Loading...
HomeMy WebLinkAbout2015-01-05 Committee of the Whole Agenda and Reports.pdf City of Maple Ridge Note: If required, there will be a 15-minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each) 1:00 p.m. 1.1 2. PUBLIC WORKS AND DEVELOPMENT SERVICES Note: The following items have been numbered to correspond with the Council Agenda: 1101 2011-082-RZ, 10150 and 10190 Jackson Road, RS-3 and M-2 to R-1 and RS-1b Staff report dated January 5, 2015 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 to designate land use from Low/Medium Density Residential to Medium Density Residential and Conservation in the Albion Area Plan and that Maple Ridge Zone Amending Bylaw No. 6861-2011 to rezone from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban [Medium Density] Residential) to create approximately 45 single family lots be forwarded to a second Public Hearing as a result of the provision of new information. COMMITTEE OF THE WHOLE AGENDA January 5, 2015 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. The meeting is recorded by the City of Maple Ridge. Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Committee of the Whole Agenda January 5, 2015 Page 2 of 4 1102 2012-013-RZ, 24152 112 Avenue, RS-3 to RS-1b and P-1 Staff report dated January 5, 2015 recommending that Maple Ridge Official Community Plan Bylaw No. 7040-2013 to designate from Institutional to Low- Medium Density Residential and Park and to adjust the conservation area be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7041-2013 to rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban [Medium Density] Residential) and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a neighbourhood park using the Density Bonus option be given second reading as amended and be forwarded to Public Hearing. 1103 2012-109-RZ, 24979 108 Avenue, First Extension Staff report dated January 5, 2015 recommending that a one year extension be granted to rezoning application 2012-109-RZ to permit thirteen single family lots under the RS-1b (One Family Urban [Medium Density] Residential) zone. 1104 2012-049-SD, 12420 269 Street, Maple Benchlands Local Area Service Staff report dated January 5, 2015 recommending that a Local Area Service for enhanced landscape maintenance costs be authorized and that Maple Benchlands Local Area Service Bylaw No. 7098-2014 to permit a local service tax for enhanced landscape maintenance be given first, second and third readings. 1105 2014-075-DVP, 11365 244 Street, 24403, 24407, 24411 and 24415 113 Avenue, 24417 112 Avenue and 24413 113A Avenue Staff report dated January 5, 2015 recommending that the Corporate Officer be authorized to sign and seal 2014-075-DVP to reduce the interior side lot line setback of the R-1 (Residential District) zone for the Phase 2 lots at 24403, 24407, 24411 and 24415 113 Avenue, to reduce the rear yard setback for the Phase 2 lot at 11365 244 Street and to reduce the interior side lot line setback for proposed lots 57 through 59, 61 through 67 and 69 through 82 in Phase 3. Committee of the Whole Agenda January 5, 2015 Page 3 of 4 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Police Dispatch Services Staff report dated January 5, 2015 recommending that the Corporate Officer be authorized to renew the 5 year fee for service agreement with E-Comm. 1132 Fraser Valley Regional Library – 2015 Member Assessment Staff report dated January 5, 2015 providing an overview of the 2015 Fraser Valley Regional Library proposed budget. For information only No motion required 1133 Disbursements for the month ended November 30, 2014 Staff report dated January 5, 2015 recommending that the disbursements for the month ended November 30, 2014 be approved. 1134 Adjustments to the 2014 Collector’s Roll Staff report dated January 5, 2015 submitting information on changes to the 2014 Collector’s Roll through the issuance of Supplementary Roll 10. For information only No motion required 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 Committee of the Whole Agenda January 5, 2015 Page 4 of 4 7. ADJOURNMENT 8. COMMUNITY FORUM Checked by:________________ Date: ________________ 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 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: 2011-082-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Public Hearing OCP Amending Bylaw 6928 -2012 Zone Amending Bylaw 6861-2011 10150 and 10190 Jackson Road EXECUTIVE SUMMARY: Council rescinded third reading of Official Community Plan Amending Bylaw No. 6928-2012 and Zone Amending Bylaw No. 6861-2011 on July 22, 2014, to allow the applicant to conduct geotechnical investigation and remediation at 10150 Jackson Road. This work was required to ensure slope stability following two slope failure events in January 2014. The applicant has submitted a revised geotechnical report and has completed remediation on 10150 Jackson Road, therefore it is recommended that application 2011-082-RZ be forwarded again to Public Hearing. The purpose of this application is to rezone the subject properties (see Appendix A) from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to create approximately 45 single family lots. There are 45 lots proposed using the R-1 (Residential District) zone and a small portion of the subject properties will be zoned RS-1b (One Family Urban (Medium Density) Residential), in order to be consolidated with lands to the east located at 10151 248 Street. Once consolidation occurs, an additional 8 lots will be created through a subsequent subdivision application. First reading was granted on November 8, 2011 and second reading was considered and granted on June 12, 2012. The application was presented at Public Hearing on July 17, 2012, and third reading was granted July 24, 2012. The applicant requested and was granted a one year extension on July 9, 2013. Third reading was rescinded on July 22, 2014 due to slope failures. The ensuing new information triggers the need for a second Public Hearing. Rezoning application 2011-082-RZ received third reading prior to Council directing that the Albion Area Plan would be used as a pilot project area for the Community Amenity Zoning Program. Therefore, this application was not subject to the Community Amenity Contributions. The proposed OCP amendment achieves the same density increase as would be allowed by the density bonus provisions in the Zoning Bylaw. As third reading was rescinded due to a new geotechnical report submitted after two slope failures occurred in January 2014, staff recommend that this application should not be subject to the Community Amenity Contribution Program in Albion. An alternative is outlined in this report, should Council wish to require an amenity contribution. 1101 - 2 - RECOMMENDATIONS: 1.That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012, be forwarded to Public Hearing; 2.That Maple Ridge Zone Amending Bylaw No. 6861-2011, be forwarded to Public Hearing; and; 3.That the following terms and conditions be met prior to final reading: i.Approval from the Ministry of Transportation and Infrastructure; ii.Amendment to Official Community Plan Schedul e "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan and Schedule “C”; iii.Registration of a geotechni cal report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv.That the applicant undertakes the mitigation recommendations outlined in the revised geotechnical report prepared by GeoPacific Consultants Ltd. dated October 21, 2014 by entering into a Rezoning Servicing Agreement and providing a security as outlined in the Agreement; v.A “No Build Covenant for F uture Subdivision and Park D edication” Restrictive Covenant must be registered at the Land Title Office ; vi.Consolidation of the development site; vii.Road dedication as required; viii.Park dedication for the eastern portion of Lot B of BCP 46878 (10190 Jackson Road) and consolidation of the western port ion with Jackson Farm Park; and ix.A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. - 3 - DISCUSSION: a)Background Context: Applicant: Damax Consultants Ltd. Owners: Seyem’ Qwantlen Land Development Ltd. City of Maple Ridge Legal Descriptions: Lot: A, Section: 3, Township: 12,NWD Plan: EPP9830 Lot: B, Section: 3, Township 12, NWD Plan: BCP46878 OCP: Existing: Low/Medium Density Residential, Medium Density Residential Proposed: Medium Density Residential, Conservation Zoning: Existing: RS-3 (One Family Rural Residential) – minimum lot size of 8,000 m2 (2 acres), M-2 (General Industrial) – minimum lot size 2,000 m2 (0.5 acres) Proposed: R-1 (Residential District) – minimum lot size of 371 m2 (3,993 ft2), RS-1b (One Family Urban (Medium Density) Residential) – minimum lot size of 557 m2 (5,995 ft2) Surrounding Uses: North: Use: Park Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial) Designation: Conservation South: Use: Vacant Zone: R-1 (Residential District) Designation: Urban Residential East: Use: Vacant Zone: R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential Designation: Urban Residential West: Use: Park Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial) Designation: Agricultural Existing Use of Property: Vacant Proposed Use of Property: Single Family Residential Site Area: 4.2 hectares (10.3 acres) Access: Jackson Road Servicing requirement: Urban Standard - 4 - b)Project Chronology: The subject application was submitted in 2011, and received third reading in July 2012. Meanwhile, sanitary servicing and density review for the North Albion Area were the subject of two Council reports in July 2011 and March 2012, respectively. In November 2012, CitySpaces Consulting prepared an Amenity Zoning report. Shortly thereafter, the North Albion density review and the amenity zoning concept were combined and expanded to all of the Albion Area Plan as a pilot project, by Council resolution on November 26, 2012. The Albion Area Density Program was approved by Council on October 8, 2013. Since the subject application was in-stream and received third reading prior to November 2012, it was not subject to the Community Amenity Program requirements. A chronology of key dates for the subject application and the Albion Community Amenity Pilot Project is outlined below. 2011-082 History Date Albion Community Amenity Program History First Reading granted. November 8, 2011 March 27, 2012 Staff report presented to Council regarding increasing density in North Albion. A Council Resolution is passed that puts six in-stream development applications on hold. Public Hearing July 17, 2012 Third Reading granted. July 24, 2012 November 26, 2012 Staff report to Workshop recommending that the City Spaces report on amenities be received, and that the entire Albion Area Plan be used as a pilot project for amenity zoning. One Year Extension granted. July 9, 2013 Community Amenity Program bylaws given first and second reading and forwarded to Public Hearing. October 8, 2013 Community Amenity Program bylaws granted final reading. Two slope failures occur in proposed park area. January, 2014 Third reading rescinded instead of a second One Year Extension being granted. July 22, 2014 - 5 - c)Project History and Description: Geotechnical Background and Progress: In January 2014, after third reading had been granted, heavy rainfall resulted in two localized slope failures in the proposed park dedication area of 10150 Jackson Road. Since the failures occurred, the applicant has been actively working to stabilize the land. A peer review of the original geotechnical report has been submitted, and the project Geotechnical Engineer has prepared a new report and mitigation plan. The majority of the remediation components have been completed to date, with the exception of willow tree planting throughout the central park area and a retaining wall at the toe of the park slope. The developer intends to construct homes on lots 8-12, including a retaining wall along the rear property line to ensure backfill can be reinstated in a timely manner. In addition, the slope’s trench drains will be directed into the municipal storm sewer. The project Geotechnical Engineer, GeoPacific Consultants Ltd. concluded in their report that the slope failure events were a result of locally steepened slopes and a lack of drainage provision beneath the fills place over the dense native soils along the slope. In July 2014, the applicant’s contractor, under the direction of GeoPacific Consultants Ltd, re-graded the steep slope areas below the park trail to reduce the slope incline by approximately 0.5 metres (1.6 feet). Additionally, drainage improvements were made, which comprised of 18 trench drains at 5 metre (16 feet) intervals to depths ranging between 3 and 5 metres (10-16 feet). The slope fill material was compacted, hydro-seeded, and tested for stability. Above the park trail, two additional trench drains were added at 10 m intervals to a depth of 3.5 metres (11 feet). As a result of these drainage and grading improvements, GeoPacific Consultants Ltd. states that the static and seismic safety conditions are acceptable and are in fact much higher than generally accepted limits by the engineering community. The peer review Geotechnical Engineer concurs with this statement. Rezoning Proposal: The applicant proposes to rezone the subject properties, a former sand and gravel pit and a small portion of adjacent municipal land, to allow for future subdivision into approximately 45 R-1 (Residential District) lots over four phases as well as 10 additional lots when surrounding lands are consolidated. A very small portion of the north east corner of the site will be zoned RS-1b (One Family Urban (Medium Density) Residential), which will be consolidated with lands to the east under a future application. Approximately 552 m2 (5,900 ft2) of land will be dedicated in the north-western section of the property for park purposes at the time of rezoning. It will be necessary for the applicant to purchase the eastern portion of municipal property located at 10190 Jackson Road in order to proceed with this development application. The balance of the property will be subject to a ‘No Build’ Restrictive Covenant, meaning that no construction or development can occur on that portion of the property. The Restrictive Covenant will also stipulate that a portion of the remaining land must be dedicated in a subsequent subdivision stage. Dedication of the central portion of the subject property for park purposes will take place as a condition of the third phase of subdivision. The delayed park dedication, generally required as a - 6 - condition of final reading, will ensure that all planting in the park area is established prior to the City taking on ownership of this land. Subdivision Proposal: The applicant will be phasing the subdivision of the subject properties over four stages (see Appendix D). The first phase will create 7 single family lots (lots 38-44) fronting 101 Avenue and Jackson Road; some of the lots will be accessed via a rear lane. The un-subdivided portion of the subject properties will remain under the ‘No Build for Future Subdivision and Park Dedication’ Restrictive Covenant, meaning that no construction or development can occur on the land until the date outlined in the document. Any future development would need to comply with the predetermined development plan. The second phase will create two lots on the subject property (lots 45 and 46) and 2 lots in conjunction with lands to the south (lots 71 and 74). Once the first and second phases of subdivision have occurred, the third phase will create 37 R-1 (Residential District) single family lots accessed via 101A Avenue, 246A Street, and a lane extension (lots 1-37). The ‘No Build for Future Subdivision and Park Dedication’ Restrictive Covenant will need to be discharged at this stage of subdivision, and an additional 1.2 hectares (3 acres) of land will be dedicated as park to the City as park prior to subdivision approval, which will include a lookout area and a multipurpose trail connecting to existing trails to the north of the subject property. The fourth and final phase of the project will create 7 R-1 (Residential District) lots and one RS-1b (One Family Urban (Medium Density) Residential) lot (lot 54) fronting 247 Street on the east side of the subject property. Completion of an active subdivision application on the property located at 10151 248 Street (2014-032-SD) will allow for land consolidation to facilitate this fourth phase of development. The RS-1b (One Family Urban (Medium Density) Residential) zoned portion of the subject property will be consolidated with RS-1b (One Family Urban (Medium Density) Residential) land at 10151 248 Street to create the one of the lots in the phase 4 subdivision application. d)Planning Analysis: Official Community Plan : The subject site is located in the Albion Area Plan. Approximately 75% of the site is designated Low/Medium Density Residential, while the remainder is designated Medium Density Residential. Both these Official Community Plan designations permit single detached housing forms located in the Albion Area. The R-1 (Residential District) zone is in compliance with the Medium Density Residential designation, but the Low/Medium Density Residential designation would typically allow an RS-1b (One Family Urban (Medium Density) Residential) zone. The land to the south and east of the subject site (Upper Jackson Farm) is outside the Albion Area Plan and is designated Urban Residential. There is an active subdivision application (SD/040/09) on that land for R-1 (Residential District) zoned lots. - 7 - Albion Area Plan Chapter 10.2 of the Official Community Plan contains the policy framework for the Albion Area Plan. The development site is within the boundaries of the Albion Area Plan and as such, is subject to the land use designations, densities and policy framework contained within that Plan. In 2012, Council directed work to be undertaken on Amenity Zoning, to determine whether or not it would be feasible for the City [District] to utilize Amenity Zoning provisions to help provide needed community facilities in Albion. On November 26, 2012, Council was presented with the Amenity Zoning: Analysis and Options report prepared by CitySpaces Consulting. Following consideration and discussion of the details of that report, Council passed a resolution directing that the Albion Area (as defined by the area plan boundaries) would be used as a pilot project for the amenity zoning work. The details of the process and additional background are outlined in the report titled “Amenity Zoning Study and Albion Area Plan Review Update”, dated February 4, 2013 and attached as Appendix E. On July 8, 2013, Council gave first and second readings to the Official Community Plan, Zoning Bylaw and Reserve Fund bylaws associated with the Albion Community Amenity program. Final approval for the bylaws was granted on October 8, 2013. As outlined, this rezoning application has a lengthy and complicated history. The Albion Area Plan policies 10-4 through 10-8 outline the framework for community amenity contributions. This application includes a proposed land use designation change on a portion of the site from Low/Medium Density Residential to Medium Density Residential. Policy 10-7 of the Albion Area Plan states: 10-7 Maple Ridge Council may consider Density Bonuses as part of the development review process for Albion Area Plan amendment applications seeking a land use designation change that would permit a higher density than currently permitted. The language of the policy provides Council with the option of a community amenity contribution for those applications seeking a land use designation change. Given the history of this application (outlined in Section C) Project History and Description), the application was given third reading on July 24, 2012, four months prior to Council directing that the Albion Area be used as a pilot project area for the Amenity Zoning program. As a result, this application is not utilizing the density bonus provisions included in the Zoning Bylaw, but rather seeking a designation change to enable development at the medium density level. Albion Community Amenity Program As outlined in the Official Community Plan section of this report, the Albion Area Plan includes policies that provide the framework for the Community Amenity Program in Albion. The policies are supported by density bonus provisions in the Zoning Bylaw, specifically in Section 402(13)(1) for the RS-1d (One Family Urban (Half Acre) Residential) zone and (2) for the RS-1b (One Family (Medium Density) Residential) zone and Section 602 RM-1 (Townhouse Residential) zone. - 8 - The principle of density bonusing is that a property zoned RS-1b (One Family (Medium Density) Residential) which requires a minimum lot area of 557m2 could be developed to a higher density, in this case the R-1 (Residential District) standard of 371m2 provided the minimum lot area, width and length dimensions are met and a contribution of $3,100.00 per lot is made to the City. This approach is consistent for both the RS-1d (One Family Urban (Half Acre) Residential) and RM-1 (Townhouse Residential) zones. The amenity contributions are placed in a Reserve Fund (Bylaw 6997-2013) and can only be used within the boundaries of the Albion Area Plan and limited to the following eligible amenities: Park construction or maintenance; Multi-Use trail construction or maintenance; Civic facility / community gathering place construction or maintenance. The Planning Department is in support of the designation change and given the history of this project, is not recommending that a community amenity contribution be provided for this application. The Alternatives Section of this report provides an overview of what a community amenity contribution approach for this development site would contain if desired by Council. Zoning Bylaw: The current application proposes to rezone the properties located at 10150 and 10190 Jackson Road from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision into single family homes. All the proposed lots meet the requirements of these zones, however two variances to the Zoning Bylaw have been requested by the applicant, as outlined in the next section. Proposed Variances: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. The applicant has requested the following variances to the Maple Ridge Zoning Bylaw No. 3510 -1985: 1.Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601C (11), (b): to increase the maximum building height from 9.0 metres (29.5 ft) to 11.0 metres (36 ft). 2.Maple Ridge Zoning Bylaw No. 3510-1985, Part 6, Section 601C (11), (c), (ii): to decrease the rear yard setback for lots 29-39 from 8 metres (26 ft) to 6 metres (19.7 ft). The requested variances will be the subject of a future report to Council. - 9 - Development Permits: Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for all lands with an average natural slope of greater than 15 percent to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Development Information Meeting : A Development Information Meeting was held at Thomas Haney Secondary School on April 5, 2012. A summary of the comments and discussions with the attendees was provided by the applicant and included the following concerns: Impact of 248 Street properties’ views; and Pedestrian safety on Jackson Road. The applicant provided the following in response to the issues raised by the public: The existing grades on the subject site will be lowered substantially and as a result, will reduce the impact on views. Road improvements to increase pedestrian safety are proposed to include a sidewalk on the east side of Jackson Road and a multi-purpose trail on the west side to connect with the park to the south. A round-about traffic circle will be constructed at Jackson Road and 102 Avenue as part of a separate application (SD/040/09). e)Environmental Implications: As a result of steep slopes on the subject properties, the applicant has submitted a Natural Features Development Permit. A substantial amount of site grading has taken place to prepare the properties for development, under application 2012-009-DP. As part of the re-grading work, the applicant has entered into a servicing agreement to vegetate the park area. f)Traffic Impact: As the subject sites are located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Maple Ridge Zone Amending Bylaw will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application. - 10 - g)Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that any remediation work not completed prior to rezoning approval will require a Rezoning Servicing Agreement. Sanitary and storm sewer construction, as well as water main and street light installation on Jackson Road fronting this site, has previously been secured through the Rezoning Servicing Agreement for development of Upper Jackson Farm under approved application RZ/040/09. The Engineering Department has further advised that road dedication along the full length of the development site, including a portion of 10190 Jackson Road, to achieve the 26 metre road allowance required for an urban arterial, will be necessary for this project. h)School District Comments: A referral was submitted to School District 42 for comment on the proposed OCP amendment; however, no comments have been received to date. In past discussions with staff of the School District, it is clear that Albion Elementary is exceeding capacity. Therefore, an increase to the number of elementary-aged children as a result of this proposal will likely require those children to attend a school other than Albion Elementary. i)Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, from Low/Medium Density Residential to Medium Density Residential and 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 is determined to have no impact. j)Citizen Implications: Given the addition of further geotechnical information, restoration works and the emergence of more homeowners in the vicinity of the subject properties, it was considered prudent to proceed with a second Public Hearing for this development. k)Alternative: An alternative that Council may wish to consider is to require the proposed development application to align with the policies contained in Chapter 10.2 Albion Area Plan and the provisions of Section - 11 - 402(13) Density Bonus Amenity Contribution Regulation of the Zoning Bylaw. This would require that an amenity contribution of $3,100.00 for 38 of the 53 lots be made at subdivision, amounting to a contribution of $117,800 into the Amenity Reserve Fund. The following recommendation is provided for consideration: 1.That the Approving Officer be directed to charge an amenity contribution of $3,100.00, prior to subdivision approval, for each an every lot created on lands designated Low/Medium Density Residential that have a lot size of less than 557 m 2 and greater than 371 m², equivalent to the R-1 (Residential District) zone provisions. CONCLUSION: As the applicant has submitted a revised geotechnical report suitable to the City of Maple Ridge and has undertaken remediation of the future park area through improved drainage and re-grading, it is recommended that Official Community Plan Amending Bylaw No. 6928-2012, Zone Amending Bylaw No. 6861-2011, and application 2011-082-RZ be forwarded to Public Hearing for consideration. “Original signed by Amelia Bowden” _______________________________________________ Prepared by: Amelia Bowden Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by Frank Quinn” for _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – OCP Amending Bylaw No. 6928-2012 Appendix C – Zone Amending Bylaw No. 6861-2011 Appendix D – Subdivision Plan Showing Phasing Appendix E - Amenity Zoning Study and Albion Area Plan Review Update Report Appendix F – Overall Area Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jul 5, 2012 FILE: 2011-082-RZ BY: DT 10150 JACKSON ROAD & N/E PORTIONOF 10190 JACKSON ROAD CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT SUBJECT PROPERTIES ´ SCALE 1:2,500 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6928-2012 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 "A" & "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. 6928-2012 2.Schedule "A", Section 10.2.1 Land Use Designations, Albion Area Plan map is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 833, a copy of which is attached hereto and forms part of this Bylaw, is hereby re-designated to Medium Density Residential and Conservation. 3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 834, 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 12th day of June, A.D. 2012. READ A SECOND TIME the 12th day of June, A.D. 2012. SECOND READING WAS RESCINDED the 10th day of July, A.D. 2012. RE-READ A SECOND TIME the 10th day of July, A.D. 2012. PUBLIC HEARING HELD the 17th day of July, A.D. 2012. READ A THIRD TIME the 24th day of July, A.D. 2012. THIRD READING WAS RESCINDED the 22nd day of July, 2014. RECONSIDERED AND FINALLY ADOPTED , the day of , A.D. 2012. ___________________________________ _____________________________ MAYOR CORPORATE OFFICER APPENDIX B 24608246531 0 2 6 2 2468010087 2470610082 10098 2471210057 247502473 5 2474 5 1008610030 10058 1015124775 2478510040 1018024554/722461624632102501004324673 2469110074 102 9 2 10302 10306 10316 10067 10071 247262469610042 10048 10062 10031 247782475 1 10235 2460224636102652468510096 2470810079 10068 24742247302472 5 10022 10052 1006624770 247952462210309 246422465210 2 7 5 10046 10312 2468810045 10053 2472810038 247702479010307 10104 2453910303 2462010 2 8 924665 2466010 2 7 8 10066 10090 2467610059 2472010041 10065 2475 5 247662476 5 10042 10080 10076 10190 10150 10306 246262464010 2 6 8 2465810 2 8 6 10070 10078 10099 10039 10322 10032 24720 10081 10089 10097 2476010072 24780246622465024646246702466810054 10056 247362474024746247562477124630102562466110 2 7 2 10 2 9 5 2465210036 1029 6 1029 8 10076 10088 10049 10075 247501009210295 PARK BCP 47688 BCP 20685 63 BCP 33649 PARK PARK 8 5 68 12 62 49 9 20 5 22 BCP 17387 30 EPP 236451 B BCP 43808 43 46 EPP 9830 Provincial gravel pit 2 1264 127 67 63 14 15 47 51 43 39 BCP 46878 Rem A 27 31 16 Municipal gravel pit 3 PARK Section 3 Township 12 6 71 3 54 16 17 45 8 19 21 10 23 26 26 44 45 1 10 65 66 69 58 56 123 122 48 27 28 32 2 17 BCP 46878 Rem S . 1 /2 OF N .E . 1 / 4 SEC . 3 NWP 6502 BCP 46878 PARK 64 5 6 Rem N 1/2 of NE 1/4BCP 346359 69 70 PARKBCP 23574 120 44 50 53 6 BCP 17387 33 4 12 25 29 BCP 46878 Municipal gravel pit 47 EPP 23645 BCP38265 3 BCP 46878 BCP 46878 7 67 4 11 13 60 59 57 EPP 2364518 42 40BCP 17387PARK 15 BCP 46878 LOT A 2 4 10 6 9 5 66 64 61 2 41 37 38 34 13 24 14 *LMP 5856 B PARK 1 PARK A 8 65 7 68 EPP 2364555 1 121 46 52 7 35 36 11 3 25 P 38 40 9 EP P 2 430 7 EP P 2 364 9EP P 2 364 8 BCP 23 575 EP P 2 364 7BCP 20 686 EP P 2 364 9 LMP 42 377 EP P 2 430 7 EP P 2 364 8 EP P 2 364 7 EP P 2 364 7 BCP 1 7 3 8 9 EP P 2 430 7EP P 2 364 6 EP P 2 364 9EP P 2 364 7 BCP 3 8 2 6 6 BCP 23 575 LMP 42 377EP P 2 364 6 BCP 4 0 8 0 4 EP P 2 364 8 102 AVE JACKSON RD .102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No.Map No. From: To: 6928-2012833Low/Medium Density Residential, Medium Density Residential ConservationMedium Density Residential 1:3,500 Urban Area Boundary Urban Area Boundary 24608246531 0 2 6 2 2468010087 2470610082 10098 2471210057 247502473 5 2474 5 1008610030 10058 1015124775 2478510040 1018024554/722461624632102501004324673 2469110074 102 9 2 10302 10306 10316 10067 10071 247262469610042 10048 10062 10031 247782475 1 10235 2460224636102652468510096 2470810079 10068 24742247302472 5 10022 10052 1006624770 247952462210309 246422465210 2 7 5 10046 10312 2468810045 10053 2472810038 247702479010307 10104 2453910303 2462010 2 8 924665 2466010 2 7 8 10066 10090 2467610059 2472010041 10065 2475 5 247662476 5 10042 10080 10076 10190 10150 10306 246262464010 2 6 8 2465810 2 8 6 10070 10078 10099 10039 10322 10032 24720 10081 10089 10097 2476010072 24780246622465024646246702466810054 10056 247362474024746247562477124630102562466110 2 7 2 10 2 9 5 2465210036 1029 6 1029 8 10076 10088 10049 10075 247501009210295 PARK BCP 47688 BCP 20685 63 BCP 33649 PARK PARK 8 5 68 12 62 49 9 20 5 22 BCP 17387 30 EPP 236451 B BCP 43808 43 46 EPP 9830 Provincial gravel pit 2 1264 127 67 63 14 15 47 51 43 39 BCP 46878 Rem A 27 31 16 Municipal gravel pit 3 PARK Section 3 Township 12 6 71 3 54 16 17 45 8 19 21 10 23 26 26 44 45 1 10 65 66 69 58 56 123 122 48 27 28 32 2 17 BCP 46878 Rem S . 1 /2 OF N .E . 1 / 4 SEC . 3 NWP 6502 BCP 46878 PARK 64 5 6 Rem N 1/2 of NE 1/4BCP 346359 69 70 PARKBCP 23574 120 44 50 53 6 BCP 17387 33 4 12 25 29 BCP 46878 Municipal gravel pit 47 EPP 23645 BCP38265 3 BCP 46878 BCP 46878 7 67 4 11 13 60 59 57 EPP 2364518 42 40BCP 17387PARK 15 BCP 46878 LOT A 2 4 10 6 9 5 66 64 61 2 41 37 38 34 13 24 14 *LMP 5856 B PARK 1 PARK A 8 65 7 68 EPP 2364555 1 121 46 52 7 35 36 11 3 25 P 38 40 9 EP P 2 430 7 EP P 2 364 9EP P 2 364 8 BCP 23 575 EP P 2 364 7BCP 20 686 EP P 2 364 9 LMP 42 377 EP P 2 430 7 EP P 2 364 8 EP P 2 364 7 EP P 2 364 7 BCP 1 7 3 8 9 EP P 2 430 7EP P 2 364 6 EP P 2 364 9EP P 2 364 7 BCP 3 8 2 6 6 BCP 23 575 LMP 42 377EP P 2 364 6 BCP 4 0 8 0 4 EP P 2 364 8 102 AVE JACKSON RD .102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No.Map No. Purpose: 6928-2012834To Add To Conservation 1:3,500 Urban Area Boundary Urban Area Boundary CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6861-2011 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. 6861-2011." 2.Those parcels or tracts of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 1543 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), and RS-1b (One Family Urban (Medium Density) Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 8th day of November, A.D. 2011. READ a second time the 12th day of June, A.D. 2012. PUBLIC HEARING held the 17th day of July, A.D. 2012. READ a third time the 24th day of July, A.D. 2012. THIRD READING WAS RESCINDED the 22nd day of July, 2014. 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 APPENDIX C 1:3,50024608246531 0 2 6 2 2468010087 2470610082 10098 2471210057 247502473 5 2474 5 1008610030 10058 1015124775 2478510040 1018024554/722461624632102501004324673 2469110074 102 9 2 10302 10306 10316 10067 10071 247262469610042 10048 10062 10031 247782475 1 10235 2460224636102652468510096 2470810079 10068 24742247302472 5 10022 10052 1006624770 247952462210309 246422465210 2 7 5 10046 10312 2468810045 10053 2472810038 247702479010307 10104 2453910303 2462010 2 8 924665 2466010 2 7 8 10066 10090 2467610059 2472010041 10065 2475 5 247662476 5 10042 10080 10076 10190 10150 10306 246262464010 2 6 8 2465810 2 8 6 10070 10078 10099 10039 10322 10032 24720 10081 10089 10097 2476010072 24780246622465024646246702466810054 10056 247362474024746247562477124630102562466110 2 7 2 10 2 9 5 2465210036 1029 6 1029 8 10076 10088 10049 10075 247501009210295 PARK BCP 47688 BCP 20685 63 BCP 33649 PARK PARK 8 5 68 12 62 49 9 20 5 22 BCP 17387 30 EPP 236451 B BCP 43808 43 46 EPP 9830 Provincial gravel pit 2 1264 127 67 63 14 15 47 51 43 39 BCP 46878 Rem A 27 31 16 Municipal gravel pit 3 PARK Section 3 Township 12 6 71 3 54 16 17 45 8 19 21 10 23 26 26 44 45 1 10 65 66 69 58 56 123 122 48 27 28 32 2 17 BCP 46878 Rem S . 1 /2 OF N .E . 1 / 4 SEC . 3 NWP 6502 BCP 46878 PARK 64 5 6 Rem N 1/2 of NE 1/4BCP 346359 69 70 PARKBCP 23574 120 44 50 53 6 BCP 17387 33 4 12 25 29 BCP 46878 Municipal gravel pit 47 EPP 23645 BCP38265 3 BCP 46878 BCP 46878 7 67 4 11 13 60 59 57 EPP 2364518 42 40BCP 17387PARK 15 BCP 46878 LOT A 2 4 10 6 9 5 66 64 61 2 41 37 38 34 13 24 14 *LMP 5856 B PARK 1 PARK A 8 65 7 68 EPP 2364555 1 121 46 52 7 35 36 11 3 25 P 38 40 9 EP P 2 430 7 EP P 2 364 9EP P 2 364 8 BCP 23 575 EP P 2 364 7BCP 20 686 EP P 2 364 9 LMP 42 377 EP P 2 430 7 EP P 2 364 8 EP P 2 364 7 EP P 2 364 7 BCP 1 7 3 8 9 EP P 2 430 7EP P 2 364 6 EP P 2 364 9EP P 2 364 7 BCP 3 8 2 6 6 BCP 23 575 LMP 42 377EP P 2 364 6 BCP 4 0 8 0 4 EP P 2 364 8 102 AVE JACKSON RD .102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE ZONE AMENDINGBylaw No.Map No. From: To: 6861-20111543RS-3 (One Family Rural Residential), M-2 (General Industrial) R-1 (Residential District)RS-1b (One Family Urban (Medium Density) Residential) Urban Area Boundary Urban Area Boundary APPENDIX D [1] District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: February 4, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Workshop SUBJECT: Amenity Zoning Study and Albion Area Plan Review Update EXECUTIVE SUMMARY: At the November 26, 2012 Council Workshop, a public consultation process for the Amenity Zoning Study in the Albion Area was approved. Council directed staff to report back on a potential list of amenities prior to proceeding with the public consultation process. The purpose of this report is to present the potential list of amenities for the Albion Area. Also contained in this report is background information on the Albion Area Plan process to date, details on the public consultation process, and a discussion on in-stream applications. The report recommends a potential list of amenities to be presented at the public open house. In addition, the report’s Resolution is intended to satisfy relating to early and ongoing consultation under the Local Government Act. RECOMMENDATIONS: 1.THAT the Preliminary Albion Area Plan Amenities List be presented at the public open house; 2.In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii.The Board of the Regional District that is adjacent to the area covered by the plan; iii.The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v.School District Boards, greater boards and improvement district boards; and vi. The Provincial and Federal Government and their agencies. 3.And in that regard it is recommended that the only additional consultation to be required in respect of this matter beyond the public open house and online questionnaire and early posting of the proposed Maple Ridge Official Community Plan Amending Bylaw on the District’s website, together with an invitation to the public to comment is: a.Referral to School District 42. APPENDIX E [2] DISCUSSION: a)Background Context: In early 2012, the Planning Department had received a number of requests from the development community for residential densities in the Albion Area that were greater than those permitted in the Albion Area Plan. This led to the Council report, dated March 19, 2012, that discussed options for a density review process in the North Albion Area. The Resolution that was passed at the March 27, 2012 Council meeting is attached as Appendix A. The process that was endorsed by Council at the March 27th meeting for the processing of in-stream applications is consistent with past practices of Council and advice by our District solicitor. This process is as follows: 1.Applications that are in-stream and past Public Hearing proceed through to completion, subject to satisfying application requirements set by Council; 2.Applications that are in-stream or new, but have not proceeded to Public Hearing are proposed to be deferred until such time as the Albion Area Plan amendments are presented at Public Hearing and given Third Reading by Council; 3.There is an exception for new or in-stream applications that have not proceeded to Public Hearing and are in compliance with the current Albion Area Plan. These applications will not be deferred and are permitted to proceed through the approval process. A public open house was held on May 30, 2012, at Samuel Robertson Technical School, with approximately 160 people attending (78% of attendees stated they live in the Albion Area) where the community was asked to provide input on potential density increases in the northern portion of the Albion Area Plan. The feedback from this event and the online survey was generally in favour of increased density. Amenity Zoning Study By late spring, work also began on the amenity zoning report that was identified as a project item in the Planning Department’s 2012 Business Plan. City Spaces Consulting, the firm undertaking the Zoning Bylaw review, was hired to undertake this work. An update on this project was brought to the June 18, 2012 Council Workshop and the Resolution that was passed is attached as Appendix B. The Amenity Zoning: Analysis and Options report was brought to the November 26, 2012 Council Workshop, along with some draft Official Community Plan policy amendments that would set requirements for amenity contributions in the Albion Area Plan. The Resolution that was passed at the November 26, 2012 Council Workshop directed that the Albion Area be used as a pilot project for amenity zoning. The Resolution is attached as Appendix C. [3] b)Approved Public Consultation Program The following consultation process was approved by Council at the November 26, 2012 Council Workshop. Report back to Council on a potential list of amenities for the area within the Albion Area Plan. Consultation with the community, local developers and local organizations would occur and include discussions on: o the options available to Council to secure community amenities through amenity zoning; o general principles of amenity zoning; o the types of facilities that amenity contributions could help achieve; and o any other matters related to amenity zoning identified by Council. Preparation of a summary report outlining the feedback received from the consultation including changes and/or additions to the proposed policy options. Referral of the proposed OCP amending policies to the School Board for comment. Preparation of an Official Community Plan Amending Bylaw and First Reading report for an Amenity Zoning Framework including the identification of additional bylaw and policy amendments necessary to implement the Framework. c)Community Amenity Contributions and the Albion Area Plan Preliminary Albion Amenities List As requested by Council, the following is a preliminary list of amenities that could be considered for the Albion area. The list has been compiled through recent discussions with Council, ideas and suggestions made at the May 2012 Open House event, as well as research into amenity items in other communities. It has also been structured to provide some flexibility and opportunity for review by the community (through the Open House) and by Council. New Civic Facility – such as a new Albion Hall and purchase of the land; Multi-Use Path System – to expand on the network of equestrian trails (in collaboration with the Haney Horsemen Association); Park Construction and Improvements; Affordable, Special Needs and Rental Housing; Public Art. It is worth noting that cost estimates for a civic/community centre could be compared to the South Bonson Community Centre in Pitt Meadows. The cost to construct the building was approximately $5 million. The 12,000 sq. ft. building is certified as a LEED Gold and the City of Pitt Meadows received amenity contributions for that building from the surrounding Bonson Landing development. Estimates for the construction of a multi-use path range from $130 to $145 per lineal metre for a 2.5 metre wide trail, which is the standard in the Albion Area. Note that these figures are from quotes provided to the municipality in 2011. [4] Estimated Total Community Amenity Contributions (CAC) in Albion Area The March 19, 2012 Council workshop report identified an estimated lot yield that may be realized in the northern portion of the Albion Area through the proposed amendments to the Albion Area Plan zoning matrix. Through this preliminary analysis, it was estimated that approximately 250 additional lots would result in the northern portion of the Albion Area (see Appendix D), at a modest density increase, after adjusting for conservation ground truthing work. The estimated additional lots could further increase should Council direct higher residential densities in Study Areas 1 or 2 or in other parts of Albion. Table 1, below, was presented in the November 26, 2012 Council workshop report and is based on the preliminary research undertaken by GP Rollo & Associates. It identifies a range in the portion of the lift value, from 25% of lift value to 90% of lift value per dwelling unit, for single-family and multi- family residential. Table 1 Potential CAC Schedule per Dwelling Unit – Residential Zones Note: These rates are not reflective of profit after development, but are reflective of the lift in land value after rezoning and prior to development. % of Lift Value Single Family Townhouse Low Rise High Rise 90% $9,000 $7,200 $14,400 $5,400 75% $7,500 $6,000 $12,000 $4,500 50% $5,000 $4,000 $8,000 $3,000 25% $2,500 $2,000 $4,000 $1,500 Two different scenarios of how the above rates may be applied are presented in Table 2 below. The first scenario shows the community amenity contributions applied only to the 250 additional single family lots that are anticipated if a modest density increase is adopted in the northern portion of the Albion Area Plan. The second scenario shows the community amenity contributions applied to all the lots/units in the entire Albion Area that could be part of a current or future rezoning application. A rough estimate for the total number of lots/units remaining for build-out of the Albion Area Plan has been calculated at approximately 2000 single family lots and 800 townhouse units, but this could increase or decrease after more thorough analysis of potential lot yield with each development application and will also depend on the resulting land use designation and zoning. Table 2 Potential CAC Schedule Rates Scenario 1 Scenario 2 % of Lift SF Rate TH Rate Only the 250 New Lots Pay CAC All SF @ 2000 Lots Pay CAC All TH @ 800 Units Pay CAC 90% $9,000 $7,200 90% x 250 = $2,250,000 90% x 2000 = $18,000,000 90% x 800 = $5,760,000 75% $7,500 $6,000 75% x 250 = $1,875,000 75% x 2000 = $15,000,000 75% x 800 = $4,800,000 50% $5,000 $4,000 50% x 250 = $1,250,000 50% x 2000 = $10,000,000 50% x 800 = $3,200,000 25% $2,500 $2,000 25% x 250 = $625,000 25% x 2000 = $5,000,000 25% x 800 = $1,600,000 [5] A Clear and Consistent Program In the Amenity Zoning: Analysis and Options report prepared by City Spaces, it was emphasised that “amenity contributions should ensure consistency, clarity and viability in terms of outcomes relative to the development market and community interests”. The importance of this was recently highlighted in the Vancouver development community and resulted in a Globe & Mail article that was posted on the Urban Development Institute’s website (www.udi.bc.ca). In that article, the chair of the Urban Development Institute, Brian McCauley, stated “It’s not really so much about the money…If we can just understand the rules of engagement.” This emphasizes the need to establish a clearly defined framework based on a consistent approach. Amenity Contributions and Albion Case Studies Preliminary work was undertaken by GP Rollo & Associates on five case studies of various properties throughout Maple Ridge and this work was attached to the City Spaces report, Amenity Zoning: Analysis and Options. GP Rollo & Associates are currently working on additional case studies that are located within the Albion Area that will provide detailed information on the land lift potential associated with higher density zoning. Once this research is finalized, a recommended contribution rate that is appropriate for the Albion Area will be recommended for Council consideration. Long-Term Maintenance/Operations Costs It is important to note that amenity zoning contributions only cover the capital cost of the potential amenities. They do not cover ongoing maintenance, operation, or replacement costs. Other mechanisms will have to be explored for financing these life cycle costs over the long-term. d)Timeline for Public Consultation Process The following table identifies the dates and process outline for including the Amenity Zoning Study into the Albion Area Plan Review public consultation process. PUBLIC CONSULTATION PROCESS Anticipated Schedule March 13th PUBLIC OPEN HOUSE Re: Prioritizing List of Potential Amenities and Request Comments on Draft OCP Albion Area Amenity Contribution Policies and Servicing Strategies March 13-18th Online Public Questionnaire SPRING COUNCIL WORKSHOP Report on Open House Outcomes, Case Studies & Recommended Contribution Mechanisms [6] The open house will be an opportunity for the community to provide input into a variety of discussion topics including: 1.Summary of outcomes of the May 2012 Open House; 2.Servicing in the Albion Area; 3.Provide Information on Amenity Zoning Contributions; 4.Prioritizing Amenity Zoning Contributions in Albion Area; 5.Draft Policies for Amenity Zoning Contributions in Albion. Local Government Act Section 879 of the Local Government Act requires that Council give consideration to whether consultation with one or more of the persons, organizations, and authorities should be early and ongoing. Council must specifically consider whether consultation is required with the authorities listed in item (2) of Section 879 below. Due to the introduction of the amenity zoning study into this Official Community Plan amendment process, the requirements under Section 879 have been included in the Recommendations for this report. “Consultation during OCP development Section 879 (1) During the development of an official community plan, or the repeal or amendment of an official community plan, the proposing local government must provide one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected. (2) For the purposes of subsection (1), the local government must: a.Consider whether the opportunities for consultation with one or more of the persons, organizations and authorities should be early and ongoing, and i.The board of the regional district in which the area covered by the plan is located, in the case of a municipal official community plan, ii.The board of any regional district that is adjacent to the area covered by the plan, iii.The council of any municipality that is adjacent to the area covered by the plan, iv. The council of any municipality that is adjacent to the area covered by the plan, v.First nations, vi. School district boards, greater boards and improvement district boards, and vii. The Provincial and federal governments and their agencies. (3) Consultation under this section is in addition to the public hearing required under section 882(3) (d). [7] In addition, Section 881 of the Act requires consultation with the School Board during the preparation of an Official Community Plan amendment: (1) If a local government has adopted or proposes to adopt or amend an official community plan for an area that includes the whole or any part of one or more school districts, the local government must consult with the boards of education for those school districts a.At the time of preparing or amending the community plan, and b.In any event, at least once in each calendar year. As noted above, the approved consultation program provides opportunities for public consultation at an open house and via an online public questionnaire. It has been determined that no additional consultation beyond the Council approved process is required, except that a referral to the School District 42 is recommended. e)Citizen/Customer Implications: The approved public consultation process will involve inviting the community to participate in another public open house to update them on the Albion Area Plan review process and servicing of the Albion Area, provide information on amenity zoning contributions and request their input on identifying and prioritizing the list of potential amenities for the Albion area. f)Interdepartmental Implications: Staff from other departments will become more involved in Amenity Contribution items, as the process unfolds. Depending on how the list of draft Albion Area Amenity items is prioritized, staff from Parks & Leisure Services, Engineering and Operations will be consulted. For setting up a formalized structure to receive Amenity Contributions, involvement of staff from the Finance department will be necessary. It is anticipated that the Engineering Department will be bringing a report to Council Workshop on March 4, 2013 regarding their engineering servicing review of the Albion Area. This will provide the basis of information for their materials at the March 13, 2013 public open house. g)Business Plan/Financial Implications: The Amenity Zoning report is identified in the Planning Department’s 2012 Business Plan. h)In-Stream Applications Two types of applications are being received for the North Albion Area. The first are applications that meet the current Official Community Plan. As per Council’s Resolution passed on March 27, 2012, any applications meeting the current Official Community Plan are not being deferred. Applications seeking higher densities than the current Official Community Plan are being deferred as per Council resolution, pending the outcome of the North Albion Plan review and Amenity Contribution Study. From discussions with applicants seeking higher densities there appears to be a sense within the development community that the higher density plan has already been approved. While a conclusion to the North Albion Plan review and the Amenity Contributions Study is anticipated over the next few months, it has become challenging to explain to those applicants seeking higher densities that the public process needs to be completed prior to final decisions being made. [8] Through discussions with applicants seeking higher densities, applicants were asked if they would be prepared to pay a voluntary amenity contribution as an interim step. None of the applicants asked were in favour of this, citing the need for a clear, consistent and defined program, rather than “negotiating” contributions. As stated, the schedule anticipates the review and the public process being completed in the next few months. Some applicants seeking higher densities would like to see their applications brought forward in advance of this process. Advancing these applications could result in Council considering these in the absence of potential amenity contributions. In addition, Council would be considering these applications on an individual basis prior to the conclusion of the plan review. CONCLUSION: In November 2012, Council approved Albion Area Plan boundaries as a pilot project for the Amenity Zoning Study. This report provides Council with a preliminary list of amenities for the Albion Area, details on the public consultation program and a discussion on in-stream applications. The process adopted by Council is nearing completion. This will include the case studies information, which will enable Council to make a fully informed decision on appropriate community contribution rates for the Albion Area. These are expected to be completed by mid-March. The ongoing public process will also be concluded keeping in mind that any change to the Official Community Plan or rezoning applications will require a public hearing. “Original signed by Lisa Zosiak” ________________________________________ Co-Prepared by: Lisa Zosiak Planner “Original signed by Jim Charlebois” _______________________________________________ Co-Prepared by: Jim Charlebois, MURP, MCIP, RPP Manager of Community Planning "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM Public Works & Development Services "Original signed by J.L. (Jim) Rule" _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer ATTACHMENTS: Appendix A: Council Resolution from March 27, 2012 Council meeting Appendix B: Council Resolution from June 18, 2012 Council meeting Appendix C: Council Resolution from November 26, 2012 Council meeting Appendix D: Map of North Albion Area Plan Review – Study Areas 1 & 2 APPENDIX F CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: January 5, 2015 and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2012-013-RZ FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W SUBJECTSUBJECTSUBJECTSUBJECT: FirstFirstFirstFirst and Second Readingand Second Readingand Second Readingand Second Reading Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Bylaw No.Bylaw No.Bylaw No.Bylaw No.7040704070407040----2013201320132013 and and and and Second ReadingSecond ReadingSecond ReadingSecond Reading Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.7041704170417041----2013201320132013 24152 112 Avenue24152 112 Avenue24152 112 Avenue24152 112 Avenue EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 24152 112 Avenue, from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a neighbourhood park. The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of a minimum of 371 m². The required amenity fee of $3,100.00 for each lot less than 557 m² will be collected by the Approving Officer at the subdivision approval stage. The subject property is currently designated Institutional and Conservation and was intended for a joint school and park site. However, a letter from School District 42 was received on November 10, 2009, indicating that at the time, they were not in a position to purchase the subject property for a school. Comments received from School District 42 on November 5, 2014 state that the information provided in the November 10, 2009 letter has not changed and will not change until after a Facilities Consultation and Strategic Facilities Plan has been completed. This consultation is expected to occur by October 2015. It is our understanding that School District 42 has purchased two lots on 104 Avenue (24137 104 Avenue and the adjacent property to the west) and have noted that these properties are considered the priority school site in Albion. Seigel Creek is located along the length of the western property line, and the setback area for the steep slopes and creek will be dedicated as park for Conservation. In addition, approximately 0.81 hectares (2 acres) of parkland is proposed to be purchased by the City of Maple Ridge (the City) for a Neighbourhood Park, in the northeast portion of the subject property. This application requires an amendment to the Official Community Plan (OCP) to re-designate the land use from Institutional to Low-Medium Density Residential and Park, and to adjust the area designated Conservation around the watercourse and steep slopes. 1102 - 2 - On January 14, 2014 Council gave first reading to Zone Amending Bylaw No. 7041-2013 to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) and considered the early consultation requirements for the OCP amendment. RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS: 1.1.1.1. That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 be given first and secondbe given first and secondbe given first and secondbe given first and second reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing; 2.2.2.2. That, in accordance with Section 879 of the That, in accordance with Section 879 of the That, in accordance with Section 879 of the That, in accordance with Section 879 of the Local Government Act,Local Government Act,Local Government Act,Local Government Act, opportunity for early andopportunity for early andopportunity for early andopportunity for early and onononon----going consultation has been provided by way of posting Official Community Plan Amendinggoing consultation has been provided by way of posting Official Community Plan Amendinggoing consultation has been provided by way of posting Official Community Plan Amendinggoing consultation has been provided by way of posting Official Community Plan Amending Bylaw No. Bylaw No. Bylaw No. Bylaw No. 7040704070407040----2013201320132013 on the municipal website and requiring that the applicant host aon the municipal website and requiring that the applicant host aon the municipal website and requiring that the applicant host aon the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to provide anyprovide anyprovide anyprovide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3.3.3.3. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 be considered in conjunctionbe considered in conjunctionbe considered in conjunctionbe considered in conjunction with the Capital Expenditure with the Capital Expenditure with the Capital Expenditure with the Capital Expenditure Plan and Waste Management Plan;Plan and Waste Management Plan;Plan and Waste Management Plan;Plan and Waste Management Plan; 4.4.4.4. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 isisisis consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan; 5.5.5.5. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7041704170417041----2013201320132013, as amended in the Council report dated January, as amended in the Council report dated January, as amended in the Council report dated January, as amended in the Council report dated January 5, 2014, 5, 2014, 5, 2014, 5, 2014, be gibe gibe gibe given second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing; 6.6.6.6. That the following terms and conditionThat the following terms and conditionThat the following terms and conditionThat the following terms and conditions be met prior to final reading:s be met prior to final reading:s be met prior to final reading:s be met prior to final reading: i.i.i.i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receiptRegistration of a Rezoning Servicing Agreement as a Restrictive Covenant and receiptRegistration of a Rezoning Servicing Agreement as a Restrictive Covenant and receiptRegistration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined of the deposit of a security, as outlined of the deposit of a security, as outlined of the deposit of a security, as outlined in the Agreement;in the Agreement;in the Agreement;in the Agreement; ii.ii.ii.ii. Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion AreaAmendment to Official Community Plan Schedule "A", Chapter 10.2 Albion AreaAmendment to Official Community Plan Schedule "A", Chapter 10.2 Albion AreaAmendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: AlPlan, Schedule 1: AlPlan, Schedule 1: AlPlan, Schedule 1: Albion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”; iii.iii.iii.iii. Road dedication on Road dedication on Road dedication on Road dedication on 112 Avenue,112 Avenue,112 Avenue,112 Avenue, as required;as required;as required;as required; iv.iv.iv.iv. Park dedication as required, including construction of multiPark dedication as required, including construction of multiPark dedication as required, including construction of multiPark dedication as required, including construction of multi----purpose trails;purpose trails;purpose trails;purpose trails; v.v.v.v. A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred; vi.vi.vi.vi. Registration of a Restrictive Covenant for the geotechnical report which addresses theRegistration of a Restrictive Covenant for the geotechnical report which addresses theRegistration of a Restrictive Covenant for the geotechnical report which addresses theRegistration of a Restrictive Covenant for the geotechnical report which addresses the suisuisuisuitability of the tability of the tability of the tability of the subject propertysubject propertysubject propertysubject property for the proposed development;for the proposed development;for the proposed development;for the proposed development; vii.vii.vii.vii. Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Stormwater ManagementStormwater ManagementStormwater ManagementStormwater Management;;;; viii.viii.viii.viii. Removal ofRemoval ofRemoval ofRemoval of existing buildingexisting buildingexisting buildingexisting buildings;s;s;s; andandandand - 3 - ix.ix.ix.ix. In addition to the Site Profile, a disclosure statement must be submitted by aIn addition to the Site Profile, a disclosure statement must be submitted by aIn addition to the Site Profile, a disclosure statement must be submitted by aIn addition to the Site Profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuelProfessional Engineer advising whether there is any evidence of underground fuelProfessional Engineer advising whether there is any evidence of underground fuelProfessional Engineer advising whether there is any evidence of underground fuel storage tastorage tastorage tastorage tanks on the subject propertynks on the subject propertynks on the subject propertynks on the subject property. If so, a Stage 1 Site Investigation Report is. If so, a Stage 1 Site Investigation Report is. If so, a Stage 1 Site Investigation Report is. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site. DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION: 1)1)1)1) BaBaBaBackground Context:ckground Context:ckground Context:ckground Context: Applicant: Don Bowins Owner: 0780659 BC Ltd. Legal Description: Lot 10, Section 10, Township 12, New Westminster District Plan 809, Except Part Subdivided by Plan 43223 and Plan 43601 OCP: Existing: Institutional, Conservation Proposed: Low/Medium Density Residential, Conservation, and Park Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus through the Community Amenity Program, and P-1 (Park and School) Surrounding Uses: North: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential, Low/Medium Density Residential, Medium Density Residential, Conservation South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential, Conservation East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Institutional, Low Density Residential, Low/Medium Density Residential, Conservation West: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Medium Density Residential, Neighbourhood Commercial, Conservation Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential, Park and Conservation Site Area: 4.46 ha (11 acres) Access: 112 Avenue and a proposed new road Servicing requirement: Urban Standard - 4 - 2)2)2)2) Project Description:Project Description:Project Description:Project Description: The subject property is approximately 4.46 ha (11 acres) in size and is bounded by 112 Avenue and single family residential to the north; and single family residential to the east, south, and west (see Appendix A). The subject property has a watercourse and steep slopes located along the western portion of the site, which will be dedicated as park for Conservation. An OCP amendment is required to amend the Institutional designation over the remaining portion of the subject property to Park in the northern central portion of the property, and Low/Medium Density Residential over the remaining eastern half of the property. Access will be provided from 112 Avenue and a new road, extending from 112 Avenue southward to the southern property line, with the potential to serve lands to the south. The applicant intends to rezone the subject property from RS-3 (One Family Rural Residential) to RS- 1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a neighbourhood park. The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of a minimum of 371 m². The required amenity fee of $3,100.00 for each lot less than 557 m² will be collected by the Approving Officer at the subdivision approval stage. 3)3)3)3) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis: i.i.i.i. Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan:::: The subject property is located within the Albion Area Plan and is currently designated Institutional and Conservation. For the proposed development, an OCP amendment will be required to re- designate the eastern half of the property, currently designated Institutional, to Low/Medium Density Residential and Park, and the western half of the property, currently designated Conservation and Institutional to Conservation (see Appendix B). In order to proceed with the change in land use from Institutional to Low/Medium Density Residential, a referral to School District 42 was sent, seeking their comments on whether or not the subject property is within their long-range capital plan. The School District submitted a letter dated November 10, 2009, indicating that at that time they were not in a position to proceed with development of a school. Comments received from School District 42 on November 5 and 25, 2014, state that the information provided in the November 10, 2009 letter has not changed and will not until after a Facilities Consultation and Strategic Plan has been completed. The School Board expects that this work will be completed by October 2015. The School District 42 owns two lots on 104 Avenue (24137 104 Avenue and the adjacent property to the west) and have noted that these properties are considered the priority school site. The application is in compliance with the following Albion Area Plan Community Amenity Program policies: - 5 - 10 - 4 A Density Bonus through the Community Amenity Program will be permitted on lands designated Low Density Residential, Low-Medium Density Residential and Medium Density Residential in the Albion Area Plan. 10 - 5 Where a Density Bonus option is utilized in a single-family subdivision, an Amenity Contribution is to be applied to all of the single-family lots in the subdivision that exceed the base density permitted in the zone. 10 - 7 Maple Ridge Council may consider Density Bonuses as part of the development review process for Albion Area Plan amendment applications seeking a land use designation change that would permit a higher density than currently permitted. 10 - 8 A Density Bonus will only be permitted on those lands that are located entirely within the boundaries of the Albion Area Plan and Urban Area Boundary. The application is also in compliance with the Zone Amending Bylaw No. 6996–2013, that permits a Density Bonus option in the Residential Low/Medium Density designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed in the Project Description above. ii.ii.ii.ii. Zoning BylawZoning BylawZoning BylawZoning Bylaw:::: The applicant has requested to rezone the development site from RS-3 (One Family Rural Residential) to P-1 (Park and School) and RS-1b (One Family Urban (Medium Density) Residential) (see Appendix C), with a Density Bonus, in accordance with the Community Amenity Program, which received final reading on October 8, 2013. The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 – 2013, which will permit the following: For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban (Medium Density) Residential) zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 557 m2, payable when the Approving Officer approves the subdivision. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 371 m 2; ii. minimum lot width of 12.0 m; iii. minimum lot depth of 24 m. - 6 - c. Zoning requirements consistent with the R-1 (Residential District) zone will apply and supersede the zoning requirements for the RS-1b (One Family Urban (Medium Density) Residential) zone. The proposed development consists of approximately 25 R-1 (Residential District) zone sized lots (see Appendix D), amounting to an Amenity Contribution of approximately $77,500.00. The final number of lots and amenity contribution will be determined at the time of subdivision approval. iii.iii.iii.iii. PrPrPrProposed Variances:oposed Variances:oposed Variances:oposed Variances: The applicant has requested a variance to increase the maximum allowable height for the future lots from 9 metres to 11 metres. The increase in height is supportable, as it is consistent with the proposed changes to the R-1 (Residential District) zone in the draft Zoning Bylaw. The requested variance will be the subject of a future report to Council. iv.iv.iv.iv. OffOffOffOff----Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:Street Parking and Loading Bylaw: Two parking spaces per dwelling unit are required, as per the Off-Street Parking and Loading Bylaw. v.v.v.v. Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits:::: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: •All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area Plan; •All lands with an average natural slope of greater than 15 percent; •All floodplain areas and forest lands identified on Natural Features Schedule “C” to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. vi.vi.vi.vi. Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel:::: A Form and Character Development Permit is not required because this is a single family residential project, therefore this application does not need to be reviewed by the Advisory Design Panel. - 7 - vii.vii.vii.vii. Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting:::: A Development Information Meeting was held at Albion Elementary School on November 25, 2014. Three people attended the meeting. One person was a student wanting information on the process. The other two people attended for information. No comment sheets were submitted. viii.viii.viii.viii. Parkland Requirement:Parkland Requirement:Parkland Requirement:Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 941 of the Local Government Act prior to subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as park for Conservation on the subject property on the west side, and this land will be required to be dedicated as a condition of Final Reading. In addition, approximately 0.81 ha (2 acres) of park land is proposed to be purchased by the City for a Neighbourhood Park, in the northeast portion of the subject property. 4)4)4)4) Environmental Implications:Environmental Implications:Environmental Implications:Environmental Implications: A 30 m setback has been provided from the top of bank of Seigel Creek. A small tributary running east-west near the northern end of the property was initially identified as “indefinite” and it was later determined that there was no watercourse or tributary located in that area. Therefore, no additional setback was required for this tributary. The Environmental Impact Assessment, the Enhancement proposal, the Arborist Report, the Geotechnical Report, and the Stormwater Management plan have been reviewed. 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. 5)5)5)5) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: Engineering Department:Engineering Department:Engineering Department:Engineering Department: The Engineering Department has identified the services required in support of this rezoning application. Comments provided by the Engineering Department include: •Arterial road construction across the 112 Avenue frontage, including road dedication, storm sewer, street lighting, and street trees will be required. •A Rezoning Servicing Agreement and security will be required for these works. - 8 - Parks & Leisure Services Parks & Leisure Services Parks & Leisure Services Parks & Leisure Services Department:Department:Department:Department: Staff from the Parks and Leisure Services Department and the Manager of Property and Risk Management have been in discussion with the applicant to acquire a portion of the subject property for Neighbourhood Park purposes. The applicant has provided a proposed plan of subdivision indicating approximately 0.81 hectares (2 acres) of land for the Neighbourhood Park. This information will be shared with an appraiser retained by the City to determine fair market value for the park land. The Manager of Properties and Risk Management will bring a separate report to Council to consider acquisition of the property for park purposes once a value has been determined and appropriate funding is available. 6)6)6)6) IntergovernmentIntergovernmentIntergovernmentIntergovernmental Issues:al Issues:al Issues:al Issues: Local Government ActLocal Government ActLocal Government ActLocal 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. Section 879 of the Local Government Act requires that Council give consideration to whether consultation with one or more of the persons, organizations, and authorities should be early and ongoing. Council must specifically consider whether consultation is required with the authorities listed in item (2) of Section 879 below. “Consultation during OCP development Section 879 (1) During the development of an official community plan, or the repeal or amendment of an official community plan, the proposing local government must provide one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected. (2) For the purposes of subsection (1), the local government must: a. Consider whether the opportunities for consultation with one or more of the persons, organizations and authorities should be early and ongoing, and i. The board of the regional district in which the area covered by the plan is located, in the case of a municipal official community plan, ii. The board of any regional district that is adjacent to the area covered by the plan, iii. The council of any municipality that is adjacent to the area covered by the plan, iv. First nations, v. School district boards, greater boards and improvement district boards, and vi. The Provincial and federal governments and their agencies. (3) Consultation under this section is in addition to the public hearing required under section 882(3) (d).” - 9 - In addition to the above, Section 881 of the Local Government Act requires consultation with the School Board during the preparation of an OCP amendment: (1) If a local government has adopted or proposes to adopt or amend an official community plan for an area that includes the whole or any part of one or more school districts, the local government must consult with the boards of education for those school districts a. At the time of preparing or amending the community plan, and b. In any event, at least once in each calendar year. 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. School District 42School District 42School District 42School District 42:::: In light of Sections 879 and 881 of the Local Government Act, a referral was sent to School District 42. Comments received from School District 42 on November 5 and 25, 2014, state that the information provided in the November 10, 2009 letter (see Appendix E), has not changed and will not until after a Facilities Consultation and Strategic Plan has been completed. The School Board expects that this work will be completed by October 2015 (see Appendix F). In the Strategic Facilities Review – Phase 1 , dated April 9, 2014, an enrolment growth projection of 141 elementary students for the East Capital Zone was projected. The East Capital Zone encompasses the Albion Area Plan and currently includes six elementary schools: Kanaka Creek Elementary, Albion Elementary, Alexander Robinson Elementary, Whonnock Elementary, Blue Mountain Elementary, and Webster’s Corners Elementary. The Strategic Facilities Review notes the following: “This means the forecasted enrolment growth will need to be accommodated at the other two schools [Blue Mountain Elementary and Webster’s Corners Elementary] or with a new elementary school. The forecasted enrolment at Blue Mountain Elementary is expected to decrease. Currently there are 95 surplus spaces. By 2023, this will increase to 107 spaces. By 2023, although there is forecasted to be some increase in enrolment, Webster’s Corners Elementary is expected to still have 18 surplus spaces. Between these two elementary schools, the total surplus spaces should be 125 students by 2023. A portable classroom could be added on site at either school to accommodate all of the forecasted increase of 141 elementary enrolment until 2023. The school district may also consider requesting Ministry of Education funding for building an additional elementary school, as requested in previous capital plans. This would also provide sufficient space for future enrolment growth beyond 2023.” - 10 - The properties on 104 Avenue, located at 24137 104 Avenue and the adjacent property to the west, are currently owned by the School District. 7)7)7)7) AlternativeAlternativeAlternativeAlternative:::: Council may choose to defer second reading, pending the outcome of the Facilities Consultation and Strategic Plan, scheduled for October 2015. CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7040-2013, that second reading be given to Zone Amending Bylaw No. 7041-2013, and that application 2012- 013-RZ be forwarded to Public Hearing. “Original signed by Michelle Baski” _______________________________________________ Prepared byPrepared byPrepared byPrepared by : : : : Michelle Baski, AScTMichelle Baski, AScTMichelle Baski, AScTMichelle Baski, AScT Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician "Original signed by Christine Carter" _______________________________________________ Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPP Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning "Original signed by Frank Quinn" ____________________________________________________________________________________________________________________________________________________________________________________________ Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.Eng.... GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services "Original signed by Frank Quinn" ____________________________________________________________________________________________________________________________________________________________________________________________ Concurrence:Concurrence:Concurrence:Concurrence: J. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) Rule Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – OCP Amending Bylaw No. 7040-2013 Appendix C – Zone Amending Bylaw No. 7041-2013 Appendix D – Subdivision Plan Appendix E – School District 42 letter dated November 10, 2009 Appendix F – School District 42 email dated November 5 and 25, 2014 City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Dec 27, 2013 2012-013-RZ BY: JV CORPORATION OFTHE DISTRICT OFMAPLE RIDGE P LA N NIN G DE P A R T M E N T2413 32406 92417 72422 12427 12418 5241152412 52414 52421 2 11 265 2429 62425 02423 12426 32415 2 11 219 11 2 AV E .243 S T. 11 2 AV E .11 2 AV E . Rem 1 P 17613 P 3452 26 P 68166 2 P 5069629 N 1/2 o f 4 45 18 S 1/2 of 4 P 17613 P 17613 Rem 1 P 809 28 A RP 13033 P 43601 31 P 43223 B 27 P 809 Rem 11 6 Rem 10 30 32 5 S 150' of 1 NWP5589 P 43223 17 1 Subject Property ´ Scale: 1:2,500 24152-112 Ave APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7040-2013 A Bylaw to amend the Official Community Plan ______________________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "A" & "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. 7040-2013." 2.Schedule "A", Section 10.2, Albion Area Plan “Schedule 1” is hereby amended for those parcels or tracts of land and premises known and described as: Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided By Plan 43223 and Plan 43601 and outlined in heavy black line on Map No.871, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential, Conservation, and Park. 3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided By Plan 43223 and Plan 43601 and outlined in heavy black line on Map No. 872, 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 , 20 . PUBLIC HEARING HELD the day of , 20 . READ A SECOND TIME the day of , 20 . APPENDIX B READ A THIRD TIME the day of , 20 . RECONSIDERED AND ADOPTED the day of , 20 . _____________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER 242502429611219 241522417724212241332426311265 112 AVE.112 AVE.243 ST.112 AVE. 28 P 43223 B P 17613 RP 13033 P 809 Rem 11 P 17613 6 26 Rem 10 29 45 32 A 30 P 43601 1P 3452 Rem 1 31 N 1 / 2 o f 4 Rem 1 NWP5589 P 809 18 P 17613 P 43223 S 150' of 1 27 P 68166 ´ Bylaw No. Map No. From: To: Institutional and Low Density Residential Low/Medium Density ResidentialConservation Park 7040-2013871 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING 242502429611219 241522417724212241332426311265 112 AVE.112 AVE.243 ST.112 AVE. 28 P 43223 B P 17613 RP 13033 P 809 Rem 11 P 17613 6 26 Rem 10 29 45 32 A 30 P 43601 1P 3452 Rem 1 31 N 1 / 2 o f 4 Rem 1 NWP5589 P 809 18 P 17613 P 43223 S 150' of 1 27 P 68166 ´ Bylaw No. Map No. Purpose:To Add To Conservation on Schedule C 7040-2013872 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7041-2013 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. 7041-2013." 2.That parcel or tract of land and premises known and described as: Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided By Plan 43223 and Plan 43601 and outlined in heavy black line on Map No. 1600 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14th day of January, 2014. 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 APPENDIX C 242502429611219 241522417724212241332426311265 112 AVE.112 AVE.243 ST.112 AVE. 28 P 43223 B P 17613 RP 13033 P 809 Rem 11 P 17613 6 26 Rem 10 29 45 32 A 30 P 43601 1P 3452 Rem 1 31 N 1 / 2 o f 4 Rem 1 NWP5589 P 809 18 P 17613 P 43223 S 150' of 1 27 P 68166 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RS-1b (One Family Urban (Medium Density) Residential)P-1 (Park and School) 7041-20131600 APPENDIX D APPENDIX E 1 Michelle Baski From:Karen Yoxall <Karen_Yoxall@sd42.ca> Sent:Tuesday, November 25, 2014 1:30 PM To:Michelle Baski Cc:Flavia Coughlan Subject:RE: 2012-013-RZ Hi Michelle, The Board is expecting that the facilities consultation and the strategic facilities plan will be completed by October 2015. Thank you. Regards. Karen Yoxall Executive Assistant to the Secretary Treasurer and Board of Education Freedom of Information Officer School District No. 42 (Maple Ridge-Pitt Meadows) 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Direct: (604) 466-6232 From: Michelle Baski [mailto:mbaski@mapleridge.ca] Sent: November-25-14 12:48 PM To: Karen Yoxall Subject: FW: 2012-013-RZ Hi Karen, Just following up on my question below. Is there a proposed timeline for the Facilities Review? Thanks, Michelle From: Michelle Baski Sent: Wednesday, November 05, 2014 12:12 PM To: 'Karen Yoxall' Subject: RE: 2012-013-RZ Hi Karen, One more question, do you have an idea of when the Facilities Review will be occurring? Thanks, Michelle From: Karen Yoxall [mailto:Karen_Yoxall@sd42.ca] Sent: Wednesday, November 05, 2014 10:39 AM To: Michelle Baski Cc: Flavia Coughlan Subject: Re: 2012-013-RZ APPENDIX F 2 Hi Michelle, Further to our conversation this morning and in response to your letter dated January 20, 2014 re: File #2012-013-RZ, please note that there is no change to the information contained in the letter dated November 10, 2009 from the Board of Education, until after the completion of the Facilities Review. Thank you. Regards. Karen Yoxall Executive Assistant to the Secretary Treasurer and Board of Education Freedom of Information Officer School District No. 42 (Maple Ridge-Pitt Meadows) 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Direct: (604) 466-6232 - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: January 5, 2015 2012-109-RZ C of W SUBJECT: Rezoning – First Extension Zone Amending Bylaw No. 6961-2012 24979 108 Avenue EXECUTIVE SUMMARY: The applicant for the subject property, located at 24979 108 Avenue (see Appendix A), has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit thirteen single family lots under the RS-1b (One Family Urban (Medium Density) Residential) zone (see Appendix B). Zone Amending Bylaw No. 6961-2012 was granted third reading on October 22, 2013. RECOMMENDATION: That a one year extension be granted for rezoning application 2012-109-RZ and that the following conditions be addressed prior to consideration of final reading: i.Road dedication as required; ii.Removal of the existing buildings; and iii.A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION: a)Background Context: Applicant: Aplin & Martin Consultants Ltd. Owner: Stanley and Cheryl Stanowski Legal Description: Lot “A” Section 11 Township 12 New Westminster District Plan 23702 1103 - 2 - OCP: Existing: Low/Medium Density Residential Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low /Medium Density Residential South: Use: Single Family Residential Zone: R-1 (Residential District) Designation: Medium Density Residential East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential West: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Low/Medium Density Residential Existing Use of Property: Residential Proposed Use of Property: Residential Site Area: 0.823 ha (2.03 acres) Access: 108 Avenue and Morrisette Place Servicing requirement: Urban Standard The following dates outline Council’s consideration of the application and Maple Ridge Zone Amending Bylaw No. 6961-2012: First reading was granted on January 8, 2013. Second reading was granted on September 24, 2013 (see attached). Public Hearing was held on October 15, 2013. Third reading was granted on October 22, 2013. b)Application Progress: The applicant is actively pursuing final reading of Zone Amending Bylaw No. 6961-2012. The subject property is dependent on servicing from the current application 2014-024-RZ to the north, located at 24990 110 Avenue (see Appendix D). Application 2014-024-RZ must either be completed or the two applicants must reach an agreement prior to application 2012-109-RZ proceeding. Application 2014-024-RZ received third reading on November 25, 2014. - 3 - c)Alternatives: Council may choose one of the following alternatives: 1.Grant the request for extension; 2.Deny the request for extension; or 3.Repeal third reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. The subject property is dependent on the application to the north for servicing; therefore, it is recommended that a one year extension be granted for rezoning application 2012-109-RZ, in order to allow coordination with application 2014-024-RZ. “Original signed by Adam Rieu” _______________________________________________ Prepared by: Adam Rieu Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by J.L. (Jim) Rule” _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Subdivision Plan Appendix C – Second Reading Report Appendix D – Subdivision Plan for 24990 110 Avenue City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jul 8, 2013 2012-109-SD BY: JV 24979-108 Ave CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT2488610891 10921 249071084824937 249852490310793 10822 10860 249002490624913249172492224927107922493724940 24979249022490510785 249271087224947 2498224988249062491524930249432500725010248922491024916249332 4 9 3 2 10836 2499624912249502490724917249202492310782249 ST.109 AVE.MORRISETTE PL.108B AVE.249A ST.108A AVE. 108 AVE. 27 BCP 33200 1 BCP 49693 15 31 10 3 45 4 11 6 P 23702 26 22 20 16 21 17 9 14 78 P 23702 27 1 19 2 8 BCP 33200 5 10 BCP 33200 2 18 11 44 12 P 34411 6 7 BCP 49693 3 4 9 5 77 A Rem B 28 29 30 8 7 13 79 Subject Property ´ Scale: 1:1,500 APPENDIX A APPENDIX B District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 23, 2013 and Members of Council FILE NO: 2012-109-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6961-2012 24979 108 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit a future subdivision of 13 lots. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1.That Zone Amending Bylaw No. 6961-2012 be given second reading and be forwarded to Public Hearing; and 2.That the following terms and conditions be met prior to Final Reading: i.Road dedication as required; ii.Removal of the existing building s; and iii.A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION: a)Background Context: Applicant: Aplin & Martin Consultants Ltd. - Sandi Drew Owner: Stanley R Stanowski & Cheryl L Stanowski Legal Description: Lot: A, Section: 11, Township: 12, Plan: 23702 APPENDIX C - 2 - OCP: Existing: Low/Medium Density Residential Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential) Surrounding Uses: North: Use: Residential Zone: RS-3 (One Family Rural Residential) Designation: Low Medium Density Residential South: Use: Residential Zone: R-1 (Residential District) Designation: Medium Density Residential East: Use: Residential Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential West: Use: Residential Zone:RS-1b (One Family Urban (Medium Density Residential) Designation: Low/Medium Density Residential Existing Use of Property: Residential Proposed Use of Property: Residential Site Area: 0.823 Ha (2.15 acres) Access: 108 Avenue and Morrisette Place Servicing requirement: Urban Standard b)Project Description: The site is located at the eastern edge of the Albion area, east of the intersection of 108 Avenue and 248 Street. It currently has one home at the southern end of the property. To the west are single- family RS-1b (One Family Urban (Median Density) Residential) lots; to the east are larger single family RS-1 (One Family Urban Residential) lots. A larger RS-3 (One Family Rural Residential) lot is situated north of this property; to the south are several R-1 (Residential District) lots. The applicant proposes development of this site into 13 single family residential lots. c)Planning Analysis: Official Community Plan : The development site is located within the Albion Area Plan and is designated Low/ Medium Density Residential. This application complies with the District’s Official Community Plan. This land use designation provides for a single detached housing form on lots ranging in size from 557m 2 to 891m2. The proposed RS1-b zone is in compliance with the zoning matrix within the Albion Area Plan, and the application is in compliance with OCP policies. The District is undergoing a review to - 3 - consider increasing the permitted density in the Albion Area Plan. Earlier this year Council passed a resolution addressing how in-stream and new applications would be dealt with. Given that no OCP amendment is required for this application, it is able to proceed through the development approvals process. Zoning Bylaw: The current application proposes to rezone the property located at 24979 108 Avenue from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision into 13 lots. Proposed Variances: A Variance permit is required to vary the width of proposed lots 1, 11, 12, and 13 respectively. The applicant intends to vary the width by slightly less than one metre for each of the four lots. Development Permits: No development permits will be required for this rezoning application. d)Environmental Implications: Schedule B of the Development Procedures By-law No. 5879-1999 requires an Arborist Report for rezoning applications, and has been provided by the applicant. Based on the report recommendations, the District recommends a 3-5metre buffer along the northern half of the lot on the north and west lot boundaries to ensure protection of the neighboring properties’ trees. A tree protection covenant is also required that will ensure the 104 replacement trees are protected. e)Interdepartmental Implications: Engineering Department: A Geotechnical Report has been requested by the Engineering Department and Building departments respectively and provided by the applicant. The findings conclude that the land is safe for the use intended. A geotechnical covenant will be registered on title at the Land Title Office prior to Final Reading. All servicing work will be required at subdivision. - 4 - CONCLUSION: It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6961- 2012, and that application 2012-109-RZ be forwarded to Public Hearing. “Original signed by Siobhan Murphy” _______________________________________________ Prepared by: Siobhan Murphy , MA, MCIP, RPP Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Maple Ridge Zone Amending Bylaw Appendix C – Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jul 8, 2013 2012-109-SD BY: JV 24979-108 Ave CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT2488610891 10921 249071084824937 249852490310793 10822 10860 249002490624913249172492224927107922493724940 24979249022490510785 249271087224947 2498224988249062491524930249432500725010248922491024916249332 4 9 3 2 10836 2499624912249502490724917249202492310782249 ST.109 AVE.MORRISETTE PL.108B AVE.249A ST.108A AVE. 108 AVE. 27 BCP 33200 1 BCP 49693 15 31 10 3 45 4 11 6 P 23702 26 22 20 16 21 17 9 14 78 P 23702 27 1 19 2 8 BCP 33200 5 10 BCP 33200 2 18 11 44 12 P 34411 6 7 BCP 49693 3 4 9 5 77 A Rem B 28 29 30 8 7 13 79 Subject Property ´ Scale: 1:1,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6961-2012 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6961-2012." 2.That parcel or tract of land and premises known and described as: Lot “A” Section 11 Township 12 New Westminster District Plan 23702 and outlined in heavy black line on Map No. 1578 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 8th day of January, A.D. 2013. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 1076610941 249002490724912107412494010725249882501910921 10719 249072 4 9 3 2 24950249852502910786107421 0 7 3 124878 249052491010745 10793 2492710776 10836 10822 107372499625007250101075710741107352490624902107772491324922 10782 10848 10733107211072924979107582487224903249061077310749248091077610750248661 0 7 2 724886 2489210769 10785249152491624920 249301086024937 24943250501078110796 10711 1079224933249371087224947 2498210765248711072310891 10715 10753 107612491724917 24923249278 21 23P 2998717 15 20 26 28 32 31 19 BCP 47594 3 10 15 78 F 7 21 27 6 18 1 11 3 4 8 12 13 5 6 18P 2998724 BCP 33200 33 2 41 40 9 2 Rem B P 65405 14 34 7BCP 33200 20 BCP 49693 BCP 49693 PARK 16 43 14 79 2 25 11 36 30 1 22 17 8 11 6 39 22 16 19 35 7 45 5 A P 23702 27 P 34411 1 9 13 21 10 BCP 33200 44 37 E 19 20 BCP 43944 10 12 29 2 9 42 4 77 38 P 23702 1 P 29987BC P 3 3 2 0 1 BCP49695 BCP 33318BCP49694BCP33201 BCP33320RW 28597 RW 28597MORRISETTE PL.108 AVE.249 ST.109 AVE. 108B AVE.249A ST.108A AVE.ERSKINE ST.B E E C H A M P L . ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RS-1b (One Family Urban (Medium Density) Residential) 6961-20121578 APPENDIX D City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: 2012-049-SD FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First, Second, and Third Reading Maple Benchlands Local Area Service Bylaw No. 7098 - 2014 12420 269 Street EXECUTIVE SUMMARY: The developer of the property located at 12420 269 Street has made a formal petition (Appendix “E”), per the Community Charter, Part 7, Division 5, 211 (1)(a), requesting the City provide a Local Area Service Bylaw specific to those properties to be created by subdivision. The service is for enhanced landscape maintenance of enhanced road bioswales, a multi-use trail, a restored watercourse channel, and several rain gardens within the development. The bylaw will require the future property owners of each the 91 single family lots to pay an annual fee as a Local Service Tax for these enhanced landscape maintenance areas within the development. Subdivision is proposed to occur in two phases and the Maple Benchlands Local Area Service Bylaw No. 7098 - 2014 will apply to both phases. Similar Local Area Service bylaws have been established in Albion and in Silver Valley. A concurrent rezoning application (2012-049-RZ) will be considered for final reading at the January 13, 2015 Council meeting. Council granted first reading for Zone Amending Bylaw No. 6930-2012 on June 12, 2012. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6979-2013 and second reading for Zone Amending Bylaw No. 6930-2012 on April 23, 2013. This application was presented at Public Hearing on May 21, 2013, and Council granted third reading on May 28, 2013. Council granted a first extension on May 28, 2014. RECOMMENDATIONS: 1.That a Local Area Service, as formally petitioned by the developer of the lands referred to as ‘Maple Benchlands’, and per the Community Charter, Part 7, Division 5, 211 (1)(a), be authorized for the enhanced landscape maintenance costs to be levied on the benefitting properties to be created by subdivision of the land; and further 2.That Maple Benchlands Local Area Service Bylaw No. 7098 - 2014 be given first, second and third readings. DISCUSSION: a)Background Context: The subject site is 162 acres directly south of the Blue Mountain Provincial Forest. The property is comprised of historically logged forest, and is currently covered by conifer forest vegetation on the north portion of the site and mixed forest vegetation on the south portion of the site. There are seven watercourses located on the subject site. The main branches of Cooper and McFadden Creek have been identified by Sartori Environment Services as fish bearing (Class ‘A’). In 1104 addition to these main branches, five tributaries of the McFadden Creek and a human-made drainage system have also been identified. The subject site is located on the Blue Mountain Aquifer and is adjacent to properties serviced by well water. The applicant proposes to rezone the subject site to permit future subdivision into 91 one acre parcels. Consideration for environmentally sensitive areas is proposed to be addressed through a combination of park dedication and habitat protection covenants. The central portion of the site containing riparian setback areas for McFadden Creek and three tributaries is proposed to be dedicated for conservation purposes. Riparian areas in the northwest, southwest and southeast areas of the site are also proposed to be dedicated for a total of 22.3 hectares (55 acres) of dedicated land. A further 2.75 hectares (6.8 acres) is proposed to be protected by habitat protection covenant to achieve a suitable subdivision design and protect environmentally sensitive land. The proposed lots will be serviced by private septic systems and municipal water. b)Desired Outcomes: A Local Area Service Bylaw is required for the enhanced landscape maintenance of enhanced road bioswales, a multi-use trail, a restored watercourse channel and several rain gardens within the development in order for subdivision approval of Phase 1 under application 2012-049-SD. The developer has made a formal petition, per the Community Charter, Part 7, Division 5, 211 (1)(a), requesting the City provide a Local Area Service Bylaw, specific to those properties to be created by the subdivision of both Phases 1 and 2. The developer of the site will be responsible for the enhanced landscaped areas installation costs and maintenance costs, ensuring 100% survival, for the first year after completion of planting. The costs for ongoing maintenance in subsequent years will then be provided by the 91 property owners after subdivision. The cost recovery method will be through the collection of 100% of the enhanced landscaping maintenance costs as a Local Service Tax. c)Maple Benchlands Enhanced Landscape Area Requirements: The enhanced landscape maintenance areas include enhanced road bioswales, a multi-use trail, a restored watercourse channel, and several rain gardens. These areas are identified on the Bylaw Map (Schedule “B” of Appendix “B”). The planting concept for these landscape areas is for enhanced natural areas that will be planted with a variety of native trees and shrubs. The planting plan for the enhanced landscape planting areas was prepared by Sartori Environmental Services and is attached as Appendix “C”. The recommended procedures and frequencies for maintenance is Level 5 - Background and Natural Area, under the BC Landscape Standard. This standard is for preservation of natural conditions, with weeds and debris removed as necessary. The standard includes maintaining areas to preserve natural plantings in a natural condition. Sartori Environmental Services have provided an estimate for the yearly maintenance of $ 10,120.00 per year after the developer’s initial one year maintenance period, attached as Appendix “D”. d)Citizen Implications: The estimated cost of the petitioned service will be $111.21 per year for each residential lot of the 91 lots in the Maple Benchlands Local Area Service. It is anticipated that this charge will start in 2019, after the completion of the one year maintenance period required from the developer. Potential buyers prior to 2019 will be advised of the future charge through a notation on the Property Tax Information Sheet. Once the charge comes into effect, the cost will be included in the property tax. - 2 - e)Interdepartmental Implications: Operations Department: The enhanced landscaping maintenance requirements for the enhanced landscape planting areas in this development are in excess of the funded base level of maintenance provided throughout Maple Ridge, and therefore would be unfunded by the City. Local Area Service bylaws have been established in several other areas in the City, including Maple Crest, the Kanaka Business Park, the Formosa Plateau development in Silver Valley, the Hampstead development by Portrait Homes in Silver Valley, and most recently, the Nelson Peaks development by Portrait Homes in Silver Valley and Robertson Heights on Jackson Road by Morningstar Homes Ltd. Finance Department: The Property Tax section of the Finance Department will impose the cost of this service as a levy and place the notation on the tax roll of the benefitting property owners, anticipated to be in 2018. CONCLUSION: It is recommended that the formal petition by the developer for a Local Area Service be authorized by Council for the enhanced landscape maintenance costs to be levied on the benefitting properties to be created by subdivision of the land; and that first, second and third readings be given to Maple Benchlands Local Area Service Bylaw No. 7098 - 2014. “Original signed by Amelia Bowden” _______________________________________________ Prepared by: Amelia Bowden Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services “Original signed by Frank Quinn” for _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Phase 1 and 2 Subdivision Plan Appendix C – Local Area Service Bylaw No. 7098 - 2014 Appendix D – Cost Estimate for Yearly Maintenance - 3 - Appendix E – Petition for Local Area Service Bylaw - 4 - City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Apr 23, 2012 FILE: 2012-049-RZ BY: PC ROLL #05374-0000-0 CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT272 STBLUE MOUNTAIN CRESBLUE MOUNTAIN CRES271 ST123 AVE 271 ST270A ST269 ST\\ \\\\\\\\ \\!(!( !( !( !( !( SUBJECT PROPERTY ´ SCALE 1:6,000 APPENDIX A APPENDIX B CITY OF MAPLE RIDGE LOCAL AREA SERVICE BYLAW NO. 7098-2014 A Bylaw to authorize a municipal service to maintain enhanced landscape areas; to define the benefitting lands; and to establish that the cost of the municipal service shall be borne by the owners of real property within such defined area. WHEREAS, Council has been petitioned to provide a municipal service pursuant to Division 5, Section 210 of the Community Charter S.B.C. 2003, c.26 (the “Community Charter”); AND WHEREAS the Corporate Officer has certified that the petition received for the municipal services does constitute a sufficient and valid petition; AND WHEREAS it is deemed expedient to proceed with the works; AND WHEREAS the “Maple Ridge Local Area Service Policy”, as amended, provides that the cost of providing a municipal service shall be recoverable from each of the existing parcels of land and all future lots created by subdivision of the parcels, specifically: District Lot 7890 Group 1 New Westminster District that will benefit from the service. NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1.This Bylaw may be cited as “Maple Benchlands” Local Area Service Bylaw No. 7098- 2014”. 2.The contents of Schedules “”A”, “B” and “C” attached hereto are hereby declared to be made an integral part of this Bylaw. 3.The Local Area Service of the City for the benefit of which the enhanced landscape areas are to be maintained as a municipal service are defined as the hatched areas on the attached Schedule “A”. 4.The recommended procedures and frequencies for maintenance and Annual Charges are described on the attached Schedule “B”. 5.The Enhanced Landscape Area planting and design plans “Maple Benchlands Development Environmental Features Revegetation Plan”, drawing sheet 1 of 1 by Sartori Environmental Services, dated 06/05/2014; “Maple Benchlands Development Enhancement and Planting Plan Phase 1 Works”, drawing sheet 1 of 1 by Sartori Environmental Services dated 07/05/2014, “Environmental Features Revegetation Plan Bioswale & Rain Garden”, drawing sheet 1 of 1 by Sartori Environmental Services, dated 01/11/2014, “Figure 7 Multi-Use Trail – Design Concept”, “Stormwater Management Plan” drawing no. SMP -1 rev 6 by Creus APPENDIX C Engineering Ltd., “Constructed Wetlands” drawing no. D-1 rev 4 by Creus Engineering Ltd. are attached as Schedule “C”. 6.This bylaw shall take effect as of the date of adoption hereof. READ a first time the day of , 2014. READ a second time the day of , 2014. READ a third time the day of , 2014. ADOPTED, the day of , 2014. _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 11 12 13 14 31 28 29 6 5 4 1 8 2 3 16 22 21 20 27 26 25 24 23 42 44 76 68 75 74 73 72 79 71 78 70 77 69 86 85 84 91 83 90 82 89 88 87 61 53 49 50 58 51 52 67 66 65 64 63 80 34 32 38 37 35 30 43 33 18 17 10 9 7 39 4041 45464748 54 55 56 57 59 60 62 36 15 19 81 ´ SCALE 1:5,000 MAPLE RIDGE LOCAL AREA SERVICE BYLAWBylaw No. 7098-2014 Enhanced Landscape Areas Original Lot Boundary Schedule "A" CITY OF MAPLE RIDGE LOCAL AREA SERVICE BYLAW NO. 7098-2014 SCHEDULE “B” Class of Work: The establishment, maintenance and replacement of enhanced road bioswales, a multi-use trail, a restored watercourse channel, and several rain gardens. for the areas indicated by bold outline on Schedule “A” are to be maintained as per the recommended procedures and frequencies for maintenance “Level 3 – Moderate” of the BC Landscape Standard. (BC Society of Landscape Architects and BC Landscape & Nursery Association). Annual Charge: The Annual Charge is based on a per lot basis for each of the 91 lots created by the subdivision of: District Lot 7890 Group 1 New Westminster District of $111.21 starting in 2019. The charges established under this Bylaw shall be specifically charged against the parcels benefitting from the work, payable by a per lot basis levied year by year. The Annual Charge Adjustment: The annual charge will be reviewed each year by the Operations Department, and adjusted accordingly to reflect any change in maintenance requirements or costs, and to reflect any increase in the Consumer Price Index (CPI) for Vancouver, BC for the immediately preceding year commencing with 2015, as provided by Statistics Canada. NOTES:            PLANT SCHEDULETypical Rain Garden SectionScale 1:50Typical Bioswale SectionScale 1:50Typical Rain Garden RevegetationScale 1:250Typical Bioswale RevegetationScale 1:100 no. daterevisionchk'dchk'dno. daterevisionclientprojectapproveddatechecked bydrawn bydesigned bytitledrawing no.file no.scalesrev.hor:vert:MAPLE BENCHLANDS DEVELOPMENT LTD.MAPLE BENCHLANDSMAPLE RIDGE, BCCOPYRIGHT RESERVED.THIS DRAWING ANDDESIGN ARE, AND AT ALLTIMES REMAIN THEEXCLUSIVE PROPERTY OFCREUS ENGINEERING LTD.AND CANNOT BE USED,REPRODUCED ORDISTRIBUTED WITHOUTWRITTEN CONSENT.© 2012 CREUSENGINEERING LTD.CREUS Engineering LtdCivil Engineers200 - 901 WEST 16TH ST NORTH VANCOUVER, BC V7P 1R2P: 604-987-9070 F: 604-987-9071www.creus.caR.A.W.F.M.C.JUNE.27.13K.S.K.STORMWATER MANAGEMENT PLANCONCEPT PLAN1:200012101SMP-1ROAD 'A'ROAD 'B'ROAD 'C'ROAD 'D'ROAD 'E'TRAILSHADING LEGENDFORESTED OR NATURAL LANDSRESIDENTIAL AREAROAD PAVEMENTSIDEWALK / DRIVEWAYROADSIDE BIOSWALEGRAVEL SHOULDERROAD 'A'CONSTRUCTED BIOSWALE6AFGISSUED FOR APPROVALNOV.07.131271st ST.269th ST.AFGRE-ISSUED FOR APPROVALMAY.05.142AFGRE-ISSUED FOR APPROVALMAY.12.143AFGRE-ISSUED FOR APPROVALJUN.04.144AFGRE-ISSUED FOR CLARIFICATIONOCT.31.146AFGISSUED FOR TENDERAUG.06.145 no. daterevisionchk'dchk'dno. daterevisionclientprojectapproveddatechecked bydrawn bydesigned bytitledrawing no.file no.scalesrev.hor:vert:MAPLE BENCHLANDS DEVELOPMENT LTD.MAPLE BENCHLANDSMAPLE RIDGE, BCCOPYRIGHT RESERVED.THIS DRAWING ANDDESIGN ARE, AND AT ALLTIMES REMAIN THEEXCLUSIVE PROPERTY OFCREUS ENGINEERING LTD.AND CANNOT BE USED,REPRODUCED ORDISTRIBUTED WITHOUTWRITTEN CONSENT.© 2013 CREUSENGINEERING LTD.CREUS Engineering LtdCivil Engineers200 - 901 WEST 16TH ST NORTH VANCOUVER, BC V7P 1R2P: 604-987-9070 F: 604-987-9071www.creus.caR.A.W.F.M.C.JUNE.27.13K.S.K.CONSTRUCTED WETLANDSPLAN AND PROFILE1:50012101D-11:250BIOSWALEBIOSWALEBIOSWALE4AFGISSUED FOR APPROVALNOV.07.131AFGRE-ISSUED FOR APPROVALJUN.04.142AFGISSUED FOR TENDERAUG.06.143AFGRE-ISSUED FOR CLARIFICATIONOCT.31.144 Maple Benchlands ‐ Planting & Trail Cost EstimateItem:   ConstructionQTY. Unit Unit Cost AmountBioswale12400m2$10.00 $124,000.00New Channel Restoration Planting7700m2$22.00 $169,400.00Rain Garden2000m2$20.00 $40,000.00Trail Construction Estimate2385m2$30.00 $71,550.00Total $404,950.0008/08/2014APPENDIX D Item:  Yearly Maintenance (Post Warranty Period)QTY. Unit Unit Cost AmountBioswale/Rain Garden MaintenanceLabour14400m20.54$ 7,776.00$               Replacement Plants1allow1,000.00$            1,000.00$              Gravel augmentation (if necessary, this would be more of a capital allowance)2tonnes35.00$ 70.00$ Trail MaintenanceLabour779 lineal m0.57$444.03$Bobcat8hrs.95.00$760.00$Gravel/culvert augmentation (if necessary, this would be more of a capital allowance)2tonnes35.00$ 70.00$ Total $10,120.03* 91 lots @ $111.21 per yearNotes:‐ Yearly maintenance after grow‐in is largely clean‐up work.‐ Bioswale maintenance based on once per year clean‐up of bioswales with crew of two.‐ Trail maintenance based on yearly clean‐up and touch‐up.08/08/2014 744-lr|7?M@1lnn-. 938 Howe Street - I lth Floor Voncouver, B.C. V6Z lN9 Tel: 604 331 4421 Emoil: silr@creror.co December 76,2Ot4 Mayor and Council District of Maple Ridge 11995 Haney Place Maple Ridge, B.C. V2X 6A9 Dear Mayor and Council: RE: PETITION FOR TOCAL AREA SERVTCES ("LAS") REGARDTNG LANDSCAPE AND TRATL MAINTENANCE FOR PROPOSED SUBDIVISION AT 12420 269TH STREET, MAPLE RIDGE, BRITISH COLUMBIA (FILE #: 2OL2-O49-RZI The subject property is located atI242O 269th Street, with a secondary road access from27!'t Street. The service is for enhanced landscape maintenance of bioswales along both sides of new roadways, several rain garden areas and a multi-use trail thrrough park land centrally located within the development. The planting concept for the bioswales and rain gardens is for enhanced natural areas that will be planted with a variety of native trees and shrubs for bio-infiltration of storm water and to complement the adjacent natural forested areas. The estimated annual maintenance cost of the vegetated enhancement and trail areas within the entire subdivision, for the first year, is 513,870.00 or approximately 5152.42 per lot. After the first year, annual maintenance costs can be reduced to S111.21 per lot, as the vegetation will be established. Thecostrecoverymethodforl}O%oftheannualmaintenancecost wouldbebywayofalocalservices tax within the property tax system. As the petitioner will be paying for the first year of maintenance, cost recovery from the homeowners should commence in year two from the date of installation of the enhancement works. Maple Benchlands Holdings Inc. forwards this petition to the District of Maple Ridge for approval by Mayor and Council. Yours sincerely, Stewart Robertson APPENDIX E City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: 2014-075-DVP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 11365 244 Street 24403, 24407, 24411, and 24415 113 Avenue and 24417 112 Avenue and 24413 113A Avenue EXECUTIVE SUMMARY: Development Variance Permit application 2014-075-DVP has been received in conjunction with a phased subdivision application to permit future subdivision of the subject properties, located at 24417 112 Avenue and 24413 113A Avenue into 29 residential lots and one remnant lot. Additional variances are requested for the previous phase of the subdivision, for properties located at 11365 244 Street and 24403, 24407, 24411, and 24415 113 Avenue. This is the third phase of a four phase subdivision, which will create 26 R-1 (Residential District) lots, three RS-1b (One Family Urban (Medium Density) Residential) lots, and one remnant lot, to be subdivided in the future when the adjacent property to the east develops. The applicant is requesting variances to reduce the interior side lot line setback of the R-1 (Residential District) zone on previously created lots from Phase 2, at 24403, 24407, 24411, and 24415 113 Avenue, and to reduce the rear yard setback for 11365 244 Street, which backs onto dedicated park land, from 8 m to 4.5 m due to the lot geometry. In Phase 3, the applicant is requesting to reduce the interior side lot line setback for proposed lots 57 through 59, lots 61 through 67, and 69 through 82, from 1.2 m to 0.61 m to the garage and 0.46 m to the garage roof projection. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2014-075-DVP respecting properties located at 11365 244 Street, 24403, 24407, 24411, and 24415 113 Avenue and 24417 112 Avenue. DISCUSSION: a)Background Context: Applicant: CIPE Homes Inc. BC0864351 Owner: CIPE Homes Inc. BC0864351 Legal Descriptions: Lots 38, 42 and 47 through 50, Section 15, Township 12, NWD Plan EPP37274 Lot “A”, Section 15, Township 12, NWD Plan 22387, Except Plan EPP27594; 1105 - 2 - OCP: Existing: Low-Medium Density Residential and Conservation Proposed: Low-Medium Density Residential and Conservation Zoning: Existing: RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District) Proposed: RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District) Surrounding Uses: North: Use: Single Family Rural Residential Zone: RS-3 (One Family Rural Residential) Designation: Agricultural South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low/Medium Density Residential East: Use: Single Family Rural Residential Zone: RS-3 (One Family Rural Residential) Designation: Low/Medium Density Residential, Low Density Residential, and Conservation West: Use: Single Family Rural Residential Zone: RS-2 (One Family Suburban Residential) Designation: Low/Medium Density Residential and Conservation Existing Use of Property: Phase 2 is under construction, Phase 3 is vacant Proposed Use of Property: Single Family Urban Residential Site Area: 1.8 ha (4.5 acres) Access: 244 Street, 112A Avenue, 112B Avenue, 113 Avenue, and 113A Avenue Servicing Requirement: Urban Standard Companion Applications: 2014-075-SD b)Project Description: The subject properties (Appendix A) were rezoned to RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District) on February 26, 2013. This third phase of the subdivision will subdivide the subject properties into approximately 29 residential lots and one remnant parcel (Appendix B). c)Planning Analysis: Zoning Bylaw: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. - 3 - The applicant has requested a variance to the Maple Ridge Zoning Bylaw, and the following rationale for support is provided: 1.Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE , SHAPE AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (iii): To reduce the minimum setback from an interior side lot line from 1.2m to 0.61m to the garage, and to 0.46m for the garage roof projection for existing lots 24403, 24407, 24411, and 24415 113 Avenue and on proposed lots 57 through 59, lots 61 through 67, and 69 through 82 (Appendix C). The applicant proposes that offsetting the garages would allow for an improved internal floor plan and provide for a more attractive front façade with widened entry ways and front porches. The resulting side yards will be reduced on one side of the lot to a minimal 0.61m (2 feet), essentially limiting rear yard access to one side only. These variances were utilized in Phase 1 and some of the lots in Phase 2 of the subdivision and are now a defining characteristic of the development. In an attempt to ensure long-term maintenance and fire safety, certain safeguards have been required. They are as follows: The garage will be required to be protected by fire sprinklers, like the home; An easement on each lot will be required to allow long-term maintenance of the building face, with a 0.61m (2 feet) side yard; A side-yard fence attached to the home will be required to prohibit access along the reduced side yard. 2.Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE , SHAPE AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (ii): To reduce the minimum setback from a rear lot line from 8 m to 4.5 m for 11365 244 Street, which backs onto dedicated park land. d)Interdepartmental Implications: Building Department: As part of the reduced interior side lot line setback, the Building Department is employing additional Building Code requirements to limit potential of fire spread. As stated above, the access easement is also required, where the setbacks are reduced, to allow for exterior building maintenance. ALTERNATIVE: The proposed variances by the developer have been received by the Planning, Engineering and Building Departments. The developer suggests that the offset garages will result in a more useable internal floor plan for the new homes. The alternative would be to simply widen the lot width to accommodate a wider home. This variance was requested after the subdivision layout had already been approved; had the request been made prior to approval of the layout, the Approving Officer would have simply recommended wider lots, potentially resulting in a loss of yield of lots. This same variance was previously approved for the first and second phases of the subdivision. - 4 - CONCLUSION: It is recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2014-075-DVP. “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 Frank Quinn” ___________________________________________ Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services “Original signed by J.L. (Jim) Rule” ___________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Subdivision Plan Appendix C – Typical Siting Lot Plan & Streetscape Offset Garages, Proposed Variances Appendix D – Site Plan Showing Lots Requiring Proposed Variances City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Nov 21, 2014 2014-075-VP BY: JV CITY OF MAPLE RIDGE P LA N NIN G DE P A R T M E N T2441324410113 4 5 113 0 5 112 91 244122444224395244072441224405244012440924414112 7 5 2441524385112 9 5 112 9 9 2440524402113 1 5 112 8 5 2440424403244092441624487244062440924408112 35 24405112 6 9 24403112 3 5 24404113 5 5 24410113 2 5 112 2 5 24413112 6 5 244012440624411112 9 7 243412441424415113 6 5 113 3 5 24413244072441724402243642441624411112 8 9 244192440824515/3111 3 A V E . 11 2 AV E .244 S T. 11 2A AV E . 11 2B A V E .243B S T.11 2 A V E .243B S T. 11 3A AV E . 11 2 A V E . 11 2 A V E .244 S T. SUBJECT PROPERTIES ´ Scale: 1:2,500 24403-24415-113 Ave/11365-244 St24413-113A Ave/24417-112 Ave APPENDIX A APPENDIX B APPENDIX C PARK m Q , UNIT ]m7 UNIT 42 uI�T 55mu m / / 113A AVENUE II L L 113 AVENUE WOODBURY PROJECT �w °�� ° �_ � PROPOSED VARIANCES '1�'�i F ® 24417 & 24371 112 AVE., MAPLE RIDGE, B.C.?�1d' Da m Ha Sn 4 Ir Z¢�' f1 I`� EPIC HOMES;1�1'S` UNIT 14 L L ------------------------------ 112E AVENUE 'T'4efla-.5A-Q'� Q nza 112A AVENUE ea °'��'a WOODBURY PROJECT =3� PROPOSED VARIANCES �g� ® 24417 & 24371 112 AVE., MAPLE RIDGE, B.C. n 5 y a m {{ 0igE jtt O v� Elil3if L"' Z _ EPIC HOMES '�''—' oi'q �0 C7 113 AVE. 113 AVE. a Doe Revl oa i.wed ror o.,m arawr padflc arcMOacb" Im WO 4W An Vic Nim PHASE 3 (#64 TO 67) SITING LOT PLAN & STREETSCAPE OFFSET GARAGES $Ink�om Foil. Ilion lairomwInvAl Al APPENDIX D City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of Whole SUBJECT: Police Dispatch Services EXECUTIVE SUMMARY: E-Comm serves as the emergency communications centre for southwest British Columbia. It also provides dispatch and call-taking services for a number of police departments including the RCMP policed detachments in Richmond and Burnaby. Our own RCMP detachment has been receiving police dispatch services from E-Comm since 2002. In 2010, the municipality entered into a 5 year fee for service agreement with E-Comm. The agreement included an option to renew for an additional 5 years, with the understanding that the parties would work together in good faith to establish a fee for the renewal period. E-Comm agreed to freeze our dispatch costs at 2010 levels for the years 2011-2015. They are now proposing a 3% fee increase for 2016, with projected increases of 3% per year for each of the following 4 years of the renewal period. This is in line with our expectations. RECOMMENDATION(S): That the Corporate Officer be authorized to renew the 5 year fee for service agreement with E-Comm, covering the period January 1, 2016 to December 31, 2020, with the financial implications as outlined in the staff report dated January 5, 2015. DISCUSSION: E-Comm serves as the emergency communications centre for southwest British Columbia. It also provides dispatch and call-taking services for a number of police departments including the Richmond and Burnaby RCMP detachments. Our own RCMP detachment has been receiving call taking and dispatch services from E-Comm since 2002. Our business planning methodology requires us to review our services to make sure they are being provided in the best possible way. In 2009, we looked into the option of moving our services to the Surrey RCMP detachment. Police dispatch services are highly specialized and apart from E-Comm, Surrey was the only detachment in the area prepared to provide dispatch services for others. Our search for an alternative service provider prompted E-Comm to review its cost allocation formulae and the review resulted in our 2010 costs being reduced by about $140,000 from what had been projected earlier. Further, E-Comm agreed to freeze our dispatch 1 | Page1131 costs at 2010 levels for the years 2011-2015. They are now proposing a 3% fee increase for 2016, with projected increases of 3% per year for each of the following 4 years. This is in line with our expectations. FINANCIAL IMPLICATIONS: Prior to 2002, Maple Ridge operated its own police dispatch centre. It was staffed with municipal (CUPE) employees, supervised by RCMP members and located in space within the main RCMP detachment building. The salary costs alone for operating our own dispatch centre were estimated at about $800,000 in 2002, exclusive of indirect costs and supervision and exclusive of building/equipment related costs. Even if we apply a nominal annual growth/inflation rate of 4% against this historical cost, current costs would be around $1.3 million by now. In the proposal from the City of Surrey 5 years ago, costs of about $971,600 had been quoted for 2015. The proposed costs from E-Comm for 2016 are $944,920. SERVICE LEVELS: E-Comm service levels meet the needs of our detachment. Further, our detachment has representation at the E-Comm user committee level so that issues can be addressed if/when they arise. The E-Comm dispatch centre is situated in a building that meets post disaster standards. In the event that the centre becomes inoperable, back service has been arranged through BC Ambulance. CONCLUSION: The attached letter from E-Comm outlines their renewal offer, including an additional optional renewal term beyond 2020. The services provided by E-Comm meet our needs and the costs are in line with our expectations. As such, staff recommend renewal. “Original signed by Paul Gill”_________________________ Prepared by: Paul Gill, GM: Corporate & Financial Services “Original signed Supt. David Fleugal”___________________ Approved by: Supt. David Fleugal, OIC, Ridge Meadows RCMP “Original signed by Frank Quinn” for_____________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer 2 | Page District of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 5, 2015 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Fraser Valley Regional Library – 2015 Member Assessment EXECUTIVE SUMMARY: Maple Ridge is part of the Fraser Valley Regional Library (FVRL) system. The 2015 FVRL budget will be presented to its board on January 7, 2015 and an overview is provided in the attached letter from FVRL dated December 22, 2014. RECOMMENDATION(S): This report is submitted for information only. No recommendation is required. DISCUSSION: Maple Ridge is part of the Fraser Valley Regional Library (FVRL) system. Some of the costs such as local staffing are charged directly to the host community. Other costs such as head office support and materials are charged out using a cost sharing formula. The cost allocation formula was developed many years ago and was significantly amended in 2014. The changes were phased in over two years, 2014 and 2015, to allow affected municipalities time to adjust to the cost shifts. Our 2014 member assessment was budgeted at $2,613,729. While FVRL is projecting an overall member assessment increase of 3.65% for 2015, our increase will be lower due to the favourable impact of the changes in the funding formula. The attached letter provides an overview of the 2015 FVRL proposed budget. “Original signed by Paul Gill”_________________________ Prepared by: Paul Gill, GM: Corporate & Financial Services “Original signed by Wendy McCormick” for_______________ Approved by: Kelly Swift GM: Community Development, Parks & Recreation “Original signed by Frank Quinn” for____________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer 1132 December 22, 2014 Dear Directors of Finance of FVRL Member Local Governments: Thank you for your support and patience with the development of the 2015 DRAFT Final Budget (“2015 Budget”). What follows is an overview of the 2015 Budget that provides an explanation of the 2015 status quo budget over the 2014 Budget, and details three increased service level options (referred to as “Decision Packages”) for the Board’s consideration. Attach ment A Attachment A to this letter details the related 2015 Member Assessments, including the estimated impacts of the stated Decision Packages, which are included in the 2015 Budget at this stage. 20 15 Bu dget Tota l Member Assessm ent The 2015 Budget Total Member Assessment is $23,557,675, which is $830,474 or 3.65% greater than the 2014 Total Member Assessment. This change remains materially similar to the 2015 PRELIMINARY Budget Estimate provided to you in mid-November, of $783,314 or 3.45%. Basis for 2015 Budget Prepar ation The 2015 Budget was prepared on the following basis: •Service levels for all service areas are unchanged from fiscal 2014, with the exception of specifically identified new items (i.e., Decision Packages), which are separately identified for Board approval. •Some "fine-tuning" and changes to staff structure and levels are included in this budget. These changes are contained within existing resources and do not impact current service levels. •Includes known cost and anticipated inflationary impacts, incorporating a 2% increase on all salaries (as per the Union Contract), 7% increase in benefits, 0-2% for inflation on other expenses and 5% for hydro costs. The 7% increase in benefits reflects a 2.26% estimated increase for fiscal 2015 plus an adjustment to the 2014 base to more accurately reflect estimated actual benefit expenses of 4.74% (2.26 + 4.74 = 7%). •Fines revenue and the Provincial Library Grant are reduced to reflect expected 2015 actuals. The fines revenue reduction is based on revenues to date in fiscal 2014. The fine revenue reduction is primarily due to the Board’s decision to eliminate or reduce some fines in 2013, along with changes in public usage patterns trending toward greater use of no, or lower fine, materials. Dir ecto r s of Fin an ce of FVR L Member Local Govern ments December 22, 2014 P age 2 •The addition of the first full year repayment on the $475,000 2014 ERP (new computer system) capital lease ($104,543/year). It also should be noted that a number of corrections in the classification of expenses and revenues for fiscal 2015 have been made to better reflect the requirements, and intent, of the current funding formula. Reasons for 2 01 5 Budget Incr ea s e The key reasons for the 2015 Budget increase over the 2014 Budget of $830,474 are detailed as follows: REASONS FOR 2015 BUDGET INCREASE Re as o n Dollar P e rce nt Increase in all salary & benefits (including temporary Finance support) $298,980 1.32% Decrease in Library and other FVRL department fines revenue 256,872 1.13% Decrease in Province of BC Operating Grant 24,100 0.11% Increase in capital lease payments (for ERP computer system) 104,543 0.46% Decision Package: Increase in Library Materials beyond 2% (inflation) – Plus 3% 113,894 0.51% Decision Package: Increase in Library Materials beyond 2% (inflation) – Plus 2.5% 95,745 0.42% Decision Package: Actuarial on post-retirement and related benefits 20,000 0.09% Actuarial Funding – From Reserves (20,000) -0.09% Net reductions in other areas (64,660) -0.28% Total $83 0,474 3.65% The impacts of the first four, and last, items listed in the above table, drive a member assessment increase of 3.01% (1.32% + 1.13% + .11 % + (0.46%)), and are essentially required in order to maintain the budget at current/status quo levels. INCLUDED DECIS IO N PACKAGES Included Decision Packages (i.e. new items) are: 1. Library Ma terials Additi onal 5.5% beyond 2% for inflat io n ($114,894+$95 ,745=$210,63 9) •This Budget contains an increase in total Library Materials of 7.5% over the 2014 Budget. •2% of the increase reflects basic cost increases, and the remaining 5.5% are included as two separate Decision Packages (for an additional 3% and 2.5% budget increase). Dir ecto r s of Fin an ce of FVR L Member Local Govern ments December 22, 2014 P age 3 •This increase is desired to help reverse the trend in reduced library materials available in the FVRL Libraries that have been eroded over a number of years, for a variety of reasons. 2.Actuaria l on Post retir ement and Related Benefi ts ($20 ,000 Expense; $0 Net expens e) •This proposal provides funding to engage a professional actuary to estimate FVRL’s post-retirement and sick leave employee benefit liabilities. •The 2013 audited Financial Statements have valued the post-retirement benefit at $487,000 and the sick leave liability at $0. •Both liabilities were determined based on an estimate completed by the Finance Officer. •The Auditor’s related letter to the Board supporting the 2013 audit, states that they believe that the post-retirement liability is understated by $81,000. (The existence of this understatement was not considered material, and accordingly did not affect the audit opinion.) S ummary of 2015 Draft Final Budget M ember As s es s ments Please refer to Attachment A, “Summary of the 2015 DRAFT FINAL Budget Member Assessments.” The 2015 Budget will be presented to the Board at the January 7, 2015 Board meeting. The Board’s weighted vote on the 2015 Budget will occur at the February 25, 2015 Board meeting. Between these two dates Board representatives will have time to bring the 2015 DRAFT FINAL Budget back to their respective councils for discussion. Should you have any questions or concerns, please contact me. Let me suggest that you contact me by email (gillian.mcleod@fvrl.bc.ca) because I will be out of the office for parts of the Christmas break. Best wishes for the holiday season and coming year! Gillian McLeod Acting Senior Manager – Finance | Library Manager – Delta Dir ecto r s of Fin an ce of FVR L Member Local Govern ments December 22, 2014 P age 4 4 | Page City of Maple Ridge TO:Her Worship Mayor Nicole Read DATE:January 5, 2015 and Members of Council Committee of the Whole FROM:Chief Administrative Officer SUBJECT:Disbursements for the month ended November 30, 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 November 30, 2014 now be approved. GENERAL $6,509,353 PAYROLL $1,717,083 PURCHASE CARD $82,476 $8,308,912 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. 1133 c)Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution Arsalan Construction -Downtown road improvements -Edge Street $ 385,676 Bryco Projects Inc –Seismic upgrade Rothsay reservoir at 256 St $ 165,458 G.V. Water District –Aug 6 to Sep 2/14 $ 814,636 G.V. Water District –Sep 3 to Oct 7/14 $ 822,506 Imperial Paving –2014 paving program $ 292,269 King Hoe Excavating Ltd.–104 Ave road & drainage improvements $ 207,834 Machinex Recycling Service Inc.–Recycling baler system $ 154,702 Ricoh Canada Inc –Laserfiche document management system $ 196,765 Ridge Meadows Recycling Society –Monthly contract for recycling $ 197,846 d)Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended November 30, 2014 have been reviewed and are in order. ______________________________________________ Prepared by:G’Ann Rygg Accounting Clerk II _______________________________________________ Approved by:Trevor Thompson,BBA,CPA,CGA Manager of Financial Planning _______________________________________________ Approved by:Paul Gill, BBA,CPA,CGA GM –Corporate & Financial Services _______________________________________________ Concurrence:J.L. (Jim) Rule Chief Administrative Officer gmr "Original signed by G'Ann Rygg" "Original signed by Trevor Thompson" "Original signed by Paul Gill" "Original signedl by Frank Quinn" for VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT Affinity Homes & Designs Inc Security refund 30,122 Arsalan Construction Ltd Downtown road improvements - Edge Street 385,676 BC Hydro Electricity 121,844 BC Institute Of Technology Business Management Post Diploma Program 10,203 Employee course - Business, Society & Ethics 731 Labour Market Study Research 6,563 17,496 BC SPCA Contract payment 27,925 Boileau Electric & Pole Ltd Maintenance: City Hall 162 Firehalls 882 Hammond Community Centre 398 Haney wharf 338 Leisure Centre 214 Maple Meadows Way @ CPR crossing 2,603 Memorial Park 227 Neighbourhood park 155 Operations Centre 809 Pitt Meadows Athletic Park 223 Pitt Meadows Family Rec. Centre 205 Pitt Meadows Recreation Hall 174 Pump station @ 225 St 1,906 Randy Herman Building 529 RCMP 446 Street lights 1,854 Traffic signals 7,941 Whonnock Community Centre 132 19,198 Bow-Mel Chrysler Ltd 2014 Dodge Ram 1500 truck 25,810 Bryco Projects Inc Seismic upgrade Rothsay reservoir at 256 St 165,458 CUPE Local 622 Dues - pay periods 14/22, 14/23 & 14/24 24,744 Chevron Canada Ltd Gasoline & diesel fuel 61,820 Cleave Cattle Co Inc Security refund 59,733 Dynamic Rescue Training Ltd Fire Dept - High Angle Rope Rescue Level 1 Operations 23,730 Fitness Edge Fitness classes & programs 15,808 Genesis Janitorial Service Ltd Janitorial services & supplies: Firehalls 3,220 Library 4,809 City Hall 2,371 Operations 2,754 Randy Herman Building 3,341 RCMP 2,480 South Bonson Community Centre 9,224 28,200 Greater Vanc Water District Water consumption Aug 6 to Sept 2/14 814,636 Water consumption Sept 3 to Oct 7/14 822,506 Water sample analysis 700 1,637,842 Guillevin International Inc SCBA & equipment upgrades 23,898 Firefighter equipment 2,564 Firefighter protective wear 1,592 Neighbourhood Parks 34 Operations electrical supplies 1,111 29,199 Hanks Trucking And Bulldozing Roadworks hauling & bulldozing 26,219 Imperial Paving 2014 paving program 292,269 Roadworks 524 292,793 ISL Engineering & Land Serv Abernethy Way (210 St - 224 St)18,762 240 St road & drainage improvements (Lougheed - 104 Ave)1,117 19,879 Jacks Automotive & Welding Fire Dept equipment repairs 15,327 CITY OF MAPLE RIDGE MONTHLY DISBURSEMENTS - NOVEMBER 2014 King Hoe Excavating Ltd 104 Ave road & drainage improvements - 224 St to 245 St 207,834 Lafarge Canada Inc Roadworks material 18,135 Machinex Recycling Service Inc Recycling baler system 154,702 Manulife Financial Employer/employee remittance 148,931 Maple Ridge & PM Arts Council Arts Centre contract payment 50,867 Program revenue Oct 5,077 55,944 McElhanney Consulting Services Aerial topographic survey & mapping 25,379 Medical Services Plan Employee medical & health premiums 38,804 Municipal Pension Plan BC Employer/employee remittance 444,785 Newlands Lawn & Garden Mainten Grass cutting 20,173 Now Solutions Inc Payroll software annual license 61,743 Nustadia Recreation Inc Subsidized ice purchased by P&LS on behalf of user groups 61,311 Paul Bunyan Tree Services River Rd interim sidewalk - tree falling, clearing & grubbing 10,450 Tree removal at various locations 14,217 24,667 Province Of BC - 21312 School tax remittance 62,562 Receiver General For Canada Employer/Employee remittance PP14/22 & 14/23 572,815 RG Arenas (Maple Ridge) Ltd Ice rental Nov 67,295 Curling rink operating expenses Aug - Sep 8,446 Country Fest 2,066 77,808 Ricoh Canada Inc Laserfiche document management system 196,765 Ridge Meadows Youth & Justice 2014 fee for service 15,800 Ridgemeadows Recycling Society Monthly contract for recycling 197,846 Weekly recycling 376 Litter pickup contract 1,848 Recycling station pickup 330 Toilet rebate program 212 200,612 Tetra Tech EBA Inc Pavement management study 45,992 Warrington PCI Management Advance for Tower common costs plus expenses 84,453 Western Weed Control (1980)Ltd Knotweed control 15,803 Young, Anderson - Barristers Professional fees 49,698 Disbursements In Excess $15,000 5,613,540 Disbursements Under $15,000 895,813 Total Payee Disbursements 6,509,353 Payroll PP14/23 & PP14/24 1,717,083 Purchase Cards - Payment 82,476 Total Disbursements November 2014 8,308,912 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: January 05, 2015 and Members of Council FILE NO: T21-212-003 FROM: Chief Administrative Officer MEETING: 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 Roll 10. 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 January 05, 2015 is submitted for information. DISCUSSION: a)Background Context: An appeal filed with the Property Assessment Appeal Board (PAAB) resulted in a property in the Whonnock area having their farm classification reinstated. (Municipal tax revenue changes: Decrease in Class 1 (Residential) $ 2,396; increase in Class 9 (Farm) $225) b)Business Plan/Financial Implications: There is a total decrease of $ 2,171 in municipal tax revenue. CONCLUSIONS: Adjustments by BC Assessment resulted in a decrease of $537,000 to the Residential assessment base, an increase of $7,420 to the Farm assessment. 1134 This report dated Jan. 05, 2015 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 Frank Quinn” for____________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer