek falls within the 15 m setback from the small tributary; therefore, this area will be protected through the park dedication. The proposed development consists of 52 units distributed in nine building blocks, eight of which are oriented parallel to 240 Street, and one building block which is oriented perpendicular to 240 Street, located away from 240 Street, on the south-western portion of the subject properties. All 52 units have double -car garages and most aprons could accommodate a small vehicle. Applications accompanying this rezoning application include a Watercourse Protection and Natural Features Development Permit application, a Multi -Family Development Permit application, and a Development Variance Permit application. c) Planning Analysis: i. Official Community Plan: The subject properties are designated Urban Residential - Major Corridor in the OCP. Major Corridor Residential Infill developments may include building forms such as single detached dwellings, duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential developments. The housing forms are restricted to a maximum of two and one-half storeys, with an emphasis on ground -oriented units for all developments (except for apartments). The proposed rezoning to RM -1 (Townhouse Residential) and development proposal is in compliance with the OCP designation; however, an OCP amendment is required to designate the Conservation area around the small tributary to Spencer Creek (see Appendix B). The change in the layout of the development resulted in a change to the Conservation area boundary proposed in the initial development application. Although there is a slight increase in the number of units, the layout change results in a net gain of setback conservation area of 253.6 m2, which is significantly greater than the 161.4 m2 that was proposed for the previous development with only 48 units. ii. Zoning Bylaw: The subject properties are proposed to be rezoned from RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential) to permit the development of 52 townhouse units (see Appendix C). The maximum allowable density of the RM -1 (Townhouse Residential) is a floor space ratio of 0.6 times the net lot area, excluding a maximum of 50 m2 of habitable basement area per unit. This development has a floor space ratio of 0.498, so it is within the allowable maximum density, and is only slightly higher than the original development that had a floor space ratio of 0.47 for the 48 units. -4- Map No. 1544, attached to the bylaw has been amended from when it was first presented at first reading, to reflect the area that is being dedicated as Conservation. A preliminary review of the plans indicates that the proposal generally complies with the Zoning Bylaw; however, several variances will be requested, as outlined below. iii. Proposed Variances: A Development Variance Permit application has been received for this project and involves the following variances (see Appendix D): 1. To vary the minimum front yard setback from 7.5 m to 4.5 m to the building and 4.0 m to the bay windows; 2. To vary the minimum rear yard setback from 7.5 m to 7.0 m to the bay windows; 3. To vary the minimum interior yard setback (south) from 6.0 m to 5.5 m; 4. To vary the minimum interior yard setback (north) from 6.0 m to 5.5 m; 5. To vary the maximum building height from 10.5 m to 12.04 m for Building 4 and 10.7 m for Buildings 6, 7, 8, and 9; 6. To vary the maximum building height from 2.5 storey to 3 storeys for the front elevations of all the building blocks, with the exception of Block 2; and 7. To vary the maximum retaining wall height to be greater than 1.2 m (the maximum height will be 3.7 m at its highest point). The requested variances to the RM -1 (Townhouse Residential) zone will be the subject of a future report to Council. iv. Off -Street Parking and Loading Bylaw: The Off -Street Parking and Loading Bylaw No. 4350 - 1990 requires 2 parking spaces per unit and 0.2 spaces per unit to be provided as visitor parking spaces, which for 52 units amounts to a total of 104 residential parking spaces and 11 visitor parking spaces. Double -car garages are provided for each of the units, providing the required 104 residential parking spaces. Most of the aprons are approximately 5 m wide by 4 m long, which could accommodate one small car for visitors, if necessary. Thirteen visitor parking spaces are provided throughout the site, with 2 of them sized for disabled parking spaces. v. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Accordingly, prior to final zoning approval, the Development Permit must be reviewed and approved. An application for the Development Permit has been received. Adherence of this project to the guidelines will be the subject of a future report to Council and a security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. -5- Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features Development Permit application has been received to ensure the preservation and protection of the natural environment of Spencer Creek, its tributaries, and the adjacent slopes. The developer will provide restoration, enhancement and replanting works as required, and a security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. vi. Development Information Meeting: A Development Information Meeting was held at the library of Samuel Robertson Technical Secondary School on April 23, 2013 based on the revised proposal. Approximately 15 residents attended the meeting. A summary of the comments and discussions with the attendees was provided by the applicant and include the following: 1. Concern over site access and traffic along 240 Street; 2. Concern over increase in noise and pedestrian traffic along the public pathway on the west side of the development; 3. Concern over school catchment area and the School District's ability to absorb the extra capacity; 4. Concern over current presence of bears in the area; and 5. Concern over increased density from the previous proposal, and density in general. The following are provided in response to the issues raised by the public: 1. The site entry was re -located to the south end of the site to ease traffic concerns due to the hill. This project helped to fund the reduction in the bump in the road at 240 Street and 104 Avenue. A traffic study was conducted to determine if a left turn lane was required, but it was determined that this was not necessary. 2. This is a public pathway to be used by the local community. Connections that were initially proposed from the development leading up to the public pathway were removed due to these concerns. 3. This is out of the control of the developer. A referral was sent to the School District; however no response has been provided to date. 4. A portion of the development site is being dedicated as Conservation for the protection of the tributary to Spencer Creek, this will provide habitat for the bears. A chain-link fence is proposed by the developer to delineate the Conservation area, which will aid in protecting the proposed development. 5. 240 Street is considered a Major Corridor in the OCP, and as such, is subject to the Major Corridor Residential Infill policies in the OCP. The maximum allowable density of the RM -1 (Townhouse Residential) is a floor space ratio of 0.6 times the net lot area, excluding a maximum of 50 m2 of habitable basement area per unit. This development has a floor space ratio of 0.498, so it is within the allowable maximum density. vii. Advisory Design Panel: The Advisory Design Panel (ADP) reviewed the revised plans for form and character of the proposed development and the landscaping plans at a meeting held on July 8, 2014. -6- Following presentations by the project Architect and Landscape Architect, the ADP made the following resolutions: • Consider construction of path on west side of Block 1 to create a continuous loop from the street. • Special attention to be given to the transition in materials at bays and main facade. • Consider extra visitor parking, if possible, and efficiency of visitor parking stalls #3 and #4 for maneuverability. • Consider design development of front doors for west side of blocks fronting 240 Street, as a Crime Prevention Through Environmental Design (CPTED) issue. • Consider similar roof line expressions to be mirrored on the end units. • Consider variation in style of windows in centre -bound units. • Consider softening the effect of the retaining wall at its highest points (for example, through stepping the wall back, planting pockets, or changing the type of wall). • Consider providing more native plant species in the design. The ADP concerns have been addressed and are reflected in the current plans (see Appendix E). A detailed description of how these items were incorporated into the final design will be the subject of a future report to Council. d) Environmental Implications: The Environmental Assessment Report has been reviewed, including the Habitat Balance proposal, the Tree Retention Assessment, the Geotechnical Report, and the Stormwater Management plan. The geotechnical consultant is to coordinate their recommendations with the environmental consultant, civil engineer, and arborist to ensure the environmental objectives are achieved. Restoration measures with a cost estimate and security deposit are required, including a five-year maintenance period. e) Interdepartmental Implications: i. Engineering Department: The Engineering Department has identified that all the services required in support of this development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing Agreement and provide the securities to do the required work in that Agreement. Required servicing include: • Widening 240 Street to the urban arterial standard across the full frontage of the subject properties, including curb and gutter; • Providing a new service connection for the sanitary main on 240 Street; • Providing a storm service connection; • Providing new davit -arm street lights along 240 Street; • Providing street trees in the boulevard fronting the subject properties; • Removing existing service poles servicing the subject properties; and -7- • Providing a new water service connection, complete with a meter, meter chamber and backflow prevention. ii. Parks Planning and Development: The Parks Planning and Development Section has reviewed the development application and supports the park dedication for watercourse protection purposes. iii. Fire Department: The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m and rated to their specifications, which were provided to the developer. Signage indicating that the lanes are fire lanes and that no parking is permitted within the lanes is required. A unit directional addressing sign, which is visible day and night, is to be permanently mounted at the main entrance, with an additional sign at the first intersection. A turn -around has been provided at the north end of the development to accommodate fire trucks. iv. Licences. Permits and Bylaws Department: The Licences, Permits and Bylaws Department has reviewed the development application and has provided comments related to Building Code requirements which have been provided to the developer. These comments will be addressed reviewed again at the Building Permit stage. f) School District Comments: Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 on August 14, 2013 and no response has been provided to date. g) Intergovernmental Issues: i. Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 879 of the Local Government Act. The amendment required for this application, to designate the area around the watercourse as Conservation, 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. -8- CONCLUSION: This development application has changed significantly since it went to Public Hearing on November 15, 2011 and the Conservation boundaries and the portion of the property being rezoned to RM -1 (Townhouse Residential) have been slightly revised; therefore, it is recommended that second and third reading of the OCP Amending Bylaw No. 6871 - 2011 and Zone Amending Bylaw No.6864 - 2011 be rescinded, read a second time, as amended, and be forwarded to a new Public Hearing. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 6871 - 2011 Appendix C - Zone Amending Bylaw No. 6864 - 2011 Appendix D - Site Plan Appendix E - Building Elevation Plans -9 ' ' "'Rem Rem ��� 324 o_ 30717 N N (a) 29 10719 m 2 3 LM " 51537 )608 m0699 107 AVE. Od 10705 50 49 10 00 325 v u, m ^ ^ 30 10697 51 co 0 ry�o ti 606 10695 M m m M 31 �y 1 00 11 p0 326 29 328 3 1 212 ECP 222 18894 232 242 10693 32 7p„a3 ^ 48 Ix 03427 3`30 1 6 14 52 10582 < <” 12 `'o 33' PARK 10680 10676 10683 47 3240 '1,''' 332 10660 7 2 10663 1068056 1067 10672 �� ry�41, �� 10666 13 7 55 46 7osq ��� rt, 333 t:1\11. BCP 2536 10670 M 54 co X142 10662 ?�0ry0 � n, ry m3 8 9 10� 11 �, 10660 58 w H��a p 53 c L z ry 45. P51137 N 44 43 2 2 vy, 377 co m N a' N 500 12 ry 59 N. 0 N 0 N N ,.‘,4 a 10650 N N 0O 91 ^I�• Q9 h• �v 1 106 AVE. 23 0 O� 3�Q 1�� 60 7 o N N 106 AVE. yN 10640 0- 64 0 m M q`t0 ry 1069.2 4 M� N N ry Q M '- ro 26 N m 1= v ro cn 16 4 N 25 N 10596 N M 61 J 10630 65 72 0 N 0 N cc, N N v 336 1a co 3 J ° 24 15 105867 Rem 3 10595 62 10620 6610621 cn N 73 74 39 2 38 N 3 ^ 000 2 4X- ry `b O 0 i,9 02$0 2 705.6 Q 26-7 O 11 10585 10580 18 P 3825 o 23 co U 10575 10574 10565 19 co 22 10568 20 U 0° 10610 63 67 7 71 011 10 68 0 '�6, 6Oe, 70 0 69 p _MP 70,5„6 M 3SS 10560 2S ,76:, 264 7051 75 70 70635 70 52j 05/9 2 706,9 3 M c) 70ss8 S6 ' Q. Q. 7066061 33406ss 706,4368 o N 382 7o54 6-9 M 105363 Q Q 351 6 105211057 10526361 350 N of X364 1p537 s 70,5„ rn 21 70554 338 1° 548 10542 339 los3„ 340 341 0 • A ��s EP 16557 9 PARK LMP 51537 10513 10516362 349 7p51a 342 10511 P 29456 10515 10509 363 348 343 7ps7o 10503 10502 3647°s°„ 104g2 toy a oy 344 BCP 8155 Rem. Pcl. A )6oa9y 365 347 16N �� ���op ooAg2 343 0 19- ,0 345 Si 346 c— No '169-6 1 AN 100 363 Q.N ti �6�1�09 logy° 5 0y5 (15,13 l6 1 �� �6 C 6 A Rem. Pcl. A O,Ary `o BCP 8155 31° u,:.10456 1oR3 \ P 10921 6 9 P 14750 �1 9,01 oQ39 3s1 06 `0.031 35533$$9 sod 26 OP'211 'o 0423 216 O 10415 31 1 - 373 ' 10009 : CP 374 0 The on of le mak sonooguathe rra teeregarding the accuracy or present status of the information shown on 1 this map. .,za95 270 10416 O 1 1 1 I N Scale: 1:2,500 Cit _.f Pitt Mea.ows_il .-1 __ ! 10515, 10595 240 Street 23950 Zeron Ave liiii r- r' e ;.2 41111 �s ! CORPORATION OF THE DISTRICT OF -'"'ma ^n1' --1 - �' / , 15 _ air- _ `� 'District "�,,,,_-� - MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT > of i ' Langley N rsi��� d DATE: Apr 3, 2013 FILE: 2011-019-RZ BY: DT mu/ FFRASER R. ��S APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6871 - 2011 A Bylaw to amend Schedules "B" & "C" forming part of the Official Community Plan Bylaw No. 6425 - 2006 as amended WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" and "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6871 - 2011. 2. Schedule "B" is hereby amended for those parcels or tracts of land and premises known and described as: Lot 9 District Lots 406 and 408 Group 1 New Westminster District Plan 29456 and outlined in heavy black line on Map No. 816, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adjusting the Conservation boundary. 3. Schedule "C" is hereby amended for those parcels or tracts of land and premises known and described as: Lot 9 District Lots 406 and 408 Group 1 New Westminster District Plan 29456 and outlined in heavy black line on Map No. 886, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adjusting the Conservation boundary. 4. Maple Ridge Official Community Plan Bylaw No. 6871 - 2006 is hereby amended accordingly. READ A FIRST TIME the 25th day of October, 2011. READ A SECOND TIME the 25th day of October, 2011. SECOND READING WAS RECINDED the 8th day of November, 2011. RE -READ A SECOND TIME the 8th day of November, 2011. PUBLIC HEARING HELD the 15th day of November, 2011. READ A THIRD TIME the 22nd day of November, 2011. RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER 10610 ' - Rem Re ��- 10717 F3 F3 o 10719 v 324 a 3 o 29 m 2 3 LM 51537 co 10608 m 10699 107AVE. m 10705 50 49 10 co N 325 2 a N 30 10697 51 o ry 10606 0 326 0666 1 310693 3 329 1 21 ECP 22� 13894 23 24 32 10°53 ^°6� 48 327 2 8 J 6 10604 1 33o 14 52 10682 10675 10680 33/ PARK 10683 56 47 s °tih co 2 10660 7 10663 10680 fps>3 10672 cr '�'oryo ��332 co °i 10I 13 55 46 co co �^ ;n ti37 1oeq�° 33 N BCP 2536 57 10670 y" 10662 54 otia 4,V3 do F, 0, a 3U8 m r2j73ry * ry 0co op 9 10 11 10660 58 oe ao� 53 N L z ry oa 45 P513 M M 377 N M N ° 12 N ^J9 ti 59 N. v44 J O 0 p N 308 o 10650 lLfJ N N N vE �b� 309 1. (IT i 106 AVE. .x,91 �O� �' 3 y d 1- 60 7n 0 106 AVE. ao o 70 10640 a 64 7 N �o m'° ti'P 1066 4 o Mo ,V 2 ^ M 26 16 £3 25 N 10596 N 61 10630 N 65 0 72 N 0 N co N 0 N 338 C 1a N v 40 3 J M 24 15 17 10586 ' 62 10620 6610621 n a N 73 74 C. N �co oro 248 rya 0/�O ' 2 coo,'" 49 O 260 F3 op 105j Q 2 5 oc,2e-04, u? 10585 10580 18 U 2310575 3 0575 10574 19 M 10565 co 22 10568 20 m 10610 63 67 1O6^^ ,0 70612 71 'orn Eos 70 69 v 07 10560 Ess 3$S : c"6,.., M - o ,�v 10669 10665 $s Q Q 364 2$3 1p651 1p6 $> :?;36.3496-4 2$4 2$ 10643 10664 $8 O 1p53j S co n1352 2$ 10636 1054 S9 h M 10528 6 0) Q 351 O 10627 1053660 z t 257 ' 10519 /0526361 350 06 S c M N9 21 p554 338 1p54 8 1064 339 2 536340 10528 341 0 EP 6557 PARK LMP 51537 258 10511 362 i • 10516 •�456 1p5j5 342 10515 10509 343 63 348 10610 259 10502 a 10503 364 70 34 6's 4 J 10°92 .0506 BCP 8155 Rem. Pcl. A 260°0°95 d' 65345 10°82 365 347 s?. - , 366 346 °-.P),„ tib o L66 1°a� �g T 4) 1 R tib 1° k�1 1°°6° 66 , `L66°O o 05° A Rem. PcI.A 0 0�' `L� °OA 1 43 ‘:.1),„ tie)6� c -P 0 h 4) ^ a BCP 8155 P 10921 6 n MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6871-2011 Map No. 816 From: Urban Residential To: Conservation N SCALE 1:2,500 MAPLE RIDGE British Columbia 1061010717 4 Am Rem Re ��- F3 i3 d 10719 O 324 a 3 29 m 2 3 LM 51537 10608 m 10699 107 AVE. m 10705 50 49 10 N 325 2 N 30 10697 0 51 o ti 10 326 10695 1 310693 6f2l 3 329 M R ECP 2A23�242 13894 32 ^°6� 10.53 48 327 2 8 10604 10604 330 1 6 14 0662 2 '\10011:621: 5524:533 337 10675 10680 PARKCD 10683 56 47 s °tih co 2 10660 7 10663 10680 f3 10672 q, ��332 °i I 10655 13 55,-.)0,o, 46 co �^ ti37_ 1psq�F ° 33 ;n BC 57 10670 y" 54 1L 6 V�3 �� ^tea b ro r2�73ti ^�b 4 372 U3 m 8 15036 h 11 10660 58 ,, ° 53 N z N4 °a 45 )457(4::3- 51' 3 44 „sc. 0 ' ti3 77 M N ' M ° N a ° M N M °� 12 0 ^� ti 59 a v v 0 M 0 0 N 308 ° 10650 — N N N \I� tea^' 309 /.. nT 1 106 AVE. .x,91 �o 3 y ti° 1-- 60 (n o 0, 106 AVE. v' a° 70 10640 0 64 a N �� ym'° ti'�P 1066 4 � M ,V 2 ^ M 26 16 25 0 10596 N 61 10630 N 65 0 72 N 0 N o N N 338 C 1a ro N v 3 J M 24 15 17 10586 ' 62 10620 I r 6610621 n a 0 73 74 aro Oro^ N �co co 248 rya O ``' 2 co.'"" 249 '.''so F3 of 10s> Q20 2 5 2e-04, u? 10585 10580 18 om 2310575 3 0575 10574 19 M 10565 N 22 10568 m 10610 63 67 1O6^^ ,0 70612 71 'oi, 6' 70 69 Q 07 10560 655 3$S •16,.., : M o ,�v 2$310669 10668 $s Q Q 3 os 51 2$4 10661 1p6.4 S) •3530545 2$ 10643 10664 $8 O 10537 S co N352 2$ 105 1p 35 0) M0529 6 0) 351 66pa O 10527 1 Q p53co M 257 1052636]456 21 p554 338 1054 8 1054 339 2 6 1053 340 , 1p 5 34110519 9 PAR K LMP 51537 258 10511 36211p5j842 10516 10515 1050 343 63 348 1p510 259 10502 a 10503 364 70606 344 J 10Q92 .0506 BCP 8155 Rem. Pcl. A 260.0°-5 s9TT 10Q82 365 347 0 345 q, 366 346 �6 Oo� o L66 > T 1041 1 �g R O �6 o k�1 No 2, 66 , `1.66°0 o oco -0 Rem. PcI.A b9 0� L6� °Oa 43 r tie)6� c -P 0 h 4) Ac spa BCP 8155 P 10921 6 n MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6871-2011 Map No. 886 Purpose: To Add To Conservation on Schedule C N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. No 6864 - 2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6864 - 2011" 2. Those parcels or tracts of land and premises known and described as: Parcel "A" (Explanatory Plan 16557) Lot 3 District Lots 406 and 408 Group 1 New Westminster District Plan 3825 Lot 9 District Lots 406 and 408 Group 1 New Westminster District Plan 29456 Lot 3 Except: Parcel "A" (Explanatory Plan 16557); District Lots 406 and 408 Group 1 New Westminster District Plan 3825 and outlined in heavy black line on Map No. 1544 a copy of which is attached hereto and forms part of this Bylaw, are 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 25th day of October, 2011. READ a second time the 25th day of October, 2011. PUBLIC HEARING held the 15th day of November, 2011. READ a third time the 22nd day of November, 2011. RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER 0 `co 10610/ 10717 O ' RemRemm—� 324 a 3o 10719 29 m , 2 3 LM 51537 10608 m 10699 107 AVE. m 10705 50 10 M 1325 2 301 51 49 N o v N LO v m n 0 \�s.-)s1 10606 osss 310693 326 32\ X29 1 21 ECP 2 2� 13894 23 24 32 ^°6�'Y 1osg3 48 327 10604 8\ 3 J 1 6 14 52 10682 3033 PARK 10675 10680 — - 10683 v 56 47 s °tih �ry°j ,\ 332 10660 7 1 2 10663 rn _i 10680 / 10672 J` ,' ? — BCP 25369 -. 10655 13 m• 3 5 _ 46 °3 tia los �'°i 'C' ASF, LO — NMr BSP 2536: _ — — 11 10670 57 54 53� 10662 3 7q �'3 �N� ryg ,g) 4. 372 U 3 8 m 0:1 9 10 � 11 � — J Cfv1 P51538 10660 58 a, W Nva a 53 L z N N 45co P 51 ' 3 44 ��� 3 0) 338 �3>> ro O N . N °� 12 N 0 ti° 59 10650 o N M o NJ - N N c:, mob.' 309 �. �'by 1 106 AVE. 39 0 "v' 37 60 (n N N 106 AVE. tea° yti o i w`'h 0 r;,„ ,06.9, 169 4 W `"�M 0 MA 2 Q 1 ) on 26 £i rg m 16 v £i 25 N 10596 N 10640 a 61 J 10630 64 N - a "'65 �— 720 N 0 N 0 N 0 N N 788 338^ v + a a ro^ 1 M J 3 co 24 15 17 10595 loses Rem 3 62 10620 6610621 P51538P51538 c 73 74 -� ` �' r^ 1 a r� ti 1-J 2 m 1 ` , ' 8 o u? 10585 10580 o 23 1os7a 18co n� P 3825 10575 19 .• 10565 N <,A 22 losss 20 o m 10610 63 67 °°^ 70612 71 \� A . \6$ 0 'o Arno 70 S co S cP 'em ` 0 69 Q 10560 //,3 • 2S6 "v 1p52 M 257 105198350 'so •Q, Q. ia ' '1 • ' 70,5-65PARK ' , ' N 21\ , i , — A EP 16557 \LMP 51539 LMP 51537 i , _ J i. J - // / Z 25$362 10511 10513 349 ( 456 10515 RW 66539 / Lg / 10509 343 " a< 259 , ' 10503 , , M M/ / / /� \'0 BCP8155 / / / / Rem. Pcl. A 69 \ s 7 ' ' Po /1 J//// ' 1 - s' / (moo 1 M P\ , /� if'0_ ° c• A Rem. Pcl. A / 21 0 anti o"...,BCP 8155 o / / / 7�� \ F5 e°n 1° n r\ J �/ / / 1 P10921 6 n MAPLE RIDGE ZONE AMENDING Bylaw No. 6864-2011 Map No. 1544 From: RS -3 (One Family Rural Residential) To: RM -1 (Townhouse Residential) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia / r C7c im 1-.4. - - : 404;4 o'qiii !go msra r I ;... . . . . . ...A,,,A p ,A 44p RNA 7 ;-.N4r. r4(0-Yeri 40414SIV''Wee 4.7.101NriPierr. ANEW 04. IIS p .- •� r • 3 y yn �r rs4-ael iitl. EVA M OM OM ^r �1 ap 414,01-11 ! \ ui .a. u g !1 . 1 II Iw. m . Hi& r rl ° A►�,i► ■ ■ `rI■ ■ ■ � ■ ■ p i ■ ■ r_ � � _ ■ ■ ■ ■ r ■ ■ i ■ ■ r�\ � \�i n�� ��i ■ � i ■ ■I■ - r�r r7c ■I ! !� ! !1 i !, ! �9��n1u1 !_�n 1Qi gni �. i�;�In�,�es►,4 APPENDIX D �= n • @`01Ma inwiR FIVc7_Raii�■al� Nam SIM MIN i i EI i ��oti 1° elATIAMENIL �i�o i �EFE� s 6� \ ■ \ \ 1 •r \ p��I SII!®��.1..�h...�\a.al,� X999 ���`� R .a\�J��. • I'_�1�"d.In.\G7.\�J���Id`eY.14In.��Y\�.al� _aka� :1 ��1 i I..J L.=: + .. IIfL i iL irar SL.. • • 'V.; •:•,, NORTH Maanoliia Grove (Zeron Avenue) 10515 / 10595 240th Street & 23950 Zeron Avenue, Maple Ridge, B.C. HOMESITE DEVELOPMENTS (ZERON) INC DAMAX CONSULTANTS LTD ATELIER PACIFIC ARCHITECTURE INC JULY 25, 2010 ZONING SITE PLAN SCALE: 1.400 xEENTEN�.D�E I 4",oB °. aDDx LOY. LEVEL LOVER LEVEL 0840 0,01 APPENDIX E ="1:= L _L,T P l 1. 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BEYOND 111111 IIII 1111 I, Ii�i�l I nnl�1 uu I1�� .'. 111111111 lIII••III�I��IIj,ti, EZ mil �ll�l I_HI lrmq r ii i II UNIT 31 'G' LINE Or BASEMENT SLAB BEYOND ED 1II/IIIwiiwiII UNIT 32 'G' 10_1 IwAlm,Amill UNIT33'G' ®IIIuI.IIIIm 1III MIMM /Ii ISE MI II REAR ELEVATION (FACING INTERNAL STRATA ROAD)BASEMENT ane arao LINE BLOCK 6 TYPE 'Z' �I uxc BASEMENT sue BEYONDDr BASE UNIT 34 'G' NT SUB BEYOND 0.01 LIN (SIDE ELEVATION BLOCK 6 TYPE 'Z'- UNIT 29G LEooL TOP fLO Maanoliia Grove (Zeron Avenue) 10515 / 10595 240th Street & 23950 Zeron Avenue, Maple Ridge, B.C. HOMESITE DEVELOPMENTS (ZERON) INC DAMAX CONSULTANTS LTD ATELIER PACIFIC ARCHITECTURE INC JULY 25, 2014 SIDE ELEVATION BLOCK 6 TYPE 'Z'- UNIT 35G telent A-2.1 ELEVATIONS TYPE 'Z' (BLOCK 6) (G -G -G -G -G -G) SCALE 1:100 6 ;o, BF noDN LOWER LEVEL " II 11 EI 11' ■Ilii Ihllu lit IIIA■_( I = Illrllil I I: 1= IIII il"m' HII € I ' 1;111211 1 1111_1111 IIT UNIT 10'G2' UNIT 9'G2' UNIT 8'G2' 1 UNIT 7 'G2' FRONT ELEVATION (FACING ENVIRONMENTAL AREA) BLOCK 2 TYPE P■��■u� lin 'S... 1111 I _ �I I8 ' 1I■■�■ ■ 111 II 1 !'I 1IIY�1111111 ��iur11 (IIII ilnn _iI(IIII A PI IIII ��iiI II VIII INN 1 11���II 1 Q r_c, ��IIII1n•._-••e:�llll�lee�= f Or Una. HO BNE B. asEMENT -0 BE -o 1 I I I SIDE ELEVATION BLOCK 2 TYPE 'Y'— UNIT 702 /S ,,00, MOSS MiB ND« ,NBBs. T,;7'Mme+ s°aD.,1`m _0'WEIR LEVEL ea" 9 LOWER LEVEL wm m uuuu III 1114 II vir lk "raw raw UNIT 101G2' UNIT 9 G2' UNIT 8 'G2' Of UNIT 7'G2' os B.g.MMB,. s.B �.wo BASEMENT SLAB BEYOND I I I BNB T= BASaE„T SUB BEYOND FRONT ELEVATION (INTERNAL STRATA ROAD) BLOCK 2 TYPE 'Y' Maanoliia Grove (Zeron Avenue) 10515 / 10595 240th Street & 23950 Zeron Avenue, Maple Ridge, B.C. ,>E ,. NA,. sue BEYOND SIDE ELEVATION BLOCK 2 TYPE 'Y'— UNIT 10G2 HOMESITE DEVELOPMENTS (ZERON) INC DAMAX CONSULTANTS LTD ATELIER PACIFIC ARCHITECTURE INC JULY 25, 2014 elopment A-2.3 OF ROOR EDB. LEVEL 0 ELEVATIONS TYPE 'Y' (BLOCK 2) (G2 -G2 -G2 -G2) SCALE: 1:100 U/S ROOF TRUSS °�oFno�R QRE,a. ER,a�E TTI PI 4LOWER LEVEL ) of Roan LONER LEVEL UNIT 1 / 11/ 23 'C' UNIT 2 / 12/ 24 'C' UNIT 3/13/25'C' _1_a ea .s.eeewoHUNE OrBASEMENT SLAB BEYOND OF BASEMENT REAR ELEVATION (FACING WALKWAY) BLOCK 1,3.5 TYPE 'X' UNIT 4 / 14/ 26 'C M UNIT 6 / 16/28'C' NT S413 BEYOND _k -P POW TOP OF ROI. LOWER LEVEL nlniminllnWl® lip lip ®lI IFIR,101 �lral ilrAIMIEMI u nnnn firiI !_uuuu UNIT 3/13/zs'c' UNIT 2/12/24'CII' UNIT1/11/23'C'!Imiimiraimi IIIIIIII 14Il 1 � I�II�II�II�I-)f UNIT 6 / 16/ 28'C' UNIT 5 / 15/ 27'C' FRONT ELEVATION (FACING INTERNAL STRATA ROAD) BLOCK 1,3,5 TYPE 'X' UNIT 4 / 14/ 26' C' TOP SIOR Maanoliia Grove (Zeron Avenue) 10515 / 10595 240th Street & 23950 Zeron Avenue, Maple Ridge, B.C. HOMESITE DEVELOPMENTS (ZERON) INC DAMAX CONSULTANTS LTD ATELIER PACIFIC ARCHITECTURE INC JULY 25, 2014 PIVELOPE LI POOP TRUSS m a�o<Nm: o = ■- 1���i�lll III �(�,�� i'2iF"^SII I II SIDE ELEVATION BLOCK 1.3,5 TYPE 'X'- UNIT 6/16/28 C V PO ' SIDE ELEVATION BLOCK 1,3,5 TJPE 'X'- UNIT 1/11/23 C elopment A-2.5 ELEVATIONS TYPE 'X' (BLOCK (C -C -C -C -C -C) SCALE 1:100 MAPLE RIDGE QIN ish tokumhra TO: FROM: SUBJECT: Development Variance Permit 20660 Maple Crescent District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: 2011-069-DVP Chief Administrative Officer MEETING: CoW EXECUTIVE SUMMARY: Development Variance Permit application 2011-069-DVP has been received in conjunction with rezoning and subdivision applications 2011-069-RZ and 2011 -069 -SD, to permit subdivision into two single family lots. The requested variances are to reduce the road dedication requirement on Maple Crescent, and to waive the requirement for a three metre corner truncation at Maple Crescent and 207 Street. It is recommended that Development Variance Permit 2011 -069 -VP be approved. First reading to Zone Amending Bylaw 6845-2011 was granted on July 26, 2011. First and second reading to Official Community Plan Amending Bylaw 6986-2013 and second reading to the Zone Amending Bylaw was granted on April 23, 2013. This application was presented at Public Hearing on May 21, 2013. Third reading was granted on May 28, 2013. Council granted a first extension on May 27, 2014. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011-069-DVP respecting property located at 20660 Maple Crescent. DISCUSSION: a) Background Context Applicant: Randy Schmidt Owner: Steven Schmidt Legal Description: Parcel "T", DL 278, GP 1, NWD Plan 52363 OCP: Existing: Proposed: Urban Residential Urban Residential and Conservation Zoning: Existing: RS -1 (One Family Urban Residential), C-3 (Town Centre Commercial) Proposed: RS -1 (One Family Urban Residential) 1107 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: Concurrent Applications: b) Requested Variance: Single Family Residential RS -1 (One Family Urban Residential) Urban Residential CP Railway M-2 (General Industrial) Urban Residential Single Family Residential, Vacant RS -1 (One Family Urban Residential) Urban Residential Parking lot C-3 (Town Centre Commercial) Commercial Single Family Residential Single Family Residential 0.2 hectares Maple Crescent Urban Standard 2011-069-RZ, 2011 -069 -SD 1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A - Services and Utilities: To reduce the road right-of-way on Maple Crescent from 20 metres to 19.3 metres, and to waive the requirement for a three metre corner truncation on the north east corner of the subject property. c) Project Description: The applicant is proposing to rezone the C-3 (Town Centre Commercial) portion of the subject property to RS -1 (One Family Urban Residential) in order to align with the existing zoning on the balance of the subject property. This rezoning is to allow future subdivision into two single family lots. d) Interdepartmental Implications: Engineering Department The Subdivision and Development Services Bylaw No. 4800 - 1993 establishes regulations and servicing standards that must be achieved or varied in order to subdivide land within the District of Maple Ridge. Maple Crescent is classified as a collector road, which requires a road width of 20 metres. The existing road width along the subject property ranges from approximately 21 metres on the west side to 19.3 metres on the east side. Additionally, the subject property is located at the corner of Maple Crescent and an unopened portion of 207 Street. The subdivision servicing standards require corner truncations at the intersection of two streets. The unopened portion of 207 Street is not anticipated to be constructed in the future, therefore the Engineering Department is in support of waiving the corner truncation requirement. Furthermore, the land to be subdivided currently abuts an open and travelled road, and neither the proposed -2- subdivision nor potential future subdivision along the abutting road require any additional width or capacity. Therefore, a right-of-way relaxation is supportable. The required services must also be accommodated in the proposed reduced road right-of-way. The Engineering Department has reviewed the functionality of Maple Crescent along the frontage of the subject property, and has determined that the additional 0.7 metres of road dedication along the eastern side is not required for capacity or servicing. CONCLUSION: The proposed variances are to reduce the road width on Maple Crescent from 20 to 19.3 metres and to waive a three metre corner truncation at Maple Crescent and 207 Street. The subject property abuts an unopened 207 Street road allowance that is not anticipated to be constructed in the future. There is no additional width or capacity required along the subject property's Maple Crescent frontage, and the required services can be accommodated within the existing road width. For these reasons, the Engineering Department is in support of the requested variances. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2011-069-DVP. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Chuck Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Variance - 3 - APPENDIX A NI79/IQ L 786 & 787 2-- �- ' 11243/5 11240 P 114 BCP 7202 ( ! 2 3 /9 a) o 0 P 64192 5 1 3 11235 ti 179 - 11236 7r co 00 C\1 Q * 11232 P 114 781 Rem 780 N 180 °- 11230 Rem 1 A Q CR Lig (NI11208 A/24 P 1270.9 *PP044 B , 3 cs N co co N oo0 `� 11226 6 EP 4672 112n2 co 00 ----------------- Subject Property 10 P 52216 0 co 8 RP 52363 0 N PcI. T P91% L \• \, N7 Scale: 1:1,000 Ci .f Pitt Mea•lows __ *� "�► ' j 20660 Maple Crescent Till 0 _:J17 yn fYf 11 7' I •M i to �I SLS ,y,�igcf4rei�,�a --.j CORPORATION OF THE DISTRICT OF 0' , ,, Th.YF vR f� -,,'- .. .4.�p LI �I �,� -+ .� y RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of N -JIMAPLE _ Langley = �'m Y� � l'2-- DATE: Sep 21, 2012 2011 -069 -SD BY: JV ,r ASER� APPENDIX B & 787 12"43/5 1127 0 114 BCP 72022 d" 2 �9 i.P oP 0 64192 5 1 3 11235 i. N- 179 1123671- co rn LL* P 114 on rl ) 00 "road C\I H < 11232 781 Rem 780 Variance to reduce width from 20 m to 19.3 m and waive m '� ro ug A/24 '1703 B co co co o o the requirement for a corner truncation pp cR 1120 *PP044 N o N EP 4672 11202 00 O 10 P 52216 0 0 CO RP 52363 0 N PCI. T SK. 1503 p •0: I � I N�District Scale: 1:1,000 CI .f Pitt'r Meal yvs iiiiiiiii. ' i rI - ,I lk- i, ; 20660 Maple Cresent y � 4 CORPORATION OF THE DISTRICT OF �'�'"-11'�, , 1.�ir� "' I � lAL i o ����`0 �H�'�� i iii I� �F' tileirale LI Iz MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT of , i � �_{ le Langley Y! ®� M I tel' DATE: Aug 5, 2014 BY: DT FILE:2011-069-SD_Variance.mxd lira�, .I�oe' FRASER R. d -t* MAPLE RIDGE $rdi ish CGLuinbN TO: FROM: SUBJECT: Development Permit 11900 Haney Place District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: 2014 -066 -DP Chief Administrative Officer MEETING: C of W EXECUTIVE SUMMARY: A Town Centre Civic Core Development Permit application has been received for the subject property, located at 11900 Haney Place, to permit exterior alterations and signage on the south side of Haney Place Mall for a new tenant, Rexall Drugstore. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2014 -066 -DP respecting property located at 11900 Haney Place. DISCUSSION: a) Background Context: Applicant: Owner: Urban Design Group Architects Ltd. Narland Properties (Haney) Ltd. Legal Description: Parcel "127", District Lots 398 & 401, Group 1, NWD Explanatory Plan 65997 OCP: Existing: Zoning: Existing: Surrounding Uses: North: South: East: West: Town Centre Commercial C-3 (Town Centre Commercial) Use: Civic Zone: C-3 (Town Centre Commercial), P-1 (Park and School) Designation: Commercial, Institutional, Park Use: Commercial Zone: C-3 (Town Centre Commercial), CD -2-95 Designation: Town Centre Commercial Use: Vacant, Commercial, Multi -Family Zone: C-3 (Town Centre Commercial) Designation: Town Centre Commercial Use: Commercial Zone: C-3 (Town Centre Commercial) Designation: Town Centre Commercial 1108 Existing Use of Property: Commercial Proposed Use of Property: Commercial Access: Selkirk Avenue Servicing: Urban Previous Applications: 2012 -044 -DP, 2012 -044 -VP, 2011 -028 -DP b) Project Description: The applicant proposes to alter the exterior of one commercial unit in the Haney Place Mall on the south side of the building. The subject commercial unit will have access directly from the parking lot as well as from within the mall corridor. The extent of the alteration includes increasing the height of the parapet above the commercial unit to accommodate the installation of two new signs along the existing grey trim on the south side of the Haney Place Mall. Additionally, the existing outside door for the commercial unit and two pieces of spandrel glazing will be removed, and will be replaced with a new set of doors around the corner and four new panels of double glazed thermally broken storefront windows. The addition of the signs will require installation of new paneling on the high parapet. No changes to the parking lot or the garbage and recycling area are proposed with this application. The applicant has not requested any variances. c) Planning Analysis: In accordance with the Official Community Plan Section 8.11, a Town Centre Civic Core Development Permit is required for this application. It is important to note that these Development Permit Guidelines refer to new developments. As this development application is for minor alterations to an existing building, certain key guidelines are more easily achieved than others, and two guidelines are not applicable to the project. The Planning Department has reviewed the proposed exterior alterations in terms of its compliance with the key development permit guidelines for the Civic Core Precinct of the Town Centre, which are as follows: 1. Promote the Civic Core as the "heart" of the Town Centre The proposed project meets this key guideline. This project is anticipated to provide a broader range of shopping opportunities in the heart of downtown Maple Ridge. The new Rexall Drugstore tenant will attract shoppers to the existing Haney Place Mall and will offer an esthetically pleasing renovated interior to customers. 2. Create a pedestrian -oriented, boutique style shopping district Given the minor scope of this development application, this key guideline cannot be met. Although a boutique style shopping district cannot easily be achieved because this project involves a large format existing building, it is noted that over the past few years, a number of renovations, exterior facade improvements, parking and landscaping improvements and expansion, and an addition have taken place at the Haney Place Mall to accommodate new anchor tenants such as Thrifty's Foods and Target. The combination of these ameliorations has improved the pedestrian experience. The proposed exterior improvements are an extension of previous work conducted. -2- 3. Reference traditional architectural styles The proposed project meets this key guideline. The brick cladding is a traditional building material in the Port Haney area, and the colours used for the addition are harmonious with the existing building. 4. Capitalize on important views Due to the nature of this development, this key guideline has been identified as not applicable to the project. 5. Enhance existing and cultural activities and public open space This key guideline is not reflected in the development application due to the scale of the project and the existing mall's site design. 6. Provide climate appropriate landscaping and green features Given the minor scope of this development application, this key guideline cannot be met. As previously noted, over the past few years a number of renovations, exterior facade improvements, parking and landscaping improvements and expansions; and an addition have taken place at the Haney Place Mall to accommodate new anchor tenants such as Thrifty's Foods and Target. The combination of these ameliorations has increased the amount of green features and landscaping on the subject property. 7. Maintain street interconnectivity Due to the nature of this development, this key guideline has been identified as not applicable to the project. The proposed exterior alterations maintain the level of street interconnectivity currently provided on the subject property. d) Advisory Design Panel: The Development Permit Application was circulated to the Advisory Design Panel electronically. The design panel members commented on signage lighting options and pedestrian connectivity, and these recommendations have been provided to the applicant. As signage and servicing improvements fall under the sign permit and building permit, respectively, the applicant will submit the revised details at the building permit stage. e) Financial Implications: As the proposed changes are to the building facade only and the subject property is previously developed, no changes to the subject property's landscaping are proposed with this application. Therefore, no landscape security is required with this development permit application. -3- CONCLUSION: This development application is for an exterior facade alteration to an existing building; therefore, certain key guidelines are achievable while others do not apply. Staff have reviewed the proposal's compliance with the Town Centre Civic Core Development Permit Guidelines of the Official Community Plan for form and character, and it is recommended that the Corporate Officer be authorized to sign and seal 2014 -066 -DP respecting property located at 11900 Haney Place. "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 Christine Carter" for Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Building Elevations -4- PPENDIX A in 1,011.0. P 45004 co 12003 12018 LMP 19460 P 9446 70 co 1 a p Ba. B p 10 a a \ p TO 4 a p a a) ^� EPP 303 P44882 094 A m P 9687 2 1 11 ^ 1"+ 1 a1 FY P 61856 EP 9471 DEWDNEYTRUNKROAD 30 8�w o — 130 11598 aP67041 1 g g 8 o gi q 6 B 5 p ly o m o p 011990/92/94 A q/EP 11502 R 103 p P 60451 Rem. 4 Rem. p p 8¢ p Rem. p 4 206 aEv aEM¢ a w �2 a ,lsezas P49778 P4076 F LMP 46699 Municipal Hall 118 117 CP 81.5Wes 81.5 Rem. co +'� 3 MCINTOSH 11995 P 60562 NWS 2403 "t 4 P 8695 PI A 11969 11968/70 14 11955/68 LL R r[ N A V V Reel 4 a *PP 093 LP 2p 611966 67 , P 4076 a 42. P 7863 Cs m RP 52529 11952/54/58 BCP354511 111990 11996 a '4 Pcl."C" 1 1 11955 (Nr 01 P68843 Courthouse Md NTOSH AVE. J a MdNTOSH AVE 11960 \ ...-- VS 2675p A A99 8 8o ly�P78676 1 11939 /51 P 60 562 Rem 120 72637-45 LP P74119 77311 Rem. 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ROYAL ORES. 11759/01 NORTH AVENUE i Rem. 58! r!P18056 Rem. 23 51411 11743 F.111742 1P 1745 P 48518 p N N 'm Rem 49 Rem 50 Rem 105 £J 62 63 64 11742 P 800 p o 3 18 P 47 19 6 9 1 BCP 8886 A PA R Fy 11718 co P 19374 oc 8 ,.o 9) 0 70 P 63225 o o o i I 2 r _� 11701-39 m 11715 a U CO• L\p,,\i, NJ Scale: 1:3,000 Ci Meauows �..f Pitt - Jim _ - �. � i r,= Unit #69 11900 Haney Place _--:. I �, r - CORPORATION O F THE DISTRICT OF .L,ae `(0 ■miw�-'>ll, lTA `'"-.li :__= 1aiii -I LA pup IN 0 r O ■,,!.l-�y� I.>_ 4PVal• ` iIIT • MAPLE RIDGE MAPLE RIDGE District of i British Columbia PLANNING DEPARTMENT Langley ^ } 4.;• 1 ;dj ' DATE: Jul 21, 2014 2014 -066 -DP BY: JV FRASER R. APPENDIX B • • TO AN GE 'S E (2' CHANGE OF OOR LEVEL DIFFERENCE) CRU 39 2,1228F2,608 CRU340 CRU341 1,990 CRU 3▪ 4 CRU 42 3 `K2 808F STAIR .__RAMP STAIR K1 TELE./ ELECT. ROOM GENERAL OFFICE CRU 43 DOLLAR TREE CRU 17 5653F / CRU 16 CO 02 U 0 CRU 22 2,1809F CRU 24 1,25N1F EXISTING MALL CRU 1 59SF PET IA 0 SF MAIN - TELE. ROOM RU 26A SF CRU 26 F CRU 25 -K4 CRUF1 CRU 27A 1,5023F ROOM r CRU 27 1,229SF F6 F▪ OOD COURT -PU▪ BLIC WASHROOMS F1 205F 4t 4t 4t AIL SITE PLAN THRIF IA —241 4t MI - - N - - ■ SELKIRK AVENUE P:\3680\3680 — 4101.dwg PRINTED BY WS132 ON Thursday, July 17, 2014 10:10:09 AM mittenDesign Grow Architects Ltd,. and traZrliatot* 'Or; on Ns Ard'ort, esion architects Itd. 001140 NEST FENDER 0940 NER. BC VEC3I TEEPICFF 0040872334 F800I1LE 00010912301 .ms® SITE PLAN APPENDIX C • MIr715_----_____••••• .131=M inimm r 1 4@ --__g-6- - - -1,--------- 1 ------- 171199 VIEW 1 III=— EXISTING SPANDREL GLAZING TO BE REMOVED ra k I°r F P L J VIEW CI EXISTING DOOR EXISTING AND GLAZING TO CLADDING TO BE REMOVED EL. 22' 2" \ BE REMOVED 170 HIGH PARAPET • VERALL • UTN ELEVATI • N EXISTING PARAPET TO REMAIN EXISTING CORNICE TO BE REMOVED, NEW CLADDING TO BE ADDED \ • EEEEEEEEEE3 TRUE ELEVATION SKEWED ELEVATION EXISTING PARAPET TO REMAIN EXISTING BRICK TO REMAIN EXISTING V BRACING EXISTING PARTIAL SOUTH ELEVATION i11111111111111111111111111111111111111111111111111111111111111111111 • X 31'-4" = 1AMLE RIDGE enr.n emY«.s u^rn .10.)12 TO: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: August 25, 2014 and Members of Council FILE NO: 2012 -036 -CP FROM: Chief Administrative Officer ATTN: CoW SUBJECT: Wildfire Development Permit Area Guidelines Official Community Plan Amending Bylaw No. 7101-2014 Development Procedures Amending Bylaw No. 7102-2014 EXECUTIVE SUMMARY: On May 27, 2014 Council passed a resolution directing the preparation of a Wildfire Development Permit Area Guidelines Official Community Plan Amending Bylaw, along with an amendment to Development Procedures Bylaw No. 5879-1999 for Council consideration of First and Second Readings. The purpose of this Council report is to bring forward the above Bylaws and also to provide the outcomes of a public open house held at Fire Hall No. 1 on June 25, 2014. The open house was held to ensure property owners living in the Whonnock Lake and Webster's Corners areas, which were added to the proposed Wildfire Development Permit Area in May 2014, were consulted prior to moving forward with the Bylaws. RECOMMENDATIONS: 1) That in accordance with S. 879 of the Local Government Act opportunity for early and ongoing consultation has been provided by way of holding advertised public meetings, posting Official Community Plan Amending Bylaw No. 7101-2014 and related material on the municipal website and it is considered 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. 7101-2014 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. 7101-2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4) That Official Community Plan Amending Bylaw No. 7101-2014 be given First and Second Reading and upon receipt of comments from the Agricultural Land Commission forwarded to Public Hearing; and 1109 5) That Development Procedures Amending Bylaw No. 7102-2014 be given First and Second Reading. BACKGROUND: Shortly after the 2003 wildfire in Kelowna, BC, the Provincial Government undertook a four and half month review of "Firestorm 2003", which resulted in a 100 page report with 42 recommendations. In this Provincial report there are a number of recommendations directed at all levels of government including: • Fuel treatment projects; • Adoption of FireSmart principles; • Wildfire proofing through development; • Maximizing firefighting expertise; • Provision of local emergency plans; • Adopting consistent standards; • Educating the public on interface wildfires • Utilizing sprinklers; and • Preparing recovery plans. In 2004, the Provincial Government recommended that all communities undertake a Community Wildfire Risk Assessment and funding was established to help municipalities pay for this work. However, it is worth noting that not all municipalities are at equal risk of a wildfire, particularly those in highly urbanized areas of the Lower Mainland, such as Vancouver, New Westminster, City of North Vancouver, and White Rock. A Maple Ridge Wildfire Risk Assessment and a Wildfire Protection Plan were produced for the District in 2007, through a grant awarded from the Union of British Columbia Municipalities (UBCM) in 2006. These documents discuss the risk of wildfire in Maple Ridge in detail and the Plan provides this contextual snapshot in the executive summary: The District of Maple Ridge is embedded within the forest; approximately 60% of the community is forested. This region of the Province is susceptible to both lightning and human caused fires. Overall, the community could be classified with a fire risk profile described by a low to moderate fire probability and high to extreme consequences based on the values at risk. The Plan provides 21 recommendations on: • Risk assessment; • Education and communication; • Structure protection; • Emergency response; • Training • Fuel management; and • Post fire rehabilitation. 2 On July 10, 2007, Council passed the following resolution: That the recommendations contained in the Community Wildfire Protection Plan be adopted in principle pending the development of a detailed implementation plan with an associated financial plan which will be brought back to Council for their consideration and adoption; and That staff be instructed to make application to the Union of British Columbia Municipalities for grant funding to develop an implementation plan for the Community Wildfire Protection Plan recommendations. In the Fall of 2007, Maple Ridge was awarded a second grant from the Union of British Columbia Municipalities for the development of municipal wildfire legislation. At that time a staff working group was formed with representatives from Fire, Planning, Engineering, Operations, Building, and Parks & Leisure Services Departments to develop a draft Wildfire Development Permit. During that time, staff worked together to ensure the draft incorporated: • Risk mitigation measures; • A process that will work concurrently and in concert with existing related regulations; and • Built-in flexibility to allow for alternative options that effectively mitigate risk. On July 9, 2012, the District's Fire Chief provided an update at Council Workshop on the draft Wildfire Development Permit and presented the next steps in the process. At the July 10, 2012, Council meeting, the following resolution was passed: That staff be directed to undertake the proposed public consultation process for the Wildfire Development Permit Area Process as part of the early and ongoing consultation requirements of the Local Government Act. A report was presented at the January 7, 2013 Council workshop on the outcomes of the consultation process and recommended that staff be directed to prepare a Wildfire Development Permit Area Guidelines Official Community Plan Amending Bylaw, along with an amendment to Development Procedures Bylaw No. 5879-1999. Council raised concerns with the technical aspects of the proposed boundaries for the Wildfire Development Permit Area and the potential costs that will be incurred by the development community and referred the draft Wildfire Development Permit back to staff. Subsequently, the District Fire Chief had a peer review conducted of the proposed Wildfire Development Permit Area boundaries that were recommended by B.A. Blackwell & Associates. The peer review found that the methodology used by B.A. Blackwell & Associates was sound. The peer review report also recommended that additional areas be included within the proposed Wildfire Development Permit Area: • The forests around Whonnock Lake; and • The forest area of Webster's Corners. On May 12, 2014, the peer review and outcomes were presented at Council Workshop. Council passed a resolution on May 27, 2014 directing the preparation of a Wildfire Development Permit 3 Area Guidelines Official Community Plan Amending Bylaw, along with an amendment to Development Procedures Bylaw No. 5879-1999 for Council consideration of First and Second Readings. Implementation of the Protection Plan recommendations has been ongoing since Council endorsement in 2007. The table below outlines the activity since that date. Table 1: Wildfire Protection Plan Recommendations and Implementation to Date Communication & Education ✓ Structure Protection (i.e. Wildfire DP) In Progress Emergency Response ✓ Training ✓ Fuel Management Future Implementation Item Post Fire Rehabilitation Future Implementation Item DISCUSSION: Outcome of Public Open House A public open house was held on June 25, 2014 at Fire Hall No. 1 and 16 people signed -in. A total of 277 letters advising of the open house were mailed out to all property owners living in Webster's Corners and Whonnock Lake, the two new proposed additions to the Wildfire Development Permit Area. Open house notifications were published in the Maple Ridge News on June llth, 13th 18th, and 20th. Additionally, information about the public open house was posted on the District website and the Fire Department webpage. A questionnaire was available at the open house for attendees to complete and was subsequently posted on the Fire Department webpage for three weeks from June 26th to July 10th. Only one questionnaire was completed and the comments are attached as Appendix C. The information presented at the public open house included the two new areas proposed for the Wildfire Development Permit Area (Webster's Corners and Whonnock Lake) as well as the background information and the highlights of the proposed Wildfire Development Permit. Comments from attendees at the event were mostly positive, although one developer expressed concern for the additional costs and stated that their company is not in support. A summary of the consultation events prior to the above open house are listed below and more detailed information on the outcomes are discussed in the January 7, 2013 and May 12, 2014 Council workshop reports. • Builders' Focus Group Meeting held at Fire Hall No. 1 - May 8, 2012 • Builders' Forum held at Fire Hall No. 1 - September 12, 2012 • Public Open House held at Fire Hall No. 1 - October 3, 2012 • 2nd Builders' Forum held at Fire Hall No. 1 - November 27, 2012 4 Official Community Plan Amending Bylaw No. 7101-2014: Section 919.1 of the Local Government Act permits the designation of Development Permit Guidelines for development areas at risk to hazardous conditions, such as wildfire. Development Permit Areas are designated by an Official Community Plan and as such, an amendment to the Official Community Plan is required. The proposed Amending Bylaw No. 7101-2014 is attached as Appendix A. The intent of Wildfire Development Permit Area Guidelines is to minimize the risk to property and people. Further, the intent is for these Guidelines to work in concert with all related regulations, guidelines and bylaws. The Guidelines contain four "Key Guideline Concepts", which will be applied to assess Wildfire Development Permit Area applications: 1. Locate development on individual sites so that when integrated with the use of mitigating construction techniques the risk of wildfire impacts is reduced; 2. Mitigate wildfire impacts, while respecting environmental conservation objectives and other hazards in the area; 3. Ensure identified wildfire interface risks are recognized and addressed within each stage of the land development process; and 4. Proactively manage potential fire behavior, thereby increasing the probability of successful fire suppression and containment and minimizing adverse impacts. There are four subsequent sections of the Guidelines document that provide guidance on achieving the above "Key Guidelines Concepts" and these are: 1. Design and Construction; 2. Building Design and Siting; 3. Wildfire Impact Mitigation through Design; 4. Landscaping and Open Spaces. Generally, the highlights of the draft Wildfire Development Permit Area Guidelines are as follows: • Buffer from Forest Edge: Where buildings are adjacent to a forest edge, the guidelines propose a 10 metre buffer, which may include a rear yard setback, public trail and/or public road. Additionally, FireSmart landscaping standards are proposed for application within rear yards to ensure minimal fuel loading within the buffer area. • Forest Edge Mitigation Measures: A Wildfire Mitigation Assessment report, prepared by a Registered Professional Forester is required and recommendations implemented. • Construction Materials: Appropriate construction materials and details are prescribed in the NFPA 1144 document, which is the National Fire Protection Association's standards for reducing structure ignitions from wildland fire and/or equivalencies meeting the intent as acceptable to the District's Fire Chief. 5 • Exemptions: Public works and services and maintenance activities carried out by or on behalf of the District are exempt. Interior renovations within an existing legally constructed building are also exempt. Partial exemptions permitted for: a) small renovations; b) subdivisions resulting in no more than two residential lots; c) properties being actively farmed. Clause 8.12.2(A)(2) of the Development Permit document states: The District of Maple Ridge Fire Chief may consider alternative design and construction solutions to the NFPA 1144 and 1141 standards if the alternate solution adheres to the intent of the Guidelines. See Wildfire Development Permit Application Checklist for details. The District's solicitor has provided input into the drafting of the Development Permit. Development Procedures Amending Bylaw No. 7102-2014: The Development Procedures Bylaw sets the requirements for all forms of development applications and includes specific requirements for each. The proposed amendment to the Development Procedures Bylaw (attached as Appendix B) is intended to provide more detailed information about what kind of information will be required for a Wildfire Development Permit Application and will generally serve as a submission checklist for applicants. For example, the checklist informs applicants on: • Items to be included with an application; • When the assessment of fire interface risks and mitigation report is required; • What information is to be included in the report and the professional qualifications required for undertaking the study; and • Additional information on risk mitigation during development and a recommendation to coordinate all relevant consultants of record on the project. The District's solicitor has provided input into the drafting of the Development Permit checklist. Concerns Regarding Additional Costs to Development Community The development community was made aware early in the process that there would be some costs associated with developments located directly adjacent to a forest area. In these locations, forest edges need to be assessed for wildfire hazard risk and mitigation requirements to comply with FireSmart standards. An assessment report for a development of minimal complexity proposed adjacent to a forest edge would be a minimum of $700 for a small one or two lot development and a minimum of $5,000 for a large subdivision. Size and complexity of the development site will increase the cost of the assessment report to an upward end of approximately $12,000 for a very 6 large and complicated development site. In most development situations risk mitigation work along the forest edge will coincide with work that would also be required for trail construction and/or riparian area enhancement, so additional costs for this work will typically be minimal if any. Additionally, the sides of buildings directly facing a forest edge will need to be considered if using flammable materials, such as vinyl siding, which melts under extreme heat exposing a highly flammable paper underneath. Non-flammable materials, such as hardy board, stone, or brick, may be used, but are more costly. Other options are currently available that are much less costly than high end non-flammable materials. One option that was discussed with developers back in 2012 was to install exterior sprinkler heads if using vinyl siding on the building faces exposed to the forest edge. External sprinkler heads cost between $120 to $250 per head. The number of external sprinklers that would be needed for a building face directly adjacent to the forest edge would vary, but on average with a sundeck included it is anticipated approximately five external sprinkler heads would provide appropriate coverage. Based on this average and using the higher estimate per head, the total cost per forest exposed building face would be a maximum of $1,250 (excluding tax). Since then, new technologies have continued to come onto the market, such as a non-flammable wrap for use under vinyl siding, thereby preventing the need for external sprinklers. Using this non-flammable wrap would be marginally higher in cost to the conventional flammable paper building wrap, but less than external sprinklers. Local Government Act Referral Requirements Section 879 of the Local Government Act sets the requirements for referrals to other agencies who may be affected by the proposed amendments to the Official Community Plan. As such, the Wildfire Development Permit Area Guidelines have been forwarded to the Agricultural Land Commission and School District 42 for formal comments to be received within 30 days. After First and Second Reading, the Wildfire Development Permit Guidelines will be forwarded to the Department of Fisheries & Oceans and the provincial Ministries of Environment, Transportation, and Wildfire Management with an invitation for comment. The Wildfire Development Permit Area Guidelines will be sent to the following organizations for information: • City of Pitt Meadows • District of Mission • UBC Malcolm Knapp Research Forest • Metro Vancouver Parks • Katzie First Nation • Kwantlen First Nation 7 INTERDEPARTMENTAL IMPLICATIONS: The technical working group will continue to work on implementation of the Wildfire Development Permit Area Guidelines as the internal processing of development applications will involve continued participation amongst Fire, Planning, Engineering, Building, Operations, and Parks & Leisure Services Departments. It is anticipated that assistance will be required from Information Services to update the internal and online mapping programs. FINANCIAL IMPLICATIONS: The Fire Department has submitted confirmation of the WFDP project work to UBCM, as required for payment of the $23,000 in grant funds. To date, UBCM has reported that they have received the information, but it has not yet been processed. NEXT STEPS: The Wildfire Development Permit Guidelines have been forwarded to the Agricultural Land Commission and School District 42 for formal comments with a request that they be received within 30 days. Comments from the Agricultural Land Commission will be required prior to the public hearing for the Official Community Plan Amending Bylaw No. 7101-2014, which is scheduled for October 21, 2014. CONCLUSION: The drafting of the proposed Wildfire Development Permit has resulted in much discussion and considerable review. The Guidelines have been written to be as flexible as possible with built-in exemptions and options if requirements are not feasible. The costs associated with a wildfire risk mitigation report and construction techniques are nominal in comparison to the overall cost of a project or house construction. Like all Development Permits, the Wildfire Development Permit establishes guidelines to meet the intent of the regulation - in this case, "for the protection of life and property in designated areas that could be at risk for wildland fire". Specific circumstances are always considered when Development Permits are being applied and alternative solutions are often identified. Ultimately, each Wildfire Development Permit will be approved and issued by Council. The application of the draft Wildfire Development Permit is intended to mitigate the risks associated with forest interface development. Mitigation measures are currently in place for risks associated with earthquakes, floods, and geotechnical issues and the impacts of a wildfire can be as devastating as any one of these other events. Serious wildfire events have the potential to devastate a community and the economic, social, and environmental effects may be felt for decades. As discussed in the report, the Maple Ridge Fire Department has already taken the recommended steps in communication and education, emergency response and training. Taking steps to reduce the risk to new development is another important step towards fulfilling the recommendations of the Maple Ridge Wildfire Protection Plan. 8 "Original signed by Lisa Zosiak" Prepared by: Lisa Zosiak, MRM, MCIP, RPP Planner "Original signed by Christine Carter" Approved by: Christine Carter M.PL., MCIP, RPP Director of Planning "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA. P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Wildfire Development Permit Official Community Plan Amending Bylaw No. 7101-2014 Appendix B - Maple Ridge Development Procedures Amending Bylaw No. 7102-2014 Appendix C - Open House Questionnaire - Comments Received -9 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7101-2014 A Bylaw to amend the Maple Ridge Official Community Plan Bylaw No. 7060-2014 WHEREAS, it is deemed expedient to amend the Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended: NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: 1. This bylaw may be cited as "Maple Ridge Official Community Plan Amending Bylaw. No. 7101-2014". 2. Table of Contents is amended as follows: i. Add the following under Chapter 8 Development Permit Area Guidelines: "8.12 Wildfire Development Permit Area Guidelines 8.12.1 Key Guideline Concepts 8.12.2 Guidelines" 3. Chapter 8 Development Permit Area Guidelines is amended as follows: a. Sub -section 8.2 Application and Intent be amended by adding the following after item number 6: "7. Wildfire Development Permit pursuant to Section 919.1(1)(b) of the Local Government Act for the protection of development from hazardous conditions on designated lands as identified on Map 1: Wildfire Development Permit Area." b. Sub -section 8.4 Development Permit Area Exemptions be amended by adding the following after item number 3: "4. A Wildfire Development Permit is not required for the following and will be confirmed in writing by the District: a) Where an exterior renovation or addition to an existing structure is less than 50% of the market value of the current structure a Wildfire Development Permit will not be required. b) Interior renovations to an existing lawfully constructed or legally non- conforming building or structure wholly contained within and not project beyond the foundation. c) If a subdivision results in the creation of no more than two residential lots, and all the guidelines contained in 8.12 Wildfire Development Permit are adhered to by the developer and/or builder, a Wildfire Development Permit will not be required. d) On lands where a farm use, as defined by the Agricultural Land Commission, is being practiced and where the building design for residential buildings comply with the NFPA 1144 (latest edition) building guidelines, a Wildfire Development Permit will not be required. Non- residential farm buildings are exempt from all Wildfire Development Permit requirements, as long as they are sited at least 10 metres away from all residential buildings. e) Public works and services and maintenance activities carried out by, or on behalf of, the District of Maple Ridge. f) Any construction of a building or structure or any alteration of land that does not require a permit from the District." c. Add the following as sub -section 8.12 Wildfire Development Permit Area Guidelines: "Intent The Wildfire Development Permit Area Guidelines are intended for the protection of life and property in designated areas that could be at risk for wildland fire and where this risk, in some cases, may be reasonably abated through implementation of appropriate precautionary measures. A Development Permit is required for all development and subdivision activity or building permits for areas identified as wildfire risk areas identified in attached Map 1: Wildfire Development Permit Area. A Development Permit may not be required under certain circumstances indicated in the Development Permit Exemptions, Section 8.4, Item 4. These Development Permit Guidelines are to work in concert with all other regulations, guidelines and bylaws in effect. 8.12.1 Key Guideline Concepts The intent of the Key Guideline Concepts is to ensure that development within the Wildfire Development Permit Area is managed to minimize the risk to property and people from wildland-urban interface fire and to further reduce the risk of potential post - fire landslides and debris flows. Applications for Wildfire Development Permits will be assessed against the following key guideline concepts: 1. Locate development on individual sites so that when integrated with the use of mitigating construction techniques the risk of wildfire impacts is reduced; 2. Mitigate wildfire impacts while respecting environmental conservation objectives and other hazards in the area; 3. Ensure identified wildfire interface risks are recognized and addressed within each stage of the land development process; and 4. Proactively manage potential fire behavior, thereby increasing the probability of successful fire suppression and containment and minimizing adverse impacts. 8.12.2 Guidelines A. Design and Construction 1. The design and construction of buildings and structures located within the boundaries of the Wildfire Development Permit Area (see attached Map 1: Wildfire Development Permit Area) shall be in accordance with 8.12 Wildfire Development Permit Area Guidelines. Specific details can be found in the standards set forth in the latest editions of the NFPA 1144 (Standard for Reducing Structure Ignition Hazards from Wildland Fire) and NFPA 1141 (Standard for Fire Protection Infrastructure for Land Developments in Suburban and Rural Areas); and 2. The District of Maple Ridge Fire Chief may consider alternative design and construction solutions to the NFPA 1144 and 1141 standards if the alternate solution adheres to the intent of the Guidelines. See Wildfire Development Permit Application Checklist for details. B. Building Design and Siting 1. NFPA 1144 (Standard for Reducing Structure Ignition Hazards from Wildland Fire) building guidelines are to be used for all new development; 2. Fire resistant building materials and methods; a) Class A or B rated roofing material on new roofs and >50% roof replacements b) All vents are screened with metal screens c) Non combustible soffits d) Overhanging projections protected e) Overhanging buildings protected f) Exterior vertical wall clad with ignition resistive material g) Non combustible window screens h) Non combustible 20 minute rated exterior doors i) Spark arrestors on all wood burning appliances j) Laminated or multi -paned windows 3. Buildings adjacent to the crest of a vegetated slope may require special mitigation measures determined by the Fire Department; and 4. Accessory buildings located within the Wildfire Development Permit Area buffer area, as identified in Item C(1) below, must meet the same building standards as the residential building(s). C. Wildfire Impact Mitigation through Design 1. The residential building elevation facing the forest edge should be located a minimum of 10 metres away from the adjacent high risk wildfire areas. 10 metre fire breaks must be created between all sides of the foundation and the forest interface (vegetation shall be modified to mitigate potential wildfire impacts within 10 metres of the foundations prior to the start of construction). The fuel break may include treating fuel on the existing parcel or developing a trail as a part of the fuel break, or included in an environmental and geotechnical setback if such treatment is mutually beneficial to the intent of the setback areas and FireSmart principles. 2. 10 metre fire breaks may incorporate cleared parks, roads, or trails; 3. Locate building sites in the flattest areas on the property and avoid gullies or draws that accumulate fuel and funnel winds; 4. To minimize the potential impacts to residential buildings in the Wildfire Development Permit Area, FireSmart standards should be incorporated taking into account: (1) siting form; (2) exterior design; and (3) finish of buildings and structures; 5. Steep roofs, hidden gutters around roofs and screens to cover attic vent openings are preferred in order to prevent the collection of leaves or needles and to reduce the risk of ember shower accumulation; 6. Where the District requires fire hydrants within a development, these must be fully functional prior to construction above the foundation level; 7. Where appropriate, if a trail system is planned for a subdivision and a park it should be capable of emergency vehicle access with a 1.5 metre trail base and a minimum of 2 metre cleared vegetation and pullouts for passing and turnaround every 500 metre (in areas where a 30 metre environmental setback is required, the District may consider including the trail within the 30 metre setback); and 8. Two means of access are preferred for subdivisions in a Wildfire Development Permit Area. If two access points are not possible then the single access must have the capability of accommodating two fire trucks - each with a width of 2.9 metres - safely passing each other. D. Landscaping and Open Spaces 1. Landscaping should be designed based on FireSmart landscaping standards so as to ensure minimal fuel loading within the landscaped areas and provide ongoing resistance to wildfire. The type and density of fire resistive plantings incorporated within landscaped areas should help mitigate the interface fire impacts; and 2. Removal of all debris (wood and vegetation) after land clearing for development must be completed prior to the registration of any new subdivision plan. 3. A landscaping security may be required for landscaping works in accordance with the Maple Ridge Landscape Security Policy No. 6.28." E. Map 1: Wildfire Development Permit Area tr U ti � cr J `'� 136 AVE 7 � �� — City of _ -- —0 Pitt Meadows ¢ a Y�� Ce �/04� 1-- u) /, N '' • r / N W a @r 132 AVE , 132 AVE / i N 'Si (•,c,6)v ����� �Q(0 i 131 AVE / 7 N- 4 p -Th,,,, �� 128 AVE Q 128 AVE i arm �r ' 11111111 �� 124 AVE 124 AVE an . ' ielpi icn r a ,. , , co 1 4 1 om i / • LcA co A ., rA 1 s i6, hi iii..., il i N N I DEWDNEY TRUNK RD • — i District of MI `�I ri* ��� ` honnockf 116 AVE _NIF lamAI �� reroco N )11Ep `�� , G AVE - liv. �w 41. ii 1 *R �' 112 AVE �tvQ� / .. N. 110 AVE jVE ‘ _ ibr cR� q�q 108AVE / H co H IIIP �N/co 104 AV N co CO N cn N k / V ,' 104 AVE /� 0 r rte./-ZA - ll 100 AVE N1 N (1) N ' 0 BELL 'VE co 96 AVE �/ M i'Wfrer, /\/, Z -Lo--\ N /-4111 j WILDFIRE DEVELOPMENT PERMIT AREA 1 MAP 1: WILDFIRE DEVELOPMENT PERMIT AREA CORPORATION OF THE DISTRICT OF MAPLE RIDGE MAPLE RIDGE PLANNING DEPARTMENT AUG 12, 2014 Not To Scale Maple Ridge Official Community Plan Bylaw No. 7060-2014 as amended is 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 ADOPTED the day of , 20 PRESIDING MEMBER CORPORATE OFFICER -7 APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7102-2014 A Bylaw to amend the Maple Ridge Development Procedures Bylaw Bylaw No. 5879-1999 WHEREAS, it is deemed expedient to amend the Maple Ridge Development Procedures Bylaw No. 5879-1999 as amended: NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: 1. This bylaw may be cited as "Maple Ridge Development Procedures Amending Bylaw. No. 7102-2014". 2. Maple Ridge Development Procedures Bylaw No. 5879-1999 be further amended by adding: Schedule J Wildfire Development Permit Application attached hereto. READ a first time the day of READ a second time the day of READ a third time the day of ADOPTED the day of , 20 , 20 , 20 ,20 PRESIDING MEMBER CORPORATE OFFICER Attachment: Schedule J DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT Development Application Submission Checklist Schedule J WILDFIRE DEVELOPMENT PERMIT APPLICATION A. INITIAL APPLICATION REQUIREMENTS The District will provide the opportunity for applicants to meet with staff from the appropriate departments early in the application process. Applications for Wildfire Development Permits are to be made to the Planning Department and must include the first five items listed below as the initial step in the process: 1) Site information based on a survey plan prepared by a certified B.C. Land Surveyor; 2) Current state of title certificate and copies of all restrictive covenants registered on title, including relevant schedules and attachments; 3) Location map; 4) Map or plan of the property including topography, natural features, existing structures, infrastructure, surface drainage, parcel boundaries, adjacent streets and rights-of-way; and 5) Detailed site plan and/or air photo overlay indicating the intended location of all proposed new lots, structures, approved environmental protection setback areas for watercourses, wetlands, and steep slopes, sewage disposal systems, stormwater detention, drainage works, driveways, parking areas or impervious surfaces, and servicing infrastructure. Also include details on the extent of the proposed site clearing. B. ASSESSMENT OF FIRE INTERFACE RISKS AND MITIGATION MEASURES Subsequent to a meeting with Planning, Fire, and Engineering staff, the following will be required: 1) Assessment of fire interface risks and mitigation measures by a Registered Professional Forester, qualified by training or experience in fire protection engineering, with at least two years' experience in fire protection engineering and assessment and mitigation of wildfire risks in British Columbia; and 2) A description of the methodology, criteria and assumptions used to undertake the assessment. 2- C. ASSESSMENT REPORT REQUIREMENTS The results of the assessment must include: 1) Identification of hazardous C2, C3 and C4 fuels at the wildland-urban interface edges of the planned subdivision and map these edges based on the drip -line of the trees at the wildland edge; 2) Recommendations for FireSmart fuel removal and fuel reduction zones to be completed for the entire development prior to Development Permit approval; 3) Recommendations for establishing defensive space around all buildings by spacing of all coniferous trees and maintaining and pruning of all remaining trees; 4) Recommendations for the type and placement of trees and other vegetation in proximity to the development; 5) Recommendations for the clean-up and proper disposal of combustible material remaining from construction as soon as construction is complete; 6) Recommendations for mitigation of wildfire risk on any wildland/green spaces to be handed over to the District; 7) Results of an assessment of "Wildland Fire Risk and Hazard Severity in the Structure Ignition Zone" as per NFPA 1144 (latest edition); 8) Recommendations for the removal and proper disposal of dead trees and continued efforts to keep the land free of accumulation of any dead trees; 9) Recommendations for removal and proper disposal of all tree limbs and shrubs that may overhang roofs or grow under building eaves and to continually maintain this condition; 10) Recommendations for the removal and disposal of all needles, dead twigs and branches, and to maintain the lands free of such accumulation; 11) A written synopsis demonstrating that the proposed development is consistent with the applicable Development Permit Guidelines as provided by the District, and NFPA 1144 (latest edition) (Standard for Reducing Structure Ignition Hazards from Wildland Fire) and NFPA 1141(latest edition) (Standard for Fire Protection Infrastructure for Land Developments in Suburban and Rural Areas) identifying any mitigation or compensation measures that may be specified as development permit or rezoning conditions; a. if alternative solutions are being proposed for the consideration of the Maple Ridge Fire Chief, as noted in Section 8.12.2(A)(2) of the Development Permit Area Guidelines, the alternative solutions must be provided by either a Fire Protection Engineer and/or a Registered Professional Forester registered with the Association of -3- BC Forest Professionals and other professionals as deemed necessary by the District. Note: The Registered Professional Forester must have at least two years' experience in fire protection engineering and with assessment and mitigation of wildfire hazards in British Columbia. The qualifications of the Registered Professional Forester must be acceptable to the District of Maple Ridge Fire Chief; 12) Conclusions of a qualified professional (as discussed in 11(a) above), accompanied by supporting rationale; and 13) The District may solicit a peer review by another qualified professional and/or ask for other additional information the District deems necessary. D. FURTHER CONSIDERATIONS 1) All wood, vegetation and construction debris identified in the Registered Professional Forester's report should be removed within three months of Development Permit issuance, or immediately during high fire risk seasons, and the District may require security in connection with such removal. 2) Coordination amongst all relevant consultants of record is recommended for final wildfire interface mitigation measures. Mitigation measures for wildfire areas must take place outside of approved environmental protection areas and geotechnical setback areas where possible, unless approved by the Fire Chief, Chief Building Official, and/or the District's Approving Officer. 3) All reports and information shall be prepared in a digital format, compatible with municipal GIS mapping program, as well as three paper copies and provided at the applicant's cost. All reports, opinions and plans shall be signed and sealed by the appropriate qualified professional. References: • National Fire Protection Association 1144 (Standard for Reducing Structure Ignition Hazards from Wildland Fire); • National Fire Protection Association 1141 (Standard for Fire Protection Infrastructure for Land Developments in Suburban and Rural Areas); • The Home Owner's FireSmart Manual - Protecting Your Home From Wildfire; • FireSmart - Protecting Your Community From Wildfire. -4- OnlineSurvey APPENDIX C (Completion rate: 100.0%) Do you live in a wildfire interface area? Response Chart Percentage Count Yes No 100.0% 1 0.0% 0 Total Responses 1 Do you think wildfire safety is an important issue in Maple Ridge? Please explain. No. We live in a rain forest. We have modern fire equipment and professional fire fighters. We live in a rain forest. But I get that the agenda is set and pushed by bureacrats, not caring about the difficulty the everyday Joe has in paying bills, let along adding to the cost of housing. For new development located within forest interface areas, do you think that taking measures to reduce the risk of wildfire hazard will help improve safety? Please explain. You don't need an 'area' to add common sense building requirements. Less bureaucracy people, not more. Are you interested in receiving public education and training on how to reduce wildfire hazard risk to your existing property? Please explain. I pay attention and amy taking care of my property. It would be HELPFUL if those of us east of 240th could burn debris more than twice a year. That way we could reduce the alleged fuel loads more regularly, rather than having to save it up for bigger burn piles twice a year. What are your suggestions on how to increase the community's safety from wildfire? Please explain. FIRE HYDRANTS would be helpful. It's scandalous that the consultants own reports HIGHLY RECOMMNED FIRE HYDRANTS in other communities, but our fire chief says fire hydrants are a red herring?? Access to a fire hydrant is PRIMARY FIRE PROTECTION. Can someone please acknowledge the lie? What's going on here?? Other comments? Please explain. IF wildfires were such a hazard, then boundaries wouldn't be needed. Look at the boundaries. They lack logic. Why are they in place? Why in those areas? It's so depressing watcihing government in action, fully choosing to avoid common sense. Where are our leaders?? MAPLE RIDGE Brit rah Columbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: 11-5255-50-080 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Award of Contract ITT-EN14-50 Sanitary Sewer Replacement on River Road (418m south of McKay Avenue) EXECUTIVE SUMMARY: As part of the District's Sewage System Rehabilitation Program, the sanitary sewer that services the Albion area has been systematically replaced over the past few years, except four sections south of McKay Avenue. These sections of sanitary sewer were identified for replacement in the 2014-2018 Financial Plan and entail the replacement of approximately 420 metres of sanitary sewer. Trenchless technology (pipe -bursting) was the appropriate sewer replacement methodology selected instead of open cut, due to site constraints. The project was tendered on July 18, 2014 and closed on August 7, 2014. One tender was received, submitted by PW Trenchless Ltd. at $528,687.70 (excluding taxes). Staff have reviewed the tender and recommend that the project proceed, with additional funding from the Sewage Rehabilitation Program to supplement the original budget of $450,000 that was based upon a preliminary estimate. Council approval to award the contract is recommended. RECOMMENDATION: THAT Contract ITT-EN14-50 Sanitary Sewer Replacement by Pipe Bursting on River Road (418m south of McKay Avenue) be awarded to PW Trenchless Ltd. in the amount of $528,687.70 excluding taxes; and THAT a contract contingency of 5% or $26,435 be approved to address additional contract items; and THAT the Financial Plan be amended to increase project funding by $105,122; and further THAT the Corporate Officer be authorized to execute the contract. DISCUSSION: a) Background Context: The sanitary sewer on River Road has been replaced and upsized over the years as part of Sewage System Rehabilitation Program, except the four sections south of McKay Avenue. The four sections are aged, undersized and require replacement. The replacement of the four sections of sanitary sewer was confirmed by system modelling for the update of the District's Sanitary Sewer Master Plan which is currently in progress. 1110 The work involves replacement of approximately 420 metres of sanitary sewer and the normal open cut method of replacement was a more expensive option due to BC Hydro having relocated two power poles inside the sanitary sewer right-of-way and the remaining power poles being too close to the sanitary sewer alignment. The trenchless technology (pipe bursting) is the most economical option to install the new sanitary sewer. The project was tendered on July 18, 2014 and closed on August 7, 2014. Tender results One tender was received from PW Trenchless Ltd. and opened in public. The tender price was $528,687.70 (excluding taxes). There are only three companies in western Canada that do this work for which PW Trenchless is the industry leader. Two companies from Alberta did not submit a tender. Staff have reviewed the tender received and recommend the award to PW Trenchless Ltd. b) Desired Outcome: The desired outcome is to construct the necessary sewer replacement to service the Albion area for both now and in the future. c) Strategic Alignment: The Corporate Strategic Plan has directed staff to manage municipal infrastructure through infrastructure plans. The design to upgrade this system has been completed and it is now appropriate to complete the construction. d) Citizens/Customer Implications: Construction will commence soon after the project is awarded and attempts will be made to minimize the impact to everyday traffic, residents, and businesses in the neighbourhood. River Road is expected to remain open to traffic throughout the construction. e) Interdepartmental Implications: The Engineering Department has worked with the Operations Department in developing this project. f) Business Plan/Financial Implications: Due to the complexity of this sanitary sewer replacement using pipe bursting, staff recommend a contract contingency of 5% in the amount of $26,435 be approved to cover the possible service connection re -grading to match the upsized sanitary sewer. The approved 2014-2018 Financial Plan provides $450,000 LTC 8646 and the difference of $105,122 will be funded from the Sewage System Rehabilitation Project under LTC 7916. CONCLUSIONS: The tender price of $528,687.70 excluding taxes by PW Trenchless Ltd. for Sanitary Sewer Replacement by Pipe Bursting on River Road (418m south of McKay Avenue) is the lowest compliant tendered price. It is recommended that Council approve the award to PW Trenchless Ltd. It is also recommended that the financial plan to be amended to increase project funding by $105,122 to fully fund the project including an appropriate contingency amount. "Original signed by Jeff Boehmer" "Original signed by Trevor Thompson" Submitted by: Jeff Boehmer, PEng. Financial Trevor Thompson, CGA Manager of Design & Construction Concurrence: Manager of Financial Planning "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA, PEng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer MAPLE RIDGE Brit rsh Co[umWa District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 25, 2014 and Members of Council FILE NO: 11-5255-40-133-04 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: River Road Traffic Calming and Proposed Interim Sidewalk (Darby to Carshill Street) EXECUTIVE SUMMARY: Council has placed a strong emphasis on improving walkability throughout the District as well as investigating traffic concerns in three key residential areas, namely 132 Avenue, 124 Avenue and River Road. In addition, as part of the Corporate Strategic Plan, Council supports a multi -modal transportation system within the District to provide citizens with safe, efficient alternatives for the movement of individuals and goods as well as promoting alternative modes of travel to reduce reliance on the automobile. River Road, from 207 Street to Carshill Street is one of the corridors under consideration for traffic calming or corridor management. In accordance with the draft Traffic Calming Policy (TCP) developed in 2012, there has been extensive consultation with area residents including a survey, workshops, the development and evaluation of concepts involving a Neighbourhood Traffic Advisory Committee (NTAC) and an Open House. The majority of residents along River Road support the traffic calming concept of traffic circles spaced along the corridor at appropriate intersections. The conceptual plan outlining the proposed traffic circles was presented to Council Workshop in November 2013 and staff are currently evaluating the feasibility of the proposed locations for the traffic circles, addressing driveway access constraints as well as determining if there are any property impacts, and how best to mitigate such concerns. There is $515,000 available in the Financial Plan for the three corridors under review, with approximately $275,000 allocated to River Road. However, there are outstanding commitments for the 132 Avenue and 124 Avenue traffic calming projects. The cost to construct the traffic circles on River Road is estimated to be over $750,000 - well in excess of existing funding. Through the consultation process, the residents voiced support for the consideration of a sidewalk along River Road from Darby Street to Carshill Street to improve walkability in the area. This section of River Road is also identified in the draft Strategic Transportation Plan as a medium-term priority for sidewalks along bus routes. Staff have prepared a design and cost estimate to construct an interim asphalt walkway along the south side of River Road, 850 metres in length that would include a concrete barrier to delineate pedestrians from the travelled lanes without requiring the acquisition of any property at an estimated cost of $250,000. Given constraints around the Carshill Street intersection there would be some selective tree removals as well as the construction of a retaining wall. The River Road interim sidewalk improvements are ready to be tendered should Council support its implementation. If approved, it is intended that construction would commence in October 2014, barring weather constraints which could potentially defer the construction until spring 2015. The work would be undertaken by Operations Department forces if available or by a private contractor. The traffic calming measures on River Road may be completed in future years using funds approved in the capital program for traffic calming. The purpose of this report is to ascertain Council's support for the construction of the interim sidewalk and the subsequent development of a capital project to construct the traffic circles along the River Road corridor. RECOMMENDATION: THAT funding of $250,000 from LTC 2168 (Traffic Calming) be re -allocated for the interim River Road sidewalk; and THAT construction of the interim River Road sidewalk (Darby Street to Carshill Street) be approved. DISCUSSION: a) Background Context: River Road, from 207 Street to Carshill Street is one of the corridors under consideration for traffic calming or corridor management. In accordance with the draft Traffic Calming Policy (TCP) developed in 2012, there has been extensive consultation with area residents including a survey, workshops, the development and evaluation of concepts involving a Neighbourhood Traffic Advisory Committee (NTAC) and an Open House. The majority of residents along River Road support the traffic calming concept of traffic circles spaced along the corridor at appropriate intersections. The conceptual plan outlining the proposed traffic circles was presented to Council Workshop in November 2013 and staff are currently evaluating the feasibility of the proposed locations for the traffic circles, addressing driveway access constraints as well as determining if there are any property impacts, and how best to mitigate such concerns. There is $515,000 available in the Financial Plan for the three corridors under review, with approximately $275,000 allocated to River Road. However, there are outstanding commitments for the 132 Avenue and 124 Avenue traffic calming projects. The cost to construct the six traffic circles on River Road is estimated to be over $750,000 - well in excess of existing funding. Through the consultation process, the residents voiced support for the consideration of a sidewalk along River Road from Darby Street to Carshill Street to improve walkability in the area. This section of River Road is also identified in the draft Strategic Transportation Plan as a medium-term priority for sidewalks along bus routes. Staff have prepared a design and cost estimate to construct an interim asphalt walkway along the south side of River Road, 850 metres in length that would include a concrete barrier to delineate pedestrians from the travelled lanes without requiring the acquisition of any property at an estimated cost of $250,000. Given constraints around the Carshill Street intersection there would be some selective tree removals as well as the construction of a retaining wall. The River Road interim sidewalk improvements are ready to be tendered should Council support its implementation. If approved, it is intended that construction would commence in October 2014, barring weather constraints which could potentially defer the construction until spring 2015. The work would be undertaken by Operations Department forces if available or by a private contractor. b) Desired Outcome: The intent of implementing traffic calming measures, in this case the construction of traffic circles along the River Road corridor is to address resident concerns around speed and volume. The construction of an interim sidewalk would also improve pedestrian walkability along the eastern half of the River Road corridor. c) Strategic Alignment: The interim River Road sidewalk supports the following key strategies identified in the District's Strategic Plan: • Maintain and enhance a multi -modal transportation system within Maple Ridge; • To provide citizens with safe, efficient alternatives for the movement of individuals and goods; and • Promote alternative modes (pedestrian, bike, public transit) of travel to reduce reliance on the automobile. d) Citizen/Customer Implications: It is anticipated that the construction of the interim sidewalk would take four weeks to complete starting in October 2014, or March 2015 if there were any weather constraints. No full road closures would be permitted. There may be single lane alternating traffic on River Road from 9:OOam to 3:OOpm only due to the narrow nature of the road corridor. Two-lane traffic will be maintained after working hours. e) Business Plan/Financial Implications: The project estimate for the interim River Road sidewalk includes a contingency. As with all projects of this nature, the contingency will only be used to fund unanticipated occurrences. There is $515,000 available in the Financial Plan for the three corridors under review, with the River Road portion allocated at approximately $275,000. However, there are outstanding commitments for the 132 Avenue and 124 Avenue traffic calming projects. The cost to construct the traffic circles is estimated to be over $750,000 - well in excess of existing funding. f) Alternatives Rather than re -allocating existing funds to construct an interim sidewalk to then be followed in the future by the construction of traffic circles along the River Road corridor Council may choose to fund the construction of the traffic circles alone, or with the inclusion of the interim asphalt sidewalk. CONCLUSIONS: The installation of the traffic circles will assist in traffic calming the River Road corridor. The construction of an interim asphalt sidewalk will improve walkability along the corridor, until such time as the road is upgraded to a full urban standard. "Original signed by Jeff Boehmer" "Original signed by Trevor Thompson" Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, CGA Manager of Design and Construction Concurrence: Manager of Financial Planning "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer British Columbia Deep Roots Greater Heights TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: August 25, 2014 and Members of Council FILE NO: Chief Administrative Officer ATTN: C.O.W. SUBJECT: Bylaw for Highway Closure & Dedication Removal for a Portion of the Lane Located North of the Property at 12018 Edge Street EXECUTIVE SUMMARY: At the Closed Council meeting of July 21, 2014, Council agreed to the terms for the disposition of a 222.9 square meter (2,413 sq. ft.) portion of the municipal lane located north of the property at 12018 Edge Street (outlined in bold and shown as Parcel 'A' on plan EPP38813 and attached as Schedule A to the bylaw). The owner of the properties at 12018 and 12038 Edge Street and 22554 and 22566 Brown Avenue has applied to rezone these properties to allow for a three tower residential/commercial development. The application is currently at third reading and the terms and conditions that must be satisfied prior to Final Reading include a requirement for the owner to acquire this portion of the lane from the District. In order to sell the subject property, Council would first have to pass the attached bylaw closing the highway and removing the road dedication. At that point, the District would take ownership, in title, and could dispose of the property as allowed under the Community Charter. RECOMMENDATION(S): That Maple Ridge Highway Closure and Dedication Removal Bylaw No. 7104-2014 be given first, second and third reading. DISCUSSION: a) Background Context: The attached advisory from the Government of British Columbia, titled "Highway Closure and Removal of Highway Dedication", describes the process as required under the Community Charter. Upon approval of the above recommendation, staff will provide public notice of the highway closure and road dedication removal in the local newspaper, in accordance with Section 94 of the Community Charter. Persons affected by the bylaw will be given an opportunity to submit written responses to the Corporate Officer for Council consideration before final reading. Operators of utilities would not be affected by the closure and no property owner will be deprived of access to his property. The closed portion of highway is intended to be consolidated with the property at 12018 Edge Street (see the attached plan EPP41517). 1112 b) Interdepartmental Implications: The Property Management Committee and the Planning and Engineering Departments support the highway closure and dedication removal. "Original signed by Ron Riach" Prepared by: Ron Riach Property & Risk Manager "Original signed by Christine Carter" Approved by: Christine Carter Acting General Manager - Public Works & Development Services "Original signed by Jim Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7104-2014 A Bylaw For Highway Closure and Dedication Removal within the Municipality. WHEREAS Council may, in the same bylaw, close all or part of a highway and remove the dedication of a highway; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Highway Closure and Dedication Removal Bylaw No. 7104-2014". 2. Attached hereto and forming part of this Bylaw is a copy of Reference Plan EPP38813 dated February 18, 2014 and prepared by S.P. Wade, a B.C. Land Surveyor, and marked as Schedule "A". 3. That portion of public highway comprised of 222.9m2 identified as Parcel `A' outlined in heavy black line on the aforementioned described Reference Plan is hereby declared stopped and closed to public traffic and shall cease forever to be public highway. 4. The portion of the public highway outlined in heavy black line on the Reference Plan attached to and made part of this Bylaw has its dedication as a highway removed. 5. Council shall, before adopting this Bylaw, cause Public Notice of its intention to do so to be given by advertisement once each week for two consecutive weeks in a newspaper published or circulating in the District of Maple Ridge. READ a first time the day of , 20 READ a second time the day of , 20 READ a third time the day of , 20 ADOPTED the day of , 20 PRESIDING MEMBER CORPORATE OFFICER Attachment: Schedule "A" Schedule A Maple Ridge Highway Closure and Dedication Removal Bylaw 7104-2014 REFERENCE PLAN TO ACCOMPANY THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE HIGHWAY CLOSURE AND DEDICATION REMOVAL BY—LAW NO. —2014 OF A PORTION OF LANE DEDICATED ON PLAN 8081 SECTION 20 TOWNSHIP 12 NEW WESTMINSTER DISTRICT Pursuant to Section 40 Community Charter. and Section 120 Land Title Act B.F135. 9213028 This plan lies within the Greater Vancouver Regional District 046 Na 6w 46'4113 the jsredich'an al Me Aggrom9 57 for tire Municipality of Maple Ridge Scale 1:500 waded Nat .sse a 9gu plan 4 a4 nmr la .4146 6 ria b n.ym ( 9 sae) .x646 platter n a rale o/I: s6G IFSENO syrnean wadpeia Food PM. • o standard Ian van Lead Plug 411 OO 5109430 Concrete Pan gam pvtr aR3orseinon W Orrret er 696084l38 AREA N0. 36-440£ RIDGE 1010 1460639095) Grid !canine are derived Morn *emotions between geodetic caging monuments ria plan shoes .4+eantal ground -level axes 13605 otherwise s53699. re ampule grid multiply distances, ground -level distances 6y the overage °umbel. factor at whch has ederived Pam'be.WOOS> and 94H9990 Wade Associates Land Surveying Ltd. I0pb sa33 and 63430 4616 {11947-a1 Phone 604-463-4751 "1ova br. 6 Plan 8091 PAI 8E0.20 BROWN AVENUE (Plan 8843) (PAm 9446) LOT (Plan 9687) Pasting Plan LMP18210 TP.12 A eM 2 Plan LMP19469 R a uairor Re1Plan 69394 11 Fon 9687 OEWONEY TRUNK ROAD 5 Plan 9687 Poon 9687 nr 7 Pan 11 Pan N. 9 tr- =?gi PLAN EPP 38813 / I / I / / I 1 1297 -aceta Plan 298 299 43724 300 301 Pon 20546 L . 1 Plan 25546 R/W Plan 18394 Posting Pion 014091 sax � I 0344 the were, aAs.�'anpme .09 18th day a/ February. 2014. �hiinislry Hama Community Charter The Minister News Reports & Publications •Governmfnt of British Columbia Ministry of COmmunity, port Cultural Development Search Contacts Wireless Wednesday, August 20, 2014 LGD Home > ... > Governance & Structure > Community Charter > Service & Regulatory Powers > Highway Closure Highway Closure & Removal of Highway Dedication Prior to the Community Charter municipalities had right of possession of local highways but ownership was in the name of the province. The Community Charter gives municipalities ownership of most municipal highways (exceptions are listed in s. 35(2)). Municipalities also have authority to regulate and prohibit in relation to highways, (subject to provincial legislation) and the authority to close highways. Since municipalities now own local highways (subject to the provincial right of resumption), provisions have been established if a municipality wants to use a portion of the highway for a different purpose, or if it wants to dispose of it. All of these provisions can be found in Part 3, Division 5 of the Community Charter. What is required 1. Highway Closure and Removal of Highway Dedication Municipalities can close a highway and remove its highway dedication by bylaw. These actions can be done either in one bylaw, or by separate bylaws. The bylaw(s) must include a reference plan or explanatory plan outlining the portion of road that will be affected. If done separately, the bylaws can be passed concurrently, or at different times. Prior to adopting a highway closure bylaw, a municipality must: • provide public notice in accordance with section 94; • provide an opportunity for persons who are affected by the bylaw to make representations to council; • deliver notice of its intention to close a highway to operators of utilities whose works council considers will be affected by the closure. The operator of a utility affected by a closure may require the municipality to provide reasonable accommodation of the utility's works. If the municipality and utility are unable to reach an agreement the matter may be settled by arbitration under the Commercial Arbitration Act; • ensure that a proposed highway closure does not completely deprive an owner of access to his/her property unless the municipality receives consent from the property owner or compensates the owner and provides alternative access; • refer any highway closure bylaws to the Minister of Transportation (through the local Ministry of Transportation District office) for approval where the proposed highway closure is within 800 metres of an arterial highway (note that specified District staff may grant such approval on behalf of the Minister of Transportation). Prior to adopting a highway dedication removal bylaw, a municipality must: • provide public notice in accordance with section 94; • provide an opportunity for persons who are affected by the bylaw to make representations to council; • obtain consent of the owner of property if the highway in question is part of a subdivision, where the highway has not been developed and the owner of the land who created the subdivision continues to own all the parcels. Circumstances in which these conditions apply are rare. 2. Raising Title Once the highway closure bylaw and removal of highway dedication bylaw are adopted, and the removal of highway dedication bylaw is filed in the appropriate Land Title Office, the property ceases to be a highway, its dedication as a highway is cancelled and title to the property will be registered in the name of the municipality, in accordance with section 120 of the Land Title Act. In order for title to be raised in the name of the municipality, the Land Title Office requires that municipalities submit the bylaw and plan package to the registrar, together with an application in Form 17, a Property Transfer Tax form and the prescribed fee. As raising title and disposing of the land may occur in close conjunction, note also the Land Title Office filing requirements discussed under Disposing of Property. 3. Disposing of Property Once title is raised, municipalities who want to dispose of the property must do so in accordance with the property disposal rules set out in Part 3, Division 3 of the Community Charter. If a municipality plans to dispose of property for a closed highway that removes public access to a body of water, it must either provide alternative public access to the same body of water, or set aside money in a reserve fund to acquire property that will provide public access to the same body of water. The Community Charter provides a provincial right to resume property that was once a highway for the purpose of: an arterial highway; other transportation purposes; or a park, conservancy, recreation area, ecological reserve or other area established under the Park Act, the Ecological Reserve Act, the Protected Areas of British Columbia Act or the Environment and Land Use Act. The right of resumption can be removed by order of the Minister of Transportation. Alternatively, the Minister of Transportation can by regulation set out the circumstances in which the right is automatically removed. The Minister of Transportation has adopted a regulation (BC Reg 245/2004 #'x(12 KB)) that provides that the right of resumption is automatically removed if the corporate officer of the relevant municipality files with the Land Title Office a statement certifying the following 3 facts: • the municipality has, by bylaw, closed the highway and removed its dedication; • the closed highway is not adjacent to a park, conservancy, recreation area, ecological reserve or other area established under the Park Act, the Ecological Reserve Act, the Protected Areas of British Columbia Act or the Environment and Land Use Act; and • the closed highway land is to be disposed of for either of the following two purposes: o in exchange for land necessary for the purpose of improving, widening, straightening, relocating or diverting a highway, or o to one or more adjacent land owners for the purpose of consolidating it with the landowners' existing adjacent parcel or parcels of land. The certifying statement must be satisfactory to the Land Title Office. Typically, this means a written statement from the municipality that: identifies the closed highway land; states the 3 conditions in the regulation; certifies that the land at issue satisfies those conditions and therefore the right of resumption is to be removed; is signed by the corporate officer; and is accompanied by the prescribed Land Title Office fee. Under this regulation, if the closed highway land satisfies the regulation — in other words, if the corporate officer of the municipality can certify that the transaction meets the circumstances set out in the regulation — then the municipality does not need a specific order removing the right of resumption. Instead, the right of resumption is automatically removed on the date that the certifying statement is filed in the Land Title Office. As noted, the municipality is responsible for satisfying itself that the 3 conditions in the regulation are met. This means the municipality is responsible for confirming the boundaries of the road in question and, in relation to the second condition (parks/conservancy), is responsible for confirming those boundaries relative to the boundaries of provincial parks/conservancy. To assist in determining the location of a road relative to provincial parks/conservancy, a municipality can obtain a list of provincial parks/protected areas in its region from the appropriate regional office of the Ministry of Environment: Cariboo (250) 398-4530 Kootenay (250) 354-6333 Lower Mainland (604) 582-5200 Okanagan (250) 490-8200 Omineca (250) 614-9911 Peace (250) 787-3295 Skeena (250) 847-7260 Thompson (250) 371-6200 Vancouver Island (250) 751-3100 Only if the municipality has confirmed that the road in question is in fact adjacent to a provincial park/conservancy would the municipality need to contact the Ministry of Environment regional planner to identify if there are any issues with the proposed disposal of the closed road. In that case, the matter would not be within the circumstances set out in the regulation. For any situations not covered by the regulation, a municipality will still need to seek a possible order from the Minister of Transportation to remove the right of resumption. In that case, municipalities should contact: Kirk Rockerbie Manager, Transportation Policy Branch Ministry of Transportation Phone: (250) 953-3068 E-mail: Kirk.Rockerbie@gov.bc.ca When to consider Municipal ownership and regulation of highways ensures that municipalities can manage their highways in a way that meets the needs of their communities. As well, it provides control over a land resource. Councils may want to consider closing a highway and removing the highway dedication as part of a major community redevelopment, as a rationalization of their road network system, or as a way to remove unused highways from their land bank and generate revenue or create a park. What to consider Councils may want to consider the following, particularly before undertaking a highway closure, where the tangible impact on the community and its residents is felt: • In what circumstances does council want to close a highway, remove the highway dedication and dispose of the property? Does council deal with requests on an ad hoc basis or in the context of a policy for closing of roads and disposing of property? Does council have a narrow policy (e.g. disposal only for consolidation with adjacent parcels) or broad policy (e.g. part of P3) for dealing with property disposal of former highways? Councils have broad authority to dispose of property in any way that best meets then needs of their communities (see Property Disposal). In many cases councils will want to provide the property of a former highway to the adjacent parcel owner so the parcels can be consolidated. In other circumstances councils may consider a policy of disposing highways as part of larger community redevelopments or for community purposes such as parks, squares or affordable housing. Councils will want to consider that any property made available is done so through a consistent process and provides equal opportunity for individuals to purchase. In those circumstances where a council is only making the land available to one purchaser, they must be aware that if the land is being provided for purchase at less than fair market value this is a form of assistance and for business this can only be done in the context of a partnering agreement. • Does council want to close a highway and remove highway dedication as one process or as separate processes? Most councils undertake highway closures because they intend to dispose of the property. If this is the case, it is appropriate to deal with the closure and removal of highway dedication together. However, if a council believes there may be the possibility of reusing the closed highway in the future for highway purposes, it should consider just closing the highway. If the intended closure may only be short term, council might want to use its temporary highway closure authority under section 38, rather than the permanent closure process. • What kind of notice should council give? Where councils pass concurrent highway closure and removal of highway dedication bylaws they can combine the notice and opportunities to make representations requirements. Section 94 sets out the requirements for public notice. Notice must be published in a newspaper and posted in the public notice posting places. If there is likely to be considerable local concern about closing a highway, the municipality may want to consider providing additional notice to residents or a public information session. Municipalities must provide an opportunity for the public to make representations to council. The form this representation takes is at the discretion of the municipality as the legislation is silent on this matter. Whatever form is selected should be clearly advertised in notice provided to the community Councils may want to develop a policy around what form of representation is appropriate for their community In developing such a policy, councils will want to consider the principles of fairness and equity. Every citizen and interest group should be given the same opportunity to make representations to council on a particular matter or issue. However, there is flexibility to provide different types of opportunities for representation for the different items that are set out in the Community Charter (e.g. for highway closure versus for a business regulation bylaw). • Where a municipality closes off access to a body of water, what is considered public access that is of at least equal benefit to the public? The legislation is silent on what constitutes property that provides public access to the same body of water that is of at least equal benefit to the public. Council has discretion to define what this is. The Land Title Act mandates that subdivision of water lots provides public access at regular intervals. Decisions on closure of access to water are best made in the context of the official community plan which establishes objectives and policies for parks and open space. The closure provision provides the option for consolidating access points to create the best opportunities for the public. Because citizens value the ability to access bodies of water, councils should first consider carefully the decision to close access. In situations like this councils may want to consider providing additional notice of the plan as there may be a general impact on the community for this type of closure. It may be difficult to find alternative access that is acceptable to citizens who are most likely to be impacted by a new public access location or that is affordable for a municipality, as it will be responsible for maintaining the access. • What procedures does council follow when undertaking a highway exchange? Highway exchanges are most commonly used where municipalities undertake a community development that requires reconfiguration of the highway network system. Developers provide land for a new highway dedication in exchange for a property elsewhere that has had the highway dedication removed. Municipalities undertaking highway exchanges will need to undertake the process required to pass the necessary bylaws that close and remove the highway dedication and dispose of the property. Property owners dedicating their land as highway will need to do so through subdivision. Timing of these processes may be an important consideration. Please direct questions or comments toAdvisory Services 4I MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: August 25, 2014 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended July 31, 2014 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 July 31, 2014 now be approved. GENERAL $24,727,570 PAYROLL $ 2,404,582 PURCHASE CARD $ 109.433 $27,241,585 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 • Emergency Communications - Dispatch levy 3rd quarter • GCL Contracting & Engineering - 232 St bridge replacement • Guillevin International - SCBA & equipment upgrades • Ridge Meadows Recycling Society - Monthly contract for recycling • Spyders Inc - Upgrade network infrastructure • The municipality acts as the collection agency for other levels agencies. The following collections were remitted in July. 1. BC Assessment Authority - 2014 requisition 2. City of Pitt Meadows - 2013 & 2014 dyking/drainage costs 3. G. V. Regional District - DCC collections Jan-Jun'14 4. Minister of Finance - School tax remittance d) Policy Implications: 245,292 182,183 616,343 169,721 232,794 government or $ 926,951 $ 410,302 $ 388,591 $ 16,988,960 Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended July 31, 2014 have been reviewed and are in order. Prepared by: G'Ann Rygg Accounting Clerk II Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME A & A Testing Ltd Ansan Industries Ltd BC Assessment Authority BC Hydro BC Hydro & Power Authority BC SPCA CUPE Local 622 Central 1 Credit Union Chevron Canada Ltd City Of Pitt Meadows Cobing Building Solutions Commercial Solutions Inc Crown Contracting Limited Delcan Corporation Emergency Communications Fitness Edge Forest Hills Ventures Ltd Fred Surridge Ltd Fricia Construction Inc GCL Contracting & Engineering Genesis Janitorial Service Ltd Golden Ears Ortho & Sports Gr Vanc Sewerage & Drainage Guillevin International Inc Insignia Homes Silver Valley Lafarge Canada Inc Mainland Civil Works Inc CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - JULY 2014 DESCRIPTION OF PAYMENT Storm sewer inspections Traffic control 2014 requisition Electricity Hammond sports field Hampton St residential development Pole relocation on 104th Ave Contract payment Dues - pay periods 14/13, 14/14 & 14/145 Property tax refund Gasoline & diesel fuel 2014 dyking/drainage costs due as per budget 2013 dyking/drainage costs based on actual Business Internet services - PMFRC 2014 property insurance - recreation facilities Memorial bench maintenance 2014 Education forum Electrical maintenance: Leisure Centre Randy Herman Building Pitt Meadows Days Firefighter protective wear 122 Avenue Street lighting (216 St. to 222 St.) Maple Meadows Way & Dunn Ave electrical work 232 Street bridge replacement - construction services Dispatch levy - 3rd quarter Fitness classes & programs Security refund Waterworks supplies Equestrian trail bridge works 232 Street bridge replacement Janitorial services & supplies: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Fitness classes & programs DCC collection Jan-Jun'14 Transfer station waste disposal Waste discharge industrial treatment fee - Cottonwood SCBA & equipment upgrades Firefighter equipment Firefighter protective wear Operations electrical supplies Water security improvement Security refund Roadworks material Hampton Street local area service 25,145 1,980 1,670 AMOUNT 15,236 19,021 926,951 118,768 28,795 27,925 41,642 38,962 63,015 124,200 286,102 3,151 90,089 1,882 83 505,508 10,332 4,726 1,145 15, 16,203 39,314 282 795 16,077 3,220 4,809 2,371 2,754 3,341 2,480 3,959 388,591 144 10,784 616,343 3,446 859 4,346 17,136 71,651 245,292 16,332 54,988 19,525 67,001 182,183 22,934 16,789 399,519 642,130 16,288 77,242 58,023 Manulife Financial Maple Ridge & PM Arts Council Maple Ridge Museum & Archives Martens Asphalt Ltd Medical Services Plan Mertin Nissan Ltd Minister Of Finance Mission Contractors Ltd Municipal Pension Plan BC Newlands Lawn & Garden Mainten Northwest Hydraulic Consultant Omni Development (240 St) Corp Owen Holdings Ltd Performance Controls Ltd Peter Dorozan Cable Communicat Pitt Meadows Heritage & Museum Premier Pacific Seeds Ltd Receiver General For Canada RGM Landscaping & Maint. Ltd Ricoh Canada Inc Ridge Meadows Search & Rescue Ridge Meadows Seniors Society Ridge Meadows Recycling Society Robert Glenn Nat Plant Nursery Scottish Line Painting Ltd Sentis Market Research Inc Spyders Inc Surrey Fire Service Tanguay, Daniel Total Energy Systems Ltd Employer/employee remittance Arts Centre contract payment Program revenue Jun Theatre rental Lighting console Quarterly contract payment Kanaka Way & 234A St intersection improvements Employee medical & health premiums 2014 Nissan Frontier truck School tax remittance Lougheed Hwy multi -use cycle path Employer/employee remittance Grass cutting Flood study Alouette Rivers Latecomer agreement payment Property tax refund Firehall cooling system addition for data systems New control box for Firehall A/C chiller Reprogramming Firehall environmental controls Fibre optic cabling RCMP cabling for IDENT Semi-annual fee for service Grass seed Employer/Employee remittance PP14/13, 14/14 & 14/145 Industry Canada radio license renewals Kanaka Business Park landscape maintenance Photocopier quarterly contract 2014 service agreement Quarterly operating grant Monthly contract for recycling Weekly recycling Litter pickup contract Recycling station pickup Festival grant Roadside waste removal Boulevard maintenance Road painting Parks & Leisure Services survey 2014 Upgrade network infrastructure Dispatch operating charges - Fire Dept. Dispatch operating charges - Public works Security refund Maintenance: Firehalls Leisure Centre Library Maple Ridge Museum Municipal Hall Operations Pitt Meadwos Family Rec. Centre Pitt Meadows Heritage Hall Pitt Meadows Museum Randy Herman Building RCMP South Bonson Community Centre Whonnock Community Centre 50,867 24,956 1,958 8,835 11,235 7,770 5,145 33,122 1,828 1,034,716 353 169,721 376 1,848 330 1,000 37 77,824 12,693 150,091 86,616 34,898 28,851 40,616 21,998 16,988,960 131,246 399,717 21,213 33,684 19,370 21,118 24,150 34,950 39,738 31,647 1,035,069 15,330 15,305 15,000 57,594 173,312 17,010 33,066 15,593 232,794 90,517 29,421 3,479 9,784 956 260 2,627 1,888 2,359 712 2,182 1,997 3,175 3,090 589 33,098 Urban Systems Veritec Consulting Inc Warrington PCI Management Workers Compensation Board BC Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements July 2014 Environmental management strategy ISMP monitoring program development Water meter design criteria & specific Zone storage and optimization study Sanitary network subcatchment A -K study Advance for Tower common costs 2013 2nd qtr remittance Professional fees PP14/14, PP14/145 & PP14/15 9,586 2,625 4,577 3,045 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2014\[Monthly_Council_Report_2014.xlsx]JUL'14 19,833 22,838 60,000 119,615 38,752 23,880,325 847,245 24,727,570 2,404,582 109,433 27,241,585 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: Aug. 25, 2014 and Members of Council FILE NO: T21-212-003 FROM: Chief Administrative Officer ATTN: C.O.W. SUBJECT: Adjustments to 2014 Collector's Roll EXECUTIVE SUMMARY: BC Assessment has revised the assessed value for the 2014 Collector's Roll through the issuance of Supplementary Rolls 3 through 5. The Collector is required to make all the necessary changes to the municipal tax roll records and reports these adjustments to Council. RECOMMENDATION(S): The report dated Aug. 25, 2014 is submitted for information. DISCUSSION: a) Background Context: Fourteen folios were adjusted in total: Two properties in the Whonnock area had their farm classification reinstated. As well, nine residential properties were reviewed and the assessments adjusted to more accurately reflect the values and conditions of the improvements. Two municipal properties, which were previously tenanted and rented and therefore taxable, are now vacant lots and therefore exempt. In addition, an appeal filed with the Property Assessment Appeal Board (PAAB) resulted in an adjustment to the assessed value of a commercial property at 207th and Lougheed Highway to more accurately reflect the value and condition of the improvements. (Municipal tax revenue changes: Decrease in Class 1 (Residential) $ 8,790; increase in Class 9 (Farm) $563; decrease in Class 6 (Commercial) $522) Page 1 of 2 1132 b) Business Plan/Financial Implications: There is a total decrease of $ 8,749 in municipal tax revenue. CONCLUSIONS: Adjustments by BC Assessment resulted in a decrease of $1,969,738 to the Residential assessment base, an increase of $18,546 to the Farm assessment base and a decrease of $41,000 to the Commercial assessment base. This report dated Aug. 25, 2014 is submitted for information and is available to the public. "Original signed by Silvia Rutledge" Prepared by: Silvia Rutledge Manager, Revenue & Collections "Original signed by Paul Gill" Approved by: Paul Gill, B.B.A.; C.G.A. General Manager: Corporate & Financial Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer Page 2 of 2 MAPLE RIDGE British Columbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: 25 -August -2014 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: 2014 Council Expenses EXECUTIVE SUMMARY In keeping with Council's commitment to transparency in local government, the attached Schedule lists Council expenses for 2014, updated to the end of July. The expenses included on the schedule are those required to be reported in the annual Statement of Financial Information and are available on our website. RECOMMENDATION: Receive for information Discussion The expenses included in the attached schedule are those reported in the annual Statement of Financial Information (SOFI), including those incurred under Policy 3.07 "Council Training, Conferences and Association Building". The budget for Council includes the provision noted in Policy 3.07 as well as a separate budget for cell phone and iPad usage. "Original signed by Catherine Nolan" Prepared by: Catherine Nolan, CPA, CGA Manager of Accounting "Original signed by Paul Gill" Approved by: Paul Gill, CPA, CGA GM, Corporate and Financial Services "Original signed by Jim Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer 1 of 1 1133 Schedule 1 2014 Council Expenses Month of Event Reason for expense Conferences & Seminars Community Events Mileage Memberships Business Meals Cell Phones / iPads Totals Ashlie, Cheryl January February March April May June July August September UBCM Conference - Whistler October iPad charges iPad charges RM South Asian Cultural Society -Annual Gala iPad charges Pitt Meadows Centenial Gala iPad charges MR Community Foundation - Citizen of the Year Urban Development Institute - Seminar iPad charges iPad charges November December Bell, Corisa January iPad & cell phone charges February iPad & cell phone charges March iPad & cell phone charges April iPad & cell phone charges May iPad & cell phone charges June iPad & cell phone charges July Cell phone charges August September October November December 95.00 100.00 100.00 30.00 5.35 18.19 18.19 18.19 5.35 5.35 30.00 295.00 70.62 395.62 93.09 93.09 71.69 71.69 93.09 71.69 57.78 552.12 552.12 Month of Event Reason for expense Conferences & Seminars Community Events Mileage Memberships Business Meals Cell Phones / iPads Totals Daykin, Ernie January February March April May iPad & cell phone charges BCRPA Membership iPad & cell phone charges iPad & cell phone charges iPad & cell phone charges LMLGA Conference - Whistler iPad & cell phone charges June iPad & cell phone charges July Cell phone charges August September UBCM Conference - Whistler October November December Dueck, Judy January iPad charges February iPad charges March iPad charges April iPad charges MR Community Foundation - Citizen of the Year Urban Development Institute - Seminar May iPad charges June iPad charges July August September UBCM Conference - Whistler October November December 60.00 1,023.25 54.37 98.50 78.83 77.03 77.30 77.57 73.90 59.38 1,077.62 - - 60.00 - 542.51 1,680.13 100.00 30.00 5.35 5.35 5.35 5.35 5.35 18.19 30.00 100.00 44.94 174.94 Hogarth, Al January iPad charges February iPad charges March RM South Asian Cultural Society -Annual Gala 95.00 iPad charges April Pitt Meadows Centenial Gala 100.00 Business Excellence Awards 75.00 iPad charges MR Community Foundation - Citizen of the Year 100.00 Urban Development Institute - Seminar 30.00 May FCM Conference - Niagra Falls 392.50 iPad charges June iPad charges Urban Development Institute - Seminar 60.00 July 10 Trends for Smarter Communities 37.07 August September UBCM Conference - Whistler 54.38 October November December 39.59 18.19 18.19 18.19 18.19 18.19 573.95 370.00 130.54 1,074.49 Month of Event Reason for expense Conferences & Seminars Community Events Mileage Memberships Business Meals Cell Phones / iPads Totals Masse, Bob January February March iPad & cell phone charges BC Economic Development Assoc - Ministers Dinner iPad & cell phone charges iPad & cell phone charges Chamber of Commerce general meeting April Business Excellence Awards iPad & cell phone charges May Cell phone charges June Urban Development Institute - Seminar July August September UBCM Conference - Whistler October November December 125.00 32.95 75.00 60.00 54.37 55.64 89.88 89.85 89.88 50.29 239.37 107.95 375.54 722.86 Morden, Michael January iPad charges February iPad charges March RM South Asian Cultural Society -Annual Gala 95.00 Chamber of Commerce general meeting 32.95 iPad charges April Pitt Meadows Centenial Gala 100.00 Business Excellence Awards 75.00 MR Community Foundation - Citizen of the Year 100.00 iPad charges Urban Development Institute - Seminar 30.00 May LMLGA Conference - Whistler 806.94 iPad charges June iPad charges July August September UBCM Conference - Whistler 54.37 October November December 39.59 39.59 39.59 39.59 39.59 39.59 891.31 402.95 237.54 1,531.80 Totals 2,842.25 1,275.90 60.00 1,953.81 6,131.96 MAPLE RIDGE British Co lumh la TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: August 25, 2014 FILE NO: MEETING: Committee of the Whole Corporate Records Management System Bylaw EXECUTIVE SUMMARY: A systematic approach to the management of records is essential for organizations to protect and preserve records as evidence of transactions. A records management system results in a source of information and business activities that can support subsequent activities and business decisions, as well as ensuring accountability to present and future stakeholders. The Corporate Records Management System Bylaw attached as Appendix I to this report will formally establish the District's records management system which is based on the system recommended by the Local Government Management Association. RECOMMENDATION: That Bylaw No. 7097-2014 be given first, second and third readings. DISCUSSION: Background Records management serves as a vital administrative function and ensures that our statutory obligation for the safekeeping of corporate records is met. With the implementation of the Laserfiche electronic document and records management system, records management staff has been reviewing our record keeping practices and developing new practices and processes for both electronic and hard copy records. The updating of our records management system provides the District of Maple Ridge with the ability to effectively and efficiently manage its recorded information. The proposed bylaw will formalize the records management system that has been in place in the District for many years and incorporates the changes new technology requires. The system is based on the Local Government Management Association records classification model which has been in use in many B.C. municipalities since the early 1988. Bylaw No. 7097-2014 authorizes the Corporate Officer to create and maintain a manual of procedures and policy that provides for the management of the records of the district from creation to final disposition in a manner that maintains the integrity and authenticity of records and meets all applicable laws. 1134 Interdepartmental Implications: All staff will be required to manage District records in accordance with the Records Management Manual. CONCLUSIONS: Adoption of the Corporate Records Management Bylaw will provide for a systematic approach to the management of District records to protect and preserve its records and to support subsequent activities and business decisions, as well as ensuring accountability to present and future stakeholders. "Original signed by Ceri Marlo" Prepared by: Ceri Marlo, C.M.C. Manager of Legislative Services and Emergency Program "Original signed by Paul Gill" Approved by: Paul Gill, B.B.A, C.G.A, F.R.M General Manager: Corporate & Financial Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer :cm CORPORATION OF THE DISTRICT OF MAPLE RIDGE Bylaw No. 7097-2014 A Bylaw to provide for the retention and disposition of records of the District of Maple Ridge WHEREAS it is the desire of the District of Maple Ridge to provide specific regulations with respect to the retention and disposition of corporate records; NOW THEREFORE the Council of the Corporation of the District of Maple Ridge enacts as follows: Citation 1. This Bylaw may be cited for all purposes as "Maple Ridge Corporate Records Management Bylaw No. 7097 -2014". Definitions 2. In this Bylaw: "Corporate Officer" means the municipal employee appointed as the Corporate Officer under section 148 of the Community Charter; "District" means the Corporation of the District of Maple Ridge; "record" includes books, documents, maps, drawings, photographs, letters, vouchers, papers and any other thing on which information is recorded or stored by graphic, electronic, mechanical or other means, but does not include a computer program or any other mechanism that produces records; "records management system" includes a system used by the District to manage the records of the District from record creation through to records disposition. Records Management System Established 3. The records management system currently used by the District is hereby established and authorized. Compliance with Records Management System 4. All records in the custody and control of the employees of the District are the property of the District. All records of the District must be kept in compliance with this records management system and this bylaw. All employees and management of the District must comply with this bylaw. Corporate Officer 5 The Corporate Officer is responsible for the management and maintenance of the records management system. The Corporate Officer is authorized to manage and maintain the records management system. Manual of Procedures and Policy 6. (a) The Corporate Officer is authorized to create and maintain a manual of procedures and policy (the "Manual"). Records of the District are created, accessed, maintained and disposed of only as provided by the Manual. 2 6. (b) The Manual must provide for management of the records of the District and include provisions regarding: i. the creation and organization of records; ii. the collection of records (including records not authorized for collection); iii. access to records; iv. disclosure of records; v. maintenance of records; vi. retention of records; vii. security of records; viii. storage of records; ix. preservation of records; x. disposal of records; and xi. any other matter(s) the Corporate Officer authorizes to be included in the Manual. Integrity and Authenticity Maintained 7. The records management system must maintain the integrity and authenticity of records made or kept in the usual and ordinary course of business. Authorization to Amend Manual 8. The Corporate Officer is authorized to amend the Manual. Compliance with Law 9. The records management system must comply with the Manual, applicable laws and any provincial, national or international standards adopted for use and contained in the Manual. Severance 10. If any section, subsection, clause or other part of this Bylaw is for any reason held to be invalid by the decision of a court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this Bylaw. READ A FIRST TIME this day of , 2014. READ A SECOND TIME this day of , 2014. READ A THIRD TIME this day of , 2014. ADOPTED this day of , 2014. PRESIDING MEMBER CORPORATE OFFICER