HomeMy WebLinkAbout2015-03-30 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.
STAFF PRESENTATIONS
1.1 Overview of the Emergency Operations Centre
• Patrick Cullen, Emergency Program Coordinator
DELEGATIONS
1.2 Introduction to the Conservation Officer Service and an Overview of Human-
Wildlife Conflict Issues
• Sergeant Todd Hunter, Conservation Officer Service, Metro Vancouver
Zone
1.3 Cell Towers Presentation
• Michael Morden
1.4 Antenna Siting Policy Suggestions
• Ron McNutt, Canadians for Safe Technology
COMMITTEE OF THE WHOLE
AGENDA
March 30, 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 live
streamed and recorded by the City of Maple Ridge.
Committee of the Whole Agenda
March 30, 2015
Page 2 of 4
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2015-063-RZ, Industrial Fence Height Amendment
Staff report dated March 30, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7140-2015 to clarify and standardize definitions and
regulations for fences and landscaping buffers be given first and second
reading and be forwarded to Public Hearing.
1102 2011-002-RZ, 25608 Bosonworth Avenue, First Extension
Staff report dated March 30, 2015 recommending that rezoning application
2011-002-RZ, Maple Ridge Zone Amending Bylaw No. 6795-2011, to permit
three lots under the RS-2 (One Family Suburban Residential) zone be granted
a first one year extension.
1103 2012-047-RZ, 22577, 22569, 22557 Royal Crescent and 11771 226 Street,
Final One Year Extension
Staff report dated March 30, 2015 recommending that rezoning application
2012-047-RZ, Maple Ridge Zone Amending Bylaw No. 6927-2012 and Maple
Ridge Zone Amending Bylaw No. 6967-2013, to permit a five storey
apartment building with 48 units be granted a final one year extension.
1104 2014-092-DP, 20210 113B Avenue, Industrial Development Permit
Staff report dated March 30, 2015 recommending that the Corporate Officer
to authorized to sign and seal 2014-092-DP in support of a single-storey
industrial building under the M-3 (Business Park) zone.
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
March 30, 2015
Page 3 of 4
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Sale of Municipal Property – 201B Street (20100 block of 116B Avenue)
Staff report dated March 30, 2015 recommending that the sale process of
the 201B Street roadway commence.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151 Options – Lease Renewal
Staff report dated March 30, 2015 recommending that the Corporate Officer
to allowed to execute the Options for Sexual Health Lease for 2015-2018.
1152 City of Maple Ridge Policy 4.16 – Use of Prison Work Crews
Staff report dated March 30, 2015 recommending that City of Maple Ridge
Policy 4.16 – Use of Prison Work Crews be rescinded as the policy should rest
with the Maple Ridge and Pitt Meadows Parks & Leisure Services
Commission.
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
March 30, 2015
Page 4 of 4
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 DATE: March 30, 2015
and Members of Council FILE NO: 2015-063-RZ
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7140-2015
Industrial Fence Height Amendment
EXECUTIVE SUMMARY:
There have been recent discussions at Council about some Zoning Bylaw regulations subject to
frequent variance applications to suite building forms, development styles and market demands
that have changed since the Zoning Bylaw was first adopted some two decades ago. Rather than
leaving all the changes to the New Zoning Bylaw, Council noted it would consider some key changes
being brought forward earlier. This report represents the first of such Zoning Bylaw changes to clarify
and standardize definitions and regulations for Fences and Landscape Strips and Screens.
The intent of the changes is to differentiate between Fences (i.e. a solid structural barrier),
Landscape Strips (landscaping contained with a minimum width) and Landscaping Screening (a
combination of Fencing and a Landscape Strip). For Fences, the regulations would focus on size and
safety (e.g. height limitations and vision at intersections) and Landscaping Strips and Screens focus
on appearance and separation (e.g. softening exposed retaining walls, residential-non-residential
land use interfaces, etc.).
The proposed changes to Zoning Bylaw No. 3510-1985 include:
Amending the definition of Landscaping Screen and adding a definition for Fences in Part 2
Interpretation; and
Amending Section 403 “Regulations for the Size, Shape and Siting of Buildings and
Structures”, Sub-section (4)(e) by:
o Grouping together the Fence and the Landscape Screening regulations to align with the
revised definitions;
o Setting a maximum height of a fence at 3.6 metres for most commercial and industrial
zones where a use abuts a residential use; and
o Prohibiting barbed or razor wire fences in the Town Centre.
RECOMMENDATION:
That Zone Amending Bylaw No. 7140-2015 be given first and second reading and be forwarded to
Public Hearing.
1101
- 2 -
BACKGROUND AND DISCUSSION:
Changes to Part 2 Interpretation: This part of the Zoning Bylaw defines key terms used in the Bylaw.
The purpose of the amendments to this part is to better distinguish the three characteristics of
height, width and aesthetics in applying fence and landscaping regulations in all zones. Therefore,
the following are proposed, with the changes highlighted:
new FENCE means a structure constructed of materials including wood, masonry,
concrete, or metal, intended for the purpose of total or partial physical and/or visual
separation or enclosure of a property or portion thereof, and includes chain link
fences, however does not include retaining walls.
unchanged LANDSCAPE STRIP means a continuous area of a specified width which is broken only
by access drives, lanes and walkways to contain the planting of trees, shrubs and
ground covers.
modified LANDSCAPE SCREEN means a Landscaping Strip forming a visual barrier composed
of a continuous dense vegetation, including evergreen hedges, wooden fence or
masonry wall, or a combination thereof installed or planted so that no person is able
to see through it, which is broken only by access drives, lanes and walkways.
Changes to the General Regulations: It is proposed that the existing provisions in Section 403
“Regulations for the Size, Shape and Siting of Buildings and Structures”, Sub-section (4) (e) be
regrouped for those regulations governing fences, including chain link fences, as defined above and
Landscaping Screens. The following (with the changes highlighted) is proposed to replace the
existing Sub-section:
(e) Except as otherwise provided in this or other Bylaws:
(i) where a use on lands designated Commercial, Service Commercial, Industrial or
Institutional abuts a use on lands designated Residential or Multi-residential, a
landscape screen of a minimum 2.0 metres in height and a maximum of 3.6
metres in height shall be provided along common property lines between the
abutting uses. Except as restricted by Section (7) Visual Clearance at
Intersections, the maximum height shall not apply to a hedge or other vegetation;
(ii) fences:
(a) not exceeding a height of 3.6 m may be sited on any portion of a lot in the
A, M-1, M-2, M-4, M-5 and P zones; and
(b) not exceeding a height of 2.0 metres in the C, CS and M-3 zones, may be
located:
(i) to the rear of the front face of a building or to the rear of the required
front lot line set back whichever is greater; and
(ii) in the case of a corner lot, to the exterior side lot line setback or to the
building face on the exterior side lot line whichever is greater.
(iii) in the A, R, RS, SRS, RG, RT and RM zones, a fence
(a) not exceeding a height of 1.2 metres may be sited on any portion of a lot;
- 3 -
(b) not exceeding a height of 2.0 metres may be located to the rear of a
required front lot line setback, and in the case of a corner lot, to the interior
of the required exterior side lot line setback; and
(c) notwithstanding the above, landscape screens not exceeding a height of
2.0 metres may be sited on any portion of a panhandle lot except the
panhandle.
(iv) barbed or razor wire fences shall not be permitted except:
(a) in the A, RS-2 and RS-3 zones, and
(b) in an M, C, CS, or P zone where the wire is located on a fence or wall above
a height of 2.0 metres.
(v) Notwithstanding Section 403 (4)(e)(iv), barbed wire or razor wire fences shall not
be permitted in the Town Centre as shown in Schedule E.
CONCLUSION:
The need to clarify definitions and to group together regulations for landscaping screens and for
fence height has been identified. Fence heights appropriate for residential areas, for the buffering
between residential and non-residential areas, and for non-residential areas have been established.
The M-3 Zone continues to have no height restriction, except if abutting a residential zone.
Planning and Bylaw Enforcement Departments support establishing a fence height range of 2.0
metres to 3.6 metres as a reasonable compromise between security for non-residential operations
and privacy for adjacent residential uses. Where specifics warrant, a height variance may be applied
for and considered by Council.
Staff recommends that Maple Ridge Zone Amending Bylaw No. 7140-2015 be given First and
Second Reading and be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”_______________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Chuck Goddard” _______for______
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 Jim Rule”________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Maple Ridge Zone Amending Bylaw No. 7140-2015
CITY OF MAPLE RIDGE
BYLAW NO. 7140-2015
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7140-2015."
2.PART 2 INTERPRETATION is amended by:
(a) Adding the following new definition between Family Day Care and Financial
Services:
FENCE means a structure constructed of materials including wood, masonry,
concrete, or metal, intended for the purpose of total or partial physical and/or
visual separation or enclosure of a property or portion thereof, and includes
chain link fences, however does not include retaining walls.
(b) Deleting the existing definition and replacing it by the following new definition:
LANDSCAPE SCREEN means a Landscaping Strip forming a visual barrier
composed of dense vegetation, including evergreen hedges, installed or
planted so that no person is able to see through it, which is broken only by
access drives, lanes and walkways.
3.PART 4 GENERAL REGULATIONS SECTION 403 “REGULATIONS FOR THE SIZE, SHAPE
AND SITING OF BUILDINGS AND STRUCTURES”, Sub section (4)(e) is hereby deleted
and replaced in its entirety by the following:
(e) Except as otherwise provided in this or other Bylaws:
(i) where a use on lands designated Commercial, Service Commercial,
Industrial or Institutional abuts a use on lands designated Residential or
Multi-residential, a landscape screen of a minimum 2.0 metres in height
and a maximum of 3.6 metres in height shall be provided along common
property lines between the abutting uses. Except as restricted by Section
(7) Visual Clearance at Intersections, the maximum height shall not apply
to a hedge or other vegetation;
(ii) fences:
(a) not exceeding a height of 3.6 metres may be sited on any portion of a
lot in the A,M-1, M-2, M-4, M-5 and P zones; and
APPENDIX A
(b) not exceeding a height of 2.0 metres in the C, CS and M-3 zones,
may be located:
(i) to the rear of the front face of a building or to the rear of the
required front lot line set back whichever is greater; and
(ii) in the case of a corner lot, to the exterior side lot line
setback or to the building face on the exterior side lot line
whichever is greater.
(iii) in the A, R, RS, SRS, RG, RT and RM zones, a fence
(a) not exceeding a height of 1.2 metres may be sited on any portion of a
lot;
(b) not exceeding a height of 2.0 metres may be located to the rear of a
required front lot line setback, and in the case of a corner lot, to the
interior of the required exterior side lot line setback; and
(c) notwithstanding the above, landscape screens not exceeding a
height of 2.0 metres may be sited on any portion of a panhandle lot
except the panhandle.
(iv) barbed or razor wire fences shall not be permitted except:
(a) in the A, RS-2 and RS-3 zones, and
(b) in an M, C, CS, or P zone where the wire is located on a fence or wall
above a height of 2.0 metres.
(v) Notwithstanding Section 403 (4)(e)(iv), barbed wire or razor wire fences
shall not be permitted in the Town Centre as shown in Schedule E.
4. PART 8 INDUSTRIAL ZONES, Sections 801 8) b), 802 8) b), 803 8) d), 804 8) b) and
805 8) c) are hereby deleted and replaced by:
A landscape screen not less than 2.0 m in height, not more than 3.6 m in height and
not less than 2.0 m in width shall be required along a lot line where such lot line
abuts a lot designated for commercial, residential or agricultural use.
5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the day of , 20 .
PUBLIC HEARING held the day of , 20 .
READ a second time the day of , 20 .
READ a third time the day of , 20 .
ADOPTED, the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 30, 2015
and Members of Council FILE NO: 2011-002-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Maple Ridge Zone Amending Bylaw No. 6795 - 2011
25608 Bosonworth Avenue
EXECUTIVE SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application under
Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit three (3)
lots under the RS-2 (One Family Suburban Residential) zone.
RECOMMENDATION:
That a one year extension be granted for rezoning application 2011-002-RZ and that the following
conditions be addressed prior to consideration of Final Reading:
i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii.Road widening, truncation and cul-de-sac turn-around as required;
iii.Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
iv.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.
v.Pursuant to the Contaminated Site Regulations of the Environmental Management Act,
the property owner will provide a Site Profile for the subject land(s).
DISCUSSION:
a)Background Context:
Applicant: Paul Hayes
Owner: Ian A. Speckman
Legal Description: Lot 1, Section 12, Township 12, New Westminster Plan 2713
1102
- 2 -
OCP:
Existing: Suburban Residential
Zoning:
Existing: A-2 (Upland Agricultural)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation Agricultural and Suburban Residential
South: Use: Vacant District Land
Zone: A-2 (Upland Agricultural)
Designation: Forest
East: Use: Single Family Residential
Zone: A-2 (Upland Agricultural)
Designation: Suburban Residential
West: Use: Single Family Residential Strata
Zone: RG-2 (Suburban Residential Strata)
Designation: Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.882 HA. (4.56 Acres)
Access: Bosonworth Avenue and 256 Street
Servicing requirement: On-site septic and municipal water
Companion Applications: 2011-002-SD
The following dates outline Council’s consideration of the application and Bylaw 6795 - 2011:
Application submitted January 6, 2011.
The First Reading Report was considered on February 7, 2011.
First Reading was granted February 8, 2011.
Partial submission for Second Reading report made August 15, 2012.
Letter about outstanding information required to complete the application sent
August 28, 2012.
Subdivision application made September 19, 2012.
Reminder emails about outstanding information required to complete the application sent
on January 2, 2013 and February 25, 2013.
Development permit application made May 23, 2013.
Remaining information submitted July 24, 2013.
Referral of complete application made to other Departments in August 2013.
Applicant completes addressing all Departmental comments and issues on
February 2, 2014.
The Second Reading Report (see attached) was considered on March 17, 2014.
Second Reading was granted March 25, 2014.
Public Hearing was held April 15, 2014.
Third Reading was granted April 22, 2014.
- 3 -
Meeting held on March 5, 2015 with applicant and his main consultant to review and
finalize all requirements and to target completion by April 15, 2015. Extension application
made to give more time for finalizing legal documentation and servicing plans due to timing
constraints posed by Spring Break and Easter Holidays.
Extension application made March 9, 2015.
Application Progress:
The applicant has completed most of the terms and conditions to be met prior to Final Reading of
the Zone Amending Bylaw. The major outstanding item is the survey plan for road dedication and
corner truncation and finalizing legal documents. A recent meeting was held with the applicant and
his consultant confirming engineering work and the plan is nearing completion.
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.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Jim Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Second Reading Report
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 14, 2014 FILE: 2011-002-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
256 STBOSONWORTH AVE
´
Scale: 1:2,000
25608 BOSONWORTH AVENUE
GODWIN DR
APPENDIX A
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: March 17, 2014
and Members of Council FILE NO: 2011-002-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6795 - 2011
25608 Bosonworth Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from A-2 (Upland Agricultural) to
RS-2 (One Family Suburban Residential), to permit a future subdivision of 3 lots.
The proposed RS-2 (One Family Suburban Residential) zoning complies with the Official Community
Plan.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 6795 - 2011 be given second reading and be forwarded to
Public Hearing; and
2.That the following term(s) and condition(s) be met prior to Final Reading.
i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii.Road widening, truncation and cul -de-sac turn-around as required;
iii.Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
iv.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.
v.Pursuant to the Contaminated Site Regulations of the Environmental Manageme nt
Act, the property owner will provide a Site Profile for the subject land(s).
APPENDIX B
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Paul Hayes
Owner: Ian A. Speckman
Legal Description: Lot 1, Section 12, Township 12, New Westminstwer Plan 2713
OCP:
Existing: Suburban Residential
Zoning:
Existing: A-2 (Upland Agricultural)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation Agricultural and Suburban Residential
South: Use: Vacant District Land
Zone: A-2 (Upland Agricultural)
Designation: Forest
East: Use: Single Family Residential
Zone: A-2 (Upland Agricultural)
Designation: Suburban Residential
West: Use: Single Family Residential Strata
Zone: RG-2 (Suburban Residential Strata)
Designation: Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.882 HA. (4.56 Acres)
Access: Bosonworth Avenue and 256 Street
Servicing requirement: On-site septic and municipal water
Companion Applications: 2011-002-SD
b) Project Description:
The applicant is seeking to rezone the subject 1.882 hectare (4.56 acre) property from A-2 (Upland
Agricultural) to RS-2 (One Family Suburban Residential), to create 3 single family lots. Two of the
proposed lots will front on Bosonworth Avenue and the third southernmost lot will face 256 Street.
Bosonworth Avenue becomes an unpaved gravel road in front of this property and 256 Street has
been constructed south of Bosonworth Avenue as part of the Grant Hill subdivision to the west.
Widening and paving of Bosonworth Avenue, a cul-de-sac turnaround at the current south terminus
of 256 Street and a corner truncation at the intersection of these two streets will be provided as part
of the subdivision associated with this rezoning application.
- 3 -
The subject property contains an existing dwelling to be retained. It will be sited on one of the three
lots in accordance with Zoning Bylaw setback requirements. The land slopes upwards from
Bosonworth Avenue and is particularly steep at the southern end of the site abutting the District
Forest Lands. The southern portion of the site and the unconstructed portion of 256 Street will be
retained in its natural state.
A preliminary site plan showing the lot layout, proposed building envelopes and on-site septic
disposal areas is attached for reference (Appendix C).
c) Planning Analysis:
Official Community Plan :
The proposal for RS-2 (One Family Suburban Residential) Zoning is consistent with the zones
permitted in the Zoning Matrix for lands designated as Suburban Residential. Consequently, the
proposal is consistent with the existing Official Community Plan designation.
Zoning Bylaw:
The proposed lots will meet the minimum lot width, depth and area set out in the Zoning Bylaw for
RS-2 (One Family Suburban Residential) zone. Each lot is at least 0.40 hectares (1.0 acre) in area,
with the southern lot having a greater area of 1.055 hectares. The two lots along Bosonworth
Avenue will be about 50 metres wide and 84 metres deep, and Lot 3 is about 100 metres in both
width and depth. Lot 3 is larger to permit adequate space for a building site and septic fields due to
the sloping conditions of the land.
Development Information Meeting :
A Development Information Meeting was not required because the proposed subdivision will result
in fewer than 25 dwelling units, and no Official Community Plan amendment is required.
d) Environmental Implications:
At first reading, it was anticipated that pursuant to Section 8.10 of the Official Community Plan, a
Natural Features Development Permit (NFDP) application would be required for the portion of the
site with an average natural slope of greater than 15 percent.
After further review, it has been determined that a development permit will not be required. Instead,
the sloping lands in the southern part of the site will be subje ct to a no-build/no disturb steep slope
covenant. Plantings will be undertaken by the applicant in lieu of a development permit, for
restoration and enhancement works along an unbuilt portion of 256 Street north of Bosonworth
Avenue in conjunction with another site (2012-102-RZ) being developed by the same applicant.
The necessary covenant and accompanying explanatory plan will be registered on proposed Lot 3 at
the time of subdivision.
- 4 -
e) Interdepartmental Implications:
Engineering Department:
Engineering has identified a number of required off site works including: construction of Bosonworth
to a rural standard (it is currently a gravel road) in front of the property, a corner truncation,
dedication to complete the cul-de-sac at the south end of 256 Street, storm water/drainage works
on Bosonworth, and installing a mast-arm street light and new water service connections.
Latecomers for the area’s water system and road access onto 256 Street may apply.
Parks & Leisure Services Department:
An existing off road trail within the Bosonworth Avenue right-of-way may need to be accommodated
as a boulevard trail in the road right of way in conjunction with the construction of Bosonworth
Avenue across the frontage of the property. This will be determined as part of the subdivision
approval process.
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6795 –
2011 and that application be forwarded to Public Hearing.
"Original signed by Adrian Kopystynski"
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw
Appendix C – Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 18, 2012 2011-002-SD BY: JV
25608 Bosonworth Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T2553 62554 82555 92559 52554 12559 62563 02546 72558 02560 82555 62558 8
11 267
2559 02555 42559 22554 02557 22557 7
11 225
GO D W IN D RIV E
EPS 234
SL61
SL44
SL48
1
SL51
SL45
SL47
EP 17454P 17459
SL60
EPS 234
5
SL41 SL43
SL49
SL46
14
3
SL58
P 2713
15
A
SL59
SL42
SL50
SL57
16
P 2713
8
2
Rem 6
Subject Property
´
Scale: 1:0
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6795 - 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. 6795 - 2011."
2.That parcel or tract of land and premises known and described as:
Lot 1 Section 12 Township 12 New Westminster District Plan 2713
and outlined in heavy black line on Map No. 1510 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
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 February, A.D. 2011.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
25500255362554825592255182546725541255802560825577255542558811224
25518255562557211225
11284
255022552311267
25540255962563025505255902555925595SL4 4 SL4 5
SL4 7
1
P 2 7 13
14
4
SL4 0
SL6 0 SL5 9
SL4 8
3
P 2 7 13
P 1 7 45 9
SL5 0 SL4 9
P 2 7 13
2
SL6 2
P 1 7 45 9
SL5 8
16
SL5 2
EPS 2 34
5
R em 6
SL3 9
EPS 2 34
SL5 7
EP 17 4 54
SL4 1
SL5 1
SL4 2 SL4 3
8
EPS 2 34
SL6 1
SL4 6
15
A
13
EPP 7740
EPP 15738
EPP 7740
BCP 39012
EPP 15740
EPP 7740
EPP 7741
EPP 7740BCP 39013
EPP 7741
EPP 7742
EPP 20792
BCP 39013BCP 39013
BCP 39013
EPP 18222EPP 18221
EPP 7740BOSON WOR TH AVE.PALMER ROLPH ST.GODW IN DR IVE 256 ST.´
SCALE 1:3 ,00 0
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Fro m:
To:
A-2 (Upland Ag ric ult ural)
RS-2 (One Fa mily Suburban Residential)
679 5-20 111510
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 30, 2015
and Members of Council FILE NO: 2012-047-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Final One Year Extension Application
Zone Amending Bylaw No. 6927-2012
Zone Amending Bylaw No. 6967 -2013
22577, 22569, 22557 Royal Crescent and 11771 226 Street
EXECUTIVE SUMMARY:
A final one year extension has been requested for application 2012-047-RZ pursuant to Maple
Ridge Development Procedures Bylaw No. 5879-1999. The purpose of this application is to rezone
the subject properties from RS-1 (One Family Urban Residential) to RM-2 (Medium Density
Apartment Residential District) to allow for construction of a five storey apartment building with 48
units. This application is in compliance with the Official Community Plan.
Zone Amending Bylaw No. 6927-2012 was granted first reading on May 22, 2012 to rezone the
properties to RM-2 (Medium Density Apartment Residential). First and second reading of Text
Amending Bylaw 6967-2013 and second reading of Zone Amending Bylaw No. 6927-2012 was
granted on March 12, 2013. The application was presented at a Public Hearing held April 16, 2013.
Subsequently, third reading was granted on April 23, 2013. A one year extension was granted on
May 13, 2014. The applicant’s Civil Engineer is in the process of finalizing servicing design
drawings, which are anticipated to be submitted in March 2015 for review by the Engineering
Department.
RECOMMENDATION:
That a one year extension be granted for rezoning application 2012-047-RZ, pursuant to Maple
Ridge Development Procedures Bylaw No. 5879 -1999; and, that the following conditions be
addressed prior to consideration of final reading:
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
iii.Road dedication as required;
iv.Consolidation of the development site;
1103
- 2 -
v. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
vi. Removal of the existing buildings; and,
vii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
DISCUSSION:
a) Background Context:
Applicant: 625536 B.C. Ltd. (Mohinder Gosal)
Owners: Gurbhawan and Karminder Grewal;
Gurjeet Johal;
Mukhpal and Iqbal Sangha;
Simranjeet Sekhon
Legal Descriptions: Lot 8 Except: Parcel “A” (Explanatory Plan 8215); District Lot
401 Group 1 NWD Plan 4769;
Parcel “A” (Explanatory Plan 8215) Lot 8 District Lot 401 Group 1
NWD Plan 4769;
Lot 9 District Lot 401 Group 1 NWD Plan 4769;
Lot “D” District Lot 401 Group 1 NWD Plan 21162
OCP:
Existing: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential District)
Surrounding Uses:
North: Use: Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
South: Use: Multi-Family Residential, Single Family Residential
Zone: RS-1 (One Family Urban Residential), RM-3 (High Density
Apartment)
Designation: Ground Oriented Multi-Family
East: Use: Congregate Care (Residential)
Zone: LUC (Land Use Contract)
Designation: Low-Rise Apartment, Conservation
West: Use: Multi-Family Residential
Zone: RM-2 (Medium Density Apartment Residential District)
Designation: Low-Rise Apartment
- 3 -
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 0.28 ha (0.7 acres)
Access: Royal Crescent Lane
Servicing requirement: Urban Standard
b) Application Progress:
This application is to permit construction of a five storey, 48 unit apartment building in the RM-2
(Medium Density Apartment Residential District) zone on the subject property. The following dates
outline Council’s consideration of the application and Bylaws 6967-2013 and 6927-2012:
The rezoning application was received April 18, 2012;
First reading was considered and granted on May 22, 2012;
o The Development Permit application was submitted in August 2012;
o The project was considered at Advisory Design Panel in September 2012;
o A Development Information Meeting was held in November 2012;
o Design revisions reflecting Advisory Design Panel comments were submitted in
January 2013; and
o The revisions required a Development Variance Permit application, which was
submitted in February 2013.
Second reading was considered and granted on March 12, 2013;
Public Hearing was held April 16, 2013;
Third reading was granted April 23, 2013; and
A One Year Extension was granted on May 13, 2014.
Preliminary discussions between the project Civil Engineer and the Engineering Department have
taken place regarding the servicing design on Royal Crescent. At the time of report deadline, a
servicing design had not yet been submitted to the Engineering D epartment for review. The
applicant has indicated that this submission will occur in March 2015. Once the servicing design is
submitted, the Engineering Department will review the drawings and the Rezoning Servicing
Agreement can be prepared once a satisfactory design is reached. It is anticipated that the
servicing design review will occur this spring, once the servicing drawings are submitted. The
applicant has previously completed two of the rezoning terms and conditions required to be met
prior to final reading, and will need to complete the remaining five conditions in order to seek final
reading.
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.
- 4 -
CONCLUSION:
This application is to rezone the subject properties located in the South of Lougheed Precinct of the
Town Centre Area from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential District) to permit future construction of a five storey, 48 unit apartment building. The
applicant has been pursuing the completion of this rezoning application, however a change in
project Architect and a delay in servicing design submission have resulted in the applicant seeking
additional time to complete the rezoning conditions.
“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
GM: Public Works & Development Services
“Original signed by Jim Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Second Reading Report
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 25, 2012 FILE: 2012-047-RZ BY: PC
22557/69/77 ROYAL CRESCENT &11771 226 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
11715
11735 22516225692257011771
11698
2
2
5
3
3 225752259611698 226122263911767
11692
11724
05/07/09 22527225292253422538/4222535/3722544/462255022554/5822581226112261511771
11742 22541225572260222624/26226252263362/64/66
2253522565225372258011837
11778 226212264122528/302255611711 2250422503 225222254822535225882257711834
2263211760 22564/68226 ST.SELKIRK AVE.225 ST.LOUGHEED HWY.LOUGHEED
H
I
G
H
W
A
Y
LANE
SELKIRK AVE.
ROYAL CRES.ROYAL CRES.
P 8641
3
21
A
12
A
P 18056P 63225
Rem. 58
2
12
P 1009122
9 8
P 18056
22
BCP 44924
P 70416
P 48518
P 77953
1
18
2
Plan 4834 P 654524
A
E P 4769
10
7
13
Rem. 1
Rem. 23
P 4769
6
P 70416
E
D
EP 8215REM.
15
19
19
P 21162
79
6
PARK *PP085P 8615
A
1
14 13
20
W 3 5
P 4834
BCP 8886
P 9819EP 1197016
1
P 12503
1
2
15
1
P 4769
P 4769
P 8615
C
7
P 476911
PARK P 8615P 13017
LMS 715
P 9372
1
NWS 2316
70
1
W
P 8615
BCP 22107
14 2
BCP 4492420
SUBJECT PROPERTIES
´
SCALE 1:1,500
APPENDIX A
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: March 4, 2013
and Members of Council FILE NO: 2012-047-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Zone Amending Bylaw No. 6967-2012
Second Reading
Maple Ridge Zone Amending Bylaw No.6927-2012
22577, 22569 , 22557 Royal Crescent and 11771 226 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located in the South of Lougheed
Precinct of the Town Centre Area, from RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential) to permit future construction of a five storey, 48 unit apartment
building. Maple Ridge Zone Amending Bylaw No. 6927-2012 was granted First Reading on May 22,
2012 to rezone the properties to RM-2 (Medium Density Apartment Residential). A second bylaw is
now also required for a site specific text amendment to adjust the maximum density. This
application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1.That Maple Ridge Zone Amending Bylaw No. 6967- 2012 be given first and second reading
and be forwarded to Public Hearing; and
2.That Zone Amending Bylaw No. 6927-2012 be given second Reading and be forwarded to
Public Hearing; and
3.That the following terms and conditions be met prior to final reading:
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
iii.Road dedication as required;
iv. Consolidation of the development site;
v.Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
1103
APPENDIX B
- 2 -
vi. Removal of the existing building s; and,
vii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
DISCUSSION:
a) Background Context:
Applicant: 625536 B.C. LTD. Mohinder Gosal
Owners: Gurbhawan and Karminder Grewal
Gurjeet Johal
Mukhpal and Iqbal Sangha
Simranjeet Sekhon
Legal Descriptions: Lot 9, D.L.:401, Group 1, NWD Plan 4769
Parcel A (Explanatory Plan 8125) Lot 8, D.L 401, Group 1, NWD Plan
4769
Lot D, D.L. 401, Group 1, NWD Plan 21162
Lot 8 Except Parcel “A” ( Explanatory Plan 8125) D.L 401, Group 1,
NWD Plan 4769
OCP:
Existing: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
South: Use: Multi-Family Residential, Single Family Residential
Zone: RS-1 (One Family Urban Residential), RM-3 (High Density
Apartment),
Designation: Ground Oriented Multi-Family
- 3 -
East: Use: Congregate Care (Residential)
Zone: LUC (Land Use Contract)
Designation: Low-Rise Apartment
West: Use: Multi-Family Residential
Zone: RM-2 (Medium Density Apartment)
Designation: Low-Rise Apartment
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 0.28 HA (0.7 acres)
Access: Royal Crescent Lane
Servicing requirement: Urban Standard
b) Project Description:
The applicant proposes to rezone the subject sites to allow for future construction of a five storey
wood frame apartment building with underground parking. Parking will be accessed via the existing
lane to the north of the site. There are a total of 48 units ranging is size from 83.5 – 139m2 (899 –
1,497ft2). The majority of dwelling units will have two bedrooms, with five one bedroom units.
An indoor amenity room is provided on the ground floor, and a children’s play area is located in the
north-east corner of the property. In addition to the outdoor play structure, the project Landscap e
Architect has incorporated seating within the landscape areas for residents to sit and enjoy the
gardens on site. First floor units are designed to be ground-oriented, with outside locking doors that
provide direct access to the street.
The building materials will include brick veneer at the lower levels, cement panel cladding on the
higher storeys, and vertical wood beams to tie the two materials in visually. The design character of
this development will inform future projects in the neighbourhood. A shadow analysis was prepared
by the project Architect, demonstrating the location of shadow impacts. The project has been
reviewed by the Advisory Design Panel.
The development site is located in the South of Lougheed Precinct of the Town Centre, and is
therefore within Sub Area 1 of the Town Centre Area Incentive Program. The proposed project meets
the conditions to be included in the incentive program.
c) Planning Analysis:
Official Community Plan :
The subject properties are designated Low-Rise Apartment in the South of Lougheed Precinct,
and are subject to the policies of the Town Centre Area Plan. The Low -Rise Apartment
designation is intended for development in a three to five storey apartment form where units
are accessed from an internal corridor and residential parking is provided underground. The
Development Permit Guidelines note that residential land use form and design should
- 4 -
accommodate ground-oriented units with direct entrances and connection to the sidewalk. In
addition, ground-oriented units provide for a pedestrian-oriented sidewalk, and are desirable
for families and accessibility. The proposed development and the application for RM-2
(Medium Density Apartment Residential) zoning is consistent with this designation.
Zoning Bylaw:
The current application proposes to rezone the properties located at 22577, 22569, and
22557 Royal Crescent and 11771 226 Street from RS-1 (One Family Urban Residential) to
RM-2 (Medium Density Apartment Residential) to permit construction of a five storey 48 unit
apartment building.
A site specific text amendment is also required to change the existing Floor Space Ratio (FSR)
for the RM-2 (Medium Density Apartment Residential) zone from 1.8 to 1.89. This project
aligns with the proposed changes to the RM-2 (Medium Density Apartment Residential) zone in
the draft Zoning Bylaw. The draft zone includes an increase in height to align with the Town
Centre Area Plan and an increase in density to reflect one additional storey. The proposed
development aligns with these future changes.
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 6.3.a), to reduce the
front yard setback from 7.5 to 5.6 metres;
2. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 6.3.a), to reduce the
exterior yard setback from 7.5 to 3.32 metres;
3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 6.3.a), to reduce the rear
yard setback from 7.5 to 5.48 metres;
4. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 604, 7, to increase the
maximum height from 4 to 5 storeys.
The requested variances to the RM-2 (Medium Density Apartment Residential) zone are
supported by the Planning Department and will be the subject of a future Council report.
Off-Street Parking and Loading Bylaw:
The proposed project is in compliance with the Off-Street Parking and Loading Bylaw. In total,
55 residential parking spots and 5 visitor parking spots have been provided underground
based on the reduced Town Centre Area parking requirements of one space per one bedroom
unit, 1.1 spaces per two bedroom unit and 0.1 spaces per unit for visitor parking.
Additionally, the applicant has provided long-term and short-term bicycle parking as required in
the Town Centre Area section of the Off-Street Parking and Loading Bylaw. Based on the size
of the proposed development, 14 short-term and 12 long-term bicycle parking spaces are
required. Space for 16 bicycles to lock up at bike racks will be provided at the building’s front
entrance, as reflected in the site and landscape plans which will satisfy the short-term
- 5 -
requirements. A bicycle storage room has also been provided in the underground parking area
for long term bicycle parking in excess of the 12 required spaces.
Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, the applicant has submitted a Town
Centre Area – South of Lougheed (SOLO) Development Permit application to ensure the
current proposal complies with key guideline concepts as outlined below:
Develop a diverse shopping, employment and residential district,
The proposed higher density infill development will enhance the SOLO residential
district adjacent to the shopping and employment uses on Lougheed Highway by
providing an opportunity for a mixed demographic.
Create pedestrian-oriented streetscapes;
The proposed project seeks to enhance the pedestrian realm with strong visual
orientation from within the building and permeable visibility through landscaping to the
street.
Enhance the quality, character and vibrancy of SOLO;
The proposed project is designed to bring new vitality to the area with an increase in
the number of residents and establish a precedent for future development.
Maintain cohesive building styles;
The proposed building is consistent with similar scale buildings to the south , and will
help shape a precedent for future development.
Capitalize on important views;
The east/west longitudinal orientation of the proposed building allows for maximizing
the number of units at the upper levels to maximize views north for mountain views
and south for river views, while not affecting existing adjacent buildings’ views.
Provide public outdoor space;
Given the residential nature of the proposed development, provided outdoo r space is
private. A children’s play area, seating, and landscaping is provided on site.
Provide climate appropriate landscaping and green features; and,
The internal climate will be moderated to a degree at lower levels through shade and
wind permeability of plant materials. Internal climate at the underground parking level
is proposed to be moderated by landscaping over parking structure.
Maintain street interconnectivity.
Access to the underground parking facility is from the rear lane to maintain a
continuous sidewalk along Royal Crescent.
- 6 -
Advisory Design Panel :
The Advisory Design Panel reviewed the form and character of the proposed apartment
building development and the landscaping plans at a meeting held September 11, 2012.
Following presentations by the project Architect and Landscape Architect, the Advisory Design
Panel made the following resolution that:
The following concerns be addressed and digital versions of revised drawings and
memo be submitted to Planning staff; and further that Planning staff forward this on
to the Advisory Design Panel for information.
Consider providing day light to the living room of unit B5 (SW corner)
Consider the use, color and organization of materials and details
Consider simplifying the roof line
Provide a drop in the slab outside the building to accommodate proper planting
depth
Consider changing the river rock area at the ramp to a planted area (green)
Consider providing a lattice or trellis screen to the ramp
Consider matching the color of the battens to the siding
Consider the use of panel siding as opposed to beveled siding
Consider the use of brick or concrete (instead of stone) on the landscape wall
Consider matching the design of the landscape fence with balcony railings
Consider the design of the lobby elevation to create more of a residential feeling
Provide interphone and door for visitor parking
Provide detailed trellis design
Provide details of the garbage enclosure at the lane
Locate the garbage area closer to the ramp or the security gate
Consider providing an elevator lobby access from the north side of underground
parking area
Provide a properly rendered 3D depiction of the site showing the final colors and
details to include the landscaped walls and trellis’
The ADP concerns have been addressed and are reflected in the current plans. A detailed
description of how these items were incorporated into the final design will be included in a
future development permit report to Council.
Development Information Meeting:
A Development Information Meeting was held at the Fraserview Community Hall on September
10, 2012. Following this meeting, staff were made aware that non-resident owners within 50
metres of the development site were not directly notified by mail. The applicant agreed to host
a second development information meeting, and invitation letters were sent to all non-resident
owners as well as occupants living within 50 metres of the development site. The second
meeting was held at the Maple Ridge Leisure Centre Preschool Room on November 15, 2012.
Two people attended the September meeting and six people attended the November 2012
- 7 -
meeting. A summary of the comments and discussions with the attendees was provided by the
applicant and include the following:
1. Traffic volume increases, traffic safety, traffic calming measures, lane traffic
2. On-street parking, adequate parking standards
3. Height and Massing
4. Form of Ownership (renters vs. owners)
5. Impact on Drainage
6. Excavation/Construction
The following are provided in response to the issues raised by the public:
1. Road improvements on Royal Crescent will be required as part of the rezoning process.
2. Two additional underground parking spaces were added to the pro ject. The provided
parking meets the Off-Street Parking and Loading Bylaw.
3. The height of the proposed building is consistent with the South of Loughee d Development
Permit Guidelines and a variance for building height is supported by the Planning Department.
4. The proposed development is anticipated to be individual strata units.
5. Provision for stormwater will be addressed through servicing drawings prior to Building
Permit issuance.
6. The developer will be responsible for maintaining a safe site during construction.
d) Traffic Impact:
As the subject sites are located within 800 metres of the Lougheed Highway, a referral has
been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Maple
Ridge Zone Amending Bylaw will be required as a condition of Final Reading. At this time, the
Ministry has granted preliminary approval of the development application.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has noted that road
dedication will be required along the property frontage on Royal Crescent as well as along the
rear lane. The project Engineer will be responsible for determining the necessary upgrades
required for sanitary, storm, and water requirements of this development, which will be
secured through a Rezoning Servicing Agreement. Upgrading of the road frontage and lane to
an urban standard will also be required.
Parks & Leisure Services Department:
The Parks and Leisure Services Department have identified that after the subdivision is
completed they will be responsible for maintaining the street trees. In the case of this project it
is estimated that there will be an additional eleven trees. The Manager of Parks & Open
Space has advised that the maintenance requirement of $25.00 per new tree will increase
their budget requirements by $275.00.
- 8 -
CONCLUSION:
As this project is compatible with the Town Centre Area Plan in the Official Community Plan, It is
recommended that first and second reading be given to Maple Ridge Zone Amending Bylaw No.
6967-2012, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6927-2012,
and that application 2012-047-RZ be forwarded to Public Hearing.
“original signed by Amelia Bowden”________________
Prepared by: Amelia Bowden
Planning Technician
“original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“original signed by Frank Quinn”______________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“original signed by J.L. (Jim) Rule”_____________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B - Maple Ridge Zone Amending Bylaw 6927-2012
Appendix C – Maple Ridge Zone Amending Bylaw 6967 - 2012
Appendix D – Building Rendering
Appendix E - Site Plan
Appendix F – Building Elevation Plans
Appendix G – Shadow Analysis
Appendix H – Landscape Plans
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 25, 2012 FILE: 2012-047-RZ BY: PC
22557/69/77 ROYAL CRESCENT &11771 226 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
11715
11735 22516225692257011771
11698
2
2
5
3
3 225752259611698 226122263911767
11692
11724
05/07/09 22527225292253422538/4222535/3722544/462255022554/5822581226112261511771
11742 22541225572260222624/26226252263362/64/66
2253522565225372258011837
11778 226212264122528/302255611711 2250422503 225222254822535225882257711834
2263211760 22564/68226 ST.SELKIRK AVE.225 ST.LOUGHEED HWY.LOUGHEED
H
I
G
H
W
A
Y
LANE
SELKIRK AVE.
ROYAL CRES.ROYAL CRES.
P 8641
3
21
A
12
A
P 18056P 63225
Rem. 58
2
12
P 1009122
9 8
P 18056
22
BCP 44924
P 70416
P 48518
P 77953
1
18
2
Plan 4834 P 654524
A
E P 4769
10
7
13
Rem. 1
Rem. 23
P 4769
6
P 70416
E
D
EP 8215REM.
15
19
19
P 21162
79
6
PARK *PP085P 8615
A
1
14 13
20
W 3 5
P 4834
BCP 8886
P 9819EP 1197016
1
P 12503
1
2
15
1
P 4769
P 4769
P 8615
C
7
P 476911
PARK P 8615P 13017
LMS 715
P 9372
1
NWS 2316
70
1
W
P 8615
BCP 22107
14 2
BCP 4492420
SUBJECT PROPERTIES
´
SCALE 1:1,500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6927-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6927-2012."
2.Those parcels or tracts of land and premises known and described as:
Lot 8 Except: Parcel “A” (Explanatory Plan 8215); District Lot 401 Group 1 New
Westminster District Plan 4769
Parcel “A” (Explanatory Plan 8215) Lot 8 District Lot 401 Group 1 New Westminster
District Plan 4769
Lot 9 District Lot 401 Group 1 New Westminster District Plan 4769
Lot “D” District Lot 401 Group 1 New Westminster District Plan 21162
and outlined in heavy black line on Map No. 1571 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 22 day of May , A.D. 2012 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
11759/61 2246111667
11715
11735 2251611900
22525
22529 225692257011771
11857
2246622471/8511698
22531
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2
5
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11844
11771
1168822464 11767
11656
11692
11724
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11850
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11771
11742
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22528/3022521 22522
22524 2255611675
11711 2250411662
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22503 2252222523 2254822535225882257711834
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2245611760
11680
Haney Place Mall
22526
2252822564/6811858
NORTH AVENUE 226 ST.SELKIRK AVE.225 ST.SELKIRK AVE.
LOUGHEED HWY.227 STREET225 ST.226 ST.118 A AVE.
L O U G H E E D H I G H W AY
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EP 64018
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RW 61238
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BCP 9285EP 70417BCP 9286EPP 14312BCP44926
LMP 9307
EP 70417
BCP 9286LMP 46994RP 63699LMP 31454&LMP 51165 (EASE.)
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P 70
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EP 65137
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
6927-20121571
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6967-2012
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in
open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No.6967-2012."
2.PART 6, RESIDENTIAL ZONES, SECTION 604, RM-2 MEDIUM DENSITY APARTMENT
RESIDENTIAL DISTRICT is amended as follows:
i.SECTION 5, Density, is amended by adding the following after 5 (e):
f) The maximum floor space ratio shall be 1.89 at the following locations:
22577 Royal Crescent
Parcel A (Explanatory Plan 8125) Lot 8, District Lot 401, Group 1, NWD Plan 4769
22569 Royal Crescent
Lot 9, District Lot 401, Group 1, NWD Plan 4769
22557 Royal Crescent
Lot D, District Lot 401, Group 1, NWD Plan 21162
11771 226 Street
Lot 8 Except Parcel “A” ( Explanatory Plan 8125) District Lot 401, Group 1, NWD Plan 4769
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly.
READ a first time the day of , A.D. 200 .
READ a second time the day of , A.D. 200 .
PUBLIC HEARING held the day of , A.D. 200 .
READ a third time the day of , A.D. 200 .
APPROVED by the Minister of Transportation and Highways this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 30, 2015
and Members of Council FILE NO: 2014-092-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Industrial Development Permit
20210 113B Avenue
EXECUTIVE SUMMARY:
An Industrial Development Permit application has been received for the subject property, located at
20210 113B Avenue. The proposal is for a single-storey industrial building under the M-3 (Business
Park) zone, for the purpose of additional warehouse space for the existing cabinet manufacturing
business, located on the adjacent property to the west, at 20198 113B Avenue. The plans for the
development are consistent with the policies of the Official Community Plan and comply with the
provisions of the Zoning Bylaw No. 3510-1985 and the Off-Street Parking and Loading Bylaw No.
4350-1990.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2014-092-DP respecting property located
at 20210 113B Avenue.
DISCUSSION:
a)Background Context:
Applicant: Integrated Construction, Christian Hamm
Owner: Anmore Holdings Inc. No. BC0786716
Legal Description: Lot A, District Lot 280, Group 1, New Westminster District
Plan LMP52360
OCP:
Existing: Industrial
Proposed: Industrial
Zoning:
Existing: M-3 (Business Park)
Proposed: M-3 (Business Park)
Surrounding Uses
North: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
South: Use: Vacant and Residential
Zone: RS-3 (One Family Rural Residential) and RS-1 (One Family
Urban Residential)
Designation: Industrial and Urban Residential
East: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
1104
- 2 -
West: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
Existing Use of Property: Industrial
Proposed Use of Property: Industrial
Site Area: 4,060 m2 (1 acre)
Access: 113B Avenue
Servicing: Urban Servicing
b) Project Description:
This application is for an Industrial Development Permit for the subject property, located at 20210
113B Avenue, to permit the construction of a warehouse development in the M-3 (Business Park)
zone (see Appendix A). There is an existing building located to the front (north) of the subject
property, that will remain. The new warehouse building is proposed to be located to the south of the
existing building, to be used as additional warehouse space for the existing cabinet manufacturing
business, located on the adjacent property to the west, at 20198 113B Avenue (see Appendix B).
c) Planning Analysis:
Industrial Development Permit Area
The purpose of the Industrial Development Permit is to promote development that meets the needs
of industry, and through attractive design that is compatible with adjacent development. The key
concepts are as follows:
1. Provide a street presence with entrances and architectural interest in building designs
fronting public streets.
The proposed development is located behind an existing building that fronts the street.
2. Loading facilities should be located away from public streets and into the rear or the interior
of a site.
The loading facilities are located away from the front of the site.
3. Outdoor storage and less attractive structures such as accessory buildings should be
screened with fencing or landscape.
The garbage and recycling areas are located within the proposed building. Outdoor
storage is provided in between the two buildings. An acoustic barrier fence is provided
between the subject property and the residential properties to the south-east.
4. The transportation needs of diverse users should be accommodated through amenities such
as bicycle facilities, and accessible design for the mobility impaired.
Bicycle racks are provided and a parking space for disabled persons is provided.
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features,
materials, proportions and building articulation.
The new building reflects the character and pattern of development of the immediate
area.
- 3 -
d) Advisory Design Panel:
The application was reviewed by the Advisory Design Panel on March 10, 2015. The Panel does not
require the project to come back for review, but would like the following resolutions to be addressed
with Planning Staff:
i. Provide clarification regarding the fire aisle, including adding dimensions and clarifying the
portion shown on the adjacent lot.
ii. Show the location of fencing on the site plan more clearly and how it integrates with fencing
of the overall two sites.
iii. Explore augmenting the building mounted lighting.
iv. Increase the portion of the site that is landscaped, including the rear landscaping area visible
from the parking area, breaking up the parking area (where turning movements permit) and
the area for picnic use to be better sheltered with landscaping by including a tree.
v. Consider providing defined pedestrian access from the street sidewalk to Building 1 and
enhance the pedestrian access area along the front of Building 2.
vi. Introduce layers of plants and colours in the rear landscaping area incorporating a minor
level of storm water management.
vii. Relocate the parallel parking space in front of Building 2 to because it impinges exiting from
the building.
viii. Consider increasing the number of bicycle storage stalls in a suitably landscape the area.
The applicant has provided the following responses to the above resolutions:
i. Fire Aisle has been clearly marked, including dimensions, and outlines the extent in which
the fire aisle crosses over to the neighboring property and existing shared access agreement.
ii. Fencing is clearly shown on Site Plan along the property line enclosing the enti re property in
question. A new gate will be installed as shown on the Site Plan.
iii. Building mounted LED lighting has been specified and located in a manner that is both
optimal for site lighting requirements/needs and neighboring residential units.
iv. New soft landscaping has been introduced to break up the parking area, as well as to create
an amenities area with bicycle storage and a picnic bench. Soft Landscaping has also been
added to the rear of the building to incorporate stormwater management and introduce new
layers, as requested.
v. Existing pedestrian access to Building 1 is to remain as is, although new soft landscaping
has been introduced in order to enhance the entry to this building. Pedestrian access has
been clearly shown and enhanced for the new proposed building as requested.
vi. New layers of soft landscaping and a storm water management system have been added to
the rear of the proposed building as requested.
vii. The parallel stall in front of Building 2 has been relocated as requested.
- 4 -
viii. Bicycle storage has been optimally designed for the requirements/needs of the proposed
new building. It has now been located amongst new soft landscaping as requested.
e) Environmental Implications:
The property is within the floodplain and a restrictive covenant specifying the minimum construction
elevation is registered on Title. This restrictive covenant will need to be updated at the Building
Permit stage to reflect the current flood construction levels.
f) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $29,520.00, the security will be $29,520.00.
CONCLUSION:
As the development proposal complies with the guidelines for the Industrial Development Permit
Area for form and character, it is recommended that 2014-092-DP be given favourable
consideration.
“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 Jim Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan, Elevations and Landscape Plan
DATE: Mar 20, 2015 2014-092-DP BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20210-113B AVENUELegend
Streams & Rivers (Topographic)
Feature Type
Ditch Centreline
APPENDIX A
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«'#5'/'06564#6#«2.#01(«%10%4'6'«9#..5 EXISTING CANTERBURYKITCHENS BUILDINGEXISTING BUILDING 1FOOTPRINT AREA: 3,600 S.F.[334.45 S.M.]SLAB ELEVATION: 5.37mPROPOSED BUILDING 2FOOTPRINT AREA: 14,113.04 S.F. [1,311.14 S.M.]SLAB ELEVATION: 5.20mEXIST.O/H DOOREXIST.O/H DOORO/H DOORO/H DOORO/H DOORO/H DOORO/H DOOREXISTINGCURB TO BEREMOVEDEXISTINGLANDSCAPINGPROPOSEDLANDSCAPING PERLANDSCAPE DWGS.PROPOSEDLANDSCAPING PERLANDSCAPE DWGS.LOADINGLOADING1.5MSETBACK6 .0 MSE T B A C K 1.5M SETBACK6.0M SETBACK1. 2.EXISTINGPARKING14. 15. 16.17. 18.PROPOSEDO/H DOORO/H DOORO/H DOORO/H DOOREXISTINGLANDSCAPINGSTORAGE YARDFOOTPRINT AREA: 4,784.76 S.F.[444.52 S.M.]GATESM. CAR1 1 3 B A V E N U E [1.50m]WESTL.D.4.92'[27.13m]89.00'[22.25 m]73.00'[48.16 m]158.00'[7.70 m]SOUTH L.D.25.25'APPROX. SIZE ANDLOCATION OF DUSTCOLLECTORPROPOSED LOCATION OF NEWGATE. EXISTING GATE TO BEREMOVED. PROVIDE FIRE DEPT.LOCK BOX IF GATE LOCKEDGATEEXISTINGBUILDINGAPPROX. SIZE ANDLOCATION OFEXIST. RESIDENCEAPPROX. SIZE ANDLOCATION OFEXIST. SHOPAPPROX. SIZE ANDLOCATION OFEXIST. GARAGESLAB ELEVATION: 5.20m15ACA$A$B$B$SERVICE RM.145.10 S.F.[13.48 S.M.]UNIT #1-CANTERBURY CABINETS9,961.78 S.F. [925.48 S.M.]UNIT #24,006.16 S.F. [372.18 S.M.][14.17 m]46.50'[33.99 m]111.50'[7 .3 0 m ]D R I V E A I S L E23.9 5 '[6 .0 0 m ]
F I R E T R U C K
1 9 .6 8 '[1 2.00 m]
3 9.37'[2.71 m]8.90'[4.98 m]16.35'[1.84m]6.02'[5.50m]18.04'[2.40 m]7.87'[2.50 m]8.20'[4.00 m]13.12'[0.48 m]1.59'[2.50 m]8.20'[0.48 m]1.59'[4.00 m]13.12'[0.73 m]2.38'[2.50 m]8.20'[2.50 m]8.20'[3.80 m]12.47'[5.50m]TYP.U.N.O.18.04'[9.20m]30.18'[1.52m]5.00'[4.90m]16.08'[10.07m]EASTL.D.33.02'PROPOSEDMAN DOOR4" WHITEPAINTEDLINES. TYP.PARALLELCARPARALLELCARPARALLELCAR[6.10 m]20.01'[2.50m]8.20'3.4.5.EXIST.MANDOOREXIST.MANDOOR6. 7. 8. 9. 10.13.WASTE/RECYCLINGBINSPROPOSED LOCATIONOF NEW FIRE HYDRANTPROPOSED 5' HIGHACOUSTICAL WALL. SEEELEVATION ON SHEET A4.1PICNIC TABLE/AMENITY SPACE.3 BICYCLEPARKING STALLS[7.00 m]NORTH L.D.22.97'APPROX. LOCATION OFANNUNCIATOR PANELH/C SYMBOL PERDETAIL 1/A2.2POST MOUNTED H/CSIGN PER DETAIL 2/A2.2CONCRETEWHEEL STOPSPER DETAIL 3/A2.2CONCRETEWHEEL STOPSPER DETAIL 3/A2.24" WHITEPAINTED LINESRE-PAVINGEXTENTS PERCIVIL DWGS.PROPOSED NEWCURB PER DETAIL4/A2.2PROPOSED TURFSTONEPERMEABLE PAVERS(REPRESENTED BYCROSSHATCH)TYP. BOLLARDSBESIDE O/H DOORSPER DETAIL 7/2.2FIRE DEPT.CONNECTIONC/W BOLLARDSLINE OF EXIST. FENCELINE OF EXIST. FENCE(ON PROPERTY LINE)CONCRETEAPRONPROPOSEDLOCATION OFADJUSTEDEASEMENT LINEEXISTINGLOCATION OFEASEMENT LINEFIRE TRUCK ACCESS INTO SITELESS THAN 90M, THEREFORETURNAROUND NOT REQUIRED.FIRE TRUCKACCESS ONADJACENT LOTPERMITTED PEREASEMENTAGREEMENT[17.00m]55.77'[1.50m]4.92'11. 12.[1.52 m]5.00'PROPOSED RAIN GARDENFOR STORM WATERINFILTRATION. SEE CIVIL &LANDSCAPE DWGS.CIVIC ADDRESS: 20210 - 113B AVENUE, MAPLE RIDGE, BCLEGAL ADDRESS: LOT A, D.L. 280, NWD PLAN LMP52360ZONE: M3 - BUSINESS PARKSITE AREA: 1.00 ac [0.407 ha] / 43,767.94 sq. ft. (4,066.17 sq. m.)SITE COVERAGE:MAX. COVERAGE: 60%TOTAL COVERAGE: 17,713.04 sq. ft./43,767.94 sq. ft. = 40.5%MIN. BUILDING SETBACKS:FRONT YARD - 6.0mREAR YARD - 6.0mSIDE YARD - 1.5mBUILDING HEIGHT: MAXIMUM - 15.0m (49.21') PROPOSED - 9.45m (31'-0")LANDSCAPING:ALL LANDSCAPING TO BE IN ACCORDANCE WITH CITY OF MAPLE RIDGE BYLAWS.MAPLE RIDGE ZONING BYLAW ANALYSIS:PARKING:- INDUSTRIAL:1 STALL PER 93 sq. m. (1,001 sq. ft.) OF FLOOR AREAEXISTING BUILDING 1: - 3,600.0 sq. ft. / 1,001.0 sq. ft. = 3.60 STALLSPROPOSED BUILDING 2: - 14,113.04 sq. ft. / 1,001.0 sq. ft. = 14.10 STALLSTOTAL STALLS REQUIRED: 18 (17.70)TOTAL STALLS PROVIDED: 18PARKING STALL SIZE:DRIVE AISLE (90%): 7.3mDRIVE AISLE (60%): 5.5mDRIVE AISLE (45% OR LESS): 3.9mSTANDARD CAR: 2.5m x 5.5mPARALLEL CAR: 2.5m x 6.1mSMALL CAR (MAX. 10%): 2.4m x 4.9mSTANDARD ACCESSIBLE: 3.8m x 5.5m(1 FOR 26-75 STALLS, 2 FOR 76-125 STALLS)PROJECT NORTHABBOTSFORD OFFICEVANCOUVER OFFICEPROJECT NAMEISSUES AND REVISIONSPROJECT ADDRESSDRAWING TITLESCALEDRAWNCHECKEDPROJECT NO.DRAWING NO.THIS DRAWING IS PROPERTY OF KRAHN GROUP OFCOMPANIES AND SHOULD NOT BE COPIED ORDISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT400 - 34077 GLADYS AVENUE ABBOTSFORD B.C. V2S 2E8210 - 1311 KOOTENAY STREET VANCOUVER B.C. V5R 4Y3T: 604.853.8831 F: 604.850.1580 www.krahn.comT: 604.294.6662 F: 604.294.6665 www.krahn.comSEALEDMONTON OFFICE148 - 363 SIOUX ROAD SHERWOOD PARK AB. T8A 4W7T: 780.400.9320 F: 780.400.9325 www.krahn.com1. 2014/06/04 ISSUED FOR CLIENT REVIEW2. 2014/06/12 RE-ISSUED FOR CLIENT REVIEW3. 2014/09/10 ISSUED FOR REVIEW4. 2014/09/24 ISSUED FOR DEV. PERMITlarry podhoraDUFKLWHFW/1952 BRACKMAN WAY, NORTH SAANICH, B.C. V8L 0C2T: 778.255.02465. 2014/12/10 RE-ISSUED FOR DEV. PERMIT6. 2015/02/04 ISSUED FOR ADPA14236BSSAS INDICATED7. 2015/03/17 RE-ISSUED FOR ADPC:\Users\bitus\Desktop\Revit Local File\A14236_Canterbury Cabinets\A14236_Canterbury Kitchens_Bitu.rvtPROPOSED BUILDINGfor CANTERBURYKITCHENS20210 113B AVE., MAPLE RIDGE,BC, CANADASITE PLANCheckerA2.1SCALE: 1/16" = 1'-0"1 SITE PLANNO. DATE Y/M/D DESCRIPTION1APPENDIX B
KEYQTYBOTANICAL NAMECOMMON NAMESIZE, SPACING, COMMENTSTREESPLANT LIST & LEGEND15EXCELSA RED CEDARTHUJA PLICATA 'EXCELSA' 2.5 M HT. B&B, 1.6m O.C.SHRUBSVIBURNUM DAVIDII DAVID VIBRUNUM #2 POT , 90 CM O.C.LAWN / GRASS AREAGREEN MOUNTAIN LINDENTILLIA TOMENTOSA 'GREEN MOUNTAIN' 6 CM CAL. B&B548 SPIRAEA JAPONICA 'GOLD MOUND' GOLD MOUND SPIREA #2 POT , 90 CM O.C.VDMAGNOLIA STELLATA STAR MAGNOLIA22 M HT. B&B. MULI-STEM, FULL10 RUDBECKIA FULGIDA 'GOLDSTRUM' BLACK EYED SUSAN #1 POT, 50 CM O.C.RRSCALE:LANDSCAPE PLAN1 : 2001L 1.0EXISTING CEDAR HEDGE0.15-0.23mØ TO BEPROTECTED AND REMAIN0.3mØ CEDARTO BE PROTECTEDAND REMAIN0.2mØ CEDAR TO BEPROTECTED AND REMAIN0.2mØ PINE TO BEPROTECTEDAND REMAIN0.3mØ PINE TO BEPROTECTED AND REMAINEXISTING SHRUBSTO REMAINSGVDVDVDVDSGRRRRRRRRPERENNIALS & GROUNDCOVERSEXISTING STREETTREES TO REMAINSIDEWALK EXISTING TREES TO REMAINEXISTING OFFSITE TREESPROPOSED HEDGETO PROVIDE SCREENING3 RHODODENDRON 'VULCAN'S FLAME' VULCAN'S FLAME ROHODENDRON #5 POT, 120 CM O.C. RVSSGGRVRVRVSGADJUST GRASS EDGETO ACCOMMODATENEW PLANTINGSEXISTING LAWNTO REMAINNORTHREXISTING SHRUBS TO REMAINEXISTING CANTERBURYKITCHENS BUILDINGEXISTING BUILDING 1FOOTPRINT AREA: 3,600 S.F.[334.45 S.M.]SLAB ELEVATION: 5.37mPROPOSED BUILDING 2O/H DOOR O/H DOOR O/H DOOREXISTINGCURB TOBEREMOVED1. 2.EXISTINGPARKING4.5. 6. 7.8. 9.PROPOSEDO/H DOORO/H DOORO/H DOORSTORAGE YARDFOOTPRINT AREA: 4,784.76 S.F.[444.52 S.M.]GATE73.00'[22.25 m]158.00'[48.16 m]25.25' [7.70 m]APPROX. SIZE ANDLOCATION OF DUSTCOLLECTORCLOSURE PROTECTIONREQUIRED FOR OPENINGSALONG THIS WALL DUE TOSPATIAL SEPARATION REQ'TSPROPOSED LOCATION OF NEWGATE. EXISTING GATE TO BEREMOVED. PROVIDE FIRE DEPT.LOCK BOX IF GATE LOCKEDAPPROX. SIZE ANDLOCATION OFEXIST. RESIDENCEAPPROX. SIZE ANDLOCATION OFEXIST. SHOPAPPROX. SIZE ANDLOCATION OFEXIST. GARAGESLAB ELEVATION: 5.20mPROPOSED LOCATIONOF NEW FIRE HYDRANTPROPOSED 5' HIGHACOUSTICAL WALL. SEEELEVATION ON ARCHITECTURALDRAWINGS - SHEET A4.1WASTE/RECYCLINGBINSWASTE/RECYCLINGBINSWASTE/RECYCLINGBINSPICNIC TABLE/AMENITY SPACE.3 BICYCLEPARKING STALLS1.5M SETBACKPARALLELCARPARALLELCARPARALLELCAR3. 4. 5.6. 7. 8. 9. 10.11.12.HYDROSEED MIX2"- 4" RIVER ROCKOVER LANDSCAPE FABRICLENGTH OF BOTTOM OFSWALECATCH BASINPROPOSED TURFSTONEPERMEABLE PAVERS25PACIFIC RHODODENDRONRHODODENDRON MACROPHYLLUM #3 POT, 120 CM O.C..RMRMRMRMRMRMRMRMRMRMRMRMRMRMRMRMRMRMRMRMRMMMAHONIA REPENS CREEPING OREGON GRAPE#2 POT, 75 CM 0.C. 22M31SALALGAULTHERIA SHALLON#2 POT, 80 CM O.C.GSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGSGS42 ARCTOSTAPHYLOS UVA-URSI KINNICKINNICK#1 POT, 450 MM O.C.15 ROSA GYMNOCARPA BALDHIP ROSE15 SPIREA BETULIFOLIA BIRCH LEAFED SPIREA#2 POT, 750 MM O.C.#2 POT, 750 MM O.C.MMMMMMMMMMMMMMMMMMMMMMM24 AZALEA NORTHERN LIGHTS 'LEMOIN LIGHTS' LEMON LIGHTS AZALEA #3 POT , 90 CM O.C.ANANANANANANANANANANANANANANANVOVOVOVOVOVOVOVOVOVOVO42 ASARUM CAUDATUM WILD GINGER#1 POT, 450 MM O.C.#1 POT, 450 MM O.C.42 HELICTOTRICHEN SEMPERVIRENS BLUE OAT GRASSFESTUCA RUBRA RED FESCUEHOLODISCUS DISCOLOR OCEANSPRAYAMELANCHIER ANIFOLIA SASKATOON12 SYMPHORICARPOS ALBUS SNOWBERRY #2 POT, 1 M O.C.#2 POT, 1 M O.C.#2 POT, 1 M O.C.#1 POT, 1 M O.C.12121212 FESTUCA OCCIDENTALIS WESTERN FESCUENATIVE PLANT MIXINFLITRATIOIN SWALE PLANT MIXVIBURNUM DAVIDII DAVID VIBRUNUM #2 POT , 90 CM O.C.4VD2"-4" RIVERROCK SWALE CHANNEL BOTTOMMINIMUM 6" DEEP ON LANDSCAPE FABRICBIOSWALE BOULDER SHALL BE HARD, DURABLE NATURAL GRANITE, GRENERALLY GREY IN COLOUR.FOR GRADE RETENTION AT TREE PLANTING AREAS AND RAIN SWALE AS NECESSARY #1 POT, 1 M O.C.RMRMRMRMRMANANANANANANANANANAN12 ARCTOSTAPHYLOS UVA-URSI KINNICKINNICK#1 POT, 450 MM O.C.ISSUES & REVISIONS:NO:DESCRIPTION:SEAL:ISSUES & REVISIONS:NO:DATE: (y/m/d)DESCRIPTION:ISSUED FOR REVIEW2014-09-121SCALE:DRAWN:CHECKED:PROJECT NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:PROJECT ADDRESS:AS NOTEDCN/SWL14059PROPOSED BUILDING20210 113B AVE., MAPLE RIDGE,FOR CANTERBURYSWTHIS DRAWING IS PROPERTY OF KRAHN GROUP OFCOMPANIES AND SHOULD NOT BE COPIED ORDISTRIBUTED WITHOUT PRIOR WRITTEN CONSENTBC, CANADAKITCHENSISSUED FOR DP2014-09-192ISSUED FOR ADP2015-02-033ISSUED FOR COORDINATION2015-03-164RE-ISSUED FOR ADP2015-03-175LANDSCAPE PLANL1.0
GROUNDCOVER PLANTINGEQUAL1200 mm SPACING DISTANCE FROM ANY CURB, SIDEWALK,DECIDUOUS TREE OR OTHER HARD SURFACE, UNLESS OTHERWISE(1) ALL GROUND COVER SHALL BE PLANTED AT EQUAL TRIANGULAR SPACING PER ON CENTER SEE SPACING AS SPECIFIED ON PLANTING PLAN(2) LOCATE GROUND COVER ONE HALF OF SPECIFIED50 mm DEPTH OF BARK MULCH BASIN AROUND TREE PIT. 100 mm HIGH TEMPORARY WATER RING / SOIL50 mm WIDE WOVEN NYLON BANDING IN FIGURE 8 PATTERNATTACHED TO WOOD STAKES W/ SHINGLE NAIL OR HEAVY LOOSEN & FOLD BACK BURLAP TO BOTTOM OF PLANTING HOLECUT OFF & REMOVE ALL STRAPS, TWINE, WIRE BASKETS, ETC. SCARIFY SIDES OF PLANTING HOLE SPECIFIED.SINGLE STRAIGHT LEADER REQUIRED - DO NOT CUTROOTBALL PLUS 600 mm100 mm COMPACTED SOIL MOUND50/50 MIX SUPPLIED MEDIUM & EXISTING SOIL.DUTY STAPLE OR APPROVED EQUAL.TAPER AT TOP OF ROOTBALL SO TREE BASE EXPOSED.MIN.300 mm2 - 50 mm ROUND PRESSURE TREATED STAKES SETVERTICALLY & FIRMLY INTO UNDISTURBED SUBSOIL.ALIGN STAKES PARALLEL WITH ADJACENT SIDEWALKS &PAVEMENT EDGES & WITH PREVAILING WINDS IN OPEN SPACES.STAKES NOT TO DAMAGE OR PENETRATE ROOTBALL.PRUNE ANY DAMAGED OR DEAD BRANCHES.DO NOT REMOVE LEADERSMINIMUMTREE GUARD - ADJUST AS NECESSARY1200 mm50 mm DEPTH OF BARK MULCH BASIN AROUND TREE PIT. 100 mm HIGH TEMPORARY WATER RING / SOIL50 mm WIDE WOVEN NYLON BANDING IN FIGURE 8 PATTERNATTACHED TO WOOD STAKES W/ SHINGLE NAIL OR HEAVY LOOSEN & FOLD BACK BURLAP TO BOTTOM OF PLANTING HOLECUT OFF & REMOVE ALL STRAPS, TWINE, WIRE BASKETS, ETC. PREPARED PLANTING MEDIUM - FIRMLY PACKED.SINGLE STRAIGHT LEADER REQUIRED - DO NOT CUTROOTBALL PLUS 600 mm100 mm COMPACTED SOIL MOUND50/50 MIX SUPPLIED MEDIUM & EXISTING SOIL.DUTY STAPLE OR APPROVED EQUAL.TAPER AT TOP OF ROOTBALL SO TREE BASE EXPOSED.MIN.300 mm2 - 50 mm ROUND PRESSURE TREATED STAKES SETVERTICALLY & FIRMLY INTO UNDISTURBED SUBSOIL.ALIGN STAKES PARALLEL WITH ADJACENT SIDEWALKS &PAVEMENT EDGES & WITH PREVAILING WINDS IN OPEN SPACES.STAKES NOT TO DAMAGE OR PENETRATE ROOTBALL.PRUNE ANY DAMAGED OR DEAD BRANCHES.DO NOT REMOVE LEADERSMINIMUMCONIFEROUS TREEPREPARED PLANTING MEDIUM - FIRMLY PACKED.SCARIFY SIDES OF PLANTING HOLEROOTBALL + 300 mmMINIMUMSHRUB PLANTING100 mm COMPACTED SOIL MOUND50/50 MIX SUPPLIED MEDIUM & EXISTING SOIL.50 mm DEPTH OF BARK MULCH TAPER AT TOP OF ROOTBALL AT BASE OF SHRUB.PREPARED PLANTING MEDIUM - FIRMLY PACKED.SCARIFY SIDES OF PLANTING HOLEBASIN AROUND SHRUB 75-100 mm HIGH TEMPORARY WATER RING / SOILCUT OFF & REMOVE ALL STRAPS, TWINE, WIRES, CONTAINERS, ETC. EQUALEQUALLANDSCAPE NOTESGENERALALL LANDSCAPE WORK AND MATERIALS TO CONFORM WITH BC LANDSCAPE STANDARDS AND THE CANADIAN STANDARD FOR NURSERY STOCK, LATEST EDITIONS.LANDSCAPE REQUIREMENTS FOR DISTRICT OF MAPLE RIDGE STANDARDS TO SUPERCEDE.1.CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO STARTING WORK ANDREPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT OR PROJECT MANAGER.2EXCEPT IN SMALL RECTANGULAR AREA -CONTRACTOR TO VERIFY ALL UNDERGROUND UTILITY AND SERVICES WITH THE DISTRICT OF MAPLE RIDGE,PROJECT CONSTRUCTION MANGER, AND/OR ALL OTHER RELEVANT AUTHORITIES PRIOR TO ANY EXCAVATION OR3.DIGGING FOR TREE PITS.ALL PLANT MATERIAL TO MEET OF EXCEED SPECIFICATIONS OF THE CANADIAN STANDARDS NURSERY STOCK AND THE BC LANDSCAPE STANDARDS, LATEST EDITIONS, AND BE CERTIFIED4.NO PLANT MATERIAL SUBSTITUTIONS WITHOUT PRIOR WRITTEN APPROVAL FROM LANDSCAPE ARCHITECT. 6.UNLESS OTHERWISE SPECIFIED LANDSCAPE CONTRACTOR SHALL GUARANTEE ALL WORKS7.AND MATERIALS FOR PERIOD NOT LESS THAN ONE (1) YEAR FOR FINAL ACCEPTANCE. LANDSCAPECONTRACTOR WILL INSPECT INSTALLED LANDSCAPE ON REGULAR BASIS AND REPLACE ALLDEAD AND/OR POOR CONDITIONED PLANTS IMMEDIATELY WHEN DISCOVERED OR NOTIFIED, AT NO ADDITIONAL COST. AS DISEASE FREE.SUPPLIED PLANTING MEDIUM SHALL BE AS SPECIFIED IN THE BC LANDSCAPE STANDARDS, LATEST ADDITION.8.ON SITE TOP SOIL WILL BE TESTED BY ACCREDITED COMMERCIAL SOIL SPECIALIST AND BROUGHT UP TO9.SPECIFICATIONS OF BC LANDSCAPE STANDARD AS NECESSARY AND APPROVED IN WRITING PRIOR TO USEIN LANDSCAPE.ALL PLANT MATERIAL TO BE THOROUGHLY WATERED AND SOAKED AT TIME OF PLANTING. 11.SOIL DEPTH 450 mm MINIMUM IN ALL SHRUB PLANTING BEDSAND GRASSED AREAS.DEPTHS OF PLANTING MEDIUM SHALL BE AS SHOWN IN PLANTING DETAILS. 10.CONTRACTOR TO MAINTAIN LANDSCAPE AND PLANT MATERIAL TO SUBSTANTIAL COMPLETION12.INCLUDING REGULAR WATERING, MOWING, PRUNING, AND FERTILIZATION.CONTRACTOR SHALL MAINTAIN SITE AND PROPERTY IN NEAT AND ORDERLY APPEARANCE FOR DURATION OF 13.THE LANDSCAPE WORKS AND MAINTENANCE PERIOD. ALL LANDSCAPE DEBRIS AND ASSOCIATED WASTE MATERIALSTO BE CONTROLLED AS THEY ACCUMULATE AND DISPOSED OF DAILY IN LEGAL MANNER. ISSUES & REVISIONS:NO:DESCRIPTION:SEAL:ISSUES & REVISIONS:NO:DATE: (y/m/d)DESCRIPTION:ISSUED FOR REVIEW2014-09-121SCALE:DRAWN:CHECKED:PROJECT NO:DRAWING NO:DRAWING TITLE:PROJECT NAME:PROJECT ADDRESS:AS NOTEDCN/SWL14059PROPOSED BUILDING20210 113B AVE., MAPLE RIDGE,FOR CANTERBURYSWTHIS DRAWING IS PROPERTY OF KRAHN GROUP OFCOMPANIES AND SHOULD NOT BE COPIED ORDISTRIBUTED WITHOUT PRIOR WRITTEN CONSENTBC, CANADAKITCHENSISSUED FOR DP2014-09-192ISSUED FOR ADP2015-02-033ISSUED FOR COORDINATION2015-03-164RE-ISSUED FOR ADP2015-03-175LANDSCAPE DETAILSAND NOTESL2.0
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 30, 2015
and Members of Council FILE NO: 0890-02
FROM: Chief Administrative Officer MEETING: C.O.W
SUBJECT: Sale of Municipal Property - 201B Street (20100 block of 116B Avenue)
EXECUTIVE SUMMARY:
A portion of 201B Street is located between 20174 and 20188 116B Avenue in West Maple Ridge
and connects to 116B Avenue to Hammond Road. This portion of 201B has been closed to motor
vehicle traffic for the better part of the past decade via signage and a locked chain link gate. As is
often typical with new subdivision developments, this roadway was constructed to service the initial
phases of the development. Now that the subdivision and surrounding road systems are fully
developed, the roadway is no longer required for traffic circulation.
There are no in-ground water or sewer services that run through the roadway, nor any public utilities.
The roadway is designated as part of the bicycle network and also contains a pedestrian sidewalk
that traverses the eastern side portion of the roadway. In its current state, this portion of the
roadway is considered a traffic hazard given the potential for motor vehicle operators, (especially
motorcyclists) to assume that the roadway is still operational and drive into the length of chain
barrier which spans the roadway. As well, the City’s Engineering Department considers the closed
roadway a nuisance as it has become a prime location for the dumping of garbage.
The roadway currently measures approximately 18 metres wide by 30 metres deep, which is
sufficient to accommodate a 15 metre wide by 30 metre deep (4500 m2) residential lot and
retention of a 3 metre wide roadway for the existing pedestrian and bicycle traffic. The residential lot
portion of the roadway would be disposed of (sold) and the 3 metre wide roadway would remain as
currently dedicated.
Council’s concurrence with the sale of the roadway property would result in the following next steps:
•Removal of the roadway dedication for an area measuring approximately 4500 m2 through
passage of a Highway Closure and Dedication Removal Bylaw.
•Disposal (sale) of the resultant property as permitted under the Community Charter.
RECOMMENDATION:
That staff be directed to commence the process for the sale of the 201B roadway including the
preparation of a Highway Closure and Dedication Removal Bylaw and upon approval of same, the
subdivision and disposition process of the resulting residential lot.
1131
DISCUSSION:
a) Background Context:
The attached advisory from the Government of British Columbia, titled “Highway Closure and
Removal of Highway Dedication”, describes the process as required under the Community
Charter. Upon approval of the above recommendation, staff will prepare the Highway Closure
and Road Dedication Removal Bylaw for presentation to Council. Note that persons affected
by the bylaw will be given an opportunity to submit written responses to the Corporate Officer
for Council consideration before final reading.
Operators of utilities would not be affected by the closure and no property owner will be
deprived of lawful access to his or her property. The closed portion of highway will be
subdivided into a legal residential lot, along with a pedestrian walkway and the residential lot
disposed of as per the provisions contained within the Community Charter.
b) Interdepartmental Implications:
The Property Management Committee and the Planning, Engineering and Fire Departments
support the sale and permanent closure of this portion of 201B.
_______________________________________________
Prepared by: Darrell Denton
Property & Risk Manager
_______________________________________________
Approved by: Paul Gill, BBA, CGA
General Manager: Corporate & Financial Services
_______________________________________________
Approved by: David Pollock, PEng.
Municipal Engineer
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
:dd
Attachments – Highway Closure & Removal of Highway Dedication
Map - 20100 block of 116B Avenue
Government of British Columbia Advisory - Highway Closure & Removal of Highway Dedication
http://www.cscd.gov.bc.ca/lgd/gov_structure/community_charter/services_regulatory/highway_clos
ure.htm
Prior to the Community Charter municipalities had right of possession of local highways but
ownership was in the name of the province. The Community Charter gives municipalities ownership
of most municipal highways (exceptions are listed in s. 35(2)). Municipalities also have authority to
regulate and prohibit in relation to highways, (subject to provincial legislation) and the authority to
close highways. Since municipalities now own local highways (subject to the provincial right of
resumption), provisions have been established if a municipality wants to use a portion of the highway
for a different purpose, or if it wants to dispose of it. All of these provisions can be found in Part 3,
Division 5 of the Community Charter.
What is Required?
1. Highway Closure and Removal of Highway Dedication
Municipalities can close a highway and remove its highway dedication by bylaw. These actions can
be done either in one bylaw, or by separate bylaws. The bylaw(s) must include a reference plan or
explanatory plan outlining the portion of road that will be affected. If done separately, the bylaws can
be passed concurrently, or at different times.
Prior to adopting a highway closure bylaw, a municipality must:
• provide public notice in accordance with section 94;
• provide an opportunity for persons who are affected by the bylaw to make representations to
council;
• deliver notice of its intention to close a highway to operators of utilities whose works council
considers will be affected by the closure. The operator of a utility affected by a closure may
require the municipality to provide reasonable accommodation of the utility’s works. If the
municipality and utility are unable to reach an agreement the matter may be settled by
arbitration under the Commercial Arbitration Act;
• ensure that a proposed highway closure does not completely deprive an owner of access to
his/her property unless the municipality receives consent from the property owner or
compensates the owner and provides alternative access;
• refer any highway closure bylaws to the Minister of Transportation (through the local Ministry of
Transportation District office) for approval where the proposed highway closure is within 800
metres of an arterial highway (note that specified District staff may grant such approval on behalf
of the Minister of Transportation).
Prior to adopting a highway dedication removal bylaw, a municipality must:
• provide public notice in accordance with section 94;
• provide an opportunity for persons who are affected by the bylaw to make representations to
council;
• obtain consent of the owner of property if the highway in question is part of a subdivision, where
the highway has not been developed and the owner of the land who created the subdivision
continues to own all the parcels. Circumstances in which these conditions apply are rare.
2. Raising Title
Once the highway closure bylaw and removal of highway dedication bylaw are adopted, and the
removal of highway dedication bylaw is filed in the appropriate Land Title Office, the property ceases
to be a highway, its dedication as a highway is cancelled and title to the property will be registered in
the name of the municipality, in accordance with section 120 of the Land Title Act. In order for title to
be raised in the name of the municipality, the Land Title Office requires that municipalities submit
the bylaw and plan package to the registrar, together with an application in Form 17, a Property
Transfer Tax form and the prescribed fee. As raising title and disposing of the land may occur in
close conjunction, note also the Land Title Office filing requirements discussed under Disposing of
Property.
3. Disposing of Property
Once title is raised, municipalities who want to dispose of the property must do so in accordance
with the property disposal rules set out in Part 3, Division 3 of the Community Charter. If a
municipality plans to dispose of property for a closed highway that removes public access to a body
of water, it must either provide alternative public access to the same body of water, or set aside
money in a reserve fund to acquire property that will provide public access to the same body of
water.
The Community Charter provides a provincial right to resume property that was once a highway for
the purpose of: an arterial highway; other transportation purposes; or a park, conservancy, recreation
area, ecological reserve or other area established under the Park Act, the Ecological Reserve Act, the
Protected Areas of British Columbia Act or the Environment and Land Use Act. The right of
resumption can be removed by order of the Minister of Transportation. Alternatively, the Minister of
Transportation can by regulation set out the circumstances in which the right is automatically
removed.
The Minister of Transportation has adopted a regulation (BC Reg 245/2004 (12 KB)) that provides
that the right of resumption is automatically removed if the corporate officer of the relevant
municipality files with the Land Title Office a statement certifying the following 3 facts:
• the municipality has, by bylaw, closed the highway and removed its dedication;
• the closed highway is not adjacent to a park, conservancy, recreation area, ecological reserve or
other area established under the Park Act, the Ecological Reserve Act, the Protected Areas of
British Columbia Act or the Environment and Land Use Act; and
• the closed highway land is to be disposed of for either of the following two purposes:
• in exchange for land necessary for the purpose of improving, widening, straightening, relocating
or diverting a highway, or
• to one or more adjacent land owners for the purpose of consolidating it with the landowners’
existing adjacent parcel or parcels of land.
The certifying statement must be satisfactory to the Land Title Office. Typically, this means a written
statement from the municipality that: identifies the closed highway land; states the 3 conditions in
the regulation; certifies that the land at issue satisfies those conditions and therefore the right of
resumption is to be removed; is signed by the corporate officer; and is accompanied by the
prescribed Land Title Office fee.
Under this regulation, if the closed highway land satisfies the regulation – in other words, if the
corporate officer of the municipality can certify that the transaction meets the circumstances set out
in the regulation – then the municipality does not need a specific order removing the right of
resumption. Instead, the right of resumption is automatically removed on the date that the certifying
statement is filed in the Land Title Office.
As noted, the municipality is responsible for satisfying itself that the 3 conditions in the regulation
are met. This means the municipality is responsible for confirming the boundaries of the road in
question and, in relation to the second condition (parks/conservancy), is responsible for confirming
those boundaries relative to the boundaries of provincial parks/conservancy. To assist in
determining the location of a road relative to provincial parks/conservancy, a municipality can obtain
a list of provincial parks/protected areas in its region from the appropriate regional office of the
Ministry of Environment:
Only if the municipality has confirmed that the road in question is in fact adjacent to a provincial
park/conservancy would the municipality need to contact the Ministry of Environment regional
planner to identify if there are any issues with the proposed disposal of the closed road. In that
case, the matter would not be within the circumstances set out in the regulation.
For any situations not covered by the regulation, a municipality will still need to seek a possible order
from the Minister of Transportation to remove the right of resumption. In that case, municipalities
should contact:
Kirk Rockerbie
Manager, Transportation Policy Branch
Ministry of Transportation
Phone: (250) 953-3068
E-mail: Kirk.Rockerbie@gov.bc.ca
Map: 201B Street (20100 block of 116B Avenue)
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 30, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Committee of the Whole
SUBJECT: Options – Lease Renewal
EXECUTIVE SUMMARY:
The Options for Sexual Health (formerly known as Planned Parenthood) lease is due for
renewal. The Maple Ridge-Pitt Meadows Parks & Leisure Services Commission reviewed the
agreement at its meeting of March 12, 2015 and is forwarding a recommendation to Council
for consideration. A copy of the Commission report is attached for background information.
RECOMMENDATION:
That the Corporate Officer be authorized to execute the Options for Sexual Health Lease for 2015-
2018.
“Original signed by Kelly Swift”
_______________________________________________
Prepared by: Kelly Swift, General Manager, Community Development
Parks & Recreation Services
“Original signed by Jim Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Ik:ks
Attachment: Commission Report 2015-03-12
1151
SUBJECT: OPTIONS FOR SEXUAL HEALTH - LEASE RENEWAL
EXECUTIVE SUMMARY:
Options for Sexual Health (Iron Horse Youth Clinic) have requested that their option to renew be
honored for an additional term. The attached proposed lease includes two minor changes to the
previous lease including: a reduction in total area leased, and an inclusion of the Greg Moore Youth
Centre Lease Partner Guidelines (Schedule “B”). Staff are recommending that the Commission
endorse the lease agreement and forward to Maple Ridge Council for consideration.
RECOMMENDATION:
That a recommendation be forwarded to Maple Ridge Council that the Corporate Officer be authorized to
sign and seal the Options for Sexual Health Lease Agreement 2015-2019.
DISCUSSION:
a) Background Context:
The Iron Horse Youth Clinic (the Tenant) provides a free health care option for local youth ages
13 through 18 operating out of the Greg Moore Youth Centre. The Youth Clinic provides a variety
of health related services through a collaborative community model. Options, the host agency
for the collaboration of agencies, holds the lease with Parks and Leisure Services. The Tenant
has been a leasee of the City of Maple Ridge and Parks & Leisure Services since 2001.
The current lease stipulates that the Tenant has one final option for renewal. In the fall of 2014,
staff began discussions to determine if the Tenant wished to exercise their right to renew the
lease agreement for an additional term.
b) Desired Outcome:
To honor the existing lease commitment which will help support youth by providing resources and
information to help make informed health decisions. The priority is around health services for
young people that will be provided in a non-judgmental and supportive atmosphere within the
city.
c) Strategic Alignment:
To create a safe and livable community by striving for enhanced service levels, quality of life and
independence by citizens in the delivery of health services to youth.
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
March 12, 2015
\\mr.corp\docs\CA\01-Admin\0550-Council-Mtgs-Public\20-COW\01-Gen\Agendas\2015\2015-03-
30_COW\CDPR\PLSC_Options_For_Sexual_Health_Lse_2015-03-12.docx 1
CONCLUSIONS:
Options for Sexual Health has been a good lease partner for fourteen years providing a much
needed service to the community. GMYC has the philosophy of a co-location concept to best
meet the needs of youth in the community. The Iron Horse Youth Clinic and its partners align
with this vision. Staff recommends that the right to renew be honored and that the lease
agreement be forwarded to Maple Ridge Council for approval.
“Original signed by Tony Cotroneo”
Prepared By: Tony Cotroneo
Recreation Manager, Youth, Seniors and
Neighbourhood Development
“Original signed by Sue Wheeler”
Reviewed By: Sue Wheeler
Director, Community Services
“Original signed by David Boag” for
Approved By: Kelly Swift
General Manager, Community Development
Parks & Recreation Services
:tc
Attachment – Options For Sexual Health Lease
\\mr.corp\docs\CA\01-Admin\0550-Council-Mtgs-Public\20-COW\01-Gen\Agendas\2015\2015-03-
30_COW\CDPR\PLSC_Options_For_Sexual_Health_Lse_2015-03-12.docx 2
OPTIONS FOR SEXUAL HEALTH
THIS INDENTURE is made as of the but is actually executed on the
.
IN PURSUANCE OF THE "LAND TRANSFER FORM ACT, PART 2"
BETWEEN:
MAPLE RIDGE AND PITT MEADOWS PARKS & LEISURE SERVICES COMMISSION a Commission
established by the Municipalities of Maple Ridge and Pitt Meadows in accordance with Section 176
of the Local Government Act, R.S.B.C., 1996, chapter 323 and amendments thereto, having its
offices at 11925 Haney Place, Maple Ridge, B.C. V2X 6G2
(Hereinafter called the "Landlord")
OF THE FIRST PART,
AND:
OPTIONS FOR SEXUAL HEALTH (Inc. No. S-6548), a society incorporated pursuant to the laws of
British Columbia having a registered and records office at 3550 East Hastings Street, Vancouver,
B.C. V5K 2A7
(Hereinafter called the "Tenant")
OF THE SECOND PART
WITNESSETH that in consideration of the rents, covenants, conditions, and agreements hereinafter
respectively reserved and contained on the part of the Landlord and the Tenant to be respectively
paid, kept, observed and performed the Landlord and the Tenant covenant and agree each with the
other as follows:
1. The Landlord does hereby demise and lease unto the Tenant that portion of (hereinafter called
the "Premises") of the GREG MOORE YOUTH RECREATION CENTRE, (hereinafter called the
"Building") which is situated in the MAPLE RIDGE TOWN CENTRE, British Columbia on lands
legally describes as:
Parcel Identifier:
Lot: Remainder 118
City’s Lots: 398 and 401
Group 1 NWD
New Westminster City
Plan: 60562
(Hereinafter called the "said lands"
which portion contains 200 square feet more or less – Unit # 8 and is shown outlined in red on
the plan attached hereto as Schedule "A".
1 | Page
TO HAVE AND TO HOLD from the Commencement Date of Term (as hereinafter defined) for
the term (hereinafter called the "Term") of three years thence ensuing unless sooner terminated
pursuant to the provisions hereof.
2. YIELDING AND PAYING THEREFOR from THIRTY SIX HUNDRED DOLLARS (PER ANNUM) of the
Term rent of THREE HUNDRED DOLLARS payable in six (12) equal consecutive monthly
installments.
3. YIELDING AND PAYING THEREFOR during each year of the Term rent of THIRTY SIX HUNDRED
DOLLARS ($3,600.00) + GST, payable in equal consecutive monthly installments of THREE
HUNDRED Dollars ($150.00) + GST each in advance on the first day of each and every month of
the Term, the first of such installment to be made on the execution and delivery of this Lease by
the Tenant to the Landlord and to be provided in the form of 12 post-dated cheques for the
current year only. Such rent includes a charge for the Tenant's base rent and share of common
area costs payable in respect of the said lands and the Building as outlined in Schedule “C”.
4. Such rent includes a base rent of $15.00 + GST per annum per square foot of the area of the
Premises, and NO charge per square foot of the area of the Premises for the Tenant’s share of
common areas costs (not including property taxes) payable in respect of the said lands and the
Building and use of equipment
5. For the purposes of this Lease:
(a) "Additional Rent" means of sums, other than rent payable pursuant to Article 2, payable by
the Tenant as determined in accordance with the provisions of this Lease;
(b) "Commencement Date of Term" means March 15, 2015
(c) "Rental" means the aggregate of the rent and Additional Rent payable hereunder;
6. The Tenant covenants and agrees with the Landlord:
(a) to pay Rental without any deduction therefrom all at the times and in the manner herein
provided;
(b) to pay when due every tax and license fee (including penalties for late payment thereof) in
respect of any and every business carried on in or upon the Premises or in respect of the
occupancy or use of the Premises by the Tenant (or by any and every of its sub-tenants)
whether such taxes or license fees are charged by a municipal, federal or provincial
government or other body and whether the statement or notice of such taxes or license fees
are rendered to the Landlord or the Tenant:
(c) to pay all taxes, rates, licenses or assessments against any improvements, fixtures,
machinery, equipment or like chattels erected or placed upon or affixed to the Premises by
or on behalf of the Tenant or assessed against the business carried on by the Tenant
therein, whether the statement or notice of such taxes, rates, licenses or assessments is
rendered to the Landlord or the Tenant:
(d) to pay all rates, tolls and charges incurred in respect of the Premises for telephone and
many other similar utilities required by the Tenant.
2 | Page
(e) that the Tenant shall, at the Tenant's expense, during the Term and any renewal thereof
well and sufficiently repair and replace (excluding all structural repairs heating, air-
conditioning and all other mechanical systems and replacements), maintain, amend and
keep the Premises, and every part thereof and improvements thereon (including the
fixtures, any washroom and the electrical and plumbing) in good and substantial repair,
when, where and so often as need shall be, damage by fire and other risks against which
the Landlord is insured excepted provided however that, notwithstanding the foregoing:
I. the Tenant shall repair and make good any damage caused by the Tenant or any
of its employees, agents invitees or licenses; and
II. the Tenant shall use the Landlord's contractors for any repairs or replacements to
the plumbing, electrical and sewerage systems and other mechanical systems in
the Premises.
(f) to keep well painted the painted portions of the interior of the Premises.
(g) to give the Landlord or its agents prompt notice of any defect in the water or other pipes or
fixtures, heating apparatus, electric or other wires and mechanical systems, and of visual
structural defects in the Premises.
(h) That the Tenant will continuously throughout the Term:
I. Use and occupy the Premises only for the purposes of confidential health services
to youth.
II. Operate its business of providing health services to youth in full compliance with
all federal, provincial and municipal statutes, regulations, codes and bylaws.
III. Ensure that all of the Tenant's employees or agents will be appropriately attired
when conducting business of providing health services to youth;
(i) that the Tenant shall abide by and comply with all laws, by-laws, rules regulations and
requirements of every federal, provincial, municipal or other authority or any body of fire
insurance underwriters which in any manner now or in the future relates to or affects the
Premises and the use of and/or the business carried on and conducted therein;
(j) that the Tenant shall not:
I. assign or mortgage this Lease without the prior consent in writing of the Council of
the Landlord, which consent shall not unreasonably be withheld; or
II. sublet the Premises or any part thereof or otherwise part with possession, in any
manner whatsoever, of the Premises or any part thereof, without the prior consent
in writing of the Council of the Landlord,
Any request for such consent shall be in writing and accompanied by details of the proposed
assignment or subletting together with all information available to the Tenant and requested
by the Landlord as to the responsibility, reputation, financial standing and business of the
proposed assignee or subtenant;
3 | Page
(k) that the Tenant shall at its expense, provide janitorial services (with the exception of when
the landlord uses the facility) to the Premises sufficient to keep the Premises tidy and in a
clean and sanitary condition and free from odors, rodents, bugs and vermin and shall
provide receptacles (in a location to be provided by the Landlord) for refuse and rubbish of
all kinds (including proper refrigerated areas for perishable rubbish and garbage) and shall
attend to the removal of the same from the Premises at regular intervals and shall not keep
or leave any rubbish of any kind in or near the Premises;
(l) that the Tenant will not carry on nor allow to be carried on, done or maintained on the
Premises any work, business, occupation or thing which may be deemed a nuisance or
which may be offensive or annoying to the Landlord or any other tenant of the Landlord or
any other occupant of lands adjacent to the said lands or be improper, noisy or contrary to
any law or to any municipal by-law for the time being in force or by which the Building shall
be injured or which may increase the hazard of fire or liability of any kind or which may
increase the premium rate of insurance against loss by fire or liability upon the Building
(and, without waiving the foregoing prohibition the Landlord may demand and the Tenant
shall pay to the Landlord upon demand, the amount of any such increase of cost) or cause
the cancellation of or invalidate any policy of insurance of any kind upon or in respect of the
same and the Tenant shall not bring any explosive or inflammable materials onto the
Premises;
(m) that the Tenant will provide all leasehold improvements as are necessary to operate the
business of providing health related services to youth at no cost to the Landlord. The
Landlord must approve the design and quality of the leasehold improvements prior to
construction or installation of the same, and provided that the Tenant will not make or
construct any alterations, additions or improvements in the Premises nor install any
plumbing, piping, wiring or heating apparatus or other mechanical systems therein without
the written permission of the Landlord first had and obtained (and which permission the
Tenant acknowledges the Landlord may arbitrarily withhold) and at the end or sooner
determination of the Term the Tenant will restore the Premises or any part thereof, to their
condition as at the commencement of the Term reasonable wear and tear only excepted, if
called upon to do so by the Landlord, but otherwise all repairs, alterations, installations and
additions made or constructed by the Tenant upon or in the Premises, except moveable
business fixtures brought thereon by the Tenant, shall be the property of the Landlord and
shall be considered in all respects as part of the Premises;
(n) that the Tenant will not erect or display any signs or nameplates on the outside of the
Building or the Premises or on the said lands without the Landlord's approval thereof in
writing first had and obtained and will remove the same upon the expiration of the Term
making good any damage caused by such removal and the Tenant shall be responsible for
the cost of installing and maintaining all approved signage outside the Building.
(o) To observe, obey and conform to and cause its employees, invitees and licenses to observe,
obey and conform to the rules and regulations attached hereto as Schedule "B" and to all
further reasonable rules and regulations from time to time made by the Landlord with
regard to the good reputation, safety, care, cleanliness, appearance, management, use or
occupation of the Building, the premises or the said lands and to have an attendant or
supervisor present on the Premises at all times the Premises are in use;
4 | Page
(p) That the Tenant has caused the Premises to be inspected and admits that the same are at
the date first above mentioned in a good and substantial state of repair and that the same
are now clean and in a satisfactory and sanitary condition;
(q) That the Tenant will produce to the Landlord from time to time at the request of the
Landlord satisfactory evidence of the due payment by the Tenant of all payments required
to be made by the Tenant under this Lease.
(r) That the Tenant, at the expiration or earlier termination of the Term, will peaceably
surrender and give up possession of the Premises without notice from the Landlord;
(s) That the Landlord shall have the right any time during the Term to repair or add to or alter
the Building and for that purpose, if necessary, to enter into and upon or attach scaffolds or
other temporary fixtures to the Premises, putting the Tenant to no unnecessary
inconvenience;
Provided that this indemnity shall survive the expiry or sooner determination of the Term, as
to matters that arose prior to such expiration or sooner determination.
(t) that the Tenant shall not cause or suffer or permit any oil or grease or any harmful,
objectionable, dangerous, poisonous, inflammable or explosive matter or substance to be
discharged into the drains or sewers in the Building or on the said lands or lands adjacent
thereto, and will take all reasonable measures for ensuring that any effluent discharged will
not be corrosive, poisonous or otherwise harmful, or cause obstruction, deposit or pollution
within the Premises or the said lands;
(u) that the Tenant shall not permit any vehicles belonging to the Tenant or its employees or
persons delivering supplies and goods to the Premises to cause obstruction on any roads or
driveways in the neighborhood of the Premises;
7. The Landlord covenants and agrees with the Tenant:
(a) for quiet enjoyment;
(b) that the Tenant and its employees and customers may use the public washrooms located
near the said lease space; the employees may use the staff room as provided but must
ensure the said room is kept in a clean and sanitary state.
(c) to maintain the structure of the Building and the surrounding common areas, including
repairs to the roof, outside walls, foundations and paved areas save for damage caused
thereto by the wrongful or negligent acts of the Tenant or its employees or agents.
(a) The Landlord may from time to time resort to any or all of the rights and remedies available
to it in the event of any default hereunder by the Tenant, either by any provision hereof or by
statute or the general law, all of which rights and remedies are intended to be cumulative
and not alternative, and the express provisions hereunder as to certain rights and remedies
are not to be interpreted as excluding any other or additional rights and remedies available
to the Landlord by statute or the general law.
5 | Page
(b) The Landlord shall have the same rights and remedies in the event of any nonpayment by the
Tenant of any Additional Rent payable by the Tenant under any provision hereof whether or
not such amounts are payable directly to the Landlord, as in the case of a non-payment of
rent.
(c) If the Tenant shall fail to pay any Rental from time to time promptly when due, the Landlord
shall be entitled, if it shall deem it, to interest thereon at a rate of five percent (5%) per
annum in excess of the rate of interest published from time to time by the main branch in
Vancouver, British Columbia, of the Landlord’s bank, as it most favorable rate of interest to
its most creditworthy and substantial commercial customers commonly known as its Prime
Rate, from the date upon which the same was due until actual payment thereof.
8. It is hereby agreed that if the Tenant shall hold over other than by way of renewal after the
expiration of the Term or any renewal thereof and the Landlord shall accept rent, the new
tenancy thereby created shall be a tenancy from month to month and not a tenancy from year to
year.
9. If the Tenant from time to time fails to observe or perform any of the covenants on its part herein
contained or to make any payments required to be made by it or carry out any repairs according
to notice given by the Landlord, the Landlord may perform such covenants or make such
payments in whole or in part together with interest charged thereon or may enter and make or
cause to be made such repairs, as the case may be, but the giving of any such notice or the
making of any such payment or performing of such covenants or the undertaking of any such
repairs by the Landlord shall not be deemed an acknowledgement or admission of any liability or
responsibility on the part of the Landlord. Any payment so made and the costs of performing any
of such covenants or of any repairs so made or caused to be made and any damage, loss or
expense suffered or incurred by the Landlord (including all legal fees on a solicitor and client
basis) by reason of any failure of the Tenant to observe and comply with any of the covenants of
the Tenant herein contained shall immediately become payable by the Tenant to the Landlord as
Additional Rent.
10. The Landlord and the Tenant covenant and agree:
(a) That the Tenant shall provide at its expense and maintain in force during the Term or
any extension thereof:
I. Public liability insurance in the sum of at least FIVE MILLION Dollars ($5,000,000) in
respect of injury or death to one or more persons or property damage occurring
either in, upon or near the Premises, the Building or the said lands naming the City
of Maple Ridge and the City of Pitt Meadows, Maple Ridge and Pitt Meadows Parks
and Leisure Services Commission and School City #42 as named insured;
(b) that the Tenant shall ensure that all insurance referred to in this Article 10 shall:
I. name the Landlord as an insured with the exception of the insurance policy
referred to in clause 10 (a)(I) hereof which policy shall contain a cross-liability
clause in form and content satisfactory to the Landlord; and
6 | Page
(c) if, during the Term or any renewal or extension thereof, the Premises or the Building shall
be destroyed or damaged by fire or the elements, the following shall apply:
11. Provided the same is not due to the negligence of the Landlord, its servants, agents and
employees.
(a) The Landlord, its agents, servants and employees shall not be liable nor responsible in
any way for any injury, loss, damage or expense of any nature whatsoever and due to any
cause or reason that may be suffered or sustained by the Tenant or any employee, agent,
licensee or invitee of the Tenant or any other person who may be upon the Premises or
the Building or the said lands, or for any loss of or damage to any property belonging to
the Tenant or to its employees, agents, licensees or invitees or any other person while
such employees, agents, licensees, invitees, or persons or property are on the Premises,
the Building or the said lands;
(b) Under no circumstances shall the Landlord be liable for indirect or consequential
damage or damages for personal discomfort or illness due to any cause or reason
including, but without limiting the generality of the foregoing, the heating or air
conditioning (if any) of the Premises or the Building or the operation of the plumbing or
other equipment in the Building or in the Premises; and
(c) It is hereby agreed that the Landlord shall not be responsible for any loss, damage or
expense to the Premises or anything therein contained arising from any matter or thing
whatsoever including, without limiting the generality of the foregoing, any loss, damage or
expense incurred by any overflow or leakage of water from any part of the Premises, the
Building, the said lands or any adjoining buildings or premises, or occasioned by the use
of water or by the breaking or bursting of any pipes or plumbing fixtures, or any other
manner, or by seepage from adjoining lands or premises or by an accident or
misadventure to or arising from any electrical wiring and/or appliances.
12. If the Tenant hereunder shall be more than one person or entity, the covenants, provisos,
conditions and agreements herein contained on the part of the Tenant herein shall be both joint
and several covenants.
13. This Lease shall be construed and governed by the laws of the Province of British Columbia. All of
the provisions of this Lease are to be construed as covenants and agreements as though the
words importing such covenants and agreements were used in each separate paragraph hereof.
Should any provisions of this Lease be illegal or not enforceable they shall be considered
separate and severable from this Lease and its remaining provisions shall remain in force and be
binding upon the parties hereto as though the illegal or unenforceable provision had never been
included.
14. Time shall be of the essence of this Lease.
15. Any notice to be given by the Landlord to the Tenant hereunder shall be well and sufficiently
given if delivered or sent by prepaid registered mail to the Tenant addressed to the Tenant as
follows:
7 | Page
OPTIONS FOR SEXUAL HEALTH
Or to any other address in British Columbia of which the Tenant shall advise the Landlord in
writing and any notice to be given by the Tenant to the Landlord shall be well and sufficiently
given if delivered or sent by prepaid registered mail to the Landlord addressed to the Landlord as
follows:
GREG MOORE YOUTH RECREATION CENTRE
11925 HANEY PLACE,
MAPLE RIDGE, B.C. V2X-6G2
ATTENTION: Manager of Business Operations – Danielle Pope
16. The Tenant acknowledges that:
(a) there are no covenants, representations, warranties, agreements or conditions
expressed or implied, collateral or otherwise forming part of or in any way affecting or
relating to this Lease save as expressly set out herein and that this Lease constitutes the
entire agreement between the Landlord and the Tenant and may not be modified except
by subsequent agreement in writing executed by the Landlord and the Tenant; and
17. This Lease shall ensure to the benefit of and be binding upon the parties hereto and their
respective heirs, executors, administrators, personal representatives, successors and permitted
assigns.
18. References to the Landlord or the Tenant shall be read with such changes in gender as may be
appropriate, and, where appropriate, the singular shall mean the plural and vice-versa.
19. The Landlord and the Tenant acknowledge and agree that at the expiration of the renewal term
there shall be the right of first renewal for two additional terms.
20. If under the provisions of Article 19 hereof the Landlord and the Tenant have failed to agree as
to such rent payable for the Premises with respect to the renewal term by the date specified in,
such rent shall be determined by a single arbitrator pursuant to the provision of The Commercial
Arbitration Act, S.B.C. 1986 and any statutory modification or re-enactment thereof, or any
successive legislation thereto.
21. It is understood and agreed that nothing contained in this Lease or in any acts of the parties
hereto shall be deemed to create any relationship between the parties hereto other than the
relationship of Landlord and Tenant.
23. The Landlord agrees that it will not lease any space in the Greg Moore Youth Recreation Facility
to any other tenant who will provide comparable services to those offered by the Tenant.
8 | Page
IN WITNESS WHEREOF the parties hereto have caused this Lease to be executed the day and year
second above written.
The Corporate Seal of The CITY OF MAPLE
RIDGE was hereunto affixed in the presence
of:
(Authorized Signatory)
)
)
)
)
)
)
)
C/S
The COMMON SEAL OF OPTIONS FOR
SEXUAL HEALTH. was hereunto affixed in the
presence of:
Authorized Signatory:
Authorized Signatory:
)
)
)
)
)
)
)
C/S
9 | Page
SCHEDULE “A”
PREMISES
(SKETCH PLAN/PREMISES OUTLINED IN RED)
MAIN FLOOR
10 | Page
SCHEDULE “A”
PREMISES
(SKETCH PLAN/PREMISES OUTLINED IN RED)
LOWER FLOOR
11 | Page
SCHEDULE "B"
Rules and Regulations Referred to in Annexed Lease
1) The Tenant shall not perform any acts or carry on any practice which may injure the Premises or
be a nuisance to other tenants in the Building or to the owners or occupiers of properties
adjacent to the said lands.
2) The Tenant shall not burn any trash or garbage in or about the Building, the Premises or
anywhere within the confines of the said lands.
3) All loading and unloading of merchandise, supplies, materials, garbage, refuse and other
chattels shall be made only through or by means of such doorways as the Landlord shall
designate in writing from time to time.
4) The Tenant shall not bring into the Premises or the Building any equipment, motor or any other
thing which might damage the Building or the Premises.
5) No large animals shall be allowed or kept in or about the Premises.
6) The Tenant shall not be permitted to use or keep in the Building any gasoline, coal oil, burning
fluid or other inflammable material.
7) No one shall use the Premises for sleeping quarters.
8) Any hand trunks, carryalls, or similar appliances used in the Building shall be equipped with
rubber tires and such other safeguards as the Landlord may require.
9) The Landlord agrees that the Tenant may have the use of auxiliary rooms at no extra cost; as
outlined in Schedule “D”
I. when available;
II. when use is limited to Citizens aged 18 and under
III. when activity in auxiliary room is open to all youth of Maple Ridge and Pitt Meadows
IV. when activity in auxiliary room is a not for profit event.
V. when extra cost is not incurred by the Landlord;
10) The space will not be available for community use outside of the hours of 6AM-10PM unless
special arrangements are made by Options for Sexual Health with Parks and Leisure Services
staff.
12 | Page
SCHEDULE "B" CONTINUED
Rules and Regulations Referred to in Annexed Lease
Greg Moore Youth Centre Lease Partner Guidelines:
The Vision for the Greg Moore Youth Recreation Centre is for a community facility that brings all
service providers together to connect with and provide quality services for Youth. Youth will be
involved in a significant way in the operation and programming of the Centre. A Place that provides a
safe and secure location offering positive alternatives including recreation, social, health, education,
and physical opportunities, counselling, training, leadership development and job skill training.
To achieve these aims:
• Support the philosophy of Youth Services Program area
• Commit to sign a joint Oath of Confidentiality. Be committed to Confidentiality - in this setting,
refers to respecting the privacy of each child/youth/family and the use of the information gained
in the professional relationship in a responsible manner.
• Drop-in hours-Youth Centre drop-in ages are primarily 12-18 between 6pm and 10pm. Programs
and Partners activities should adhere to these age groups. Access to space outside the core
operation hours may be negotiated on an individual agency bases.
• All Program and Partner staff and volunteers are required to submit proof of criminal records
checks as per Ridge Meadows Parks and Leisure Services policy and procedures, at a minimum,
renewed annually or with each break in employment.
• Service must be: inclusive, accessible, and committed to connecting Youth with the community
resources. Also where appropriate provide education, guidance, support and/or Life skill training
for youth.
• Be committed to giving young people the chance to form relationships with caring adults, build
skills, exercise leadership, and help their communities by profiling the positive contributions of
Youth.
• Be committed to working in partnership with all other agencies and Youth groups contributing to
the Youth Centre operation (support other agencies, work in partnership when possible, respect
the mandate of other agencies and groups and be willing to work together by having open
communication and information sharing when done in best interest of the youth.
• The tenant/partner is responsible for consistently supporting and applying the City of Maple
Ridge’s youth program Code of Conduct attached hereto as Schedule "E" in order to establish a
positive climate/culture in which structure, support and encouragement assist individuals in
developing a sense of self-discipline and community responsibility.
13 | Page
SCHEDULE "B" CONTINUED
Rules and Regulations Referred to in Annexed Lease
• The tenant/partner is required to inform their staff, clients, participant, volunteers and other
service providers under the direction of the tenant about the City’s Code of Conduct attached
hereto as Schedule "E" and its expectations.
• If it is identified by City staff that any client and/or participant of the tenant/partner is not
following City’s Code of Conduct attached hereto as Schedule "E" the tenant agrees to make a
commitment to jointly meet with City staff, client and/or participant to help resolve the issue.
• In cases where individuals are suspended or banned from Parks and Leisure Services and/or
have an order not to be on municipal parks, facilities and open space for a determined amount
of time the expectations would be for the tenant/partner to support the processes if their clients
are affected by this decision.
14 | Page
SCHEDULE "C"
PAYMENT DETAILS
Term Per Square
Footage
Per Annum Monthly Fee Monthly
(including GST)
3YRS $15.00 $3600.00 $300.00 $315.00
15 | Page
SCHEDULE “D”
COMMON AREAS AVAILABLE
FOR BOOKING AND USE
• Multi-purpose Room
• Counselling Room
• Active Area
• Kitchen
Subject to alteration by the Landlord and subject to all the Landlord’s procedures for
booking and use.
16 | Page
SCHEDULE “E”
Code of Conduct
1. Purpose:
The City of Maple Ridge has a responsibility to establish expectations of youth conduct in Community
based youth centres owned and operated by the City of Maple Ridge. As part of its governance role
the City Staff believe that the responsibility for youth behavior and conduct in youth is shared among
youths, staff and parents in order to create a safe, caring and orderly environment. To support these
aims, The City of Maple Ridge has established a Code of Conduct for Youths that shall be followed in
all Youth Centres.
2. Responsibilities:
City staff are responsible for consistently supporting and applying the Code of Conduct and
establishing a positive climate in which structure, support and encouragement assist youths in
developing a sense of self-discipline and responsibility. City staff are required to inform participant,
volunteers, community partners and the community about the Code of Conduct and its expectations.
Youths are responsible for respecting the rights and dignity of others free from discrimination as set
out in the BC Human Rights Code and becoming actively and productively involved in their own
learning and social growth.
Parents/Guardians and all other adults working with youths are responsible for knowing and
supporting the City ’s Code of Conduct, and encouraging youths to understand and follow these
Codes of Conduct.
3. Conduct Expectations:
3.1 The City of Maple Ridge believes that acceptable behaviors and conduct are fostered in a
positive climate in which:
• all youths feel safe, valued and trusted, and have the opportunity to develop, assume and
maintain responsibility and self-motivation;
• all youths feel supported without fear of retaliation in reporting unsafe conditions, actions or
potential incidents;
• there is a joint effort to learn and a feeling of mutual respect among staff, youths and
parents;
• appropriate behavior is taught, encouraged, modeled, practiced, and acknowledged, thereby
increasing youth self-respect and positive social behaviors;
• disciplinary action, wherever possible, is preventative and restorative, rather than solely
punitive;
• expectations for youth behavior increase as they become older and more mature;
• disciplinary action is considerate of youths with special needs if these youths are unable to
fully comply with the code of conduct due to a diagnosed disability of an intellectual,
physical, sensory, emotional or behavioral nature.
3.2 The City of Maple Ridge believes that acceptable youth conduct, based on respect for oneself,
respect for others, and respect for property is essential to the development of responsible citizens.
To this end youths are expected to:
• respect the rights of all persons within the City including peers, staff, parents and
volunteers;
17 | Page
SCHEDULE “E” CONTINUED
Code of Conduct
• refrain from lying, cheating, stealing;
• work cooperatively with others
• respect the legitimate authority of the City staff;
• respect all City property, including buildings and equipment;
• respect the diversity of our City community;
• behave in a safe and responsible manner at all times;
• refrain from any behavior that would threaten, harass, bully*, intimidate, assault or
discriminate against, in any way, any person within the City community on or off City
property; (*Bullying includes but is not limited to physical or verbal intimidation, verbal
harassment and cyber bullying).
• refrain from being in possession of or under the influence of drugs and/or alcohol in all City
facilities or on City grounds or at City sponsored functions and activities;
• refrain from being in possession of weapons of any kind in City or at City activities;
• refrain from inappropriate computer usage and/or multi-media devices in accordance with
City policies(cell phones, cameras, etc).
The City of Maple Ridge believes that any breach of the Code of Conduct behaviors or expectations
would be considered unacceptable. Youths are encouraged to inform a responsible adult when
becoming aware of any infraction of the Code of Conduct.
4. Notification:
The area manager will ensure that each Youth Supervisor, in consultation with staff, parents and,
when appropriate, youths, establishes a code of conduct for his/her Youth Centre that is consistent
with the Code of Conduct and which reflects the provincial standards.
The City’s Code of Conduct and a summary of the City’s policies on Suspension, Banning, Re-
admittance, Possession of Weapons and Explosives, Drugs and Alcohol shall be communicated to all
staff annually.
Under the Freedom of Information and Privacy Protection Act and/or other relevant legislation, it may
be necessary to advise other parties of serious breaches of the Code of Conduct.
5. Consequences:
Youths will be disciplined in a timely and fair manner and such discipline shall be in accordance with
City Policy Suspension, Banning, and Re-admittance.
Youths, while attending City, sponsored functions and activities, shall be subject to the Code of
Conduct. Youths may be subject to discipline under the Code of Conduct for any conduct which has
the effect of negatively impacting the environment, whether that conduct occurs on or off City
property, at a City sponsored function or activity, or elsewhere.
Serious breaches of conduct that threaten the safety and welfare of others will be referred directly to
the Area Manager. (Level Three suspension).
18 | Page
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 30, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Committee of the Whole
SUBJECT: Rescind City of Maple Ridge Policy 4.16 - Use Of Prison Work Crews
EXECUTIVE SUMMARY:
At its meeting of March 12, 2015, the Maple Ridge-Pitt Meadows Parks & Leisure Services
Commission reviewed and approved the amendments to the Protocol Agreement with the
Fraser Regional Corrections Centre. During the review process, staff identified that there
was also a need to update the Use of Prison Work Crews policy which was created in 2003.
As this policy addresses an operational need, it was amended to reflect the changes and
brought to the Commission for adoption.
The recommendation to rescind the City of Maple Ridge Policy 4.16 – Use of Prison Work
Crews is forwarded as a housekeeping item.
RECOMMENDATION:
That Maple Ridge Policy 4.16 Use of Prison Work Crews be rescinded.
“Original signed by Kelly Swift”
_______________________________________________
Prepared by: Kelly Swift, General Manager, Community Development
Parks & Recreation Services
“Original signed by Jim Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Ik:ks
Attachment: Commission Report 2015-03-12
1152
SUBJECT: Fraser Regional Corrections Centre - Protocol Agreement
EXECUTIVE SUMMARY:
Parks and Leisure Services (PLS) staff received a request from the Fraser Regional Correctional
Centre (FRCC) to update the existing protocol agreement between FRCC and PLS. In addition, they
have requested a small contribution for the repair and maintenance of small power equipment used
as part of this agreement. PLS staff has worked with FRCC senior staff in updating the protocol
agreement and staff are recommending approval of these revisions.
In working through this agreement, it was also determined that the policy required updating to
include the notification procedure for Maple Ridge sites only, along with some housekeeping
changes such as the numbering system. This policy should rest with the Commission and a
recommendation to repeal the City of Maple Ridge Policy 4.16 Use of Prison Work Crews, is also
being brought forward.
RECOMMENDATION:
1. That the Commission Chair and the General Manager, Community Development, Parks & Recreation
Services be authorized to sign the Fraser Regional Corrections Centre - Protocol Agreement, and,
2. That Commission Policy P130 Use of Prison Work Crews be adopted, and,
3. That a recommendation be sent to Maple Ridge Council to rescind Policy 4.16 Use of Prison Work
Crews.
DISCUSSION:
a) Background Context:
Parks and Leisure Services and the FRCC developed the protocol agreement in 2003. The
parties agreed at that time, that there were mutual benefits to be gained by working
cooperatively in providing opportunities for the FRCC crews to work in the community providing
services that would also assist in reducing costs for both municipalities.
The Corrections Work Program provides screened inmates with opportunities to engage in
constructive activities and develop a sense of responsibility while developing their skill levels in
providing a benefit to the community.
The agreement provides for the provision of a supervised 12 man work crew to complete projects
and maintenance activities assigned by PLS staff. Examples of the types of work that the FRCC
has provided to the community include;
o Trail construction and maintenance.
o Lawn mowing and trimming at the Fairgrounds and various other municipal park locations.
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
March 12, 2015
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o Litter removal; clean up of conservation lands and greenbelts.
o Assisting the Maple Ridge Agricultural Association in set up and take down of the annual
Country Fest Fair and Ghost Ridge events.
o Assisting the Home Show Association in preparing for the Home Show at Planet Ice and
fairgrounds.
o Invasive plant removal.
o Winter storm clean up in various parks and trails.
b) Desired Outcome:
To continue this long standing mutually beneficial relationship with the FRCC in the provision of
maintenance crews to supplement Parks and Leisure Services, as well as assisting numerous
community groups.
c) Strategic Alignment:
The partnership between FRCC and PLS is consistent with the Inter-Government
Relations/Networks focus area and the key strategy of identifying and promoting the use of
partnerships and networks with public agencies; crown corporations; business; not-for-profit;
community groups; and, volunteers to provide local government and community services in a
cost-efficient, effective and timely manner.
d) Citizen/Customer Implications:
The community benefits by having the agreement in place as it allows the inmates to make
reparative contributions back to the community.
e) Business Plan/Financial Implications:
The updated protocol agreement includes the provision of funding of up to $2,000 per year for
repair and maintenance of small motorized equipment that is used exclusively for parks projects.
Staff recommends that these funds should come from the existing Parks maintenance budget.
f) Policy Implications:
Policies and procedures are in place to ensure that only appropriate locations, projects, and
maintenance activities are carried out by the work crews before projects are assigned. The Use
of Prison Work Crews policy also requires staff to notify area residents prior to any work projects
being carried out on adjacent properties (Maple Ridge sites). The policy will be updated to
reflect the change.
g) Alternatives:
The alternative would be to discontinue the protocol agreement with FRCC, however staff do not
recommend this as the agreement provides for the provision of the equivalent of approximately
10,000 crew hours per year of maintenance services to both communities.
CONCLUSIONS:
Staff believes that the proposed agreement is beneficial to both parties and provides for additional
maintenance in parks and valuable assistance to community groups and associations. For example
the support provided to the Maple Ridge Agricultural Association allows that association to continue
to provide the annual country fest fair in a cost effective manner.
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The review of policies is an ongoing matter and updates are made as changes occur to reflect
current needs.
“Original signed by Geoff Mallory”
Prepared By: Geoff Mallory
Manager Parks and Open Space
“Original signed by David Boag”
Reviewed By: David Boag
Director, Parks & Facilities
“Original signed by Kelly Swift”
Approved By: Kelly Swift
General Manager, Community Development
Parks & Recreation Services
:gm
PLS Commission Policy P130 - draft
City of Maple Ridge Policy 4.16
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Title:
USE OF PRISON WORK CREWS Policy No. P130
Supercedes: 2002-12-05
Authority: Operational Effective Date: 2015-03-12
Approval: PLS Commission Review Date: 2015-03-12
Policy Statement:
The City will use supervised “open custody” inmate work crews provided by the BC Corrections
Branch for work on maintenance and construction projects at appropriate sites, providing
1. Approval has first been obtained for the project or projects from the Manager Parks and
Open Space or his designate after following the defined procedures for such approval, and
2. The selection of inmates for such crews follows the approved Corrections Branch procedure
for such selection, and
3. The City has entered into an appropriate protocol agreement with the Corrections Branch.
PURPOSE:
To permit the use of inmate work crews to supplement the regular maintenance program and special
projects work of the Parks and Leisure Services and Public Works Departments and associated
volunteer organizations. The benefit to the community is both the work to be completed and the
opportunity for prisoners to contribute in a positive way to community infrastructure.
PROCEDURE
For Maple Ridge Only:
• PLS staff will notify area residents prior to any work projects being carried out on adjacent
properties.
DEFINITIONS:
• “Supervised” shall mean a minimum of one Corrections Officer for every twelve inmates.
• “Appropriate sites” shall include park and greenbelt areas, vacant municipal properties and road
allowances but shall not include school sites or school/park sites at times when work crews may
be visible to school children.
• “Defined procedures for such approval” shall include notifying owners (those sharing a common
property line with the site in question).
POLICY MANUAL
P130_Prison_Work_Crews_Draft_Copy.doc
#2
• “Approved Corrections Branch procedure for the selection of inmates serving on “open custody”
work crews” shall mean that a formal assessment has been made by Corrections of the inmate to
establish that:
1. He or she is at minimal risk of attempting to escape,
2. He or she has no recent history or pattern of violent behaviour.
3. He or she is not a sex offender or a violent offender.
4. He or she has demonstrated through their cooperation and effort at the institution that they
pose no operational security concerns.
P130_Prison_Work_Crews_Draft_Copy.doc