HomeMy WebLinkAbout2015-11-16 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each)
1:00 p.m.
1.1 My Health, My Community
• Delaram Farshad, Community Health Specialist – Maple Ridge & Pitt
Meadows, Healthy Living/Healthier Communities
• Dr. Shovita Padhi, Medical Health Officer, Fraser Health
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2015-279-RZ, 22833 122 Avenue, RS-1 to R-3
Staff report dated November 16, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7182-2015 to rezone from RS-1 (One Family Urban
Residential) to R-3 (Special Amenity Residential District) for subdivision into
three single family lots be given first reading and that the applicant provide
further information as described on Schedule B of the Development
Procedures Bylaw No. 5879-1999.
COMMITTEE OF THE WHOLE
AGENDA
November 16, 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.
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
November 16, 2015
Page 2 of 5
1102 2015-297-RZ, 11305 233 Street, 11383 and 11438 232 Street, 11428,
23020, 23025, 23054, 23060, 23075, 23089 and 23095 Lougheed
Highway, RS-3 to R-2, RM-1 and C-1
Staff report dated November 16, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7183-2015 to rezone from RS-3 (One Family Rural
Residential) to R-2 (Urban Residential District), RM-1 (Townhouse Residential)
and C-1 (Neighbourhood Commercial) be given first reading and that the
applicant provide a voluntary community amenity contribution and further
information as described on Schedules A, B, C, D, F and G of the Development
Procedures Bylaw No. 5879-1999.
1103 2014-104-RZ, 23050 136 Avenue, R-1 and R-3 to R-2
Staff report dated November 16, 2015 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7167-2015 to designate land
adjacent to proposed Lot 8 from Eco Clusters to Conservation be given first
and second hearings and be forwarded to Public Hearing and that Maple
Ridge Zone Amending Bylaw No. 7124-2014 to rezone from R-1 (Residential
District) and R-3 (Special Amenity Residential District) to R-2 (Urban
Residential District) to permit a future subdivision of 12 lots be given second
reading and be forwarded to Public Hearing.
1104 2015-283-RZ, 14160 and 14170 256 Street, Site Specific Text Amendment
Staff report dated November 16, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7177-2015 to permit the cleaning of low hazard
transformers and the storage and minor processing of hydrocarbons be given
first and second readings and be forwarded to Public Hearing.
1105 2012-013-RZ, 24152 112 Avenue, RS-3 to RS-1b and P-1, Update Report
Staff report dated November 16, 2015 recommending that Maple Ridge
Official Community Plan Bylaw No. 7040-2013 to designate from Institutional
and Low Density Residential to Low/Medium Density Residential and Park
and to adjust the conservation area be given first and second reading and be
forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No.
7041-2013 to rezone from RS-3 (One Family Rural Residential) to RS-1b (One
Family Urban [Medium Density] Residential) and P-1 (Park and School) to
allow for future subdivision into approximately 25 lots and a neighbourhood
park using the Density Bonus option be given second reading as amended
and be forwarded to Public Hearing.
Committee of the Whole Agenda
November 16, 2015
Page 3 of 5
1106 2013-041-SD, 20738 123 Avenue, Local Area Service
Staff report dated November 16, 2015 recommending that West Ridge Local
Area Service Bylaw No. 7166-2015 to allow for enhanced landscape
maintenance of road bioswales and two rain gardens be given first, second
and third readings.
1107 2012-119-RZ, 24108 104 Avenue and 10336 240A Street, First One Year
Extension
Staff report dated November 16, 2015 recommending that a first one year
extension be granted for Application 2012-119-RZ to permit 97 townhouse
units under the RM-1 (Townhouse Residential) zone.
1108 2014-012-RZ, 24263 112 Avenue and 24295 112 Avenue, First One Year
Extension
Staff report dated November 16, 2015 recommending that a first one year
extension be granted for Application 2014-012-RZ to allow for future
subdivision of approximately 12 single family lots.
1109 2014-024-RZ, 24990 110 Avenue, First One Year Extension
Staff report dated November 16, 2015 recommending that a first one year
extension be granted for Application 2014-024-RZ to permit future
subdivision into 5 single family lots under the RS-1b (One Family Urban
[Medium Density] Residential) zone.
1110 2011-089-DP, 22309, 22319 and 22331 St. Anne Avenue
Staff report dated November 16, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2011-089-DP to govern form and
character of a proposed apartment building and site landscaping.
1111 2015-287-DP, 22309, 22319 and 22331 St. Anne Avenue
Staff report dated November 16, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2015-287-DP to govern the
conservation works for the Morse/Turnock Residence.
1112 2015-151-SP, 9842 264 Street, Soil Deposit Permit
Staff report dated November 16, 2015 recommending that Application 2015-
151-SP for a fill permit to improve agricultural utilization of the property be
approved and be forwarded to the Agricultural Land Commission.
Committee of the Whole Agenda
November 16, 2015
Page 4 of 5
1113 Ridge Brewing Company Ltd. Liquor License Amendment Application –
Brewery Lounge Endorsement
Staff report dated November 16, 2015 recommending that the application by
Ridge Brewing Company Ltd. for a brewery lounge endorsement not be
supported and that a copy of the resolution be forwarded to the Liquor Control
and Licensing Branch.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Proposed Cellular Tower at Golden Ears Park
Staff report dated November 16, 2015 recommending that satisfactory
completion of the public consultation process by Rogers Communications Inc.
be acknowledged and that there were no objections to the proposed cellular
communications tower for Golden Ears Park.
1132 Disbursements for the month ended October 31, 2015
Staff report dated November 16, 2015 recommending that the disbursements
for the month ended October 31, 2015 be received for information.
1133 2015 Council Expenses
Staff report dated November 16, 2015 providing on update on Council
expenses to the end of October for 2015.
1134 Adjustments to 2015 Collector’s Rolls
Staff report dated November 16, 2015 submitting information on changes to
the 2015 Collector’s Roll through the issuance of Supplementary Rolls 7 and
8.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
Committee of the Whole Agenda
November 16, 2015
Page 5 of 5
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
8. COMMUNITY FORUM
Checked by:________________ Date: ________________
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to ask questions of
Council on items that are of concern to them, with the exception of Public Hearing
bylaws that have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the
podium). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. The total time for this Forum is limited to 15
minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2015-279-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7182-2015
22833 122 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to R-3 (Special Amenity Residential District) to provide for the subdivision of the property
into three Single Family lots. To proceed further with this application additional information is
required as outlined below. Pursuant with Council resolution, this application is exempt from the
CAC program, due to its location in the Town Centre.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7182-2015 be given first reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879–1999, along with the information required for an Intensive Residential
Development Permit and a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Raymond T Clarkson
Owner: Ami Holdings, Raymond T. Clarkson
Legal Description: Lot 353, Section 20, Township 12, NWD Plan P57241
OCP:
Existing: Single-Family Residential
Proposed: Single-Family Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
1101
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South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Under application 2011-130-RZ; rezone to R-3, 4 lot subdivision
Designation: Single Family Residential
Existing Use of Property: Single Family Residential
Site Area: 850 m2 (9,149 sq.ft)
Access: 122 Avenue
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is approximately 850 m2 (9149 sq. ft.) in size, is generally flat, and is bound by
single family residential properties. The property is within in the Town Centre Area Plan. The
boundary is on Greenwell, on the east side of the lot. There are no streams or slopes on the property.
There is an existing house and detached garage on the property, which will be demolished.
c) Project Description:
The current application proposes to rezone the property from RS-1 (One Family Urban Residential) to
R-3 (Special Amenity Residential District). Although the Engineering Department has not yet reviewed
the site plan and they may need some road dedication, the applicant is seeking to create three (3)
single family residential lots. Access is proposed to be from 122 Avenue. The neighbouring property
to the west (12240 228 St.) is under Rezoning Application number 2011-130-RZ to rezone to R-3 in
order to subdivide into 4 lots.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan (OCP):
The development site is currently designated Single Family Residential within the Town Centre Area
Plan which provides options for increasing density while retaining the single family character in
established neighbourhoods.. The proposed R-3 zoning for the development is consistent with the
OCP, therefore no amendment will be required.
Zoning Bylaw:
The current application proposes to rezone the property located at 22833 122 Avenue from RS-1
(One Family Urban Residential) to R-3 (Special Amenity Residential District) to permit three (3) lots.
The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668 m2, and the
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minimum lot size for the proposed R-3 (Special Amenity Residential District) zone is 213 m2,
however, the proposed lots range from 278 m2 to 282 m2 in area (2,990 sq. ft. to 3,035 sq. ft.). Any
variations from the requirements of the proposed zone will require a Development Variance Permit
application.
Development Permits:
Pursuant to Section 8.8 of the OCP, an Intensive Residential Development Permit application is
required to ensure the current proposal provides emphasis on high standards in aesthetics and
quality of the built environment, while protecting important qualities of the natural environment.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Building Department;
c) Operations Department;
d) Fire Department, and
e) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Community Amenity Contribution:
On October 19, 2015 Council passed a number of resolutions pertaining to the establishment of a
City wide Community Amenity Contribution (CAC) program. Options were discussed about where the
CAC should and should not be applied. Council passed a resolution that the CAC would not apply to
development in the Town Centre. Therefore, this application will not be subject to the CAC program.
g) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B;
2. An Intensive Residential Development Permit Application; and
3. A Subdivision Application
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
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CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant First Reading subject to additional information being provided and assessed prior to Second
Reading. Pursuant with Council direction, applications within the Town Centre are exempt from the
CAC program.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7182-2015
Appendix D – Proposed Subdivision
Appendix E – Town Centre Area Plan map
DATE: Sep 8, 2015
2011 IMAGE
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
22833 122 AvenueLegend
Streams & Rivers (Topographic)
Feature Type
Ditch Centreline
APPENDIX A
DATE: Sep 8, 2015
2011 IMAGE
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:1,500
22833 122 Avenue
Legend
Streams & Rivers (Topographic)
Feature Type
Ditch Centreline
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7182-2015
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7182-2015."
2.That parcel or tract of land and premises known and described as:
Lot 353 Section 20 Township 12 New Westminster District Plan 57241
and outlined in heavy black line on Map No. 1648 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential
District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
12288
12194
12278
12301
228712288522914229222293112314
12169
12208
12258
12276
12255
2283322872228822292422921229232293312183 228182288022912229132293212201
12303
12240
12274
2280612287
12224
12238 228802293612211
12261
12293
12185
12258
12278
22883228912289722901229352294112191 2282412275
22836228742287322881229102292012304
12203
12253
12306
2281212195 22902229112291112229
12243
12273
12313
12182
12296
12265
12192
12298
2287522934228 ST.228 ST.ROGERS AVE.
122 AVE.GREENWELL ST.STOREY AVE.
122 AVE.
P 45792
A
Rem. N
3
P 44214352
291
113
102
65 66
215
128
115
217
118
96
336
P 58171
BCP 23946
79
11
75' of 1
Rem. 1
353
213 216
129
116
105
95
218
P 41773
RP 16335P 25555P 45078
114
103 104
P 41773
P 44292
106
5978
2 1
P 82923
309
12 307
332
P 13667
P 51413
289
P 41774
57
P 41773
94
130
60
P 40082
P 813961 2
3
333
126
56
93
58
68
107
61
P 21837P 26692BCP 21032
4
292
214
92
P 42872 131
119
71
9
A
222
P 4836
1
P 44873
4 P 57241308
127
67
117
P 41774
219
108
97
P 143968
10
290
P 13667288
6
91
69 70
P 41774
EP 42655
RW 45948
EP 42655
EP 42655
GREENWELL ST.´
SCALE 1:1,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
7182-20151648
APPENDIX D
CLIFF AVE220 STYORK ST221 STRIVER BEND
121 AVE
116 AVEHANE
Y
B
Y
PA
S
S
CALLAGHAN AVE222 STBROWN AVE 224 STEDGE ST227 ST227 ST125A AVE
FISHER STGREENWELL STGREENWELL STFULLER AVE229 STROGERS AVE
CLIFF PL
W
A
Y 220 ST119 AVE
122 AVEGRAY ST222 ST223 STLE
M
O
R
E
P
L
FRASER STSTRENG AVE
MORSE CRES
226 STHOLY
R
O
O
D
A
V
EFULTON ST228 ST228 ST229 STGILLEY AGEE STTON PL
125A AVE
CLIFF AVE
RIVE
R
R
D
CALLAGHAN AVE224 STIZON CRT
LEE AVE
KENDRICK LOOP
HA
N
E
Y
B
Y
P
A
S
SKENDRICKPLREID AVE
124 AVE
122 AVE
G
I
L
L
I
S
P
LGEE STISAAC CRES
RKNESS CRT
221 ST221 STDRIFTWOOD D
R
SELKIRK AVEDUNBAR ST222 ST119 AVE
124 AVE
223 STCOLEMORE STKEMI PLLOUGHEED HWY
SELKIRK AVE
BROWN AVEEDGE ST121 AVE
RITCHIE AVEGILLEY AVE
SELKIRK AVE
116 AVE
DEWDNEY TRUNK RD
HARRISON STSTOREY AVE
11
123 AVE
LANENORTH LANE
MCINTOSH AVE
123 AVE
122 AVE
125 AVE
KEN
D
R
I
C
K
L
O
O
P
227 ST125A AVE
228 ST228A ST229 ST
ABERNETHY WAY
113 AVE
LO
123B AV
220 ST22 AVE
HIGHVIEW
PL
221 STST ANNE AVE
116 AVE
225 STFRASER STEDGE ST123 AVE
124 AVE
227 ST227 ST227 STFULTON ST118 AVE 228 STREID AVE
124B AVE
CANUCK CRES
CHURCH AVEDELCREST STGRSELKIRK AVEHILLSIDE ST222 ST117 AVE
NORTH AVE223 STGARDEN ST223 STHANEY PL
225 STDEWDNEY TRUNK RDFRASER ST125 AVE
122 AVE
119 AVEFLETCHER ST123 AVE
BURNETT ST228 ST229 STBURNETT STPURDEY AVE
122 AVE
123 AVE
124B AV
124 AVE
LIGHTHOUSECRT221 STYORK ST220BROOKMERECRT123 AVEISAAC CPLAZA ST223 ST224 ST224 ST224 ST116
A
V
E BRICKWOOD CLOSEROYAL CRES
116
A
V
E
HINCH CRES2
PURDEY AVE
113 AVE228 STTELOSKY AVEBURNETT STEAGLE AVE
125A AVE
CLIFF AVGEE STLOUGHEED HWY LOUGHEEDHWY
DATE ADOPTED: Nov. 4, 2008
DATE OF LAST REVISION: June 27, 2011
BYLAW REVISION: 6534-2007
Bylaw No. 6610-2008
CORPORATION OF THE
DISTRICT OF MAPLE RIDGE
PLANNING DEPARTMENT
μ
1:3,500
FRASER
RIV
E
R
Schedule 1
TOWN CENTRE AREA LAND-USE DESIGNATIONS
Legend
Port Haney and Fraser River Waterfront Area
Town Centre Boundary
Railway
Single-Family Residential
Port Haney Heritage Adaptive Use
Port Haney Multi-Family, Commercial and Mixed-Use
Ground-Oriented Multi-Family
Medium and High-Rise Apartment
Low-Rise Apartment
Flexible Mixed-Use
Town Centre Commercial
Institutional
Conservation
Park
RE-ADOPTED BY: Bylaw No. 7060-2014 Feb. 11, 2014
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2015-297-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7183-2015
11305 233 Street, 11383 & 11438 232 Street, 11428, 23020, 23025,
23054, 23060, 23075, 23089 & 23095 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties (See Appendix A and B) from RS-3
(One Family Rural Residential) to R-2 (Urban Residential District), RM-1 (Townhouse Residential) and
C-1 (Neighourhood Commercial) for a new master-planned 450 unit community providing a full
range of housing choices, commercial services, rental apartments and amenities such as a club
house, trails, parks and open space.
The lands subject to this rezoning application were part of Ministry of Highways properties once
slated to accommodate the alignment of the “Cottonwood Connector” through East Maple Ridge.
The connector is no longer to be constructed; therefore, the site is being sold by the Province.
It is expected that some variances will be required to site the various components of this
development to the site. To proceed further with this application additional information is required
as outlined below. Pursuant to Council resolution, this application is subject to the Community
Amenity Contribution Program.
RECOMMENDATIONS:
1.In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v.School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
2.and in that regard it is recommended that no additional consultation be required in respect of
this matter beyond the early posting of the proposed Official Community Plan amendments on
the City’s website, together with an invitation to the public to comment, and;
3.That Zone Amending Bylaw No. 7183-2015 be given first reading subject to:
A voluntary citywide Community Amenity Contribution (CAC) be provided in keeping with the
direction given by Council with regards to amenities, and
1102
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4.That the applicant provide further information as described on Schedules A, B, C, D, F and G of
the Development Procedures Bylaw No. 5879–1999, along with the information required in this
report respecting the provision of amenities and amenity contributions to address the increased
demand generated by new residents and the employees arising from the proposal.
DISCUSSION:
a)Background Context:
Applicant: Polygon Development 309 Ltd. T. Maginnis Cocivera
Owner: BC Transportation Financing Authority
Legal Description: LOT 29, EXCEPT: PART ON STATUTORY RIGHT OF WAY PLAN 71204,
DISTRICT LOT 11383 232 Street 403 GROUP 1 NEW WESTMINSTER
DISTRICT PLAN 44493
PARCEL "M" (REFERENCE PLAN 681) DISTRICT LOT 403 GROUP 1
NEW WESTMINSTER DISTRICT
PARCEL "D" (REFERENCE PLAN 1017) SOUTH WEST QUARTER
SECTION 16 TOWNSHIP 12 NEW WESTMINSTER DISTRICT
LOT 3 SECTION 16 TOWNSHIP 12 NEW WESTMINSTER DISTRICT
PLAN 17222
PART (.015 ACRES PLAN 3041) OF PARCEL J (REFERENCE PLAN
3829) DISTRICT LOT 403 GROUP 1 NEW WESTMINSTER DISTRICT
PARCEL "ONE" (EXPLANATORY PLAN 8328) OF PARCEL "J"
(REFERENCE PLAN 3829) EXCEPT: PART ON STATUTORY RIGHT OF
WAY PLAN 71204; DISTRICT LOTS 402 AND 403 GROUP 1 NEW
WESTMINSTER DISTRICT
LOT 32 DISTRICT LOTS 402 AND 403 GROUP 1 NEW WESTMINSTER
DISTRICT PLAN 61595
LOT 31 DISTRICT LOTS 402 AND 403 GROUP 1 NEW WESTMINSTER
DISTRICT PLAN 61595
PARCEL "L" (REFERENCE PLAN 3957) OF PARCEL "J" (REFERENCE
PLAN 3829), EXCEPT: FIRSTLY : PART ON STATUTORY RIGHT OF WAY
PLAN 4834; SECONDLY: PART LYING SOUTH OF ROAD SHOWN ON
STATUTORY RIGHT OF WAY PLAN 4834; THIRDLY : PART ON
STATUTORY RIGHT OF WAY PLAN 71204; DISTRICT LOTS 402 AND
403 GROUP 1 NEW WESTMINSTER DISTRICT
LOT 28 EXCEPT PART IN HIGHWAY PLAN 71204, DISTRICT LOT 403
GROUP 1 NEW WESTMINSTER DISTRICT PLAN 44493
LOT 27 EXCEPT: PART ON STATUTORY RIGHT OF WAY PLAN 71204;
DISTRICT LOT 403 GROUP 1 NEW WESTMINSTER DISTRICT PLAN
44493
OCP:
Existing: Urban Residential and Conservation
Proposed: Commercial, Medium Density Residential, Urban Residential and
Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-2 (Urban Residential District), RM-1 (Townhouse Residential) and
C-1 (Neighbourhood Commercial)
- 3 -
Surrounding Uses:
Portion of site north of Lougheed Highway:
North: Use: Telosky Park, Thomas Haney Centre, Thomas Haney Secondary
and Maple Ridge Lawn Bowling Facility;
Zone: CD-1-89 (Assembly, Civic, Park & School);
Designation: Institutional;
East: Use: Vacant (forested);
Zone: RS-3 (One Family Rural Residential);
Designation: Conservation and Urban Residential;
South: Use: Townhouses;
Zone: RM-1 (Townhouse Residential);
Designation: Urban Residential;
Portion of site south of Lougheed Highway:
Northwest: Use: Residential and Bare Land Strata Residential;
Zone: R-1 (Residential District) and RM-1 (Townhouse Residential);
Designation: Urban Residential;
Southwest: Use: Across Haney Bypass:
CP Rail rail line, Kanaka Creek Regional Park;
Zone: RS-3 (One Family Rural Residential);
Designation: Park, Urban Residential and Conservation;
East: Use: Townhouse and Rural Residential;
Zone: RM-1 (Townhouse Residential) and RS-3 (One Family Rural
Residential);
Designation: Urban Residential and Conservation;
Existing Use of Property: Vacant Residential
Proposed Use of Property: Commercial, Urban Residential, Townhouses, Rowhouses and
Conservation;
Combined Site Area: 18.3 HA (45.2 acres)
Access: Lougheed Highway, Haney Bypass and 232 Street;
Servicing requirement: Urban Standard
b)Background:
On April 20, 2015 another developer (Qualico Developments Inc.) submitted a rezoning application
on the site of a similar nature. The application contained approximately 300 residential units
consisting of townhomes, street townhomes and single family lots. There was no rental apartment
component or supportive amenity package detailed by the developer at that early stage. There was,
however, a significant commercial component of 3,500m2 (38,000 ft2) being proposed that greatly
exceeded the commercial square footage and uses envisioned by the OCP at this location. It was
this component of the proposal that raised concern as a threat to the continued commercial viability
of the Town Centre and its possible negative affects on the existing residential area to the west.
Staff could not persuade the applicant to reduce the commercial component to something in
keeping with the neighbourhood commercial limit of 929m2 (10,000ft2). Therefore, staff did not
support the application but moved the item forward for Council consideration on April 28th. 2015.
Council denied the application at that regular Council Meeting.
- 4 -
The applicant, Polygon, has reviewed Council’s comments on the previous Qualico application. As a
result, they are proposing a development that is compatible with surrounding lands, an amenity
package that will benefit their buyers and the larger community, rental apartments, and a limited
commercial area of 929 sq. m. (10,000 sq. ft.), a variety of housing forms and types, all within a
planned community setting.
c)Site Characteristics:
The lands subject to this rezoning application were part of Ministry of Highways properties once
slated to accommodate the alignment of the “Cottonwood Connector” through East Maple Ridge .
The connector is no longer to be constructed; therefore, the site is being sold by the Province.
The development site consists of two disconnected sites made up of 11 lots – eight (8) lots to the
north and three (3) lots to the south of Lougheed Highway. The areas are:
Area in hectares Area in Acres
Total Site 21.1 52.1
North Portion 9.7 24.0
South Portion 11.4 28.2
South Portion:
This is shown in the Conceptual Development Plan (Appendix D) as Assembly 1. The land is vacant,
mainly cleared and generally slopes to the southeast (towards Morely Creek on adjacent lands) and
the south west (towards Roslyn Creek which flows through the site in the west). There are three (3)
steep slope areas:
Bisecting the site diagonally from the northwest to southeast near the Haney Bypass;
Running north to south behind the residential lots fronting Olund Crescent and 231
Street near Lougheed Highway; and
Running north to south along the eastern side of the site associated Morely Creek. The
southern portion of the creek was piped along the lot line shared between the
development site and the townhouse project to the east as well as under the Haney
Bypass.
There is an existing R-1 (Residential District) and RM-1 (Townhouse Residential) bare land strata
neighbourhood to the west, and two RS-3 (One Family Rural Residential) lots and a RM-1 townhouse
complex to the east.
North Portion:
This is made up of two areas, Assembly 2 and Assembly 3, which are separated by 232 Street. The
northern part of the North Portion is covered with trees, has steep slopes and Morley Creek flows
south and is piped under the Lougheed Highway. The lots in the southern part are vacant with
clearings, possibly one former house site near 232 Street. The lands slope from the middle of the
side east to 232 Street and west towards the creek and rising up to the fields associated with
Telosky Park and Thomas Haney Centre.
There is an existing townhouse complex to the south and the Telosky Park /Thomas Haney Senior
Secondary and associated recreational uses to the north.
Assembly 3 consist of two lots characterised by steep slopes and ravines containing Salamander
Creek and its tributaries. Consequently, these lands will retain their existing RS-3 (One Family Rural
Residential) zoning and will be designated Conservation. Townhouse facing Cottonwood Drive are
located to the east of this pocket.
- 5 -
d) Project Description:
The following is being proposed for the site:
South Portion:
929 square metres (10,000 square feet) of commercial floor space with a second floor
for market rental apartments (25-35 units) in a building fronting the Lougheed
Highway;
A 29 lot R-2 (Urban Residential District) Zone subdivision completing the existing single
family neighbourhood to the west; and
Three RM-1 (Townhouse Residential) Zone parcels to accommodate 82, 103 and 162
units with a common amenity building (Clubhouse). The density range is a Floor Space
ratio of between 0.5 and 0.6. Staff note that the 0.6 FSR is the highest amount of
density that is supportable on the property. Should ground truthing result in a reduced
amount of developable area from the current estimate, the resulting densities
proposed would be too high to be supportable. Either the number of units would need
to be reduced or the density would need to be supported by a site specific Zoning
Bylaw text amendment for an FSR above 0.6.
North Portion:
73 R-2 (Urban Residential District) Zone lots (minimum lot area of 315 square metres)
located on the west side of 232 Street; and
Riparian or restoration areas of approximately 3 hectares located towards Lougheed
Highway, including a parking area and a trail head pavilion (structure). The 2.8 hectare
area on the east side of 232 Street would be a conservation area.
Planned Community Amenities:
In support of the new master planned community, the applicant is proposing a number of
amenities that will directly serve the development itself and the larger neighbourhood in
general which are outlined in their letter dated October 26th 2015 (See Appendix F). The
amenity package includes the following items:
CAC cash contribution in accordance with Council resolution;
Park Trail system, trailhead pavilion, parking lot and public art in the commercial area;
Market rental apartments secured via a housing agreement;
Watercourse parkland dedication.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. A more detailed analysis and a
further report will be required should Council support the application. Such assessment may impact
proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require
application for further development permits.
- 6 -
e) Planning Analysis:
Official Community Plan:
The development site is currently designated a combination of Urban Residential and Conservation.
With respect to the residential component, the subject site is designated Urban Residential – Major
Corridor in the OCP. This designation provides for a range of residential uses, including ground
oriented housing forms such as single detached dwellings, garden suites, duplexes, triplexes, four
plexes, townhouses, apartments or intensive small lot residential subject to compliance with the infill
and compatibility policies. The proposed residential uses (R-2 (Urban Residential District) and RM-1
(Townhouse Residential) zones) are in compliance with the OCP.
The identification of undevelopable areas to be retained as conservation will be required through
further ground truthing. As a result of this, the Conservation Designation boundaries will need to be
adjusted in the OCP.
For the commercial component, an OCP amendment will be required to re-designate the portion of
the site for the proposed commercial mixed use building to allow the proposed C-1 (Neighbourhood
Commercial) Zone. In addition, Policy 6.3.6 will require amendment to add this site as
Neighbourhood Commercial land.
The following is a summary of OCP Policies and brief staff comments as related to the mixed use
commercial / multi-family residential component of this project:
OCP Policy Staff Comment
6 - 30 Maple Ridge will encourage the development of Neighbourhood
Commercial Centres within walking distance of neighbourhoods
to service the daily convenience shopping and service needs of
residents in the local neighbourhood.
The proposed mixed use
commercial / residential building
is compliant with this size
restriction and its location is
within walking distance of
residents residing nearby or who
will reside after the site develops.
6 - 32 Total commercial space in a Neighbourhood Commercial centre
is typically less than 930 square metres (10,000 square feet) in
area.
3 - 32 Maple Ridge supports the provision of affordable, rental and
special needs housing throughout the District. Where
appropriate, the provision of affordable, rental, and special needs
housing will be a component of area plans.
This proposal will help to achieve
this policy through the
construction of 25 – 35 rental
apartments secured by a housing
agreement
The proposed re-designation to permit a neighbourhood commercial building with rental housing
complies with Policies 3-32 encouraging rental housing be built in the City, Policy 6-30 to
accommodate daily shopping needs within walking distance of a neighbourhood and Policy 6-32 with
respect to allowable size.
The necessary OCP Amending Bylaw will be brought forward to Council with the second reading
report once adjusted based on further information is provided by the applicant and analysed by staff.
- 7 -
Zoning Bylaw:
The current application proposes to rezone all of the developable portions of the subject site (seven
lots) from RS-3 (One Family Rural Residential) to R-2 (Urban Residential District), RM-1 (Townhouse
Residential) and C-1 (Neighbourhood Commercial) to permit:
A mixed use commercial / residential building containing 929 square meters (10,000 square
feet) of commercial floor area on the ground level and approximately 25 - 35 market rental
housing units to be secured by way of a Housing Agrement pursuant to Section 502 of the
Local Government Act;
Three muli-family residential parcels for 82, 103 and 162 Townhouse units;
Two pockets being subdivided under proposed R-2 (Urban Residential District) zoning for 29
and 73 lots having a minimum lot size of 315 square metres; and
Four (4) potions of the subject site with environmental or steep sloping lands becoming
Conservation areas.
The applicant proposes to phase the development in accordance with their Conceptual Subdivision
Plan (Appendix E). The phasing, together with both constucted amenities and public art a well as a
CAC contribution, are described in the attached letter (Appendix F). The proposed phasing of the
residentail area is shown below:
Phase 1 - Will be approximately 18 months to develop the approximately 29 lot R-2 Urban
Residential District subdivision (the area labled “A” in Appendix E) that will complete the
existing Telosky / Harrison neighbourhood to the west, the approximately 82 unit townhouse
development (labled as “B”) with a new access road from Lougheed Highway, the common
facility (“Amenity Clubhouse”) and the trail head pavillion on the north side of Lougheed
Highway (Area “I”);
Phase 2 - Will be the next 18 month period, to develop the other R-2 Urban Residential
District subdivision labled as “H” and containing approximately 73 lots, and area “D’ of
approximately 103 townhouse units; and
Phase 3 - Will be the next 27 month period, completing the third and final townhouse
component, made up of approximately 164 units in Area “E” along Haney Bypass and the
commercial/apartment rental building in phase “C”. Phase C is timed to have in place a
supporting neighbourhood dense enough to support the commercial enterprises planned for
the new building.
The proposed Zone Amending Bylaw and map schedule showing the portions of the site being
rezoned is attached as Appendix C. Any variations from the requirements of the proposed zone will
require a Development Variance Permit application.
Commercial Industrial Strategy:
As part of Council’s Commercial Industrial Strategy review this site was identified as a possible
location for future employment generation. On December 2, 2013 Council passed a resolution
directing staff to obtain more detailed information on the Ministry of Transportation lands. The
Qualico rezoning application (2014-120-RZ) provided the City with a detailed assessment, studies
and a development proforma for the site to determine if it was a good candidate for employment
generation. This work concluded that this site was not well suited for employment or a business park
due to the following limitations: unsuitable topography; parcels that are undersized, disconnected
and poorly configured for a business park; potential incompatibility issues with existing residential
neighbours, and inefficient use of existing community amenities and connections to Town Centre
services. A further review of the Qualico submission material was provided to a second independent
consultant who also concluded that Qualico’s identified concerns with the site for a business park
were valid.
- 8 -
Therefore, the current applicant did not investigate an employment generating use of the site but
instead focused on providing the City a proposal that conforms to the site’s current residential
designation and a limited commercial footprint in keeping with a more specific and limited
neighbourhood oriented use focused on serving the immediate vicinity. Employment opportunities
will be of a more limited nature and associated largely with the neighbourhood commercial use
planned for the site.
Development Permits:
This proposal will be subject to the following development permit:
Section 8.5 of the OCP, a Commercial Development Permit application is required to address
the design of proposed mixed use commercial / residential component and its compatibility
with adjacent development, and to enhance the unique character of the community;
Section 8.7 of the OCP, a Multi-Family Development Permit application is required to ensure
the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses; and
Sections 8.9 and 8.10 of the OCP, a combined Watercourse Protection Development Permit
and a Natural Features Development Permit application is required to ensure slope
protection and the preservation, protection, restoration and enhancement of watercourse
and riparian areas.
Advisory Design Panel:
The above stated Commercial and Multi-Family Development Permits will be submitted for review by
the Advisory Design Panel prior to Second Reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
Interdepartmental Comments
Usually, comments from other Departments are not sought at initial stages of review. However, there
are preliminary comments on file that are attached to this report in Appendix G for information.
f)Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)Engineering Department;
b)Operations Department;
c)Fire Department;
d)Parks Department;
e)School District;
f)Utility companies;
g)Parks Metro Vancouver;
h)Ministry of Transportation and Infrastructure;
i)Archeology Branch;
- 9 -
j)First Nations;
k)Fisheries & Oceans Canada;
l)Ministry of Environment;
m)CP Rail; and
n)Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses and as further investigation of the preliminary Interdepartmental Comments in Appendix
G is done, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
Haney Bypass:
Successive Councils have lobbied the Provincial Government for upgrades to the Haney Bypass,
including the expansion to four (4) lanes, and improvement at the intersections at either end of the
Haney Bypass. The impact of this development on traffic flow to the area will be determined through
a traffic study from the applicant and the transportation referrals.
g) Early and Ongoing Consultation:
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
h) Citywide Community Amenity Contribution Program:
On October 19, 2015 Council passed a number of resolutions pertaining to the establishment of a
Citywide Community Amenity Programme. Options for dealing with in-stream applications were
discussed and staff was directed to include information on the proposed CAC program in future staff
development reports dealing with first and second reading requests. Until the CAC OCP amending
bylaw is fully considered and approved, staff are speaking to applicants about citywide CAC’s and
including them as an approval condition in each staff report.
In this case, the applicant has volunteered to comply with the CAC program condition and is also
providing more site specific amenities that will benefit future owners specifically and the broader
community generally. However, in compensation for the CAC condition, the applicant seeks
additional density in the form of RM-4 townhouse development with its greater 0.75 FSR limit (See
applicant’s letter as Appendix F for details). The exact density request will be determined and added
as a site-specific text amendment to the RM-1 Zone prior to second reading.
- 10 -
i) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1.An OCP Application (Schedule A);
2.A complete Rezoning Application (Schedule B and Schedule C);
3.A Multi-Family Residential Development Permit Application (Schedule D);
4.A Watercourse Protection Development Permit Application (Schedule F);
5.A Natural Features Development Permit Application (Schedule G);
6.A Subdivision Application; and
7.The following information to achieve a comprehensively planned project:
Information respecting “placemaking”;
Supplementary urban design guidelines;
Provision of public art;
Open space / pedestrian amenities in addition to the proposed Pavilion; and
Assessment related to rail noise/ vibration mitigation measures in accordance with
FCM / RAC Guidelines for New Development in Proximity to Rail Operations.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The proposal provides for a mix of single family, townhouse, rental apartments and commercial floor
space. The residential subdivision and the townhouse component are to be phased. Undevelopable
portions of land will become conservation areas, with trails and a Trail Head pavilion.
With an amendment to the Land Use Designation Schedule for the proposed mixed-use commercial
/residential use, this development proposal is in compliance with the OCP, therefore, it is
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading.
- 11 -
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner II
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill CGA, CPA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7183-2015
Appendix D – Conceptual Development Plan
Appendix E – Conceptual Subdivision Plan
Appendix F - Letter about Phasing and CAC’s from applicant
Appendix G – Preliminary Interdepartmental Comments
DATE: Oct 8, 2015
FILE: 2015-297-RZ
BY: PC
PLANNING DEPARTMENT´
Scale: 1:5,000
BC TRANSPORTATION PROPERTIESLegend
Stream
Ditch Centreline
Edge of River
Edge of Marsh
Indefinite Creek
River Centreline
Lake or Reservoir
Marsh
River
Major Rivers & Lakes
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Oct 8, 2015
FILE: 2015-297-RZ
BY: PC
PLANNING DEPARTMENT
City of Maple Ridge´
Scale: 1:5,000
BC TRANSPORTATION PROPERTIES
(2011 IMAGERY)
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7183-2015
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7183-2015."
2.Those parcel (s) or tract (s) of land and premises known and described as:
LOT 29, EXCEPT: PART ON STATUTORY RIGHT OF WAY PLAN 71204, DISTRICT LOT
403 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 44493
PARCEL "M" (REFERENCE PLAN 681) DISTRICT LOT 403 GROUP 1 NEW
WESTMINSTER DISTRICT
PART (.015 ACRES PLAN 3041) OF PARCEL J (REFERENCE PLAN 3829) DISTRICT
LOT 403 GROUP 1 NEW WESTMINSTER DISTRICT
LOT 32 DISTRICT LOTS 402 AND 403 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 61595
LOT 31 DISTRICT LOTS 402 AND 403 GROUP 1 NEW WESTMINSTER DISTRICT
PLAN 61595
LOT 28 EXCEPT PART IN HIGHWAY PLAN 71204, DISTRICT LOT 403 GROUP 1
NEW WESTMINSTER DISTRICT PLAN 44493
LOT 27 EXCEPT: PART ON STATUTORY RIGHT OF WAY PLAN 71204; DISTRICT LOT
403 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 44493
and outlined in heavy black line on Map No. 1649 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-2 (Urban Residential District),
RM-1 (Townhouse Residential) and C-1 (Neighbourhood Commercial).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
APPENDIX C
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
PL
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´
SCALE 1:5,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To:
RS-3 (One Family Rural Residential)RM-1 (Townhouse Residential) C-1 (Neighbourhood Commercial)R-2 (Urban Residential District)
7183-20151649
Urban Area Boundary
Urban Area Boundary
Roslyn RidgeRoslyn CreekThe GreenClubhouseMorley CreekMorley Creek0 20 40 60 80 100 mMOT Lands Development Concept PlanSeptember 17, 2015ASSEMBLY 2ASSEMBLY 3ASSEMBLY 1Cottonwood Drive
Telosky
A
v
e
n
u
e
113 th Avenue
Loughee
d
Hi
g
h
w
a
y
Haney Bypass232nd Street
Trail HeadPavilionMixed Use Commercial/HousingNAPPENDIX D
Roslyn RidgeRoslyn CreekThe GreenABCDEFHIClubhouseMorley CreekMorley CreekESAGESAJESAKESA0 20 40 60 80 100 mMOT Lands Subdivision Concept PlanSeptember 17, 2015ASSEMBLY 2ASSEMBLY 3ASSEMBLY 1Cottonwood Drive
Trail HeadPavilionMixed Use Commercial/HousingTelosky
A
v
e
n
u
e
113 th Avenue
Loughee
d
Hi
g
h
w
a
y
Haney Bypass232nd Street NAPPENDIX E
APPENDIX F
Preliminary Interdepartmental Comments
Preliminary Engineering Comments:
1)The adequacy of all municipal services and off-site improvements need to be determined and
constructed by the applicant as part of rezoning where substandard or lacking.
2)A comprehensive traffic study will need to review the impact of the development on the existing
roads and intersections and recommend the necessary changes and improvements, including
signalization at existing and proposed intersections in the vicinity along Lougheed Highway and
Haney Bypass. Of particular note is the Lougheed/Bypass/232 intersection and upgrading along
the Haney Bypass, which will require approval from both the Ministry of Highways.
3)Road dedication for an arterial road is required on 232 Street at rezoning.
Preliminary Environmental Comments:
Watercourse Protection: There are three watercourses and wetland features that have been
identified on site in additional to surrounding protected riparian areas (i) Roslyn Creek (ii) Morley
Creek and (iii) Salamander Creek. Roslyn Creek on the western portion of the site has a 30 metre
setback designation, Morley Creek and Salamander require further study by a qualified
environmental professional to determine appropriate SPR setbacks. The municipal system currently
has these watercourse section classified with a 15 metre from the top of bank or ravine bank for the
initial setback designation. Based on SPR guidelines, manmade barriers to fish passage which were
identified by previous environmental consultants are not considered permanent barriers. Therefore,
upstream portions of Roslyn and Salamander Creek continue to be classified as potential fish
bearing systems with future enhancement opportunities.
Steep Slopes: There are some steep slopes on the property that are over 25% which would not be
considered to be developable. These landscape features need to be incorporated into the
development layout in a manner which complies with OCP hillside management policies and
objectives as well as NFDP best management practices.
Wildlife Habitat Values: Significant evidence of a wide variety of wildlife species utilizing the riparian
corridors as well as the southern portion of the old fields. Site visits confirmed numerous wildlife
veteran trees, and a combination of riparian areas, old field grasslands, wetlands, coniferous forest
and shrub thicket within study area. The variety of ecosystem types provides habitat for a variety of
species including signs of waterfowl, passerines, raptors, amphibians, reptiles, insects, and large
mammals such as coyotes, black bear, and deer. Evidence of moderate to high wildlife use also was
identified along Morley and Salamander Creek. Wildlife diversity and habitat in properties to the
south and east of the study area is also recognized as being high in value.
Potential Natural Hazards: There is evidence from previous stream surveys and municipal on site
visits of moderate to severe erosion occurring along northern portions of Morley Creek and
Salamander creek exposing Haney clays. There is also a history of some local slides on site
especially along the SE corner. Due to the vulnerable nature of the soil types, slope concerns, and
the proximity of the proposed development to environmentally sensitive features, a geotechnical
study and report should be required for this area to be carried out.
Aboriginal Sensitivity: BC Archeology Branch has recorded a significant first nations archeological
site within Kanaka Creek Regional Park less than 250 metres to the south of the proposed study
site. It is recommended that an archeological impact assessment be prepared by a qualified
consultant.
APPENDIX G
Rail Noise and Vibration: The site abuts CP Rail immediately to the south of Haney Bypass. It also
slopes toward the south, exposing the townhouse component of this development to noise and
vibration from the rail operation. The applicant must take into consideration the Guidelines for New
Development in Proximity to Railway Operations to adequately
mitigate noise and vibration issues.
Preliminary Parks and Recreation Comments:
Parks would support the provision of a pedestrian flyover of the
Haney Bypass and CPR RoW from the development site to
Kanaka Creek Regional Park, as it would be beneficial for the
community to achieve this facility in this location. Metro
Vancouver Parks identified this potential pedestrian connection
in the Kanaka Creek Management Plan as shown below:
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2014-104-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7167-2015 and
Second Reading
Zone Amending Bylaw No. 7124-2014
23050 136 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property located at 23050 136
Avenue (Appendices A and B) from R-1 (Residential District) and R-3 (Special Amenity Residential
District to R-2 (Urban Residential District) to permit a future subdivision of 18 lots. If approved, this
will result in the addition of two lots from the previously proposed subdivision plan. The minimum lot
size for the current R-1 (Residential District) zone is 371m² and for the R-3 (Special Amenity
Residential District) is 231m². The minimum lot size for the R-2 (Urban Residential District) zone is
315m².
This application requires an amendment to the Official Community Plan (OCP) to designate
approximately 352m² of land adjacent to the proposed Lot 8 from Eco Clusters to Conservation.
(Appendix C)
Council granted first reading to Zone Amending Bylaw No. 7124-2015 (Appendix D) and considered
the early consultation requirements for the Official Community Plan (OCP) amendment on February
10, 2015.
Pursuant with Council resolution, this application is subject to the CAC program.
RECOMMENDATIONS:
1)That, in accordance with Section 879 of the Local Government Act, opportunity for early and on-
going consultation has been provided by way of posting Official Community Plan Amending Bylaw
No. 7167-2015 on the municipal website, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2)That Official Community Plan Amending Bylaw No. 7167-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3)That it be confirmed that Official Community Plan Amending Bylaw No. 7167-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Maple Ridge Official Community Plan Amending Bylaw No. 7167-2015 be given first and
second readings and be forwarded to Public Hearing;
1103
- 2 -
5) That Maple Ridge Zone Amending Bylaw No. 7124-2014 be given second reading, and be
forwarded to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley Figure 2 - Land Use Plan, Figure 3A - Blaney Hamlet and Figure 4 - Trails / Open
Space.
iii) Park dedication as required and removal of all debris and garbage from park land;
iv) Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject property for the proposed development;
v) Removal of existing buildings, and
vi) A voluntary citywide Community Amenity Contribution (CAC) be provided in keeping with the
direction given by Council with regard to amenities.
DISCUSSION:
1) Background Context:
Applicant: Aplin & Martin Consultants
Owner: Rajinder S. Chhina
Legal Description: Lot 2, Section 29, Township 12, NWD Plan 5116, except Plans BCP42569
and BCP48907
OCP:
Existing: Eco Clusters
Proposed: Eco Clusters, Conservation
Zoning:
Existing: R-1 (Residential District), R-3 (Special Amenity Residential District)
Proposed: R-2 (Urban Residential District)
Surrounding Uses:
North: Use: Vacant
Zone: R-1 (Residential District)
Designation: Eco Clusters
South: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
East: Use: Rural single family residential
Zone RS-3 (One Family Rural Residential)
Designation: Eco Clusters
- 3 -
West: Use: Single Family residential
Zone: R-1 (Residential District), R-3 (Special Amenity Residential
District)
Designation: Eco Clusters
Existing Use of Property: Rural Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.7 ha (4.22 acres)
Access: 230A Street
Servicing requirement: Urban Standard
Previous Applications: RZ/093/06, SD/093/06 (expired), 2011-106-SD (closed)
Companion Applications: 2014-104-SD, 2014-104-DP, 2015-123-DP (WF)
2) Background:
This site received final approval for rezoning with application RZ/093/06 on July 26, 2011 in a joint
application with the Hampstead (Portrait Homes) development to the west (Appendix E). The site
was rezoned to R-1 (Residential District), R-3 (Special Amenity Residential District), and RS-1B (One
Family Urban (Medium Density) Residential for a future subdivision of 16 lots (Appendix F).
The applicant submitted two subdivision applications, of which the first expired prior to approval and
the second was closed by the applicant. On February 14, 2012 the R-2 (Urban Residential District)
zone was approved. Subsequently, the applicant revised the subdivision plan and has requested
that a portion of the site be rezoned to R-2 (Urban Residential District) (Appendix G). The area to be
rezoned will result in the addition of two lots for a total of 18 lots, as shown on the subdivision plan
(Appendix H).
3) Project Description:
The subject property at 23050 136 Avenue is 1.7 ha (4.22 acres) in size. The applicant is proposing
to rezone a portion of the property from R-1 (Residential District) and R-3 (Special Amenity
Residential District to R-2 (Urban Residential District) to permit a future subdivision with a total of 18
lots. If approved, this will result in the addition of two lots from the previously proposed subdivision
plan.
In revising the subdivision plan for the R-2 zoned lots, the applicant has enlarged the park area
adjacent to Lot 8 resulting in 352m² of additional land to be dedicated as Park. This will provide
increased green space between the groups of lots, which is one of the features of an Eco Clusters
development.
4) Planning Analysis:
i) Official Community Plan:
The development site is designated Eco Clusters within the Blaney Hamlet of the Silver Valley
Area Plan. The proposed R-2 zone is consistent with this OCP designation. When the original
Zoning and OCP amendments (RZ/093/06) were approved for this site all the areas required
- 4 -
for the protection of watercourses and steep slopes were designated as Conservation and
were dedicated to the municipality.
The overall density for this subdivision as it was proposed with the original rezoning application
is 9.4 units per hectare (uph) (16 units/1.7 hectares). The addition of two lots with this
rezoning application would increase the density to 10.6 uph (18 units/1.7 hectares). This is
still well within the Silver Valley Area Plan target density range of 5 – 15 units per hectare for
Eco Clusters development.
ii) Zoning Bylaw:
The R-2 (Urban Residential District) zone was not adopted by Council until February 2012,
which was too late for the zone to be considered in the original development plans for this site.
Since then, the developer reconsidered the subdivision potential and has revised the lot
configuration to provide two clusters of lots with the R-2 lot dimensions. This will result in the
addition of two lots from the previously proposed subdivision plan.
The minimum lot size for the current R-1 (Residential District) zone is 371m² and for the R-3
(Special Amenity Residential District) is 231m². The minimum lot size for the R-2 (Urban
Residential District) zone is 315m².
iii) Off-Street Parking And Loading Bylaw:
Two parking spaces within an enclosed garage and two additional parking spaces on the
driveway will be provided for each home. This exceeds the minimum parking requirement of
two spaces for single family homes.
iv) Development Permits:
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for
all development and subdivision activity or building permits for areas identified as wildfire risk
areas, as identified on the Wildfire Development Permit Map area. This will be the subject of a
future Council Report.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application
is required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit
is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas. This will be the subject of a future Report.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is
required for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50
metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3
and 4 in the Silver Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural
environment and for development that is protected from hazardous conditions. This will be the
subject of a future Report.
- 5 -
v) Development Information Meeting:
A Development Information Meeting was not required for this application because fewer than
25 lots are proposed.
vi) Parkland Requirement:
The park dedication requirements of Section 941 of the Local Government Act were met with
the original application. The subdivision plan (Appendix D) identifies 352m² of additional park
land adjacent to Lot 8 to be dedicated as a condition of Final Reading.
vii) Citywide Community Amenity Contribution (CAC) program:
On October 19, 2015 Council passed a number of resolutions pertaining to the establishment
of a Citywide Community Amenity Contribution (CAC) program. Options for dealing with in-
stream applications were discussed and staff were directed to include information on the
proposed CAC program in future staff development reports. It is noted that the Resolutions
passed at the Council Workshop can be used as a guide for determining CAC contributions, in
the interim period while the CAC OCP amending Bylaw is being considered.
As this application is to be considered by Council since the CAC discussion occurred staff has
included the following condition in the recommendation section.
(vi) That a voluntary citywide Community Amenity Contribution (CAC) be provided in keeping
with the direction given by Council with regard to amenities.
5) Environmental Implications:
The subject site generally slopes from 136 Avenue down to the south end, and there are tributaries
and ponds of Cattell Brook on the lands to the east and south. Park dedication was provided with
the original rezoning application for the protection of these watercourses and adjacent slopes. The
applicant has provided an Environmental Assessment, a Geotechnical Report, a Forester’s Report
and an Arborist Report. Lot Grading, Stormwater/Rainwater Management, and Erosion and
Sediment Controls plans have been submitted for review.
A Watercourse Protection and Natural Features Development Permit application (2014-104-DP) and
a Wildfire Development Permit application (2015-123-DP) have been received for this development.
The applicant will provide enhancement and rehabilitation works in the environmental areas as
required by the site conditions.
6) Interdepartmental Implications:
i) Engineering Department:
The rezoning (off-site) servicing requirements to be provided for this application include the
construction of 135B Avenue between 230A Street and the west property line of this site with
curb and gutter on both sides, a concrete sidewalk and street trees on the north side, and
extension of the watermain.
- 6 -
7) School District No. 42 Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on July 2, 2015. Their response was received on July 31, 2015 and provided the following
information.
The amendment would affect the student population for the catchment areas served by Yennadon
Elementary and Maple Ridge Secondary School. Yennadon has an operating capacity of 545
students. For the 2014-15 school year the student enrolment was 561 students (102.94%
utilization) including 133 out of catchment students. Although Yennadon is fully utilized, two other
elementary schools located in Central Maple Ridge area, Harry Hooge Elementary and Alouette
Elementary can accommodate the student population from this area. In the future students from
this area may have to be bussed to schools outside of the Board established walk limits (for grades
K-3 the current walk limit is 4 km and for grades 4-12 the current walk limit is 4.8 km). Maple Ridge
Secondary has an operating capacity of 1,300 students. For the 2014-15 school year the student
enrolment at Maple Ridge Secondary was 1,194 students (91.85% utilization) including 562 out of
catchment students.
In October 2015, the School District Board adopted the recently completed Strategic Facilities Plan.
The Plan concludes that “in order to accommodate all estimated elementary student enrollment for
Silver Valley at build-out, the School District will have to acquire and develop one school site in Silver
Valley that would, at a minimum, accommodate a school with an operating capacity similar to that of
Yennadon Elementary (545 students).” The recommendations in the Plan include asking the
Ministry of Education for support to acquire one school site. The recommendations further state that
once Ministry approval is received for acquisition, the School District will work with the City to jointly
acquire school/park sites.
8) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties
and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the
Local Government Act. The amendment required for this application, to designate
approximately 352m² of land from Eco Clusters to Conservation, is considered to be minor in
nature. It has been determined that no additional consultation beyond existing procedures is
required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no
impact.
- 7 -
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge OCP Amending Bylaw No.
7167-2015, that second reading be given to Maple Ridge Zone Amending Bylaw No. 7124-2014,
and that application 2014-104-RZ be forwarded to Public Hearing.
“Original signed by Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior 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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Maple Ridge OCP Amending Bylaw No. 7167-2015
Appendix D – Maple Ridge Zone Amending Bylaw No. 7124-2014
Appendix E – Previous rezoning application (RZ/093/06) subject map
Appendix F – Previous Subdivision proposal for 16 lots
Appendix G – Areas to be rezoned R-2 and Park Dedication
Appendix H – Proposed Subdivision Plan
DATE: Jan 27, 2015 FILE: 2014-104-RZ BY: DT
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
13528
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2303622981135822301313486
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A
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P 8175
20
28
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72
35
18
60
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P 11173
PARK
63
P 43567
30
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64
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PARK
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\\
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!(
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Scale: 1:2,500
23050 136 AVENUE!(Ponds
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
SUBJECT PROPERTY
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 22, 2015 FILE: 2014-104-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
District of Maple Ridge´
Scale: 1:2,500
23050 136 AVENUE
(2011 PHOTO IMAGERY)
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7167-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7167-2015.
2.Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A
- Blaney Hamlet are hereby amended for the parcel or tract of land and premises known and
described as:
Lot 2 Section 29 Township 12 New Westminster District Plan 5116 Except Plans BCP42569
and BCP48907
and outlined in heavy black line on Map No. 913, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
3.Schedule “A” Chapter 10.3, Part VI, A – Silver Valley, Figure 4 - Trails / Open Space is hereby
amended for the parcel or tract of land and premises known and described as:
Lot 2 Section 29 Township 12 New Westminster District Plan 5116 Except Plans BCP42569
and BCP48907
and outlined in heavy black line on Map No. 914, a copy of which is attached hereto and
forms part of this bylaw, is hereby designated as shown.
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ A FIRST TIME the day of , 20 .
READ A SECOND TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED, the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
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4
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D
43
61
75
52
2
PARK
46
9
40
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62
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73
71
70
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18
5
6
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23
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55
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12
12
E
18
20
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72
1
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67
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66
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1
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B
PARK
7
8
22
59
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3
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PARK
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P 43567BCP 33861EPP 44846
BCP 49303
BCP 49303
P 11173
BCP 48906
EPP 44846
BCP 51504BCP 33861LMP 9042
P 19056
BCP 48907
P 8175BCP 51504
BCP 48906 BCP 49303BCP 49303BCP 49303BCP 49303RP 11765BCP 27893EPP 49227
BCP 27887
BCP
4
9
3
0
5
BCP 49304
BCP 515
0
6
BCP 51506BCP 48909BCP 49342BCP 51506
BCP 48909
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P
4
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9
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C
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3
3
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6
6
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BCP 4930
6
EPP 52781
´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:
From:To:
To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet)of the Silver Valley Area PlanEco ClusterConservation
7167-2015913
136 AVE.
136 AVE.232 ST.135B AVE.230A ST.229 LOOP134 LO
O
P 230A ST.232 ST.136 AVE.1359013474
13480
134
6
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2299013610
13562
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5
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26
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69
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Rem 6
72
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17
Rem 1
5
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A
21
25
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56
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47
34
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73
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PARK68
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28
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66
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64
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32
1
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48 P 8175
BCP 27885
BCP 51504EPP 52568EPP 49138
P 5116
P 21219
P 7855
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P 11173
BCP 27885
P 43567
BCP 51504
*PP154
EPP 32166
P 43567BCP 33861EPP 44846
BCP 49303
BCP 49303
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BCP 48906
EPP 44846
BCP 51504BCP 33861LMP 9042
P 19056
BCP 48907
P 8175BCP 51504
BCP 48906 BCP 49303BCP 49303BCP 49303BCP 49303RP 11765BCP 27893EPP 49227
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BCP
4
9
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6
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´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Add to Conservation on Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown
7167-2015914
CITY OF MAPLE RIDGE
BYLAW NO. 7124-2014
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 City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7124-2014."
2.That parcel or tract of land and premises known and described as:
Lot 2 Section 29 Township 12 New Westminster District Plan 5116 Except Plans
BCP42569 and BCP48907
and outlined in heavy black line on Map No. 1632 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-2 (Urban Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of February, 2015.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
1362
5 2295713563
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E
7
´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
R-1 (Residential District)R-3 (Special Amenity Residential District))R-2 (Urban Residential District)
7124-20141632
DATE: Nov 10, 2015
FILE: 2014-104-RZ
BY: DT
PLANNING DEPARTMENT
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RZ/093/06
2014-104-RZ
2014-104-RZ
RZ/093/06
APPENDIX E
APPENDIX F
DATE: Nov 10, 2015 2014-104-RZ BY: DT
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT22963135732297522956
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Scale: 1:2,500
23050 136 AVENUELegend
OCP and Zoning Changes
ECO Cluster to Conservation
R-1 to R-2
R-3 to R-2
APPENDIX G
APPENDIX H
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: November 16, 2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2015-283-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: FirstFirstFirstFirst and and and and Second Second Second Second ReadingReadingReadingReading (Text Amendment)(Text Amendment)(Text Amendment)(Text Amendment)
Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No. 7177717771777177----2015201520152015
14160 and 14170 256 Street14160 and 14170 256 Street14160 and 14170 256 Street14160 and 14170 256 Street
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment for the subject properties,
located at 14160 and 14170 256 Street, to permit the cleaning of low hazard transformers and the
storage and minor processing of hydrocarbons. This use is regulated under the provincial Hazardous
Waste Regulation (HWR) under the Environmental Management Act. Approval from the Ministry of
Environment is required to operate, which involves a separate licensing and regulatory process.
The proposed industrial business also involves disassembly of electrical transformers and high
voltage equipment; and the transfer and temporary storage of drummed material wastes, which are
currently permitted in the M-2(General Industrial) zone. Pursuant with Council direction, this
application is exempt from the Community Amenity Contribution program because it is an industrial
project.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
1)1)1)1) That Zone Amending That Zone Amending That Zone Amending That Zone Amending Bylaw No. Bylaw No. Bylaw No. Bylaw No. 7177717771777177----2015201520152015 bbbbe given firste given firste given firste given first and secondand secondand secondand second rrrreading;eading;eading;eading;
2)2)2)2) That application 2015That application 2015That application 2015That application 2015----283283283283----RZRZRZRZ be forwarded to Public Hearing;be forwarded to Public Hearing;be forwarded to Public Hearing;be forwarded to Public Hearing;
3)3)3)3) That the following terms and conditions be met prior to final reading:That the following terms and conditions be met prior to final reading:That the following terms and conditions be met prior to final reading:That the following terms and conditions be met prior to final reading:
i.i.i.i. Stormwater Management PlanStormwater Management PlanStormwater Management PlanStormwater Management Plan....
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Redco Investments Corporation
Owner: Craven Huston Powers Architects
Legal Descriptions: Lots 2 and 3, District Lot 5326, Plan LMP41830
OCP:
Existing: Industrial
Zoning:
Existing: M-2 (General Industrial)
1104
- 2 -
Surrounding Uses:
North: Use: Storage and Warehousing
Zone: M-2 (General Industrial)
Designation: Industrial
South: Use: Storage and Warehousing
Zone: M-2 (General Industrial)
Designation: Industrial
East: Use: Vacant
Zone: A-2 (Upland Agricultural)
Designation: Rural Resource
West: Use: Wood Processing
Zone: M-2 (General Industrial)
Designation: Industrial
Existing Use of Property: Industrial
Proposed Use of Property: Industrial
Site Area: 1.62 hectares (4 acres)
Access: 256 Street
Servicing requirement: Rural Standard
b)b)b)b) Site Characteristics:Site Characteristics:Site Characteristics:Site Characteristics:
The subject properties are located in the active 256 Street industrial area north of institutional uses
such as Fraser Regional Corrections and the Justice Institute’s Maple Ridge Campus. The subject
application involves two properties – 14160 and 14170 256 Street.
An industrial building is currently located on the southerly property, located at 14160 256 Street,
which includes an existing large warehouse space and a two storey office space in the northern
corner of the building. The remainder of the property is paved and accommodates staff parking to
the west of the building. The property currently has one driveway access. The northerly property,
located at 14170 256 Street, consists of paved and gravel surfaces. This property does not have
any buildings on it, and has been used for staging of products made in the adjacent warehouse as
well as for staff parking. The northern property currently has one driveway access; however, vehicles
are able to cross the property line from one property to the other.
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
The applicant proposes to significantly renovate the interior of the existing building for the needs of
the new business. All work occurring on the site will take place indoors and under controlled
conditions. The majority of the business uses are classified as industrial or waste transfer station
uses, which are currently permitted in the existing M-2 (General Industrial) zone. Specifically, these
uses included the disassembly of electrical transformers and high voltage equipment; and the
- 3 -
transferring and bulking of drummed material wastes. The facility is anticipated to employ 8-15
employees, which will have specialized training for the industrial use. A detailed description of the
proposed uses is provided below.
M-2 (General Industrial) Permitted Uses:
Electrical Equipment and Transformer Disassembly:
The exterior casing of the transformer is removed in order to access the interior components and
allow for removal of the transformer oil. Ferrous and non-ferrous materials that are not in contact
with the oil are removed at this stage. These materials are sorted by type and hauled off-site for
resale. This use will take place within the building, once the transformer is delivered and brought
into the building.
Waste Transfer and Storage:
Part of the operation on this site will include the collection of materials such as paint cans, solvents,
batteries and oily rags are collected from smaller public facilities such as recycling depots and
mechanics shops and sorted into bulk holding by type. The materials will then be packaged on-site
and shipped off-site for further recycling and processing. No processing of these materials will take
place on the subject properties.
In addition to these uses, which are currently permitted in the M-2 (General Industrial) zone, the
applicant would also like to use the site for the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as storage and minor processing of hydrocarbons, which is not currently
permitted. A description of this use is provided below. This use will take place within the building.
M-2 (General Industrial) Requested Text Amendment:
Cleaning of low hazard (under 50 ppm PCB) transformers and storage of hydrocarbons:
This use is directly related to the first use of electrical equipment and transformer disassembly.
Once the ferrous and non-ferrous materials are removed, the oil within the equipment will be
drained. This oil may contain PCBs, which are used as coolants and insulating fluids for the
transformer. As of 2009, transformers no longer include PCBs in the oil. However, many of the
transformers that have reached the end of their lifespan and will be recycled at this facility are
anticipated to contain PCBs, as they may pre-date 2009. As time goes on, the number of
transformers being dismantled at this site containing PCBs will decrease as pre-2009 transformers
are phased out. The proposed facility will have an anticipated daily operation of 24,000 litres of oil.
This use is regulated under the provincial Hazardous Waste Regulation (HWR) under the
Environmental Management Act. Approval from the Ministry of Environment is required to operate,
which involves a separate licensing and regulatory process. Additional information regarding safety
measures and the provincial approval process are provided in a later section in this report.
dddd)))) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
The subject properties are designated Industrial in the OCP. The current application proposes a site
specific text amendment to the existing M-2 (General Industrial) zone for properties located at
14160 and 14170 256 Street to permit the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as the storage and minor processing of hydrocarbons. The minimum lot size
for the current M-2 (General Industrial) zone is 2,000 m2.
- 4 -
Text Amendment Rationale:
The M-2 (General Industrial) zone allows for industrial uses, but specifically prohibits hydrocarbon
refining and bulk storage. The business of breaking down electrical equipment into components for
resale is a relatively new use that is not specifically described in the Zoning Bylaw. The electrical
equipment and transformer disassembly and waste transfer are currently permitted in the M-2
(General Industrial) zone and are not the subject of the text amendment.
The M-5 (High Impact Industrial) zone specifically allows for hydrocarbon refining and bulk storage;
however, this reference is intended for large scale crude oil refineries, which is considered a heavy
industrial use. The processing of the hydrocarbons for the proposed business is not a refinery and
only involves a cleaning process of previously refined oil. Therefore, based on the above, the
proposed use is not considered a heavy industrial use. As the uses will all take place within a
building, the visual, olfactory and auricular impacts to the surrounding area are anticipated to be
low.
The addition of a site specific amendment for the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as the storage of hydrocarbons to the M-2 (General Industrial) zone is
preferable to rezoning to the M-5 (High Impact Industrial) zone for a number of reasons. Namely, the
uses will continue to be limited to general industrial uses; and a rezoning to M-5 (High Impact
Industrial) would permit a range of uses including gravel extraction, cement plants, tar production,
saw mills, and chemical plants.
DevelopmDevelopmDevelopmDevelopment Information Meetingent Information Meetingent Information Meetingent Information Meeting::::
The applicant was required to host a Development Information Meeting prior to first reading
consideration at Committee of the Whole. The applicant hosted the information meeting on
Thursday, November 5, 2015 at the Justice Institute in the area of the subject properties.
Approximately 35 people attended. A summary of the comments and discussions with the attendees
was provided by the applicant and include the following:
• Concerns about the amount of traffic that will result on 256 Street;
• Concerns about safety, hazard mitigation, and pollution from the proposed use;
• Concerns about environmental protection;
The following are provided in response to the issues raised by the public:
Traffic Considerations:
Based on yearly capacity, the truck traffic for transformer oil will typically be two tanker truck trailers
per week. For other uses occurring at the facility, the vehicle frequency will typically be between one
to three trucks arriving per day. This amount of traffic is equivalent to general industrial uses
currently permitted on the properties and in the surrounding area; therefore, the new uses are not
anticipated to generate a higher amount of traffic.
- 5 -
Safety Measures and Hazard Mitigation:
Oil storage tanks will be within a contained bermed area and a foundation system to support the new
tanks. These berms will have an epoxy coating for the walls and floor of the tank location to prevent
ingress of the oils in the rare event of a spill. Additionally, a geo-membrane will be installed under
the footprint of the berm foundation to further protect the surrounding soil.
Within the main building, areas for hydrocarbon cleaning will have an epoxy trowelled coating on the
floor to contain spills if they do occur. The loading dock will also be designed with a containment
system to ensure no leakage into the soil in the event of a spill. Piezometers will be installed on the
property perimeter to test ground water on a monthly basis.
Wash and shower water on the warehouse side that has the potential to be contaminated will be
diverted from the septic system, stored and tested and then disposed of accordingly. All
contaminated waste water is shipped out rather than discharged to the septic system. The
stormwater controls will be installed with emergency shut-off valves as a safety precaution in the
event of a spill. Lastly, specialized transport vehicles that are highway speed roll over safe, meaning
that the tank is double lined, will transport the processed oils. Security will be managed on the
properties with a camera and security system covering both the building and outdoor areas.
Controlled access to the yard and building is also proposed.
Environmental Considerations and Approval Process:
The proposed use is regulated by the Provincial Ministry of Environment and under the Waste
Management Act, as well as other related guidelines, and therefore approval of the text amendment
is only one step in the applicant’s process. The proposed business will be required to comply with
industry standards as they do with their other business locations in B.C and Canada. During the
building permit process, the applicant is required to submit an application to the Ministry of
Environment for review and approval. Ongoing reporting to the Ministry on Environment regarding
water testing as well as operational dynamics will be necessary through the regulation authority.
e)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:
The text amendment has been reviewed by the Licenses, Permits and Bylaws, Fire, Engineering, and
Strategic Initiatives Departments, as well as by the Environmental Planner. As the modifications are
occurring within the building and there is no development permit required for industrial lands outside
of the Urban Area Boundary, review of plans and assessment of Building Code compliance will occur
at the building permit stage.
Economic DevelopmentEconomic DevelopmentEconomic DevelopmentEconomic Development::::
The applicant has met with staff from the economic development office. The applicant has noted
that the Employment Land Investment Incentive Program is an important factor to locating in Maple
Ridge due to the cost savings. The facility is anticipated to employ 8-15 employees, which will have
specialized training for the industrial use.
- 6 -
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
This application is for a site specific text amendment to permit the cleaning of low hazard (under 50
ppm PCB) transformers as well as storage and minor processing of hydrocarbons on two M-2
(General Industrial) zoned properties. This use is regulated by the provincial Hazardous Waste
Regulation (HWR) under the Environmental Management Act. Approval from the Ministry of
Environment is required to operate, which involves a separate licensing and regulatory process. The
facility design will need to satisfy the Ministry of Environment standards regarding safety measures
and mitigation.
The Ministry of Environment will ultimately make the decision regarding the issuance of an operating
license. Should a license be issued, the Ministry of Environment would regulate the facility pursuant
with the Hazardous Waste Regulation. The development proposal is in compliance with the OCP and
the proposed recycling use is in need within the region, therefore, it is recommended that Council
grant first and second reading, and forward application 2015-283-RZ to Public Hearing.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Amelia BowdenAmelia BowdenAmelia BowdenAmelia Bowden
Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.Christine Carter, M.Christine Carter, M.Christine Carter, M.PPPPLLLL, MCIP, MCIP, MCIP, MCIP, RPP, RPP, RPP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.Frank Quinn, MBA, P.Frank Quinn, MBA, P.Frank Quinn, MBA, P. EngEngEngEng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by Paul Gill”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: Paul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGA
Acting Acting Acting Acting Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7177-2015
DATE: Sep 10, 2015
2015-283-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
14160/14170 256 St
2011 Image
Legend
!(Ponds
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX A
DATE: Sep 10, 2015
2015-283-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
City of Maple Ridge´
Scale: 1:2,500
14160/14170 256 St
2011 Image
Legend
!(Ponds
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX B
CITYCITYCITYCITY OF MAPLE RIDGEOF MAPLE RIDGEOF MAPLE RIDGEOF MAPLE RIDGE
BYLAW NO.BYLAW NO.BYLAW NO.BYLAW NO. 7177717771777177----2015201520152015
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 ---- 1985 as amended.1985 as amended.1985 as amended.1985 as amended.
____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
WHEREASWHEREASWHEREASWHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORENOW THEREFORENOW THEREFORENOW 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. 7177-2015."
2. PART 8, INDUSTRIAL ZONES, SECTION 802, GENERAL INDUSTRIAL: M-2 is amended
as follows:
i.SECTION 1, PERMITTED PRINCIPAL USES, is amended by the addition of the following:
h)Notwithstanding clause 1) a) ii), Cleaning of low hazard (under 50 parts per million of
PCB) electrical equipment; storage and minor processing of hydrocarbons is permitted at:
14160 and 14170 256 Street
Lots 2 and 3, District Lot 5326, Plan LMP41830
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ READ READ READ a first time the day of , 20 .
READREADREADREAD a second time the day of , 20 .
PUBLIC HEARING PUBLIC HEARING PUBLIC HEARING PUBLIC HEARING held the day of , 20 .
READ READ READ READ a third time the day of , 20 .
ADOPTED,ADOPTED,ADOPTED,ADOPTED, the day of , 20 .
____________________________________________________________________________________________________________________ ____________________________ ____________________________ ____________________________ ____________________________
PRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBER CCCCORPORATE OFFICERORPORATE OFFICERORPORATE OFFICERORPORATE OFFICER
APPENDIX C
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2012-013-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Update Report
First and Second Reading
Official Community Plan Amending Bylaw No.7040-2013 and
Second Reading
Zone Amending Bylaw No.7041-2013
24152 112 Avenue
EXECUTIVE SUMMARY:
On February 10, 2015, and again on July 28, 2015, Council deferred giving second reading to the
above-referenced Official Community Plan Amending Bylaw No. 7040-2013 and Zone Amending
Bylaw No. 7041-2013 pending receipt of the School Board’s Strategic Facilities Plan due in October
2015. As the Strategic Facilities Plan was adopted by the School Board on October 14, 2015, it is
now approppriate to move this application forward for reconsideration.
The adopted Strategic Facilities Plan does not mention acquisition of the subject property, located at
24152 112 Avenue, as a school site. This was the primary reason for Council’s concern and
subsequent deferrals. Written confirmation that the subject property is no longer required by the
School Board was received on November 3, 2015. As such, the recommendations from the second
reading report dated January 5, 2015 remain the same. There is, however, one additional
recommendation Council needs to consider in relation to the citywide Community Amenity
Contribution (CAC) program. On October 19, 2015, Council passed a number of resolutions
pertaining to the CAC program and subsequently directed staff to include a recommendation that
applicants provide a voluntary CAC in all applications seeking a rezoning or Official Community Plan
(OCP) amendment. Although this application was delayed for reasons beyond its own control, the
timing is such that it is subject to the CAC program unless specifically exempted by Council.
RECOMMENDATIONS:
1)That Official Community Plan Amending Bylaw No. 7040-2013 be given first and second reading
and be forwarded to Public Hearing;
2)That, in accordance with Section 879 of the Local Government Act, opportunity for early and on-
going consultation has been provided by way of posting Official Community Plan Amending Bylaw
No. 7040-2013 on the municipal website and requiring that the applicant host a Development
Information Meeting (DIM), and Council considers it unnecessary to provide any further
consultation opportunities, except by way of holding a Public Hearing on the bylaw;
3)That Official Community Plan Amending Bylaw No. 7040-2013 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
4)That it be confirmed that Official Community Plan Amending Bylaw No. 7040-2013 is consistent
with the Capital Expenditure Plan and Waste Management Plan;1105
- 2 -
5) That Zone Amending Bylaw No. 7041-2013, as amended in the Council report dated January 5,
2014, be given second reading and be forwarded to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan and Schedule “C”;
iii) Road dedication on 112 Avenue, as required;
iv) Park dedication as required, including construction of multi-purpose trails;
v) A letter assuring that removal of all debris and garbage from park land has occurred;
vi) Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject property for the proposed development;
vii) Registration of a Restrictive Covenant for Stormwater Management;
viii) Removal of existing buildings;
ix) In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site; and
x) That a voluntary Community Amenity Contribution (CAC) be provided in keeping with
the direction given by Council with regard to amenities.
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Owner: 0780659 BC Ltd.
Legal Description: Lot 10, Section 10, Township 12, New Westminster District Plan
809, Except Part Subdivided by Plan 43223 and Plan 43601
OCP:
Existing: Institutional, Conservation
Proposed: Low/Medium Density Residential, Conservation, and Park
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program, and
P-1 (Park and School)
- 3 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low/Medium Density
Residential, Medium Density Residential, Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional, Low Density Residential, Low/Medium
Density Residential, Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential, Neighbourhood Commercial,
Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential, Park and Conservation
Site Area: 4.46 ha (11 acres)
Access: 112 Avenue and a proposed new road
Servicing requirement: Urban Standard
2) Project Background:
The subject property is located at 24152 112 Avenue (see Appendices A and B). A summary of the
project description and planning analysis are provided in the second reading report, dated January 5,
2015 (see Appendix C). The intent of this report is to provide updated information from the School
Board with respect to school sites in the Albion neighbourhood.
On February 10, 2015, Council deferred giving second reading to the above-referenced Official
Community Plan Amending Bylaw No. 7040-2013 and Zone Amending Bylaw No. 7041-2013 until
an appropriate meeting in July 2015. The deferral was intended to allow time to receive a Facilities
Study from the School Board, along with further information from staff on the potential park
purchase.
On March 5, 2015, an interim letter was received from the School Board, in response to a request
from the City of Maple Ridge for clarification on required school sites in the Silver Valley and Albion
neighbourhoods. With respect to Albion, the letter stated the following (see Appendix D):
“In order to accommodate the estimated elementary school enrollment from the Albion area
at build out, the School District will have to expand and develop the 104th school site and
acquire one additional site in Albion that would, at a minimum, accommodate a school with
a nominal capacity of 550 students. Pending further detailed review, it is anticipated the
currently designated site at 108th Avenue and 248th Street would suffice.”
On October 14, 2015, the finalized Strategic Facilities Plan was adopted. The adopted Strategic
Facilities Plan has the following recommendation with respect to capital plan priorities for future
schools:
“It is recommended that the Board take the following actions with regards to Maple Ridge
future school sites and new schools:
in order to accommodate all estimated elementary student enrolment from Albion at
build-out, ask for Ministry of Education support to expand the 104th school site to
- 4 -
accommodate a school with a nominal capacity of 550 students and acquire one
additional school site in Albion that would at a minimum accommodate a school with
a nominal capacity of 550 students; and
in order to address current enrolment pressures in the Albion area, continue to ask
for Ministry of Education funding to build a new school on the expanded 104th
school site; and
in order to accommodate all estimated elementary student enrolment from Silver
Valley at buildout, ask for Ministry of Education support to acquire one school site in
Silver Valley that would at a minimum accommodate a school with a nominal
capacity of 550 students; and further
once Ministry of Education approval is received for acquisition of new school sites,
work with the City of Maple Ridge to jointly acquire the school/park sites; and finally
when the building of new schools is approved by the Ministry of Education, the Board
will consult with the municipality and other stakeholders on school design so as to:
- ensure facilities decisions today do not limit future educational innovation, and
- explore opportunities for the joint development of new facilities”
It is the City’s understanding that the additional school site in Albion is intended to be located at 248
Street and 108 Avenue. However, as the Strategic Facilities Plan is silent on the proposed additional
school site location, the City requested written confirmation that the subject property, located at
24152 112 Avenue, is no longer required by the School Board. Written confirmation was received
on November 3, 2015 (see Appendix E). This correspondence states the following:
“As previously stated in correspondence from the Board of Education to the City of Maple
Ridge and as per the most recent Eligible School Sites Proposal accepted by the City of
Maple Ridge in October 2015 the Board of Education will not require the OCP designated
school site, located on 112 Avenue (24152 112 Avenue).”
Based on this information, it is clear that the subject property is not intended to be developed as a
school site. Therefore, the recommendations from the second reading report dated January 5, 2015
remain the same, with the addition of Council’s consideration of a CAC, as discussed below.
3) Community Amenity Contribution (CAC):
In the time period after the application’s initial deferral on February 10, 2015, and the School
Board’s recent adoption of the Strategic Facilities Plan, Council passed a number of resolutions
regarding the citywide CAC Program. On October 19, 2015, Staff were further directed to include a
recommendation pertaining to the CAC program. This requirement constitutes a new and
unexpected condition for this application. The dilemma is that under normal circumstances, this
application would not have been delayed in February 2015. It was the question of whether or not
the School Board needed the subject property as a school site that resulted in Council’s decision to
defer second reading. The applicant could not resolve this matter on their own, and thus, was
delayed by the School Board process. This now results in the applicant being subject to the new CAC
program as an additional charge. It should be noted that had the application not been delayed with
the deferrals and awaiting School Board decisions, it is very likely the application would have
received third reading before August, 2015. Therefore, it would have been exempt from the CAC
program under the current exemption provisions.
Recognizing this fact, Council may wish to consider exempting this application from the citywide CAC
program at this time. The applicant, however, will in any case, be required to contribute to the Albion
Area Amenity charge of $3,100.00 per lot for the 25 proposed lots.
- 5 -
4)Alternatives:
i. Denial
Should Council not be satisfied with the information provided by the School Board, Council may
defeat the amending Bylaws.
ii.Removal of Condition x) from list of terms and conditions to be met prior to final reading
Should Council wish to support the application, however wish to exempt this application from
contributing towards the citywide CAC program, Council may choose to remove condition x) from the
terms and conditions to be met prior to final reading, as listed in the report Recommendations. It is
noted that the Albion Area Density Bonus Amenity Contribution of $3,100 per lot for the proposed 25
lots would still be required.
CONCLUSION:
It is recommended that first and second reading be given to Official Community Plan Amending
Bylaw No. 7040-2013 (see Appendix F), that second reading be given to Zone Amending Bylaw No.
7041-2013 (see Appendix G), as presented in this report, and that application 2012-013-RZ be
forwarded to Public Hearing.
“Original signed by Michelle Baski”
__________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”
__________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
______________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Frank Quinn” for
______________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map from 2011
Appendix C – Second Reading Report dated January 5, 2015
Appendix D – School District 42 Interim Letter dated March 5, 2015
Appendix E – School District 42 email dated November 3, 2015
Appendix F – Official Community Plan Amending Bylaw No. 7040-2013
Appendix G – Zone Amending Bylaw No. 7041-2013
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 27, 2013 2012-013-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
P LA N NIN G DE P A R T M E N T2413 32406 92417 72422 12427 12418 5241152412 52414 52421 2
11 265
2429 62425 02423 12426 32415 2
11 219
11 2 AV E .243 S T.
11 2 AV E .11 2 AV E .
Rem 1
P 17613
P 3452
26
P 68166
2
P 5069629
N 1/2 o
f
4
45
18
S 1/2 of 4
P 17613
P 17613
Rem 1
P 809
28
A
RP 13033
P 43601
31
P 43223
B
27
P 809
Rem 11
6
Rem 10
30 32
5
S 150' of 1
NWP5589
P 43223
17
1
Subject Property
´
Scale: 1:2,500
24152-112 Ave
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 27, 2013 2012-013-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLA NNING DE PARTM ENT2413 32417 7115552421 2
11 2 6 5
242962425 012426 32415 2
11 219
11 2 AV E .243 ST.
11 2 AV E .11 2 AV E .
Rem 1
P 17613
P 3452
26
P 68
2
P 5069629
of 4
45
18
of 4
P 17613
Rem 1
P 809
28
A
RP 13033
P 43601
31
P 43223
B
27
P 809
Rem 11
6
Rem 10
30 32
S 150' of 1
NW
P
5
5
8
9
P 43223
17
1
District of Maple Ridge´
Scale: 1:2,500
24152-112 Ave
SKRWRJUDSK\LPDJH
APPENDIX B
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: January 5, 2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2012-013-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: FirstFirstFirstFirst and Second Readingand Second Readingand Second Readingand Second Reading
Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Official Community Plan Amending Bylaw No.Bylaw No.Bylaw No.Bylaw No.7040704070407040----2013201320132013 and and and and
Second ReadingSecond ReadingSecond ReadingSecond Reading
Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.Zone Amending Bylaw No.7041704170417041----2013201320132013
24152 112 Avenue24152 112 Avenue24152 112 Avenue24152 112 Avenue
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24152 112 Avenue,
from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential)
and P-1 (Park and School) to allow for future subdivision into approximately 25 lots and a
neighbourhood park. The applicant intends to choose the Density Bonus option within the RS-1b
(One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling
single-family lot sizes of a minimum of 371 m². The required amenity fee of $3,100.00 for each lot
less than 557 m² will be collected by the Approving Officer at the subdivision approval stage.
The subject property is currently designated Institutional and Conservation and was intended for a
joint school and park site. However, a letter from School District 42 was received on November 10,
2009, indicating that at the time, they were not in a position to purchase the subject property for a
school. Comments received from School District 42 on November 5, 2014 state that the
information provided in the November 10, 2009 letter has not changed and will not change until
after a Facilities Consultation and Strategic Facilities Plan has been completed. This consultation is
expected to occur by October 2015. It is our understanding that School District 42 has purchased
two lots on 104 Avenue (24137 104 Avenue and the adjacent property to the west) and have noted
that these properties are considered the priority school site in Albion.
Seigel Creek is located along the length of the western property line, and the setback area for the
steep slopes and creek will be dedicated as park for Conservation. In addition, approximately 0.81
hectares (2 acres) of parkland is proposed to be purchased by the City of Maple Ridge (the City) for a
Neighbourhood Park, in the northeast portion of the subject property.
This application requires an amendment to the Official Community Plan (OCP) to re-designate the
land use from Institutional to Low-Medium Density Residential and Park, and to adjust the area
designated Conservation around the watercourse and steep slopes.
APPENDIX C
- 2 -
On January 14, 2014 Council gave first reading to Zone Amending Bylaw No. 7041-2013 to rezone
the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential) and considered the early consultation requirements for the OCP amendment.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
1.1.1.1. That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No.That Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 be given first and second be given first and second be given first and second be given first and second
reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;reading and be forwarded to Public Hearing;
2.2.2.2. That, in accordance with Section 879 of the That, in accordance with Section 879 of the That, in accordance with Section 879 of the That, in accordance with Section 879 of the Local Government Act,Local Government Act,Local Government Act,Local Government Act, opportunity for early andopportunity for early andopportunity for early andopportunity for early and
onononon----going consultation has been provided by way of posting Official Community Plan Amending going consultation has been provided by way of posting Official Community Plan Amending going consultation has been provided by way of posting Official Community Plan Amending going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. Bylaw No. Bylaw No. Bylaw No. 7040704070407040----2013201320132013 on the municipal website and requiring that the applicant host a on the municipal website and requiring that the applicant host a on the municipal website and requiring that the applicant host a on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to Development Information Meeting (DIM), and Council considers it unnecessary to provide any provide any provide any provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
3.3.3.3. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. That Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 be considered in conjunction be considered in conjunction be considered in conjunction be considered in conjunction
with the Capital Expenditure with the Capital Expenditure with the Capital Expenditure with the Capital Expenditure Plan and Waste Management Plan;Plan and Waste Management Plan;Plan and Waste Management Plan;Plan and Waste Management Plan;
4.4.4.4. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. That it be confirmed that Official Community Plan Amending Bylaw No. 7040704070407040----2013201320132013 is is is is
consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;consistent with the Capital Expenditure Plan and Waste Management Plan;
5.5.5.5. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7041704170417041----2013201320132013, as amended in the Council report dated January , as amended in the Council report dated January , as amended in the Council report dated January , as amended in the Council report dated January
5, 2014, 5, 2014, 5, 2014, 5, 2014, be gibe gibe gibe given second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;ven second reading and be forwarded to Public Hearing;
6.6.6.6. That the following terms and conditionThat the following terms and conditionThat the following terms and conditionThat the following terms and conditions be met prior to final reading:s be met prior to final reading:s be met prior to final reading:s be met prior to final reading:
i.i.i.i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined of the deposit of a security, as outlined of the deposit of a security, as outlined of the deposit of a security, as outlined in the Agreement;in the Agreement;in the Agreement;in the Agreement;
ii.ii.ii.ii. Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area
Plan, Schedule 1: AlPlan, Schedule 1: AlPlan, Schedule 1: AlPlan, Schedule 1: Albion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;bion Area Plan and Schedule “C”;
iii.iii.iii.iii. Road dedication on Road dedication on Road dedication on Road dedication on 112 Avenue,112 Avenue,112 Avenue,112 Avenue, as required;as required;as required;as required;
iv.iv.iv.iv. Park dedication as required, including construction of multiPark dedication as required, including construction of multiPark dedication as required, including construction of multiPark dedication as required, including construction of multi----purpose trails; purpose trails; purpose trails; purpose trails;
v.v.v.v. A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;A letter assuring that removal of all debris and garbage from park land has occurred;
vi.vi.vi.vi. Registration of a Restrictive Covenant for the geotechnical report which addresses the Registration of a Restrictive Covenant for the geotechnical report which addresses the Registration of a Restrictive Covenant for the geotechnical report which addresses the Registration of a Restrictive Covenant for the geotechnical report which addresses the
suisuisuisuitability of the tability of the tability of the tability of the subject propertysubject propertysubject propertysubject property for the proposed development;for the proposed development;for the proposed development;for the proposed development;
vii.vii.vii.vii. Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Registration of a Restrictive Covenant for Stormwater ManagementStormwater ManagementStormwater ManagementStormwater Management;;;;
viii.viii.viii.viii. Removal ofRemoval ofRemoval ofRemoval of existing buildingexisting buildingexisting buildingexisting buildings;s;s;s; andandandand
- 3 -
ix.ix.ix.ix. In addition to the Site Profile, a disclosure statement must be submitted by a In addition to the Site Profile, a disclosure statement must be submitted by a In addition to the Site Profile, a disclosure statement must be submitted by a In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel Professional Engineer advising whether there is any evidence of underground fuel Professional Engineer advising whether there is any evidence of underground fuel Professional Engineer advising whether there is any evidence of underground fuel
storage tastorage tastorage tastorage tanks on the subject propertynks on the subject propertynks on the subject propertynks on the subject property. If so, a Stage 1 Site Investigation Report is . If so, a Stage 1 Site Investigation Report is . If so, a Stage 1 Site Investigation Report is . If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.required to ensure that the subject property is not a contaminated site.
DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION:
1)1)1)1) BaBaBaBackground Context:ckground Context:ckground Context:ckground Context:
Applicant: Don Bowins
Owner: 0780659 BC Ltd.
Legal Description: Lot 10, Section 10, Township 12, New Westminster District
Plan 809, Except Part Subdivided by Plan 43223 and Plan
43601
OCP:
Existing: Institutional, Conservation
Proposed: Low/Medium Density Residential, Conservation, and Park
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program, and
P-1 (Park and School)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low/Medium Density
Residential, Medium Density Residential, Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional, Low Density Residential, Low/Medium
Density Residential, Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential, Neighbourhood Commercial,
Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential, Park and Conservation
Site Area: 4.46 ha (11 acres)
Access: 112 Avenue and a proposed new road
Servicing requirement: Urban Standard
- 4 -
2)2)2)2) Project Description:Project Description:Project Description:Project Description:
The subject property is approximately 4.46 ha (11 acres) in size and is bounded by 112 Avenue and
single family residential to the north; and single family residential to the east, south, and west (see
Appendix A). The subject property has a watercourse and steep slopes located along the western
portion of the site, which will be dedicated as park for Conservation. An OCP amendment is required
to amend the Institutional designation over the remaining portion of the subject property to Park in
the northern central portion of the property, and Low/Medium Density Residential over the
remaining eastern half of the property. Access will be provided from 112 Avenue and a new road,
extending from 112 Avenue southward to the southern property line, with the potential to serve
lands to the south.
The applicant intends to rezone the subject property from RS-3 (One Family Rural Residential) to RS-
1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to allow for future
subdivision into approximately 25 lots and a neighbourhood park. The applicant intends to choose
the Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone,
which is specific to the Albion Area, enabling single-family lot sizes of a minimum of 371 m². The
required amenity fee of $3,100.00 for each lot less than 557 m² will be collected by the Approving
Officer at the subdivision approval stage.
3)3)3)3) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
i.i.i.i. Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan::::
The subject property is located within the Albion Area Plan and is currently designated Institutional
and Conservation. For the proposed development, an OCP amendment will be required to re-
designate the eastern half of the property, currently designated Institutional, to Low/Medium
Density Residential and Park, and the western half of the property, currently designated
Conservation and Institutional to Conservation (see Appendix B).
In order to proceed with the change in land use from Institutional to Low/Medium Density
Residential, a referral to School District 42 was sent, seeking their comments on whether or not the
subject property is within their long-range capital plan. The School District submitted a letter dated
November 10, 2009, indicating that at that time they were not in a position to proceed with
development of a school. Comments received from School District 42 on November 5 and 25,
2014, state that the information provided in the November 10, 2009 letter has not changed and will
not until after a Facilities Consultation and Strategic Plan has been completed. The School Board
expects that this work will be completed by October 2015.
The School District 42 owns two lots on 104 Avenue (24137 104 Avenue and the adjacent property
to the west) and have noted that these properties are considered the priority school site.
The application is in compliance with the following Albion Area Plan Community Amenity Program
policies:
- 5 -
10 - 4 A Density Bonus through the Community Amenity Program will be permitted on lands
designated Low Density Residential, Low-Medium Density Residential and Medium
Density Residential in the Albion Area Plan.
10 - 5 Where a Density Bonus option is utilized in a single-family subdivision, an Amenity
Contribution is to be applied to all of the single-family lots in the subdivision that
exceed the base density permitted in the zone.
10 - 7 Maple Ridge Council may consider Density Bonuses as part of the development
review process for Albion Area Plan amendment applications seeking a land use
designation change that would permit a higher density than currently permitted.
10 - 8 A Density Bonus will only be permitted on those lands that are located entirely within
the boundaries of the Albion Area Plan and Urban Area Boundary.
The application is also in compliance with the Zone Amending Bylaw No. 6996–2013, that permits a
Density Bonus option in the Residential Low/Medium Density designation in the Albion Area Plan.
The applicant intends to apply the Density Bonus option to this project, as discussed in the Project
Description above.
ii.ii.ii.ii. Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The applicant has requested to rezone the development site from RS-3 (One Family Rural
Residential) to P-1 (Park and School) and RS-1b (One Family Urban (Medium Density) Residential)
(see Appendix C), with a Density Bonus, in accordance with the Community Amenity Program, which
received final reading on October 8, 2013.
The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 – 2013, which will
permit the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
- 6 -
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply
and supersede the zoning requirements for the RS-1b (One Family Urban
(Medium Density) Residential) zone.
The proposed development consists of approximately 25 R-1 (Residential District) zone sized lots
(see Appendix D), amounting to an Amenity Contribution of approximately $77,500.00. The final
number of lots and amenity contribution will be determined at the time of subdivision approval.
iii.iii.iii.iii. PrPrPrProposed Variances:oposed Variances:oposed Variances:oposed Variances:
The applicant has requested a variance to increase the maximum allowable height for the future lots
from 9 metres to 11 metres. The increase in height is supportable, as it is consistent with the
proposed changes to the R-1 (Residential District) zone in the draft Zoning Bylaw. The requested
variance will be the subject of a future report to Council.
iv.iv.iv.iv. OffOffOffOff----Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:Street Parking and Loading Bylaw:
Two parking spaces per dwelling unit are required, as per the Off-Street Parking and Loading Bylaw.
v.v.v.v. Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
• All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
• All lands with an average natural slope of greater than 15 percent;
• All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
vi.vi.vi.vi. Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel::::
A Form and Character Development Permit is not required because this is a single family residential
project, therefore this application does not need to be reviewed by the Advisory Design Panel.
- 7 -
vii.vii.vii.vii. Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting::::
A Development Information Meeting was held at Albion Elementary School on November 25, 2014.
Three people attended the meeting. One person was a student wanting information on the process.
The other two people attended for information. No comment sheets were submitted.
viii.viii.viii.viii. Parkland Requirement:Parkland Requirement:Parkland Requirement:Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval.
For this project, there is sufficient land that is proposed to be dedicated as park for Conservation on
the subject property on the west side, and this land will be required to be dedicated as a condition of
Final Reading. In addition, approximately 0.81 ha (2 acres) of park land is proposed to be
purchased by the City for a Neighbourhood Park, in the northeast portion of the subject property.
4)4)4)4) Environmental Implications:Environmental Implications:Environmental Implications:Environmental Implications:
A 30 m setback has been provided from the top of bank of Seigel Creek. A small tributary running
east-west near the northern end of the property was initially identified as “indefinite” and it was later
determined that there was no watercourse or tributary located in that area. Therefore, no additional
setback was required for this tributary.
The Environmental Impact Assessment, the Enhancement proposal, the Arborist Report, the
Geotechnical Report, and the Stormwater Management plan have been reviewed. The geotechnical
consultant is to coordinate their recommendations with the environmental consultant, civil engineer,
and arborist to ensure the environmental objectives are achieved. Restoration measures with a cost
estimate and security deposit are required, including a five-year maintenance period.
5)5)5)5) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:
Engineering Department:Engineering Department:Engineering Department:Engineering Department:
The Engineering Department has identified the services required in support of this rezoning
application. Comments provided by the Engineering Department include:
• Arterial road construction across the 112 Avenue frontage, including road dedication, storm
sewer, street lighting, and street trees will be required.
• A Rezoning Servicing Agreement and security will be required for these works.
- 8 -
Parks & Leisure Services Parks & Leisure Services Parks & Leisure Services Parks & Leisure Services Department:Department:Department:Department:
Staff from the Parks and Leisure Services Department and the Manager of Property and Risk
Management have been in discussion with the applicant to acquire a portion of the subject property
for Neighbourhood Park purposes. The applicant has provided a proposed plan of subdivision
indicating approximately 0.81 hectares (2 acres) of land for the Neighbourhood Park. This
information will be shared with an appraiser retained by the City to determine fair market value for
the park land. The Manager of Properties and Risk Management will bring a separate report to
Council to consider acquisition of the property for park purposes once a value has been determined
and appropriate funding is available.
6)6)6)6) IntergovernmentIntergovernmentIntergovernmentIntergovernmental Issues:al Issues:al Issues:al Issues:
Local Government ActLocal Government ActLocal Government ActLocal Government Act::::
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 879 of the Local
Government Act.
Section 879 of the Local Government Act requires that Council give consideration to whether
consultation with one or more of the persons, organizations, and authorities should be early and
ongoing. Council must specifically consider whether consultation is required with the authorities
listed in item (2) of Section 879 below.
“Consultation during OCP development Section 879
(1) During the development of an official community plan, or the repeal or amendment of an
official community plan, the proposing local government must provide one or more
opportunities it considers appropriate for consultation with persons, organizations and
authorities it considers will be affected.
(2) For the purposes of subsection (1), the local government must:
a. Consider whether the opportunities for consultation with one or more of the persons,
organizations and authorities should be early and ongoing, and
i. The board of the regional district in which the area covered by the plan is
located, in the case of a municipal official community plan,
ii. The board of any regional district that is adjacent to the area covered by the
plan,
iii. The council of any municipality that is adjacent to the area covered by the plan,
iv. First nations,
v. School district boards, greater boards and improvement district boards, and
vi. The Provincial and federal governments and their agencies.
(3) Consultation under this section is in addition to the public hearing required under section
882(3) (d).”
- 9 -
In addition to the above, Section 881 of the Local Government Act requires consultation with the
School Board during the preparation of an OCP amendment:
(1) If a local government has adopted or proposes to adopt or amend an official community
plan for an area that includes the whole or any part of one or more school districts, the
local government must consult with the boards of education for those school districts
a. At the time of preparing or amending the community plan, and
b. In any event, at least once in each calendar year.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
School District 42School District 42School District 42School District 42::::
In light of Sections 879 and 881 of the Local Government Act, a referral was sent to School District
42. Comments received from School District 42 on November 5 and 25, 2014, state that the
information provided in the November 10, 2009 letter (see Appendix E), has not changed and will
not until after a Facilities Consultation and Strategic Plan has been completed. The School Board
expects that this work will be completed by October 2015 (see Appendix F).
In the Strategic Facilities Review – Phase 1 , dated April 9, 2014, an enrolment growth projection of
141 elementary students for the East Capital Zone was projected. The East Capital Zone
encompasses the Albion Area Plan and currently includes six elementary schools: Kanaka Creek
Elementary, Albion Elementary, Alexander Robinson Elementary, Whonnock Elementary, Blue
Mountain Elementary, and Webster’s Corners Elementary. The Strategic Facilities Review notes the
following:
“This means the forecasted enrolment growth will need to be accommodated at the other two
schools [Blue Mountain Elementary and Webster’s Corners Elementary] or with a new
elementary school.
The forecasted enrolment at Blue Mountain Elementary is expected to decrease. Currently there
are 95 surplus spaces. By 2023, this will increase to 107 spaces.
By 2023, although there is forecasted to be some increase in enrolment, Webster’s Corners
Elementary is expected to still have 18 surplus spaces.
Between these two elementary schools, the total surplus spaces should be 125 students by
2023. A portable classroom could be added on site at either school to accommodate all of the
forecasted increase of 141 elementary enrolment until 2023.
The school district may also consider requesting Ministry of Education funding for building an
additional elementary school, as requested in previous capital plans. This would also provide
sufficient space for future enrolment growth beyond 2023.”
- 10 -
The properties on 104 Avenue, located at 24137 104 Avenue and the adjacent property to the west,
are currently owned by the School District.
7)7)7)7) AlternativeAlternativeAlternativeAlternative::::
Council may choose to defer second reading, pending the outcome of the Facilities Consultation and
Strategic Plan, scheduled for October 2015.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7040-2013,
that second reading be given to Zone Amending Bylaw No. 7041-2013, and that application 2012-
013-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by : : : : Michelle Baski, AScTMichelle Baski, AScTMichelle Baski, AScTMichelle Baski, AScT
Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
"Original signed by Frank Quinn"
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.Eng....
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
"Original signed by Frank Quinn"
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: J. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) Rule
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7040-2013
Appendix C – Zone Amending Bylaw No. 7041-2013
Appendix D – Subdivision Plan
Appendix E – School District 42 letter dated November 10, 2009
Appendix F – School District 42 email dated November 5 and 25, 2014
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 27, 2013 2012-013-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
P LA N NIN G DE P A R T M E N T2413 32406 92417 72422 12427 12418 5241152412 52414 52421 2
11 265
2429 62425 02423 12426 32415 2
11 219
11 2 AV E .243 S T.
11 2 AV E .11 2 AV E .
Rem 1
P 17613
P 3452
26
P 68166
2
P 5069629
N 1/2 o
f
4
45
18
S 1/2 of 4
P 17613
P 17613
Rem 1
P 809
28
A
RP 13033
P 43601
31
P 43223
B
27
P 809
Rem 11
6
Rem 10
30 32
5
S 150' of 1
NWP5589
P 43223
17
1
Subject Property
´
Scale: 1:2,500
24152-112 Ave
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7040-2013
A Bylaw to amend the Official Community Plan
______________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7040-2013."
2.Schedule "A", Section 10.2, Albion Area Plan “Schedule 1” is hereby amended for those
parcels or tracts of land and premises known and described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No.871, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential,
Conservation, and Park.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No. 872, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A SECOND TIME the day of , 20 .
READ A THIRD TIME the day of , 20 .
RECONSIDERED AND ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452
Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
Bylaw No. Map No. From:
To:
Institutional and Low Density Residential
Low/Medium Density ResidentialConservation Park
7040-2013871
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452
Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
Bylaw No. Map No.
Purpose:To Add To Conservation on Schedule C
7040-2013872
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7041-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7041-2013."
2.That parcel or tract of land and premises known and described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No. 1600 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential) and P-1 (Park and School).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 14th day of January, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452
Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)P-1 (Park and School)
7041-20131600
1
Michelle Baski
From:Karen Yoxall <Karen_Yoxall@sd42.ca>
Sent:Tuesday, November 25, 2014 1:30 PM
To:Michelle Baski
Cc:Flavia Coughlan
Subject:RE: 2012-013-RZ
Hi Michelle,
The Board is expecting that the facilities consultation and the strategic facilities plan will be completed by October 2015.
Thank you.
Regards.
Karen Yoxall
Executive Assistant to the Secretary Treasurer and Board of Education
Freedom of Information Officer
School District No. 42 (Maple Ridge-Pitt Meadows)
22225 Brown Avenue
Maple Ridge, BC V2X 8N6
Direct: (604) 466-6232
From: Michelle Baski [mailto:mbaski@mapleridge.ca]
Sent: November-25-14 12:48 PM
To: Karen Yoxall
Subject: FW: 2012-013-RZ
Hi Karen,
Just following up on my question below. Is there a proposed timeline for the Facilities Review?
Thanks,
Michelle
From: Michelle Baski
Sent: Wednesday, November 05, 2014 12:12 PM
To: 'Karen Yoxall'
Subject: RE: 2012-013-RZ
Hi Karen,
One more question, do you have an idea of when the Facilities Review will be occurring?
Thanks,
Michelle
From: Karen Yoxall [mailto:Karen_Yoxall@sd42.ca]
Sent: Wednesday, November 05, 2014 10:39 AM
To: Michelle Baski
Cc: Flavia Coughlan
Subject: Re: 2012-013-RZ
2
Hi Michelle,
Further to our conversation this morning and in response to your letter dated January 20, 2014 re: File #2012-013-RZ,
please note that there is no change to the information contained in the letter dated November 10, 2009 from the Board
of Education, until after the completion of the Facilities Review.
Thank you.
Regards.
Karen Yoxall
Executive Assistant to the Secretary Treasurer and Board of Education
Freedom of Information Officer
School District No. 42 (Maple Ridge-Pitt Meadows)
22225 Brown Avenue
Maple Ridge, BC V2X 8N6
Direct: (604) 466-6232
APPENDIX D
1
Michelle Baski
From:Flavia Coughlan <Flavia_Coughlan@sd42.ca>
Sent:Tuesday, November 03, 2015 3:15 PM
To:Michelle Baski
Cc:Rick Delorme
Subject:RE: Albion School Sites
Hello,
As previously stated in correspondence from the Board of Education to the City of Maple Ridge and as per the most
recent Eligible School Sites Proposal accepted by the City of Maple Ridge in October 2015 the Board of Education will not
require the OCP designated school site, located on 112 Avenue (24152 112 Avenue).
Regards,
Flavia
Flavia Coughlan
Secretary Treasurer
Phone: 604 466 6225
From: Michelle Baski [mailto:mbaski@mapleridge.ca]
Sent: Friday, October 2, 2015 11:59 AM
To: Flavia Coughlan <Flavia_Coughlan@sd42.ca>
Subject: RE: Albion School Sites
Thank you for your response. I will await your answers after the Board Meeting.
Kind regards,
Michelle
From: Flavia Coughlan [mailto:Flavia_Coughlan@sd42.ca]
Sent: Friday, October 02, 2015 11:57 AM
To: Michelle Baski
Cc: Karen Yoxall; Christine Carter; Chuck Goddard; Frank Quinn
Subject: Re: Albion School Sites
Hello,
Please note that I will be able to answer your questions only after our Board meeting on October 14, 2015.
Regards,
Flavia
Flavia Coughlan
Secretary Treasurer
Maple Ridge - Pitt Meadows School District
On Oct 2, 2015, at 11:36 AM, Michelle Baski <mbaski@mapleridge.ca> wrote:
APPENDIX E
2
Hello Ms. Coughlan,
We’ve reviewed the draft Strategic Facilities Plan and note that for the Albion area, it is recommended
that:
• in order to accommodate all estimated elementary student enrolment from Albion at build-out,
ask for Ministry of Education support to expand the 104th school site to accommodate a school
with a nominal capacity of 550 students and acquire one additional school site in Albion that
would at a minimum accommodate a school with a nominal capacity of 550 students; and
• in order to address current enrolment pressures in the Albion area, continue to ask for Ministry
of Education funding to build a new school on the expanded 104th school site;
We understand that the additional school site in Albion (highlighted reference) is intended to be located
at 248 Street and 108 Avenue. With this information in mind, could you please confirm that the
designated school site, located on 112 Avenue (24152 112 Avenue) is no longer required by the School
District? Further, that there is not intended to be any revisions to the Strategic Facilities Plan in this
aspect, prior to it being adopted on October 14th, 2015?
Thanks in advance for your assistance,
Michelle Baski
Planner I
City of Maple Ridge
11995 Haney Place, Maple Ridge, BC, V2X 6A9
Tel: 604-467-7330 Fax: 604-466-4327
www.mapleridge.ca
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Email: customerservice@mapleridge.ca
CITY OF MAPLE RIDGE
BYLAW NO. 7040-2013
A Bylaw to amend the Official Community Plan
______________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7040-2013."
2.Schedule "A", Section 10.2, Albion Area Plan “Schedule 1” is hereby amended for those
parcels or tracts of land and premises known and described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No.871, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential,
Conservation, and Park.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No. 872, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A SECOND TIME the day of , 20 .
APPENDIX F
READ A THIRD TIME the day of , 20 .
RECONSIDERED AND ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452
Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
Bylaw No. Map No. From:
To:
Institutional and Low Density Residential
Low/Medium Density ResidentialConservation Park
7040-2013871
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452
Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
Bylaw No. Map No.
Purpose:To Add To Conservation on Schedule C
7040-2013872
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CITY OF MAPLE RIDGE
BYLAW NO. 7041-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7041-2013."
2.That parcel or tract of land and premises known and described as:
Lot 10 Section 10 Township 12 New Westminster District Plan 809 Except Part Subdivided
By Plan 43223 and Plan 43601
and outlined in heavy black line on Map No. 1600 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential) and P-1 (Park and School).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 14th day of January, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX G
242502429611219
241522417724212241332426311265
112 AVE.112 AVE.243 ST.112 AVE.
28
P 43223
B
P 17613
RP 13033
P 809
Rem 11
P 17613 6 26
Rem 10
29
45
32
A
30
P 43601
1P 3452
Rem 1
31
N 1/2 of 4
Rem 1
NWP5589
P 809
18
P 17613
P 43223
S 150' of 1
27
P 68166
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)P-1 (Park and School)
7041-20131600
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: November 16, 2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2013-041-SD
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: FirstFirstFirstFirst, Second, and , Second, and , Second, and , Second, and ThirdThirdThirdThird ReadingReadingReadingReading
West Ridge West Ridge West Ridge West Ridge Local Area Service Bylaw Local Area Service Bylaw Local Area Service Bylaw Local Area Service Bylaw No. 7166No. 7166No. 7166No. 7166----2015201520152015
20738 123 Avenue 20738 123 Avenue 20738 123 Avenue 20738 123 Avenue
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The developer of the property located at 20738 123 Avenue has made a formal petition (Appendix
“E”), per the Community Charter, Part 7, Division 5, 211 (1)(a), requesting the City provide a Local
Area Service Bylaw specific to those properties to be created by subdivision. The service is for
enhanced landscape maintenance of enhanced road bioswales, and two rain gardens within the
development. The bylaw will require the future property owners of each the 21 single family lots to
pay an annual fee as a Local Service Tax for these enhanced landscape maintenance areas within
the development. Similar Local Area Service bylaws have been established in Albion and Silver
Valley. A concurrent rezoning application (2013-041-RZ) was granted final reading on July 28, 2015.
Local Area Service Bylaws have previously been applied in other areas of Maple Ridge,
predominantly in growth areas such as Silver Valley and Albion. The nature of this development
project as a relatively small infill project has generated discussion about the application
parameters for when Local Area Service Bylaws are required. As such, staff will be preparing an
information report to Council in 2016 outlining the current practices and performance of Local
Area Service Bylaws.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
1.1.1.1. That a Local Area ServiceThat a Local Area ServiceThat a Local Area ServiceThat a Local Area Service BylawBylawBylawBylaw, as formally petitioned by the developer of the lands referred, as formally petitioned by the developer of the lands referred, as formally petitioned by the developer of the lands referred, as formally petitioned by the developer of the lands referred
to as to as to as to as ‘‘‘‘West RidgeWest RidgeWest RidgeWest Ridge’’’’,,,, and per the and per the and per the and per the Community Community Community Community Charter, Part 7, Division 5, 211 (1)(a)Charter, Part 7, Division 5, 211 (1)(a)Charter, Part 7, Division 5, 211 (1)(a)Charter, Part 7, Division 5, 211 (1)(a), be, be, be, be
authorized for the enhanced landscape maintenance costs to be levied on the benefittingauthorized for the enhanced landscape maintenance costs to be levied on the benefittingauthorized for the enhanced landscape maintenance costs to be levied on the benefittingauthorized for the enhanced landscape maintenance costs to be levied on the benefitting
properties to be created by subdivision of the land; and furtherproperties to be created by subdivision of the land; and furtherproperties to be created by subdivision of the land; and furtherproperties to be created by subdivision of the land; and further
2.2.2.2. That That That That West RidgeWest RidgeWest RidgeWest Ridge Local Area Service BLocal Area Service BLocal Area Service BLocal Area Service Bylaw No.ylaw No.ylaw No.ylaw No. 7166716671667166----2015201520152015 bebebebe given first, second and thirdgiven first, second and thirdgiven first, second and thirdgiven first, second and third
readings.readings.readings.readings.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
The subject property was rezoned on July 28, 2015 to allow for future subdivision into 21 single
family lots. The lots will be accessed from an extension of 207A Street, which currently terminates at
the site’s southern property line. The two areas of McKenney Creek riparian setbacks have been
dedicated as park through the rezoning process for conservation purposes.
1106
- 2 -
As part of the environmental compensation works to offset the reduction in watercourse setbacks,
the applicant has proposed to created an enhanced bioswale and rain garden feature on the west
side of 207A Street in a dedicated park area. Bioswales will also be located within the 207A Street
road right of way to provide biofiltration of road run-off.
b)b)b)b) Desired Outcomes:Desired Outcomes:Desired Outcomes:Desired Outcomes:
A Local Area Service Bylaw is required for the enhanced landscape maintenance of enhanced road
bioswales and two rain gardens within the development in order for subdivision approval under
application 2013-041-SD. The developer has made a formal petition, per the Community Charter,
Part 7, Division 5, 211 (1)(a), requesting the City provide a Local Area Service Bylaw, specific to
those properties to be created by subdivision.
The developer of the site will be responsible for the enhanced landscaped areas installation costs
and maintenance costs, ensuring 100% survival, for the first year after completion of planting. The
costs for ongoing maintenance in subsequent years will then be provided by the 21 property owners
after subdivision. The cost recovery method will be through the collection of 100% of the enhanced
landscaping maintenance costs as a Local Service Tax.
c)c)c)c) West RidgeWest RidgeWest RidgeWest Ridge Enhanced Landscape Area Requirements:Enhanced Landscape Area Requirements:Enhanced Landscape Area Requirements:Enhanced Landscape Area Requirements:
The enhanced landscape maintenance areas include enhanced road bioswales and two rain
gardens. These areas are identified on the Bylaw Map (Schedule “A” of Appendix “D”). The planting
concept for these landscape areas is for enhanced natural areas that will be planted with a variety of
native trees and shrubs.
The planting plan for the enhanced landscape planting areas was prepared by Letts Environmental
Consultants and is attached as Schedule ‘C” of Appendix “D”. The recommended procedures and
frequencies for maintenance is Level 3 – Moderate, under the BC Landscape Standard. This
standard is for preservation of natural conditions, with weeds and debris removed as necessary.
The standard includes maintaining areas to preserve natural plantings in a natural condition. M2
Landscape Architects has provided an estimate for the yearly maintenance of $1,683.28.00 per year
after the developer’s initial one year maintenance period, attached as Appendix “E”.
dddd)))) Citizen Implications:Citizen Implications:Citizen Implications:Citizen Implications:
The estimated cost of the petitioned service will be $80.20 per year for each residential lot of the 21
lots in the West Ridge Local Area Service. It is anticipated that this charge will start in 2018, after
the completion of the one year maintenance period required from the developer. Potential buyers
prior to 2018 will be advised of the future charge through a notation on the Property Tax Information
Sheet. Once the charge comes into effect, the cost will be included in the property tax.
e)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:
Operations Department:Operations Department:Operations Department:Operations Department:
The enhanced landscaping maintenance requirements for the enhanced landscape planting areas in
this development are in excess of the funded base level of maintenance provided throughout Maple
Ridge, and therefore would be unfunded by the City. Local Area Service bylaws have been
established in several other areas in the City, including Albion and Silver Valley.
- 3 -
Finance Department:Finance Department:Finance Department:Finance Department:
The Property Tax section of the Finance Department will impose the cost of this service as a levy and
place the notation on the tax roll of the benefitting property owners, anticipated to be in 2018.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
It is recommended that the formal petition by the developer for a Local Area Service be authorized by
Council for the enhanced landscape maintenance costs to be levied on the benefitting properties to
be created by subdivision of the land; and that first, second and third readings be given to West
Ridge Local Area Service Bylaw No. 7166-2015.
“Original signed by Amelia Bowden”
____________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Amelia BowdenAmelia BowdenAmelia BowdenAmelia Bowden
Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician
“Original signed by Christine Carter” “Original signed by Wendy McCormick”
____________________________________________ _______________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.Christine Carter, M.Christine Carter, M.Christine Carter, M.PPPPLLLL, MCIP, MCIP, MCIP, MCIP, RPP, RPP, RPP, RPP Approved by:Approved by:Approved by:Approved by: David BoagDavid BoagDavid BoagDavid Boag
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning Director of Parks & FacilitiesDirector of Parks & FacilitiesDirector of Parks & FacilitiesDirector of Parks & Facilities
“Original signed by Frank Quinn”
________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.Frank Quinn, MBA, P.Frank Quinn, MBA, P.Frank Quinn, MBA, P. EngEngEngEng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by Paul Gill”
________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: Paul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGA
Acting Acting Acting Acting Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Subdivision Plan
Appendix D –Local Area Service Bylaw No. 7166-2015
Appendix E – Cost Estimate for Yearly Maintenance
Appendix F – Petition for Local Area Service
DATE: Oct 7, 2015
2013-041-SD
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
123 Ave
´
Scale: 1:2,000
20738-123 Ave
2011 Image
Legend
Stream
River
Major Rivers & Lakes
APPENDIX A
DATE: Oct 7, 2015
2013-041-SD
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
123 Ave
City of Maple Ridge´
Scale: 1:2,000
20738-123 Ave
2011 ImageLegend
Stream
River
Major Rivers & Lakes
APPENDIX B
APPENDIX C
CITY OF MAPLE RIDGE
LOCAL AREA SERVICE
BYLAW NO. 7166 – 2015
A Bylaw to authorize a municipal service to maintain enhanced landscape areas; to define the benefitting
lands; and to establish that the cost of the municipal service shall be borne by the owners of real property
within such defined area.
______________________________________________________________________________
WHEREAS, Council has been petitioned to provide a municipal service pursuant to Division 5, Section 210
of the Community Charter S.B.C. 2003, c.26 (the “Community Charter”);
AND WHEREAS the Corporate Officer has certified that the petition received for the municipal services does
constitute a sufficient and valid petition;
AND WHEREAS it is deemed expedient to proceed with the works;
AND WHEREAS the “Maple Ridge Local Area Service Policy”, as amended, provides that the cost of
providing a municipal service shall be recoverable from each of the existing parcels of land and all future
lots created by subdivision of the parcels, specifically:
Lot 5 District Lot 241 Group 1 New Westminster Distrcit Plan 1750 Except the East 100 Feet, Plans
17056, 26346, and EPP50931
that will benefit from the service.
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as “West Ridge Local Area Service Bylaw No. 7166-2015”.
2.The contents of Schedules “A”, “B” and “C” attached hereto are hereby declared to be made an integral
part of this Bylaw.
3.The Local Area Service of the City for the benefit of which the enhanced landscape areas are to be
maintained as a municipal service are defined as the hatched areas on the attached Schedule “A”.
4.The recommended procedures and frequencies for maintenance and Annual Charges are described on th e
attached Schedule “B”.
5.The Enhanced Landscape Area planting and design plans “Rain Garden Planting Details” by Letts
Environmental Ltd., dated March 2014; and “Roadworks 207A Street” by Aplin & Martin Consultants Ltd.,
dated March 2015 are attached as Schedule “C”
6.The bylaw shall take effect as of the date of adoption hereof.
READ a first time the day of , 20
READ a second time the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
207A ST.123 AVE.
8
7
5
4
3
2
96
1
20
19
18
17
16
15
14
13
12
11
10
21
PARK PARK
PARK
PARK
PARK
PARK
´
SCALE 1:2,695
MAPLE RIDGE LOCAL AREA SERVICE BYLAWBylaw No. 7166-2015
Enhanced Landscape Areas
Original Lot Boundary
Schedule "A"
CITY OF MAPLE RIDGE
LOCAL AREA SERVICE
BYLAW NO. 7166 - 2015
SCHEDULE “B”
Class of Work:
The establishment, maintenance and replacement of enhanced road bioswales and two rain gardens
indicated by bold outline on Schedule “A” are to be maintained as per the recommended procedures
and frequencies for maintenance “Level 3 – Moderate” of the BC Landscape Standard. (BC Society
of Landscape Architects and BC Landscape & Nursery Association).
Annual Charge:
The Annual Charge is based on a per lot basis for each of the 21 lots created by the subdivision of:
Lot 5 District Lot 241 Group 1 New Westminster Distrcit Plan 1750 Except the East 100 Feet, Plans
17056, 26346, and EPP50931
of $80.20 starting in 2018.
The charges established under this Bylaw shall be specifically charged against the parcels
benefitting from the work, payable by a per lot basis levied year by year.
The Annual Charge Adjustment:
The annual charge will be reviewed each year by the Operations Department, and adjusted
accordingly to reflect any change in maintenance requirements or costs, and to reflect any increase
in the Consumer Price Index (CPI) for Vancouver, BC for the immediately preceding year commencing
with 2015, as provided by Statistics Canada.
SCHEDULE "C" TO APPENDIX D
SCHEDULE "C" TO APPENDIX D
M2 #: 15-067 Proposed 21 Lot Subdivision 20738 123 Ave, Maple Ridge LAS Maintenence Costs
Maple Ridge
Visits
Monitoring/Maintenance per visit 1 300.00$ 300.00
7 300.00$ 2,100.00
Re-planting 168.00
2,568.00$
10% Contingency 256.80
Sub-Total + Contingency 2,824.80$
area cost per m2 cost per year
Rain Garden 590 2.075$ 1,224.25
Bioswale 300 1.02$ 306.00
1,530.25$
10% Contingency 153.03
Sub-Total + Contingency 1,683.28$
2nd Year and Ongoing Monitoring and Maintenance; per year
1st Year Monitoring and Maintenance by developer
year 1: additional visits
year 1: 10% plant loss; no material costs
Sub-Total
Sub-Total
3 of 3 28/10/2015
APPENDIX E
APPENDIX F
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2012-119-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Zone Amending Bylaw No. 6969-2013
24108 104 Avenue and 10336 240A Street
EXECUTIVE SUMMARY:
A one year extension request has been made for rezoning application 2012-119-RZ under Maple
Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit 97 townhouse
units under the RM-1 (Townhouse Residential) zone. The RM-1 (Townhouse Residential) zone
complies with the Official Community Plan (OCP). This application is at third reading and as per
Council’s direction is exempt from the proposed amenity contribution.
RECOMMENDATION:
That a one year extension be granted to rezoning application 2012-119-RZ 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.Consolidation of the development site;
iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
v.Registration of a Cross Access Easement Agreement at the Land Title Office;
vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
vii. Removal of the existing buildings; and
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
1107
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Nordel Homes Ltd.
Owner: Guards Capital Group (Corp. Inc No. 0547954)
Legal Description: Lot 4, Section 3, Township 12, Plan 9393
Lot 19, Section 3, Township 12, Plan BCP36407
OCP:
Existing: Medium Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential), and
RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional
South: Use: Park, Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-2 (One
Family Suburban Residential)
Designation: Conservation, Medium Density Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Access: 104 Avenue
Servicing: Urban Standard
Companion Applications: 2012-119-DP
Site Area: 2.3 hectares (5.68 acres)
The following dates outline Council’s consideration of the application and Bylaw 6969-2013:
First reading was considered and granted on February 12, 2013;
Second reading was considered and granted on October 28, 2014;
Public Hearing was held on November 18, 2014 and
Third reading was granted on November 25, 2014.
- 3 -
Application Progress:
The applicant has completed most of the terms and conditions to be met prior to final reading of the
Zone Amending Bylaw; however the Rezoning Servicing Agreement is still outstanding. The
Engineering Department has reviewed the servicing design and has provided comments to the
applicant for revision. It is anticipated that this final condition will completed shortly.
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
completed most of the terms and conditions for final reading. A one year extension has been
requested under Maple Ridge Development Procedures Bylaw No. 5879-1999 and it is
recommended that this extension be granted.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Second Reading Report (Second Plan Revision)
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 6, 2012 FILE: 2012-119-RZ BY: PC
10336 240A STREET &
24108 104 AVENUE
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 6, 2012 FILE: 2012-119-RZ BY: PC
10336 240A STREET &
24108 104 AVENUE
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
APPENDIX B
(2011 IMAGERY)
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 20, 2014
and Members of Council FILE NO: 2012-119-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading (Second Plan Revision)
Maple Ridge Zone Amending Bylaw No.6969-2013
24108 104 Avenue and 10336 240A Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 24108 104 Avenue
and 10336 240A Street (see Appendix A), from RS-3 (One Family Rural Residential) and RS-2 (One
Family Suburban Residential) to RM-1 (Townhouse Residential), to permit a future development of
97 townhouse units. The proposed RM-1 (Townhouse Residential) zoning complies with the Official
Community Plan (OCP).
This application received first reading for Zone Amending Bylaw No. 6969 - 2013 on February 12,
2013. Consideration for second reading of the zone amending bylaw was deferred at the July 22,
2014 Council meeting due to concerns that all of the units had a tandem parking configuration. In
response to these concerns, the applicant’s architect modified the development proposal by
reducing the number of units from 104 to 99, and by changing 25 units to have a double car garage.
The revised proposal was deferred by Council on August 26, 2014 with the following resolution:
That application 2012-119-RZ be deferred for return with a four week time period.
As a result of the second deferral, the applicant has made further changes to the project design
related to parking garages. The latest plan proposes 97 townhouse units, 30 of which have a double
car garage. Additionally, the new proposal has added 120 additional parking spaces by providing
functional driveway aprons. Of the additional parking spaces provided, 92 are longer parking
spaces to accommodate large vehicles such as a GMC Sierra. The additional parking spaces have
resulted in 23 units having a total of four parking spaces per unit, 54 units with a total of three
parking spaces per unit, and 19 units with two spaces per unit. Overall, there are now 314 parking
spaces for the proposed development that requires 214 parking spaces.
In comparison to the original development proposal considered on July 22, 2014, the applicant has
increased the number of double car garage units from 0 to 30; has increased the number of extra
parking spaces not required by bylaw from 0 to 120 (92 of which are over sized for large vehicles);
and has decreased the number of units from 104 to 97.
APPENDIX C
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RECOMMENDATIONS:
1. That Maple Ridge Zone Amending Bylaw No. 6969 - 2013 be given second reading, and be
forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to final reading:
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. Consolidation of the development site;
iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
v. Registration of a Cross Access Easement Agreement at the Land Title Office;
vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
vii. Removal of the existing buildings; and
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
DISCUSSION:
a) Background Context:
Applicant: Nordel Homes Ltd. (Amar Bains)
Owners: Guards Capital Group (Corp. Inc No. 0547954)
Gurjeet Dhindsa
Surinder Dhindsa
Legal Description: Lot: 4, Section: 3, Township: 12, Plan: 9393
Lot: 19, Section: 3, Township: 12, Plan: BCP36407
OCP:
Existing: Medium Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential), and
RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
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Surrounding Uses:
North: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional
South: Use: Park, Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-2 (One
Family Suburban Residential)
Designation: Conservation, Medium Density Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Access: 104 Avenue, 240A Street
Servicing: Urban Standard
Companion Applications:2012-119-DP
Site Area: 2.3 Hectares (5.68 Acres)
b)Project Description:
The proposed townhouse development is comprised of 18 buildings with between four and seven
attached units (see Appendix D). The project is proposed to develop over four phases, starting from
the 104 Avenue frontage and working southwards and westwards. Two vehicle access points are
proposed for the development, at 104 Avenue and 240A Street. The 104 Avenue entrance will be
shared with the townhouse development to the west, and a cross access easement is required to
allow residents of both developments to enter and exit across the adjacent property.
Since the application’s second deferral at the August 26, 2014 Council meeting, the project
architect has modified the project design to reduce the unit yield by two and convert five additional
units to have a double car garage, for a total of 30 double car garage units. Driveway aprons have
been added to buildings 2-7, 11, 13, 15, 17 and 18 (10 buildings in total). All but one building has
driveway aprons and a total of only 8 units including double car and tandem arrangements are
without an apron. Additionally, the seven buildings that had driveway aprons in the August 2014
plans have been lengthened from 5.5 metres (18.5 ft) to 6.1 metres (20 ft). The applicant has
illustrated that a GMC Sierra vehicle will fit into these longer parking spaces. Visitor parking spaces
are distributed throughout the development to reduce the visual impact of these parking areas, and
to provide close proximity parking options for all buildings.
All 97 units have been designed with buildings that are three storeys in height. Both an indoor and
outdoor amenity spaces are included in the site design. A two storey amenity unit is located in
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building 3 that will include an outdoor patio space and a picnic table. The common outdoor activity
area is located in the northwestern area of the subject properties behind buildings 3, 5 and 11. The
outdoor space will include a children’s playground space with benches for seating n earby. The
surrounding area will be landscaped with trees and grass to provide shade and informal play areas.
A spring, which connects to Spencer Creek further south, is located on the subject properties. This
spring will be enhanced with a replanting plan and incorporated into the overall design of the
development.
c) Planning Analysis:
Official Community Plan:
The subject properties are located within the Albion Area Plan, and are subject to the regulations as
outlined in the Official Community Plan. The Area Plan designates the property Medium Density
Residential which allows for a range of housing styles and densities, including townhouses. The
proposed rezoning to RM-1 (Townhouse Residential) is in compliance with the regulations of the
Official Community Plan.
Zoning Bylaw:
The applicant is proposing to rezone the subject properties from RS-2 (One Family Suburban
Residential) and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to permit the
construction of 97 townhouse units (see Appendix B). The proposed development meets the
required setbacks from all of the property lines; however, an increase to the maximum building
height has been requested (see Appendix D).
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxation:
1. Maple Ridge Zoning Bylaw No. 3510 - 1985, Part 6, Section 602, Subsection 7, item a),
to increase the height from 10.5 metres and 2.5 storeys to 11 metres and 3 storeys.
The requested variance to the RM-1 (Townhouse Residential) will be the subject of a future report to
Council.
Off-Street Parking and Loading Bylaw:
The proposed development has 97 townhouse units, which requires two parking spaces per dwelling
unit, and 20 visitor parking spaces according to the Maple Ridge Off-Street Parking and Loading
Bylaw No. 4350-1990. Based on these requirements, the development is required to include 194
residential parking spaces and 20 visitor parking spaces. This latest version of the development
proposal includes 294 off-street parking spaces, as well as 20 visitor parking spaces.
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With the latest revision to the plans, the number of units with a tandem garage has been further
reduced from 74 units to 67 units, and 30 units now have a double car garage. Each double car
garage is 5.9 metres (19.3 ft) in length and width. Two sample garage configurations are attached
as Appendix E. There are 89 units with additional parking on the driveway apron beyond the bylaw
requirements, which is a substantial increase from 13 such units in the August 2014 proposal, and
no such units in the original proposal. The length of these aprons ranges from 4.9 metres (16 ft) to
6.1 metres (20 ft), and the width is 2.7 metres (8.9 ft). In the revised development proposal
presented in this report, the applicant has increased the minimum length of the driveway apron
space for 92 of the townhouse units, thus accommodating a large vehicle such as a GMC Sierra. In
total, 23 units have a total of four parking spaces, 54 units have a total of three parking spaces, and
19 units have two spaces.
Development Permits:
The subject properties are adjacent to Spencer Creek and contains isolated slopes with grades
exceeding 25% . A Watercourse Protection and Natural Features Development Permit are required
for the preservation, restoration and enhancement of the natural environment of the watercourse
areas and of the natural features on the site. A security will be taken as a condition of the issuance
of the Development Permit to ensure that the Development Permit Area Guidelines are met.
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses. Accordingly, prior to the issuance of a Building Permit, the Development
Permit must be reviewed and approved. Adherence of this project to the Development Permit
Guidelines of this permit will be the subject of a future report to Council.
Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed townhouse
development and the landscaping plans at a meeting held on December 10, 2013. Following
presentations by the project Architect and Landscape Architect, the Advisory Design Panel resolved
that:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Consider continuing the perimeter trail around building 7 or more to the
north to eliminate a dead end;
Consider barrier free access to central amenity area;
Consider better series of connections for the pedestrian walkway;
Consider a continuous sidewalk at the main vehicle entrance;
Provide details of site entry features;
Consider architectural treatment to more visible ends of the buildings;
Consider the surface treatment at unit entries;
Better consideration to be taken at the termination of building finishes;
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Consider glass panels in the entry doors or garage doors;
Consider matching styles of windows on each elevation;
Provide architectural character with trellis or roof skirts on the building
elevations facing amenities area;
Provide pedestrian and roadway lighting details; and
Provide more prominence to north access to amenity area.
The ADP concerns have been addressed and the architectural plans have been revised. This
information will be summarized in the future Development Permit report to Council.
Development Information Meeting:
A Development Information Meeting was held at Albion Elementary on June 11, 2014. In total,
seven people attended the information meeting. A summary of the comments and discussions with
the attendees was provided by the applicant and include the following concerns:
1. Construction noise and traffic
2. Increased amount of traffic on 240A Street and 103 Avenue; and
3. Increased parking on 240A Street and 103 Avenue
The following are provided in response to the issues raised by the public:
1. The applicant will be required to adhere to the Noise Bylaw and provide a
construction traffic management through the Highway Use Permit.
2. A Traffic Impact Assessment has been prepared by Creative Transportation
Solutions, which states that at the busiest hour of the day, the proposed
development is estimated to generate up to 63 vehicle trips. This level of traffic
demand is equivalent to one vehicle movement on average every minute.
3. The required number of resident and visitor parking spaces have been provided
within the townhouse site.
d) Environmental Implications:
A Watercourse Protection Development Permit and a Natural Features Development Permit are
required for the proposed development. The applicant has provided an enhancement and
replanting plan for the existing parkland to the south of the subject properties prepared by
Envirowest Consultants Inc. The Environmental Consultant has advised that invasive plants,
including Himalayan blackberry and yellow archangel along the southern property line and riparian
area adjacent to Spencer Creek will be removed by the applicant through the development permit
application approval process. Enhancement of the riparian area will consist of the addition of native
trees, shrubs and ground cover. Existing native plants in the riparian area will be conserved, and
enhancement plantings will be integrated with existing vegetation. Approximately 6657 m2 (1.6
acres) of riparian area will be enhanced.
Additionally, the applicant’s Environmental Consultant, Envirowest Consultants Inc., reports that
flows from the spring located in the northeastern corner of the southern lot will be maintained.
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Flows will be directed via a landscaped gravel swale into an inlet structure and then to a constructed
infiltration trench. This will ensure that flows from the spring will still contribute to Spencer Creek.
The area around the conserved spring will be extensively landscaped. An area of approximately 874
m2 (9400 ft2) will be enhanced via the addition of native and ornamental plants.
Lastly, Envirowest Consultants Inc. proposes to construct a rain garden in the northeast corner of
the subject properties. The channel section of the rain garden will be constructed with gravel,
cobble and boulders. Native vegetation including shrubs, ferns and grasses, will be planted in a
band on the banks and perimeter the rain garden. The rain garden and plantings will occupy a total
area of 145 m2 (1560 ft2) (see Appendix G), and will contribute to the onsite stormwater
management through biofiltration and infiltration.
e)Traffic Impact:
As the subject properties are located within 800 metres of a Lougheed Highway intersection, a
referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the
Maple Ridge Zone Amending Bylaw No. 6969 - 2013 will be required as a condition of final reading.
At this time, the Ministry has granted preliminary approval of the development application.
Furthermore, the applicant has submitted a Traffic Impact Assessment prepared by Creative
Transportation Solutions. The report concludes that the proposed development is estimated to
generate up to 63 vehicle trips during the weekday afternoon peak hour. This level of traffic
demand is equivalent to one vehicle movement on average every minute, which is not considered
significant from a traffic engineering point of view. The projected demand is also below the
provincial threshold for triggering a full traffic impact study, which is 100 or more ‘new’ vehicle trips.
Creative Transportation Solutions also concluded that the intersections at 104 Avenue and 240
Street can accommodate the projected site traffic and maintain the current level of service until the
year 2017. Additionally, the report suggests changes to the operation of the intersection at 240
Street and 103 Avenue that the applicant may need to address with this application. This will be
addressed in the Rezoning Servicing Agreement, as a condition of final reading.
f)Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the development proposal for the subject properties, and
has determined that servicing improvements along 104 Avenue are required. These works and
services will be secured through a Rezoning Servicing Agreement prior to final reading. The servicing
improvements will require profile upgrades along 104 Avenue beyond the frontage of the subject
properties.
Fire Department:
The Fire Department has reviewed the strata road circulation pattern in terms of emergency access
and fire truck turning radii, and is satisfied with the development proposal. Detailed fire
requirements will be provided through the Building Permit application process.
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CONCLUSION:
Since Council’s motion to defer the subject application at the August 26, 2014 Council meeting, the
applicant has further modified the townhouse development proposal. The original proposal was for
104 townhouse units each with a tandem garage and did not provide any additional parking spaces
on the driveway apron beyond the two spaces required by bylaw. The latest plans propose a total of
97 units, 30 of which have a double car garage and 67 which have a tandem garage. Additionally,
the new proposal has added 120 additional parking spaces by providing longer driveway aprons. Of
the additional parking spaces provided, 92 are longer parking spaces to accommodate large
vehicles such as a GMC Sierra. The additional parking spaces have resulted in 23 units having a
total of four parking spaces per unit, 54 units with a total of three parking spaces per unit, and 19
units with two spaces per unit.
The proposed townhouse development is in compliance with the Official Community Plan; therefore,
it is recommended that second reading be given to Zone Amending Bylaw No. 6969-2013, and that
application 2012-119-RZ be forwarded to Public Hearing.
"Original signed by Amelia Bowden"
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by 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 No. 6969 – 2013
Appendix C – Project Streetscape
Appendix D –October 2014 Site Plan
Appendix E –October 2014 Garage Configurations
Appendix F – Original Building Elevation Plans
Appendix G –Original Landscape Plans
Appendix H – Developer’s Design Rationale
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Dec 6, 2012 FILE: 2012-119-RZ BY: PC
10336 240A STREET &
24108 104 AVENUE
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6969-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6969-2013."
2.Those parcels or tracts of land and premises known and described as:
Lot 4 Section 3 Township 12 New Westminster District Plan 9393
Lot 19 Section 3 Township 12 New Westminster District Plan BCP36407
and outlined in heavy black line on Map No. 1581 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 – 1985 as amended and Map “A” attached
thereto are hereby amended accordingly:
READ a first time the 12th day of February, A.D. 2013.
READ a second time the day of , 20 .
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
APPROVED by the Minister of Transportation this day of , 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residenial) RS-3 (One Family Rural Residential)RM-1 (Townhouse Residential)
6969-20131581
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]COLOUREDPERSPECTIVENTSA-1.300October 6, 2014DraftNordel Construction LtdMaple Ridge, BC1129424108 104th AvenueTownhomeDevelopment104TH A V E N U EKEY PLAN1731821141213615816917240A S T R E E TN51014PROJECT 12297PROJECT 11294123PERSPECTIVE ALONG 104TH AVENUE - PEDESTRIAN ENTRANCE
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]COLOUREDPERSPECTIVENTSA-1.310October 6, 2014DraftNordel Construction LtdMaple Ridge, BC1129424108 104th AvenueTownhomeDevelopment104TH A V E N U EKEY PLAN1731821141213615816917240A S T R E E TN51014PROJECT 12297PROJECT 11294123PERSPECTIVE ALONG 104TH AVENUE - MAIN SITE ENTRANCE
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]COLOUREDPERSPECTIVENTSA-1.320October 6, 2014DraftNordel Construction LtdMaple Ridge, BC1129424108 104th AvenueTownhomeDevelopment104TH A V E N U EKEY PLAN1731821141213615816917240A S T R E E TN51014PROJECT 12297PROJECT 11294123PERSPECTIVE ALONG 240A STREET - SECONDARY SITE ENTRANCE
DN DNDNDNDNDNDNUPUPUPUPUPUPUPUPRBCLCLCLCLCLCLCLclclclclclUTILITY POLEUTILITY POLEUTILITY POLEUTILITY POLEUTILITY POLEUTILITY POLEDMHE/ASPHE/ASPHE/ASPHE/ASPHE/ASPHMAIL PADEL=20.98INVERT=GRAVELDRIVEWAYGRAVELDRIVEWAYEL=22.20INVERT=EL=24.45EL=25.20CONC 0.25 INVERTCONC 0.25 INVERTEL=27.49CONC 0.25 INVERTEL=28.10CONC 0.25 INVERTASPHALTDRIVEWAYclclclclCBCBUTILITY POLEinv/pipe0.25dinv/pipe0.25dinv/pipe0.25dUTILITY POLEDMHGRAVELDRIVEWAYEDGE OF ROADSIDEWALKGRAVELDRIVEWAYINTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]16'-1"7'-10 1/2"18'-1/2"8'-2 1/2"20'8'-2 1/2"WORK POINT PROPERTY LINE7.5m SETBACKTYPICAL BALCONYPROJECTION INTO SETBACKMAIN LIVING LEVELPROPOSED ROADSPROPOSED SIDEWALKPROPOSED PARKING LANEPROPOSED BICYCLE LANEPROPOSED CENTER LINE W/ GRADINGD1CBCBEDGE OF ROADSIDEWALK24086 104th Avenue45.96669°48'28"37°33'41"90°07'34"359°113.49044'23"49.8820°42"124.61005'90°359°45'37"
04'36"0°
36"186.864
23445.74464.023
12.10620.70928.95822.86207'56"90°07'27"90°07' 27"74.6006.09604'AB103 Avenue240A Street ROAD BROAD D24108 104th AvenueROAD ACNordel Construction LtdMaple Ridge, BC1129424108 104th AvenueN1:400October 6, 20146CROAD FROAD CTownhomeDevelopmentROAD DROAD EDBROAD GPROJECT 12297SEPARATE APPLICATIONG1AMENITYC2B2C2B2B2 C2H4EG2H2C2B2C2B2 C2B2C1 B1 C1 B1 C1 B1H2G1 G1 G1 G1 G1UPUPUPUPUPUPEG2G2G2EEG2G2 EEEG2G2 EEEEEG2H1H1 H1H1H4 B2 C2C2B2C2B2B1 C1 B1 C1C2 B2 D3C2 B2H4C2 B2 C2 B2 D3C2B2 H3C1 B1H3C2 B2 C2 B2 C2 B2H1H1H1 H1UP4.90m2.40m5.50m2.50m6.10m2.50mRESIDENTIAL PARKING (FOR A TOTAL OF 97 UNITS) :- REQUIRED 194 RESIDENTS + 19 VISITORS = 213 SPACES- PROVIDED 294 RESIDENTS + 20 VISITORS = 314 SPACES29 %(86 SMALL SPACES)40%(116 REGULAR SPACES)31 %(92 OVERSIZE SPACES)A-1.005PARKING(PARKING STALL DIMENSIONS FROM BYLAW NO. 4350 - 1990)BUILDING 2BUILDING 4BUILDING 5BUILDING 6BUILDING 7BUILDING 1BUILDING 3BUILDING 11BUILDING 9BUILDING 10BUILDING 16BUILDING 14BUILDING 12BUILDING 13BUILDING 15BUILDING 17BUILDING 18BUILDING 8
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]A-7.020UNIT G1October 6, 20146NORDELCONSTRUCTIONMaple Ridge, BC CANADA1129424108 104th Avenue1/4" = 1'-0"TOWNHOUSEDEVELOPMENTUNIT AREA THIS FLOORW/DF12'-2 1/2"7'-9 1/2"20'-0"16'-7"7'-1"5'-0"6'-4"35'-0"7'-10 1/2"18'-1/2"4'-0"20'-0"8'-2 1/2"16'-1"20'-0"8'-2 1/2"15'-9 5/8"6'-1/8"5'-8 3/8"14'-5 7/8"4'-0"18'-6"11'-0"1'-6"6'-7 7/8"19'-1 1/2"14'-3"5'-7"3'-10"4'-6"6'-10"35'-0"9'-8 1/2"10'-3 1/2"12'-2 1/2"7'-9 1/2"20'-0"20'-0"4'-0"29'-6"1'-6"11'-1"9'-1 1/2"3'-5 1/2"5'-3"6'-1"10'-6 1/2"5'-8 1/4"13'-3 1/4"10'-5"1'-9 1/2"7'-9 1/2"9'-8 1/2"10'-3 1/2"4'-0"29'-6"1'-6"20'-0"35'-0"20'-0"8'-2 1/2"35'-0"4'-0"35'-0"20'-0"35'-0"6'-0"277.54 sq ft365.31 sq ft642.85 sq ft642.85 sq ftDECK ABOVEPATIOGARAGEUP14 RISERSDN7 RISERSCLOSETCOATSMEDIA ROOMUNIT AREA THIS FLOORTOTAL AREA THIS UNIT1563.24 sq ftENTRYUPENTRYTOYOTA CAMRYSUBARU IMPREZAGMC SIERRA1ST FLOORUNIT G1CLOSETPOWDERROOMLIVINGDININGKITCHENUTILITIESUP16 RISERSDN7 RISERSDNDECKENSUITEBATHCLOSETCLOSETCLOSETLINENMASTER BEDROOMBEDROOMBEDROOMDN16 RISERSDNUNIT AREA THIS FLOORCLOSET2ND FLOORUNIT G13RD FLOORUNIT G1OVERSIZE PARKING SPACE :REGULAR PARKING SPACE :SMALL PARKING SPACE :2'-8'x5'-0"soaker tub5'-1 1/4"clear framing2'-8'x5'-0"soaker tub5'-1 1/4"clear framing
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]A-7.000UNIT B1UNIT C1October 6, 20146NORDELCONSTRUCTIONMaple Ridge, BC CANADA1129424108 104th Avenue1/4" = 1'-0"TOWNHOUSEDEVELOPMENTW/DW/D51.92 sq ft592.08 sq ft579.60 sq ftF
DWFDW472.30 sq ft470.25 sq ft53.39 sq ft592.08 sq ft579.60 sq ft35'-3"3'-4"35'-3"3'-4"15'-0"15'-0"38'-7"38'-7"16'-8"18'-5"11'-7"30'-0"8'-0"38'-7" 1'-6"13'-8 1/2"5'-4"19'-6 1/2"1'-6"30'-0"8'-0"38'-7"9'-5 1/2"2'-1 1/2"3'-5"15'-0"15'-11 1/2"5'-4"17'-3 1/2"9'-5 1/2"20'-6 1/2"38'-7"30'-0"9'-5 1/2"20'-6 1/2"30'-0"11'-5 1/2"4'-4 1/2" 5'-4 3/4" 5'-4 3/4"2'-3 1/2"9'-8"9'-8 1/2" 2'-3 1/2"5'-4 3/4" 5'-4 3/4" 4'-4 1/2"11'-5"1'-6"9'-5 1/2"2'-1 1/2"9'-4 1/4"9'-3/4"38'-7"1'-6"9'-4 1/4"9'-3/4"11'-7"8'-2 1/2"8'-2 1/2"18'-1/2"16'-1"20'-0"18'-1/2"16'-1"20'-0"30'-0"8'-2 1/2"8'-2 1/2"DECK ABOVEFULL WIDTH MIRRORFULL WIDTH MIRRORFULL WIDTH MIRRORFULL WIDTH MIRRORFULL WIDTH MIRRORFULL WIDTH MIRRORUPUPH.W.T.H.W.T.14 RISERS14 RISERS1211.12 sq ft1237.55 sq ftPATIOPATIO1ST FLOORUNIT C1GARAGEUNIT AREA THIS FLOORTOTAL AREA THIS UNIT1ST FLOORUNIT B1TOTAL AREA THIS UNITUNIT AREA THIS FLOORGARAGEDECKDECKDNUPDNUP16 RISERS16 RISERSCOATSPOWDERROOMPANTRYPANTRYDININGKITCHENCOATSFAMILYKITCHENLIVINGDININGLIVINGPOWDERROOM2ND FLOORUNIT C12ND FLOORUNIT B1UNIT AREA THIS FLOORUNIT AREA THIS FLOORCLOSETMASTERBEDROOMDNDNCLOSETBEDROOMBEDROOMMASTERBEDROOMCLOSETLINENBEDROOMBEDROOMBATHENSUITELINENCLOSETCLOSETCLOSETBATH ENSUITEUNIT C13RD FLOORUNIT B1UNIT AREA THIS FLOORUNIT AREA THIS FLOOR3RD FLOOR2'-8'x5'-0"soaker tub5'-1 1/4"clear framing5'-1 1/4"clear framing2'-6'x5'-0"shower2'-8'x5'-0"soaker tub5'-1 1/4"clear framing5'-1 1/4"clear framing2'-6'x5'-0"shower
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]A-7.010UNIT EOctober 6, 20146NORDELCONSTRUCTIONMaple Ridge, BC CANADA1129424108 104th Avenue1/4" = 1'-0"TOWNHOUSEDEVELOPMENTW/DUNIT AREA THIS FLOORFDW196.56 sq ft395.85 sq ft4'-1"9'-8"10'-0"13'-10"18'-0"21'-4 3/4"32'-6"8'-0"4'-1"33'-6"8'-0"5'-1"18'-6"14'-0"18'-1/2"8'-2 1/2"8'-2 1/2"20'-0"18'-0"37'-7"8'-0"1'-6"13'-0"11'-3"13'-4"1'-6"37'-7"8'-0"3'-7 1/4"11'-0"3'-4 3/4"18'-0"1'-6"18'-11"5'-4"13'-4"37'-7"1'-6"9'-1"2'-3 1/2"3'-5"11'-8 1/2"3'-11"2'-9"4'-5"1'-6"37'-7"18'-0"3'-4 3/4"11'-0"3'-7 1/4"5'-4 1/4" 5'-7 3/4"3'-7 1/4"11'-0"3'-4 3/4"18'-0"1'-6"10'-5"2'-3 1/2"5'-4 3/4"8'-4 3/4"11'-1"1'-6"15'-9 5/8"6'-1/8"5'-8 3/8"14'-5 7/8"6'-7 7/8"19'-1 1/2"693.00 sq ft709.50 sq ft 36" HIGH WALLFULL WIDTH MIRRORFULL WIDTH MIRRORDECK ABOVEMEDIA ROOMCOATSENTRYUPH.W.T.1798.35 sq ft14 RISERSPATIODN1ST FLOORUNIT EGARAGEUNIT AREA THIS FLOORTOTAL AREA THIS UNITFAMILYLIVINGDECKDININGPOWDERROOMCOATSKITCHENDN16 RISERSUP2ND FLOORUNIT ECLOSETdnBEDROOMBEDROOMLINENMASTER BEDROOMCLOSETENSUITECLOSETCLOSETBATHCLOSETUNIT AREA THIS FLOOR3RD FLOORUNIT ETOYOTA CAMRYSUBARU IMPREZAGMC SIERRAOVERSIZE PARKING SPACE :REGULAR PARKING SPACE :SMALL PARKING SPACE :one piecesoaker tub & shower2'-8'x5'-0"soaker tub5'-1 1/4"clear framing
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]9.1412.192.723.022.462.1810.39EAB1CDB2B3LHGFJKM1M2M3B4NBUILDING 2 - NORTH ELEVATIONBUILDING 2 - EAST ELEVATIONCOLOUREDELEVATIONSA-1.320April 17, 20144Nordel Construction LtdMaple Ridge, BC1129424108 104th Avenue1:10034BUILDING 2 - SOUTH ELEVATIONBUILDING 2 - WEST ELEVATION - INTERIOR STREET12TownhomeDevelopment104TH A V E N U EKEY PLAN1731821141213615816917240A S T R E E TN5101411.0m (36.08') Height LimitUNIT D130.79101'-0"5MATERIAL & COLOUR LEGENDSK-2 GREENShawBrickShawBrickShaw Stone Thin Veneer Pro-Fit® Ledgestone@ fireplace elements at selected locationsBeigeShaw Stone Thin Veneer Pro-Fit® Ledgestone@Columns at selected unit entry locationsSouthwestBeigeSouthwestWhite4 panel perforated aluminum soffits@ all other soffit locations -sloped soffits,u/s of balcony, overhangs at garage elevationsBeigeElementsColourColour to match…Reference No.ManufacturerGrey /BrownMalarkeyBenjaminMooreGentekVinylWindowsVinyl windows w/ matchingflashing & window trimsBeigeGentekNorthwest 30Midnight BlackWhiteWhiteWhiteOC 64Pure whiteGentekLight greenLaminated asphalt shingles@ sloped roofsVinyl siding@ 2nd, 3rd, floors exterior wallsVinyl siding@ 2nd, 3rd, floors exterior wallsVinyl siding@ 2nd, 3rd, floors exterior wallsWood trims @ windows, hardiepanel @ baywindows, decorative brackets/beams@ unit entry roof overhangsDownspouts, guttersGentekAluminumColoursMakinMetals Ltd.BlackMakinMetals Ltd.BlackSUPERMELPowderCoatingsP4100-6169SMidnight BlackBlackWhiteWhiteWhiteMakinWhiteVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsGreyGreenRedFlashing@ white windows and hardiepanellocations onlyFlashing@ flat and sloped roofsAluminum / glass railing@ balconiesVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsGentekGentekGentekWindsweptSmokeMoonlitMossVenetianRedPebbleCanyon ClayWickerGentek Snow WhiteBeigeGentekVinyl siding@ 1st floors exterior wallsStormHardiePanel® Vertical Siding@ sloped roofsWhiteBenjaminMooreOC 64Pure whiteB4
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.comCopyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]2.723.022.462.1111.8910.31EAB1CDB2B3LHGFJKM1M2M3B4N3BUILDING 10 - SOUTH ELEVATIONBUILDING 10 - NORTH ELEVATION - INTERIOR STREETBUILDING 10 - WEST ELEVATION21April 17, 20144Nordel Construction LtdMaple Ridge, BC1129424108 104th Avenue1:100A-1.330COLOUREDELEVATIONSTownhomeDevelopment104TH A V E N U EKEY PLAN1731821141213615816917240A S T R E E TN51014
EAST ELEVATION SIMILARMATERIAL & COLOUR LEGENDSK-3 RED5ShawBrickShawBrickShaw Stone Thin Veneer Pro-Fit® Ledgestone@ fireplace elements at selected locationsBeigeShaw Stone Thin Veneer Pro-Fit® Ledgestone@Columns at selected unit entry locationsSouthwestBeigeSouthwestWhite4 panel perforated aluminum soffits@ all other soffit locations -sloped soffits,u/s of balcony, overhangs at garage elevationsBeigeElementsColourColour to match…Reference No.ManufacturerGrey /BrownMalarkeyBenjaminMooreGentekVinylWindowsVinyl windows w/ matchingflashing & window trimsBeigeGentekNorthwest 30Midnight BlackWhiteWhiteWhiteOC 64Pure whiteGentekLight greenLaminated asphalt shingles@ sloped roofsVinyl siding@ 2nd, 3rd, floors exterior wallsVinyl siding@ 2nd, 3rd, floors exterior wallsVinyl siding@ 2nd, 3rd, floors exterior wallsWood trims @ windows, hardiepanel @ baywindows, decorative brackets/beams@ unit entry roof overhangsDownspouts, guttersGentekAluminumColoursMakinMetals Ltd.BlackMakinMetals Ltd.BlackSUPERMELPowderCoatingsP4100-6169SMidnight BlackBlackWhiteWhiteWhiteMakinWhiteVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsGreyGreenRedFlashing@ white windows and hardiepanellocations onlyFlashing@ flat and sloped roofsAluminum / glass railing@ balconiesVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsGentekGentekGentekWindsweptSmokeMoonlitMossVenetianRedPebbleCanyon ClayWickerGentek Snow WhiteBeigeGentekVinyl siding@ 1st floors exterior wallsStormHardiePanel® Vertical Siding@ sloped roofsWhiteBenjaminMooreOC 64Pure whiteUNIT E83'-0"25.30B4
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]4.623.963.964.622.573.022.462.343.9610.394.62EAB1CDB2B3LHGFJKM1M2M3B4NBUILDING 17 - NORTH ELEVATIONBUILDING 17 - EAST ELEVATION - INTERIOR STREET34BUILDING 17 - WEST ELEVATION - 240A STREET1April 17, 20144Nordel Construction LtdMaple Ridge, BC1129424108 104th Avenue1:100COLOUREDELEVATIONSA-1.340TownhomeDevelopment104TH A V E N U EKEY PLAN1731821141213615816917240A S T R E E TN51014
SOUTH ELEVATION SIMILAR11.0m (36.08') Height Limit82'-0"24.9982'-0"24.99UNIT D284'-0"25.60UNIT D284'-0"25.6084'-0"25.60UNIT A UNIT AUNIT A5MATERIAL & COLOUR LEGENDSK-1 GREYShawBrickShawBrickShaw Stone Thin Veneer Pro-Fit® Ledgestone@ fireplace elements at selected locationsBeigeShaw Stone Thin Veneer Pro-Fit® Ledgestone@Columns at selected unit entry locationsSouthwestBeigeSouthwestWhite4 panel perforated aluminum soffits@ all other soffit locations -sloped soffits,u/s of balcony, overhangs at garage elevationsBeigeElementsColourColour to match…Reference No.ManufacturerGrey /BrownMalarkeyBenjaminMooreGentekVinylWindowsVinyl windows w/ matchingflashing & window trimsBeigeGentekNorthwest 30Midnight BlackWhiteWhiteWhiteOC 64Pure whiteGentekLight greenLaminated asphalt shingles@ sloped roofsVinyl siding@ 2nd, 3rd, floors exterior wallsVinyl siding@ 2nd, 3rd, floors exterior wallsVinyl siding@ 2nd, 3rd, floors exterior wallsWood trims @ windows, hardiepanel @ baywindows, decorative brackets/beams@ unit entry roof overhangsDownspouts, guttersGentekAluminumColoursMakinMetals Ltd.BlackMakinMetals Ltd.BlackSUPERMELPowderCoatingsP4100-6169SMidnight BlackBlackWhiteWhiteWhiteMakinWhiteVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsGreyGreenRedFlashing@ white windows and hardiepanellocations onlyFlashing@ flat and sloped roofsAluminum / glass railing@ balconiesVinyl shingles (cape cod shingle)@ 2nd, 3rd floors exterior wallsGentekGentekGentekWindsweptSmokeMoonlitMossVenetianRedPebbleCanyon ClayWickerGentek Snow WhiteBeigeGentekVinyl siding@ 1st floors exterior wallsStormHardiePanel® Vertical Siding@ sloped roofsWhiteBenjaminMooreOC 64Pure whiteB4
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2014-012-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Official Community Plan Amending Bylaw No. 7067-2014 and
Zone Amending Bylaw No.7065-2014
24263 112 Avenue and 24295 112 Avenue
EXECUTIVE SUMMARY:
The applicant for the subject properties, located at 24263 and 24295 112 Avenue, has applied for
an extension to this rezoning application under the Development Procedures Bylaw No. 5879-1999.
This application is to permit rezoning from RS-2 (One Family Suburban Residential) to RS-1b (One
Family Urban (Medium Density) Residential) to allow for future subdivision of approximately 12 single
family lots. The applicant intends to choose the Density Bonus option within the RS-1b (One Family
Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family
lot sizes of 371 m² (3,993 ft²). The required amenity fee of $3,100.00 for each lot less than 557 m²
(5,995 ft²) will be collected by the Approving Officer at the subdivision approval stage. Pursuant with
Council direction, this application is exempt from the Community Amenity Contribution (CAC) program
because it has been presented at Public Hearing and subsequently received third reading.
RECOMMENDATION:
That a one year extension be granted for rezoning application 2014-012-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.Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan and Schedule “C”;
iii.Park dedication as required, including construction of an equestrian trail;
iv. A letter assuring that removal of all debris and garbage from park land has occurred;
v.Consolidation of the subject properties;
vi. Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development;
vii. Removal of existing buildings; and
viii. In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
1108
- 2 -
DISCUSSION:
a)Background Context:
Applicant: David Laird, Aplin & Martin Consultants Ltd.
Owner: Humble Developments Ltd. (1019869 BC Ltd.)
Legal Descriptions: Lots 1 and 2, Section 15, Township 12, New Westminster
District Plan 68166
OCP:
Existing: Low/Medium Density Residential
Proposed: Low/Medium Density Residential and Conservation
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential
Designation: Low/Medium Density Residential and Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation, Low/Medium Density Residential, and
Institutional
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low/Medium Density Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Low/Medium Density Residential and Conservation
Existing Use of Properties: Single Family Residential
Proposed Use of Properties: Single Family Residential
Site Area: 0.8 ha (2 acres)
Access: 112 Avenue, 243 Street and proposed 243A Street (new)
Servicing requirement: Urban Standard
Companion Applications: 2014-012-SD/DP
The applicant for the subject properties, located at 24263 and 24295 112 Avenue (see Appendices
A and B), has applied for an extension to this rezoning application under the Development
Procedures Bylaw No. 5879-1999.
This application is to permit rezoning from RS-2 (One Family Suburban Residential) to RS-1b (One
Family Urban (Medium Density) Residential) to allow for future subdivision of approximately 12 single
family lots. The applicant intends to choose the Density Bonus option within the RS-1b (One Family
Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family
lot sizes of 371 m² (3,993 ft²).
The following dates outline Council’s consideration of the application, Official Community Plan
Amending Bylaw No. 7067-2014 and Zone Amending Bylaw No. 7065-2014:
- 3 -
Council granted first reading to Zone Amending Bylaw No. 7065-2014 on March 25, 2014.
Council granted first and second reading to Official Community Plan Amending Bylaw No.
7067-2014, and second reading to Zone Amending Bylaw No. 7065-2014 on October 14,
2014 (see Appendix C).
Public Hearing was held on November 18, 2014.
Council granted third reading to the bylaws on November 25, 2014.
Pursuant with Council direction, this application is exempt from the CAC program because it has
been presented at Public Hearing and subsequently received third reading.
Application Progress:
The applicant has completed most of the terms and conditions to be met prior to final reading of the
bylaws. The major outstanding items are the survey plan for road and park dedication and the
demolition of the existing structures.
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 Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Second Reading Report
DATE: Oct 9, 2015
FILE: 2014-012-VP
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
24263/95 112 AVENUELegend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Lake or Reservoir
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Oct 9, 2015
FILE: 2014-012-VP
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
City of Maple Ridge´
Scale: 1:2,500
24263/95 112 AVENUE
(2011 IMAGERY)
APPENDIX B
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 6, 2014
and Members of Council FILE NO: 2014-012-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7067–2014 and
Second Reading
Maple Ridge Zone Amending Bylaw No. 7065–2014
24263 and 24295 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone 24263 and 24295 112 Avenue, the subject properties,
from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density)
Residential) to allow for approximately 12 single family lots. The applicant intends to choose the
Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone, which
is specific to the Albion Area, enabling single-family lot sizes of 371 m² (3,993 ft²). The required
amenity fee of $3,100.00 for each lot less than 557 m² (5,995 ft²) will be collected by the Approving
Officer at the subdivision approval stage.
A portion of the development site located in the south-east corner is within 50 m of a watercourse
and has steep slopes and will be dedicated as park for conservation purposes. As such, an Official
Community Plan (OCP) amendment will be required to amend the land use designation in this area
from Residential Low Medium Density to Conservation.
This application received first reading for Zone Amending Bylaw No. 7065 – 2014 on March 25,
2014.
RECOMMENDATIONS:
1.That Official Community Plan Amending Bylaw No. 7067–2014 be given first and second
reading and be forwarded to Public Hearing;
2.That, in accordance with Section 879 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7067–2014 on the municipal website, and Council considers it unnecessary to
provide any further consultation opportunities, except by way of holding a Public Hearing on
the bylaw;
3.That Official Community Plan Amending Bylaw No . 7067–2014 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
APPENDIX C
- 2 -
4. That it be confirmed that Official Community Plan Amending Bylaw No. 7067–2014 is
consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 7065–2014 be amended as identified in the staff report
dated October 6, 2014, be given second reading, and be forwarded to Public Hearing; and
6. That the following terms and conditions be met prior to final reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan and Schedule “C”;
iii. Park dedication as required, including construction of an equestrian trail;
iv. A letter assuring that removal of all debris and garbage from park land has occurred;
v. Consolidation of the subject properties;
vi. Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development;
vii. Removal of existing buildings; and
viii. In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
DISCUSSION:
a) Background Context:
Applicant: David Laird, DAMAX Consultants Ltd.
Owners: S. Englmann and J. and C. Krawchuk
Legal Descriptions: Lots 1 and 2, Section 15, Township 12, New Westminster
District Plan 68166
OCP:
Existing: Low/Medium Density Residential
Proposed: Low/Medium Density Residential and Conservation
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program
- 3 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
(under application 2012-048-RZ)
Designation: Low Density Residential, Low/Medium Density Residential, and
Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation, Low/Medium Density Residential, and
Institutional
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Low/Medium Density Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
(under application 2011-095-RZ)
Designation: Low/Medium Density Residential
Existing Use of Properties: Single Family Residential
Proposed Use of Properties: Single Family Residential
Site Area: 0.8 ha (2 acres)
Access: 112 Avenue, 243 Street and proposed 243A Street (new)
Servicing requirement: Urban Standard
Companion Applications: 2014-012-SD/DP
b) Project Description:
The subject properties are located within the Albion Area Plan and are approximately 0.81 ha (2
acres) in size, in total. The subject properties are bounded by 112 Avenue to the south, 243 Street
to the west, and single family residential lots to the north and east (see Appendix A). A watercourse
is located to the southeast of the subject properties, which will require a small portion of the
property to be dedicated as park for conservation purposes.
The applicant has requested to rezone the subject properties from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus, in
accordance with the Community Amenity Program, which received final reading on October 8, 2013.
The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 – 2013, which will
permit the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is
a net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when
the Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
- 4 -
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will
apply and supersede the zoning requirements for the RS-1b (One Family
Urban (Medium Density) Residential) zone.
The proposed development consists of approximately 12 R-1 (Residential District) sized lots,
amounting to an Amenity Contribution of approximately $37,200.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision.
c) Planning Analysis:
Official Community Plan:
The subject properties are located within the Albion Area Plan and are currently designated
Residential Low-Medium Density. For the proposed development, an OCP amendment will be
required to re-designate the southeast portion of the subject properties currently designated
Residential Low-Medium Density to Conservation, as this area will be dedicated as park due to th e
watercourse setback to a watercourse (see Appendix B).
The application is in compliance with OCP Amending Bylaw No. 6995 – 2013, that establishes the
Community Amenity Program, and in compliance with the proposed Zoning Amending Bylaw No.
6996 – 2013, that permits a Density Bonus option in the Residential Low-Medium Density
designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this
project, as discussed above in the Project Description. This application is east and south of current
rezoning applications that are applying for the same zone and density bonus, under applications
2011-095-RZ and 2012-048-RZ.
Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) with a Density Bonus (see
Appendix C) to permit future subdivision into approximately 12 R-1 (Residential District) sized single
family lots (see Appendix D). The Zone Amending Map No. 1612 has been amended to no longer
include the southeast corner of the property that will be dedicated out as Conservation.
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 (5,995 ft²) to 371 m2 (3,993 ft²). An Amenity Contribution of
$3,100 per lot for each lot that is less than 557 m 2 (5,995 ft²) is required, as discussed in the
Project Description above.
Proposed Variances:
A retaining wall is required within the park area that is proposed to be greater than 1.2 m (4 ft) in
height. If this retaining wall is required, a Development Variance Permit application will be required
prior to subdivision approval.
- 5 -
Off-Street Parking and Loading Bylaw:
Two parking spaces per dwelling unit are required, as per the Off-Street Parking and Loading Bylaw.
Development Permits:
A Form and Character Development Permit is not required for this single-family residential
development. A Watercourse Protection and Natural Features Development Permit is required for
this development for the watercourse and steep slopes on the south-east corner of the
development.
Development Information Meeting:
A Development Information Meeting was not required as there were less than 25 new dwelling units
proposed and the proposal is in compliance with the OCP.
Advisory Design Panel:
A Form and Character Development Permit is not required and therefore this application does not
need to be reviewed by the Advisory Design Panel.
Parkland Requirements
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as
park on the subject properties and this land will be required to be dedicated as a condition of Final
Reading.
Environmental Implications:
The applicant has submitted a Watercourse Protection and Natural Features Development Permit
application (2014-012-DP) and has provided an Environmental Assessment, a Geotechnical Report
and an Arborist Report for the development site. Stormwater/Rainwater Management and Erosion
and Sediment Controls plans have been submitted for review.
The applicant will be providing restoration works within the proposed park dedication area.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has provided the applicant with information on the engineering
requirements and these must be met prior to Final Reading. A Rezoning Servicing Agreement will be
required.
Fire Department:
The Fire Department has no concerns with the proposed rezoning. The lane is to have a minimum
carriageway width of 6 m (19.7 ft.) and have “No Parking – Tow Away Zone” signs.
e) School District Comments:
A referral was sent to School District 42 on September 15, 2014. No comments have been received
to date.
- 6 -
f) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Local Government Act. The amendment required for this application, a revision of the
Conservation boundary, is considered to be minor in nature. It has been determined that no
additional consultation beyond existing procedures is required, including referrals to the Board of
the Regional District, the Council of an adjacent municipality, First Nations, the School District or
agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7067 – 2014, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 7065 - 2014 and that application 2014-012-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by 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 – OCP Amending Bylaw No. 7067 – 2014
Appendix C – Zone Amending Bylaw No. 7065 – 2014
Appendix D – Proposed Subdivision Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Feb 17, 2014 FILE: 2014-012-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
24263/95 112 AVENUE
CITY OF MAPLE RIDGE
BYLAW NO. 7067 – 2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060 – 2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "1" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7067 – 2014”.
2.Schedule "A", Section 10.2, Albion Area Plan “Schedule 1” is hereby amended for those
parcels or tracts of land and premises known and described as:
Lot 2 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 878, a copy of which is attached hereto and
forms part of this Bylaw, are hereby re-designated to Conservation.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 2 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 888 , a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4.Maple Ridge Official Community Plan Bylaw No. 7060 – 2014 is hereby amended
accordingly.
READ A FIRST TIME the day of , 20 .
READ A SECOND TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
2425511235
11235
11295
244052440424401244072425011269 2440224403244092441424416244152424011219
2434124408244112417711225 2440224405242962438511275
24413244152421111265
11282
11265
11285
11289
11297
11305
24395244062440924407244142426311291
24406244102441311340
24195 pump sta.242122429511299
2436424403244102441124412243 ST.112 AVE.
112A AVE.243 ST.243B ST.244 ST.112B AVE.
113 AVE.113 AVE.244 ST.243B ST.P 809
10
27
EPP 37274
29
RP 13033 1
EP 30021
EPP 27594
7
30
2 EPP 31277
18
EPP 31277
A
15
P 5069645
18
16
Rem 11
P 68166
2
3
P 77744
28
22
16
13
P 43601 EPP 312771
5
PARK
26
EPP 31277
54
11
53
P 809
A
32
12
15
A
9
24 23
52
14
P 77744
2 EPP 3127731
19
51
Rem 10
P 50696
17
1
P 68166
EP 15693
P 77744
3
4
3
6EPP 312778
25
20
17
21
EPP 42088
EPP 31383EP 77745
EPP 27594
EPP 31383
EPP 31383
BCP 49216EPP 31383112 AVE.
´
Bylaw No. Map No. From:
To:
Low/Medium Density Residential
Conservation
7067-2014878
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
2425511235
11235
11295
244052440424401244072425011269 2440224403244092441424416244152424011219
2434124408244112417711225 2440224405242962438511275
24413244152421111265
11282
11265
11285
11289
11297
11305
24395244062440924407244142426311291
24406244102441311340
24195 pump sta.242122429511299
2436424403244102441124412243 ST.112 AVE.
112A AVE.243 ST.243B ST.244 ST.112B AVE.
113 AVE.113 AVE.244 ST.243B ST.P 809
10
27
EPP 37274
29
RP 13033 1
EP 30021
EPP 27594
7
30
2 EPP 31277
18
EPP 31277
A
15
P 5069645
18
16
Rem 11
P 68166
2
3
P 77744
28
22
16
13
P 43601 EPP 312771
5
PARK
26
EPP 31277
54
11
53
P 809
A
32
12
15
A
9
24 23
52
14
P 77744
2 EPP 3127731
19
51
Rem 10
P 50696
17
1
P 68166
EP 15693
P 77744
3
4
3
6EPP 312778
25
20
17
21
EPP 42088
EPP 31383EP 77745
EPP 27594
EPP 31383
EPP 31383
BCP 49216EPP 31383112 AVE.
´
Bylaw No. Map No.
Purpose:To Add to Conservation on Schedule C
7067-2014888
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CITY OF MAPLE RIDGE
BYLAW NO. 7065 – 2014
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. 7065 – 2014."
2.Those parcels or tracts of land and premises known and described as:
Lot 1 Section 15 Township 12 New Westminster District Plan 68166
Lot 2 Section 15 Township 12 New Westminster District Plan 68166
and outlined in heavy black line on Map No. 1612 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1b (One Family Urban
(Medium Density) Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 25th day of March, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
241772425011282
11291
11235
24395244042429611265
243412438511265
11269
24402244012421224263242952440311219
11235
11285
1129524240
11225
11275
11289
24405243 ST.244 ST.243 ST.243B ST.244 ST.243B ST.P 50696
16
P 68166
P 68166
5
PARK
7
27
26P 5069645 EPP 312771
8
9
2
A EPP 3127718
A
P 77744
1 3
10
Rem 11
EP 15693
2
P 77744
EP 30021EPP 3127718
P 809
4
EPP 31277
P 77744
2
P 43601
17
1
EPP 27594
6
19EPP 31277
11
EP 77745
EPP 27594EPP 31383EPP 31383112 AVE.
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7065-20141612
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2014-024-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Official Community Plan Amending Bylaw No. 7114-2014 and
Zone Amending Bylaw No.7081-2014
24990 110 Avenue
EXECUTIVE SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application under
Development Procedures Bylaw No. 5879-1999. This application is to permit future subdivision into
5 single family residential lots under the RS-1b (One Family Urban (Medium Density) Residential)
zone. The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban
(Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot
sizes of 371 m² (3994 ft²). Pursuant with Council direction, this application is exempt from the
Community Amenity Contribution (CAC) program because it has been presented at Public Hearing
and subsequently received third reading. However, the applicant will be paying the current $3,100
Albion Amenity fee.
RECOMMENDATION:
That a one year extension be granted for rezoning application 2014-024-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.Amendment to Official Community Plan Schedule "B";
iii.Amendment to Official Community Plan Schedule “A”, Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, and Figure 1: Northeast Albion.
iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
v.Removal of the existing buildings within the area to be rezoned;
vi. In addition to a Site Profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on
the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that
the subject property is not a contaminated site.
1109
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Elizabeth Ouwehand
Owner: Elizabeth Ouwehand
Legal Description: Lot 2 Section 11 Township 12 Plan New Westminster District
Plan 84254
OCP:
Existing: Low/Medium Density Residential and Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential) and
RS-3 (One Family Rural Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential; Suburban
Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
Existing Use of Property: Rural Residential
Proposed Use of Property: Single-Family Residential
Site Area: 1.27 ha (3.15 acres)
Access: Morrisette Place and extension of 109 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2014-024-SD
The following dates outline Council’s consideration of the application and Bylaws 7081-2014 and
7114-2014:
First reading for Zone Amending Bylaw No. 7081-2014 was considered and granted on June 9,
2014;
Second reading for Zone Amending Bylaw No. 7081-2014 and first and second reading for
Official Community Plan Amending Bylaw No. 7114-2014 was considered and granted
November 4, 2014;
Public Hearing was held November 18, 2014; and
Third reading was considered and granted November 25, 2014.
- 3 -
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 subject property is currently for sale and is waiting for subjects to be
removed. Pending the sale, the owner intends to pursue final reading within the one year extension
period, as the only item yet to be completed is the removal of the existing building. This application
is exempt from the CAC program because it has been presented at Public Hearing and subsequently
received third 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.
CONCLUSION:
The applicant has applied for a one year extension to the subject rezoning application in order to
provide an additional year to complete the project. It is recommended that a one year extension be
granted for rezoning application 2014-024-RZ, and that the terms and conditions outlined in this
report be addressed prior to consideration of final reading.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Second Reading Report
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Apr 4, 2014 FILE: 2014-024-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
24990 110 AVENUE
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 4, 2014 FILE: 2014-024-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,000
24990 110 AVENUE
(2011 photo imagery)
APPENDIX B
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2014-024-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7114-2014
Second Reading
Maple Ridge Zone Amending Bylaw No.7081-2014
24990 110 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property, located at 24990 110
Avenue, from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density)
Residential), and to amend the Albion Area Plan Boundary of Schedule “I” to correct the location of
the Urban Area Boundary. The applicant intends to choose the Density Bonus option within the RS-
1b (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area,
enabling single-family lot sizes of 371 m². The required amenity fee of $3,100.00 per lot less than
557 m² will be collected by the Approving Officer at the subdivision approval stage. An Official
Community Plan (OCP) amendment is required to correct an anomaly with the location of the Urban
Area Boundary at the southeast corner of the subject property, and to redesignate a portion of the
land use from Suburban Residential to Low/Medium Density Residential. The amendment is
considered administrative in nature and is supportable.
The application received first reading for Zone Amending Bylaw No. 7081-2014 on June 10, 2014.
Since first reading Zone Amending Bylaw No. 7081-2014 has been revised, with the addition of item
3, to include an amendment to the Albion Area Plan Boundary of Schedule “I”, as shown on Map No.
1629.
RECOMMENDATIONS:
1.That Official Community Plan Amending Bylaw No. 7114-2014 be given first and second
readings and be forwarded to Public Hearing;
2.That, in accordance with Section 879 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Co mmunity Plan Amending
Bylaw No. 7114-2014 on the municipal website , and Council considers it unnecessary to
provide any further consultation opportunities, except by way of holding a Public Hearing on
the bylaw;
3.That Official Community Plan Amending Bylaw No . 7114-2014 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
APPENDIX C
- 2 -
4. That it be confirmed that Official Community Plan Amending Bylaw No. 7114-2014 is
consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 7081-2014 be amended as identified in the staff report dated
November 3, 2014, be given second reading, and be forwarded to Public Hearing;
6. That Council require, as a condition of subdivision approval, the developer to pay to the City an
amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 941 of the Local
Government Act; and,
7. That the following terms and conditions be met prior to final reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendment to Official Community Plan Schedule "B";
iii. Amendment to Official Community Plan Schedule “A”, Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, and Figure 1: Northeast Albion.
iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
v. Removal of the existing buildings within the area to be rezoned;
vi. In addition to a Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
DISCUSSION
a) Background Context:
Applicant: Elizabeth Ouwehand
Owner: Elizabeth Ouwehand
Legal Description: Lot 2, Section 11, Township 12, Plan New Westminster District
Plan 84254
OCP:
Existing: Low/Medium Density Residential (98%), and Suburban
Residential (2%)
- 3 -
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
RS-3 (One Family Rural Residential)
Surrounding Uses:
North: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
South: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
East: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential; Suburban
Residential
West: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
Existing Use of Property: Rural Residential
Proposed Use of Property: Single-Family Residential
Site Area: 1.27 ha (3.15 acres)
Access: Morrisette Place and extension of 109 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2014-024-SD
b) Project Description:
The subject property is located within the Albion Area Plan, and has single family residential lots
located to the north, west, and east. The property to the south is a single-family residential lot that
is under application (2012-109-RZ) at second reading, to be rezoned from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision
into approximately thirteen lots. The single-family house on the northern part of the subject property
will remain on a large remnant parcel (see Appendix C), and will remain RS-3 (One Family Rural
Residential) zoned. The site is relatively flat with some vegetation on the southern half of the
subject property, as well along the western perimeter.
The applicant has requested to rezone the southern portion of the subject property from RS-3 (One
Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) with a Density
Bonus, in accordance with the Community Amenity Program. The Community Amenity Program is
detailed in Zone Amending Bylaw No. 6996 – 2013, which will permit the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
- 4 -
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply
and supersede the zoning requirements for the RS-1b (One Family Urban
(Medium Density) Residential) zone.
The proposed development consists of five R-1 (Residential District) sized lots in the southern
portion of the subject property, and one large remnant lot with the existing house. The five R-1 lots
will amount to an Amenity Contribution of approximately $15,500.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision. The remainder of
the lands, approximately 0.921 ha (2.28 acres), will retain the existing RS-3 (One Family Rural
Residential) zoning and will remain a single lot as municipal services cannot be provided to these
lands at this time. Major infrastructure improvements are required before sanitary sewer and water
service can be extended beyond the proposed subdivision on the southern portion of the property.
An existing dwelling on the northern portion of the lands will be retained.
c) Planning Analysis:
Official Community Plan:
The bulk of the subject property is located within the Albion Area Plan and is currently designated
Low-Medium Density Residential (98%), and a small portion is designated Suburban Residential
(2%) in the OCP. Currently, the Urban Area Boundary bisects a small corner of the subject property
such that the property is not entirely within the urban area.
Metro Vancouver staff have confirmed that the subject property is 100% within the Region’s Urban
Containment Boundary, as well as the Fraser Sewer Area and can develop without obtaining any
Regional approvals. Upon close inspection of the OCP land use designation maps, approximately 2%
of the site is designated Suburban Residential, and is outside of the Urban Area Boundary, but
should be 100% within the OCP’s Urban Area Boundary. A review of historic records illustrates that
the 1989 OCP placed 100% of the subject property in the Urban Area Boundary. It appears that
over time the line has encroached upon the subject property, possibly due to an error in digitizing.
Based on this, an OCP amendment is required to facilitate a minor administrative boundary
adjustment to realign the Urban Area Boundary with the Regional Growth Strategy, Urban
Containment Boundary and Fraser Sewer Area. Redesignation of the land from Suburban
Residential to Low/Medium Density Residential is also required in the affected area.
The application is in compliance with the OCP Amending Bylaw No 6995 – 2013, that establishes
the Community Amenity Program, and in compliance with the Zoning Amending Bylaw No. 6996 –
2013, that permits a Density Bonus option in the Low/Medium Density Residential designation in
- 5 -
the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as
discussed above in the Project Description.
Zoning Bylaw:
The current application proposes to rezone a portion of the property located at 24990 110 Avenue
from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential)
with a Density Bonus (see Appendix C), to permit future subdivision into approximately five single-
family lots, with the remainder of the parcel not being rezoned with this application. Since first
reading Zone Amending Bylaw No. 7081-2014 has been revised to include an amendment to the
Albion Area Plan Boundary of Schedule “I”, to correct the location of the Urban Area Boundary. The
proposed OCP amendment will facilitate the rezoning of the southern corner of the subject property
to RS-1b (One Family Urban (Medium Density) Residential).
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each
lot that is less than 557 m2 is required, as discussed in the Project Description above.
Any variations from the requirements of the Density Bonus zone of R-1 (Residential District) for lots
less than 557 m² or from the requirements of the RS-1b (One Family Urban (Medium Density)
Residential) zone for lots greater than 557 m² will require a Development Variance Permit
application.
Development Information Meeting:
A Development Information Meeting was not required for this development as there are less than 25
dwelling units proposed, as per Council Policy 6.20 for Development Information Meetings.
Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval.
For this project, there is no suitable land for park dedication on the subject property and it is
therefore recommended that Council require the developer to pay to the City an amount that equals
the market value of 5% of the land required for parkland purposes. The amount payable to the City
in lieu of park dedication must be derived by an independent appraisal at the developer’s expense.
Council consideration of the cash-in-lieu amount will be the subject of a future Council report.
d) Environmental Implications:
No watercourses or steep slopes have been identified on the development site, therefore,
Watercourse Protection and Natural Features Development Permits are not required. A Stormwater
Management Plan is required and it is to be coordinated with the adjacent development.
- 6 -
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has identified that overhead utility services to the portion of the
property being rezoned must be removed or converted to underground connections. Other servicing
works required for this development will be provided at the time of subdivision.
f) Intergovernmental Issues:
Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 879 of the Local
Government Act. The amendment required for this application, to change the land use designation
for 2% of the site, and amend the Urban Area Boundary, is considered to be minor in nature. It has
been determined that no additional consultation beyond existing procedures is required, including
referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations,
the School District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7114-2014, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 7081-2014, and that application 2014-024-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”_____________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter”________for_________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”_____________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Amending Bylaw No. 7114-2014
Appendix C – Zone Amending Bylaw No. 7081-2014
Appendix D – Subdivision Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Apr 4, 2014 FILE: 2014-024-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
24990 110 AVENUE
CITY OF MAPLE RIDGE
BYLAW NO. 7114-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
______________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7114-2014."
2.Schedule “A”, Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Figure 1:
Northeast Albion are hereby amended for that parcel or tract of land and premises known
and described as:
Lot 2, Section 11, Township 12, New Westminster District Plan 84254
and outlined in heavy black line on Map No. 890, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential.
3.Schedule “A”, Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Figure 1:
Northeast Albion are hereby amended to relocate the Urban Area Boundary, as shown on
Map No. 891, a copy of which is attached hereto and forms part of this Bylaw.
4 Schedule "B" is hereby amended, for that parcel or tract of land and premises known and
described as:
Lot 2 Section 11 Township 12 New Westminster District Plan 84254
and outlined in heavy black line on Map No. 890, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential.
5.Schedule “B” is hereby amended to relocate the Urban Area Boundary, as shown on Map
No. 891, a copy of which is attached hereto and forms part of this Bylaw.
6. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ A FIRST TIME the day of , 20 .
READ A SECOND TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
10921
2492710836 250501086024925 2498510941
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108B AVE.249A ST.ROAD
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1
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BCP 33200
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8
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P 29924 P 30042
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108B AVE.249A ST.108A AVE.
´
Bylaw No. Map No. Purpose:
From:To: Suburban Residential Low/Medium Density Residential
7114-2014890
1:2,500
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Urban Area Boundary
To Amend Schedule A, Chapter 10.2, Albion Area Plan, Schedule 1 and Figure 1To Amend Schedule B
10921
2492710836 250501086024925 2498510941
11025
249172490524906249372493725029249301082224940 2495024947249072491524916249172493010872
11070
2500724910249202492711051
10891 2490710848 24990108A AVE.
108B AVE.249A ST.ROAD
109 AVE.249 ST.MORRISETTE PL.17
1
11
P 23702
1
18
BCP 49693
16
A
E
21
18
21
9
26
P 84254
BCP 33200
22
11
PARK
8
13
5
6
2
25
4
1
19
20
10
11
14
P 23702
2
Rem 4
P 1363
Rem B
27
P 34411
20
P 29924
19
17
BCP 49693
BCP 33200
7
10
12
15
F
P 23702
P 29987P 29987BCP 49693
BCP 47594
3
BCP3
3
2
0
1
BCP49695
B
C
P
3
3
2
0
1
RW 28597
P 29924
BCP49694RW 2859
7LOCKWOOD ST
P 29924
26
Rem 4
P 136325
17 LOCKWOOD STMORRISETTE PL.249 ST.109 AVE.
108B AVE.249A ST.108A AVE.
´
Bylaw No. Map No. Purpose:
7114-2014891
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
To Amend the Urban Area Boundary as shown
Existing UrbanArea Boundary
Proposed UrbanArea Boundary
Urban AreaBoundaryTo Be Removed
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7081-2014
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. 7081-2014."
2.That parcel or tract of land and premises known and described as:
Lot 2 Section 11 Township 12 New Westminster District Plan 84254
and outlined in heavy black line on Map No. 1617 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3.That the Albion Area Plan Boundary of Schedule “I” be amended as shown on Map
No. 1629, a copy of which is attached hereto and forms part of this Bylaw.
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of June, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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7LOCKWOOD STLOCKWOOD STMORRISETTE PL.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7081-20141617
Urban Area Boundary
Urban Area Boundary
10921
2492710836 250501086024925 2498510941
11025
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11070
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108B AVE.249A ST.ROAD
109 AVE.249 ST.MORRISETTE PL.17
1
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1
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BCP 49693
16
A
E
21
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26
P 84254
BCP 33200
22
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PARK
8
13
5
6
2
25
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1
19
20
10
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2
Rem 4
P 1363
Rem B
27
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20
P 29924
19
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BCP 33200
7
10
12
15
F
P 23702
P 29987P 29987BCP 49693
BCP 47594
3
BCP3
3
2
0
1
BCP49695
B
C
P
3
3
2
0
1
RW 28597
P 29924
BCP49694RW 2859
7LOCKWOOD STLOCKWOOD STMORRISETTE PL.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No.
Purpose:To amend the Urban Area Boundary on Schedule I
7081-20141629
Existing AlbionArea Plan Boundary
Proposed AlbionArea Plan Boundary
Albion AreaPlan BoundaryTo Be Removed
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2011-089-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit
22309, 22319 and 22331 St. Anne Avenue
EXECUTIVE SUMMARY:
Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-
2012 (the “HRA Bylaw”) has been considered by Council and at Public Hearing and subsequently
was granted Third Reading. The applicant has requested that Final Reading be granted, with minor
amendments being necessary to the HRA Bylaw and the Heritage Revitalization Agreement attached
to the HRA Bylaw. The purpose of the rezoning is to allow the Turnock/Morse Residence (“the
Turnock Residence”) to be adapted for reuse as a duplex and in exchange for its conservation in
accordance with the Heritage Conservation Plan forming part of the Agreement, to be allowed to
construct a 66 unit four-storey apartment building with underground parking, based on the RM-2
(Medium Density Apartment) zone.
Council granted first reading for the HRA Bylaw on Aug 29, 2012 and second reading on Nov 20,
2012. This application was presented at Public Hearing on November 20, 2012, and Council
granted third reading on November 20, 2012. Council granted a first extension on November 12,
2013, and a second extension on October 28, 2014.
Development Permit No. 2011-089-DP will govern the form and character of the proposed
apartment building and site landscaping, while Heritage Alteration Permit No. 2015-287-DP will
govern the conservation works for the Turnock Residence agreed to in the HRA Bylaw. Issuance of
these permits is to be at the same Council meeting as final adoption is being considered by Council.
Council will be considering final reading for rezoning application 2011-089-RZ on November 24,
2015.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-089-DP respecting property located
at 22309, 22319 and 22331 St. Anne Avenue.
DISCUSSION:
a)Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
(Wayne Bissky)
Owner: Hiu Yang Lee, Liu-Hsiang Hsieh and Yu-Lun Chiang
Legal Description: Lot 9 Block 5 District Lot 398 Group 1 NWD Plan 155
Lot 10 Block 5 District Lot 398 Group 1 NWD Plan 155
Lot 11 Block 5 District Lot 398 Group 1 NWD Plan 155
1110
- 2 -
OCP :
Existing: Port Haney Multi-Family, Commercial and Mixed-Use
Proposed: Port Haney Multi-Family, Commercial and Mixed-Use
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1 (One Family Urban Residential) and Maple Ridge Heritage
Designation and Revitalization and Tax Exemption Agreement
Bylaw No. 6913-2012
Surrounding Uses
North: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Port Haney Multi-Family, Commercial & Mixed-Use
South: Use: Commercial & Single-Family Residential
Zone: C-3 (Town Centre Commercial); RS-1 (One Family Urban
Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
West: Use: Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Park
Existing Use of Property: Single-Family Residential
Proposed Use of Property: Single-Family Residential (Duplex) and Multi-Family Residential
Site Area: 2,424 m2
Access: St. Anne Avenue, 223rd Street and lane behind 223rd Street
Servicing: Urban
Companion Applications: Heritage Alteration Permit (2015-287-DP) – For the
revitalization of the Turnock/Morse Residence in accordance
with the Heritage Conservation Plan forming part of the HRA
Bylaw
b) Project Description:
The development proposal involves revitalization and adaptation of the existing Turnock/Morse
Residence (the “Turnock Residence”) into a duplex through a HRA Bylaw that in turn, entitles the
construction of a 66 unit 4-storey apartment buildings with a Floor Space Ratio (“FSR”) of 1.817. The
property containing the Turnock Residence will be consolidated with the two adjacent lots on the
east side, to create one site with an underground parking structure. The existing heritage house will
be placed on a new foundation located closer to the corner of St. Anne Avenue and 223rd Street,
and the proposed four-storey apartment building will be constructed behind the heritage house (See
Appendix D). The landscaping will be coordinated between the portion of the site containing the
heritage building and the apartment building (See Appendix E).
Turnock Residence:
A Heritage Conservation Plan prepared by Donald Luxton and Associated Ltd. has thoroughly
researched and documented the heritage value and character of the house to form the basis of
guidelines for the preservation and restoration of the original form of the exterior and a rehabilitation
- 3 -
of the interior of the heritage house. Recommendations have been provided on how to undertake
this work, so that the heritage value of the building is protected throughout the process. The plan
also contains the known historical details and architectural relevance of the site.
Apartment Building:
The proposal is for a four-storey, 66-unit apartment building, with the HRA Bylaw establishing 72
underground parking spaces being required for the apartment and duplex residents and their
visitors. The HRA Bylaw provides for the RM-2 (Medium Density Apartment Residential District) zone
regulations to apply to the apartment, with a Floor Space Ratio of 1.817, variances for setbacks,
parking and ramp width.
This development permit does not apply to the Turnock Residence. A separate Heritage Alteration
Permit governs the conservation works for the Turnock Residence and will be issued in association
with this development permit.
c) Planning Analysis:
The proposal adheres to the Key Guideline Concepts for Section 8.11 Town Centre Development
Permit Area Guidelines Port Haney and Waterfront described by the project architect to the Advisory
Design Panel as follows:
1. Promote Port Haney and the Waterfront as an important heritage, tourism-oriented area.
This project, while it does not have a commercial component, does preserve the existing
heritage home on the property and as such does help reinforce Port Hane y’s unique heritage
character. In addition, the new four storey building is designed with a distinct heritage flavor.
2. Provide a pedestrian-oriented, mixed-use commercial and residential environment.
This project does have units at ground level with pedestrian access directly out to the street
allowing pedestrian access to these units. A low picket fence helps to delineate semi-private
from public areas but also enables easy exchange between individuals on one side to the
other.
3. Enhance the heritage quality, character and vibrancy of Port Haney and the Waterfront.
The heritage building is being returned to its original character and colour scheme. The new
building is meant to compliment the heritage home, but allow the home to stand out as a
special building on the property. The new building uses details and materials as a respectful
nod to the unique contributions made to the growth of Maple Ridge by the cedar mills and
brick manufacturing along this strip of the Fraser River.
4. Capitalize on important views.
Views to the south will be enhanced with this four storey building, allowing new residence to
have a greater connection to the waterfront, especially on the upper floors.
5. Provide outdoor space.
While this is a fairly dense site, outdoor areas are provided onsite for both private and semi-
public use. There is an open space on site between the Turnock Residence and the north-
south wing of the apartment building. In addition, the residents here will benefit from close
access the municipal park directly across St. Anne Street to the west.
- 4 -
6. Provide climate appropriate landscaping and green features.
The landscape drawings reflect these requirements and will ensure this project will
contribute to making this intersection an attractive and vibrant streetscape for both the
residents and the general public.
7. Maintain street interconnectivity.
New sidewalks will be installed making a safe and inviting pedestrian link from north to south
as well as along St. Anne. Access to the main parking underground is provided off the lane
to the north.
d) Advisory Design Panel:
The development permit application was submitted to the Advisory Design Panel (the “ADP”) on
July 10, 2012, to review and comment on the form and character of the proposed apartment
building and associated landscaping. The following are the recommendations made by the ADP
and the changes made by the architect to the plans in response to each:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow up:
Consider lane way trees.
Response: Trees along lane are provided adjacent to the north property line of the site.
Consider providing screening between the refuse area and the patios.
Response: Cedar hedging to be provided.
Provide access from the surface parking to the 2nd heritage unit.
Response: Sidewalk extended.
Provide pedestrian access from parking spaces 41 & 42 to the lobby.
Response: Plans revised accordingly.
Consider including the space in the hallways near the elevator into the adjacent suite.
Response: Plans revised accordingly.
Consider the heights of the window mullions on the north elevation.
Response: Change made and reflected in elevation plans.
Consider reducing the overall amount of fencing and trellis by providing an accent at the
main entrance of the apartment building.
Response: Fencing and trellis provided to highlight and personalize entry points, to define
public / private space and to complement the heritage residence.
Consider the design and proportions of the elevator tower.
Response: The tower height has been reduced to minimum required for the elevator and
the elevations are revised accordingly.
Consider providing some alternate material to the vinyl siding.
Response: Hardy board has been substituted for vinyl and reflected in elevations
accordingly.
- 5 -
Consider the window treatment on the south elevation.
Response: Revised in the elevations accordingly.
Consider provision of landscaping grading plan in an effort to minimize the amount of
retaining walls around patio and gardens.
Response: Retaining walls have been limited to the south and east areas of the site and are
reflected in the elevations and cross sections.
Consider additional continuous evergreen hedging between private patios and along lane
edge.
Response: A continuous hedge would make the narrow space feel even more constrained.
Openings allow light into this north-facing space and is consistent with CPTED principles
and safety.
Staff comment: The compromise proposed by the architect is acceptable to staff.
Consider reducing the amount of surface parking and replace with green space
Response: The surface parking spaces have been relocated into the underground parking
structure, and the former surface parking area has become a landscape common open
space. The plans have reflected this accordingly.
e) Environmental Comments:
The landscaping plans have incorporated 450 mm of soil to permit rain volume reduction, to improve
water quality and to better control runoff. The storm water management strategy is consistent with
the requirements of the site being in the Fraser River Escarpment Area. The proposed development
is tied into the underground storm sewer system on 223 Street and there is no proposed ground
water discharge (See Appendix F).
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. This landscaping estimate
includes the following:
• $78,586.00 for landscaping associated with the apartment building;
• $12,499.00 for landscaping associated with the heritage residence; and
• $14,580.00 for boulevard plantings.
- 6 -
CONCLUSION:
As the development proposal complies with the Town Centre Development Permit Area Guidelines
for the Port Haney and Waterfront area, and is coordinated with the heritage alteration permit for the
conservation of the Turnock Residence located on the subject site, it is recommended that
development permit 2011-089-DP be given favorable consideration and issued by Council.
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Aerial Map
Appendix C – Site Plan
Appendix D – Architectural Plan
Appendix E – Landscaping Plan
Appendix F – Letter describing Stormwater Management Strategy
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 19, 2012 2011-089-DP BY: JV
22309/19/31 St Anne Ave
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
P L A N NIN G D E P A RT M E N T2225411654
11710
2232822331223402235211641
116302227411739
11664 22319223182233522369/732236211695
11740 22347/51223562237411656
11746
2236211657
11697
22269222702230922345223372235722381116502227722290223282233411671
116642223022311
22323223751171522266
11683
11768
22326223442234522351223502237222366ST. ANNE AVE. 223 ST.
CALLAGHAN AVE.
117 AVE.
NORTH AVE.
CALLAGHAN AVE.
H
A
N
E
Y
B
Y
P
A
S
S
A
Pcl. A
Rem
2
A
25
Rem
P 155
23
50
P 155
Rem
LMP 39631
41
8
P 16366C
P 155
P 155
1
Rem
22
P 16464
21
P 51411
32
5
BCS 3442
Rem
N44
57
11
47
PARK
12
13
RP 6192
1
18
*PP076
P 59018
Rem
7
Rem
B
10
22
11
Rem
P 155
48
2
ANWS 1811Rem
19
Rem 5
P 155
P 155
P 155
12
14
Rem
Rem
16
18
S
1
/
2
4
LMS 3814
31
Rem
30 29
P11527
28
Rem
45P 2899
21
46
13 LMS 2749P 50600
P 82887
27
S44
26
20 19
14
P 155
49
A
20
Rem 105
EP 59768
A
P 76188
6
Rem
9
RP 53523LMP 39214*PP07717
99
RP 597817
53
P 2899
Subject Properties
´
Scale: 1:1,500
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 19, 2012 2011-089-DP BY: JV
22309/19/31 St Anne Ave
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPA RTM ENT2225411 65 4
11 71 0
2232822331223402235211 64 1
11
6
3
02227411 73 9
11 66 4 22319223182233522369/736211 69
11 74 0 22347/5122356223741
11 74 6
2236211 65 7
11
22269222702230922345223372235722381112227722290223282233411 67 122311
2232322375122266
11 68 3
11 76 8
22326223452235102237222366ST. ANNE AVE. 223CALLAGHAN AVE.
117 AVE.
NORTH AVE.
CALLAGHAN AVE.
H
A
N
E
Y
B
Y
P
A
S
S
A
Pcl. A
Rem
2
A
25
Rem
P 155
23
50
P 155
Rem
P 39631
41
8
P 16366C
P 155
P 155
1
Rem
22
P 16464
21
P 51411
32
5
BCS 3442
Rem
N44
57
11
47
PARK
12
13
RP 6192
1
18
*PP076
Rem
7
Rem
B
10
22
11
Rem
P 155
48
2
ANWS 1811Rem
19
Rem 5
P 155
P 155
P 155
12
14
Rem
Rem
16
18
4
S 3814
31
Rem
30 29
P11527
28
Rem
45
21
46
13 LMS 2749P 50600
P 82887
27
S44
26
20 19
14
P 155
49
A
20
Rem 1
EP 59768
A
P 76188
6
9
RP 53523LMP 39214*PP07717
597817
P
´
Scale: 1:1,500
SKRWRJUDSK\LPDJH
APPENDIX B
APPENDIX C
APPENDIX D
APPENDIX E
ISSUED DRAWINGSDrawnDwg #SheetPACWDate: Scale151066 Unit Apartment & HRAL1.1Civic Address: 22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BCAs NotedLandscape DetailsFile name: StAnne Landscape BP 2015-09-08 v2014.vwxRevise/Issue For DPAOct 6,15Legal Address: See sheet A01Oct 6, 2015TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: October 6, 2015Time: 12:08:58 PMAll drawings remain the property of Greenway Landscape Architecture.Use for any purpose and reproduction only by written consent.GreenwayLandscape Architecture2280 Park CrescentCoquitlam BC V3J 6T4T 604 461 9120E paul@greenwayla.ca4Gravel Strip1cm = 10cm buildingfoundationCompetent SubgradeFilter fabric, continuousPlace on subgrade under timber edge, staple to outside of timber edge.Return up building face to below gravel surface.Timber edge 89 x 89 PT (4x4) Recycled Timber.Connect with HD galvanized plate and bolts.38 x 38 x 450 stake ends (below grade).1'-4"Pea GravelRemove any damaged stems.Remove burlap or plastic pot. Remove rim and break sides of fibre pots after backfilling with soil.Spread roots and remove girdling roots.Plant with root crown at original elevation.Fill for slope planting. Compact.Topdress with 50mm mulch.Cut for slope planting.75mm mulchKeep 100mm from stemForm dish for watering300Shift plant locationif rock is encountered.Growing medium Mix as specified3:1 slope300Blend new and existing soils at edge of planting pit.Note:Planting and plant material in accordance with latest BCSLA/BCLNA Landscape Standard.Soil depth 300mm for small/medium shrubs plus 300mm around all sides.Soil depth large shrubs 450mm depth plus 450mm around all sides.Planting soil depth to be continuous in planting beds.Scarify bottom and sides 100mm.2Shrub Planting - on grade1cm = 10cm Do not cut leader50mm wide fabric strappingFasten to post 50mmØ x 2400 PT wooden stakes. Align with prevailing winds.Root Ball: Cut back burlap and wire basket.Rootball at original elevation75mm mulchForm dish for watering1200 to 1800600Compacted soil pedestal300 Growing medium, all sides and bottom.note: Municipal standards prevail.Tree pit to be minimum 2x rootball diameter, minimum 300 soil all sides. Size and depth to achieve 6m3 new soil per tree. Scarify sides and bottom.1Tree Planting - on grade1cm = 20cm Growing mediumSandy mix for use on roofdeck450 average depthDrainage layerContinuous over roofdeck - under hard and soft landscapingon non-woven filter fabric, continue 300 up wall and edges.on 100 depth gravel drainage layeron protection boardon waterproofingon sloped structural roofdeckRefer to architectural drawingsnote: gravel to be free draining washed aggregate - 3/4" clear crush or round drain rock.3Growing Medium - on roofdeck1cm = 10cm parkade structure5Gravel Drainage Strip at patio1cm = 10cm growing mediuml on roofdeckPea GravelTimber edge 4x4 PT timberAll hardware to be stainless steelFilter fabric, continuousStaple to outside of timber edge.Continue down to gravel drainage layer on roofdeckslope to drainpatio slabslope to drainparkade structuredrainage layerSOIL, PLANTS & LANDSCAPING (Brief)1.GENERAL REQUIREMENTS1.1Furnish all labour, materials, equipment and operations to supply and install planting soil and soft landscaping, as shown on the drawings and as specified herein. All materials and execution shall conform to the latest edition of the BCSLA/BCLNA British Columbia Landscape Standard1.2 FINAL ACCEPTANCEFinal Acceptance of the work will be certified by the landscape architect, when landscape construction and all deficiencies are completed. 1.3MAINTENANCEThe maintenance period may be extended if there are outstanding deficiencies.Provide full landscape maintenance for 45 days after Final Acceptance, including all work consistent with good horticultural practice to ensure normal, vigorous, healthy growth of all plants.Avoid the use of herbicides in accordance with Municipal standards. Pull all weeds and weed roots by hand, and cultivate all exposed soil.1.4WARRANTY Promptly replace all dead or unsatisfactory plant material for one full year after Final Acceptance.Plant material will be reviewed for acceptability at the end of the one year warranty. Unsatisfactory plants to be removed and replaced with same or better.2.PLANTING SOIL2.1 Planting soil analysis report to be supplied to the landscape architect for approval prior to supplying any soil to the site. Incorporate recommendations of soils testing agency. 2.2 Planting soil properties - refer to BCSLA Landscape Standard: table 6-2- lawn on grade: 3 - 10% organic matter, 50 - 70% sand, maximum 25% fines- planting areas on grade: 12 - 20% organic matter, 60 - 70% sand, maximum 25% fines.- lawn on roofdeck: 3 - 5% organic matter, 80 - 90% sand, maximum 15% fines- planting areas on roofdeck: 10 - 20% organic matter, 50 - 70% sand, maximum 25% fines2.3 Apply planting soil mix over free-draining subgrades at the following minimum settled depths:300mm around all sides and bottom of trees, with 6m3 required per tree 150mmfor lawn areas300mmfor shrubs and groundcovers450mm for large shrubsSoil depths for roofdeck application to be considered a minimum, with additional depth to meet grade requirements to made up of additional approved sand or growing medium, as applicable.2.4 Fine grade/rake for a smooth, firm surface. Ensure there is 2% min. slope or as indicated on drawings.3.PLANTS3.1 Plants shall be first class representatives of their species or variety. Plants shall be subject to inspection for quality, health, size and colour. Plant material to meet or exceed minimum BCLNA/BCSLA Landscape Standard.3.2 Ensure that all planting beds and pits are free-draining, as varified with 24 hour percolation test.3.3 Set plants in the centre of the pits and at original grade, or slightly higher, allowing for settlement. 3.4 All plants to be planted at or above original soil depth. Remove top row and handles from wire baskets, and remove inorganic twine and any girdling cords.3.5 All planting and layout to the satisfaction of the Landscape Architect.3.6 All trees to be suitably supported with stakes and/or guy wires.3.7 At one year anniversary, remove all tree stakes unless needed, remove top of burlap and all cords from tree rootballs.4. MULCH4.1Mulch to be decomposed hem/fir, medium texture; free of all extraneous matter and weeds.4.2 Apply fresh mulch, 75mm depth to all shrub beds and trees. Rake smooth and even. 5. SOD TURF5.1 Sod to be non-netted, cultured sand-based sports turf from approved supplier. 5.2 Lay sod no more than 48 hours between digging and installation. 5.3 Lay sod with staggered ends, prevent gaps, and roll to achieve a smooth uniform surface. 6.WATERING6.1Water all planted areas sufficient to prevent drying.6.2 Sprinkle lawn lightly for the first three days sufficient to prevent drying and water normally for the remainder of the maintenance period.7.CLEAN UP7.1Remove all surplus materials and other landscape debris.7.2Leave all planting areas neatly dressed and finished, and leave all paved areas flushed clean to the satisfaction of the Consultant.END OF SECTION
APPENDIX F
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2015-287-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Heritage Alteration Permit
22309, 22319 and 22331 St. Anne Avenue
EXECUTIVE SUMMARY:
Council considered heritage revitalization application 2011-089-RZ(HRA) and first reading for
Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No.
6913-2012 (the “HRA Bylaw”) on Aug 29, 2012. Council granted second reading for the HRA
Bylaw on Nov 20, 2012. This application was presented at Public Hearing on November 20,
2012, and Council granted third reading on November 20, 2012. Council granted a first
extension on November 12, 2013, and a second extension on October 28, 2014. Council will be
considering final reading for rezoning application 2011-089-RZ (HRA) on November 24, 2015.
Development Permit No. 2011-089-DP will govern the form and character of the proposed
apartment building and site landscaping, while Heritage Alteration Permit No. 2015-287-DP (HAP)
will govern the conservation works for the Morse/Turnock Residence (the “Turnock Residence”)
agreed to in the HRA Bylaw.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-287-DP respecting property
located at 22309, 22319 and 22331 St. Anne Avenue.
DISCUSSION:
a)Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
(Wayne Bissky)
Owner: Hiu Yang Lee, Liu-Hsiang Hsieh and Yu-Lun Chiang
Legal Description: Lot 9 Block 5 District Lot 398 Group 1 NWD Plan 155
Lot 10 Block 5 District Lot 398 Group 1 NWD Plan 155
Lot 11 Block 5 District Lot 398 Group 1 WWD Plan 155
OCP :
Existing: Port Haney Multi-Family, Commercial and Mixed-Use
Proposed: Port Haney Multi-Family, Commercial and Mixed-Use
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1 (One Family Urban Residential) and Maple Ridge Heritage
Designation and Revitalization and Tax Exemption Agreement
Bylaw No. 6913-2012
1111
- 2 -
Surrounding Uses
North: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Port Haney Multi-Family, Commercial & Mixed-Use
South: Use: Commercial & Single-Family Residential
Zone: C-3 (Town Centre Commercial); RS-1 (One Family Urban
Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
West: Use: Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Park
Existing Use of Property: Single-Family Residential
Proposed Use of Property: Single-Family Residential (Duplex) and Multi-Family
Residential
Site Area: 2,424 m2
Access: St. Anne Avenue, 223rd Street and lane behind 223rd Street
Servicing: Urban
Companion Applications: Development Permit (2011-089-DP) – Port Haney and
Waterfront (for the form and character of the proposed
apartment building)
b) Project Description:
The proposal is for a four-storey, 66-unit apartment building, with underground parking. The
Turnock Residence will be located toward the corner of St. Anne Avenue and 223 Street and the
apartment building will be an “L-shaped” structure located behind the Turnock Residence (See
Appendix C).
The proposed HRA Bylaw will achieve the following:
The existing heritage building on the site known as the Turnock Residence, will be
revitalized and adapted into a duplex in accordance with the Heritage Conservation Plan
prepared by Don Luxton and Associates Ltd.;
Allowing the construction of a 66 unit 4-storey apartment building with underground
parking. It is based on the RM-2 (Medium Density Apartment) zone, except the maximum
floor space ratio is increased from 1.2 to 1.817; and
Granting variances for setbacks, the number of parking spaces and a narrower
underground driveway ramp.
The development of this site will involve four (4) steps:
1. Temporary on site storage: The Turnock Residence will be lifted off its current foundation
and moved to a temporary foundation in a secured area at the northwest corner of the
site.
- 3 -
2. Preparations and Placement on Permanent Foundation: Excavations will be undertaken
for the underground parking building. Once the majority of underground structure is
completed, the Turnock Residence will be placed on its new permanent foundation on top
of the underground parking structure in the southwest corner of the site. The rest of the
underground structure will then be completed.
3. Conservation Work and Compliance Certification: The conservation works required under
the Heritage Conservation Plan and the Heritage Alteration Permit will commence once
the Turnock Residence is moved to its permanent foundation. The works must be
completed and certified by the Heritage Consultant of record as complying in all respects
with the Plan and the Permit.
4. Apartment Construction and Occupancy Compliance: Excavations and completion of the
underground parking structure, the apartment building and landscaping in accordance
with development permit 2011-089-DP may commence after the Turnock residence is
moved to its permanent foundation. Occupancy for the apartment building will only be
granted once the Turnock Residence is fully completed and is certified to comply by the
Heritage consultant.
In the event that the Turnock Residence is damaged while being stored or moved to the extent
triggering the replica construction clause in the Heritage Revitalization Agreement, or the
applicant fails in obtaining certification from the Heritage Consultant of record for the
conservation works being compliant, the applicant understands and agrees to forfeit the
$100,000 security deposited with the City.
The architectural plans and the report detailing the on-site relocation strategy will both form part
of the Heritage Alteration Permit and are attached to this report (Appendix D and E).
A rendering showing the urban design context of the Turnock Residence and the apartment
building is attached as Appendix F.
c) Planning Analysis:
Don Luxton, the heritage consultant on record, provided a letter of assurance that:
1. The architectural plans attached to this report and to form part of the Heritage
Alteration Permit are in conformance with the Turnock/Morse Residence
Conservation Plan, forming part of the HRA Bylaw;
2. All proposed interventions are consistent with the said Conservation Plan; and
3. The proposed works conform to Parks Canada’s Standards and Guidelines for
Conservation of Heritage Places in Canada.
Consequently, staff is satisfied that it is in order for Council to consider issuance of the Heritage
Alteration Permit 2015-287-DP.
- 4 -
d) Advisory Design Panel:
The Turnock Residence was not subject to Advisory Design Panel (the “ADP”) review when the
development permit for the apartment building (2011-089-DP) was considered by the ADP.
e) Interdepartmental Comments:
The following is a summary of comments received:
Building Department: The Building Department identified some Code-related issues that
would be resolved through the building permit application process. These matters do not to
affect the character defining elements of the Turnock Residence.
Engineering Department: Comments from the Engineering Department are related to matters
about the temporary storage of the Turnock Residence and excavation normally resolved
during the building permit review / construction phase. There were no comments on the
heritage alteration permit plans.
Fire Department: The Fire Department had no comments on the heritage alteration permit
plans.
f) Financial Implications:
In accordance with the HRA Bylaw, a refundable security of $100,000 has been submitted by the
applicant for the due and proper on-site moving and storage of the Turnock Residence during site
construction, its placement onto a permanent foundation and the completion of all heritage
conservation works in accordance with the Conservation Plan. In the unlikely event that the
Turnock Residence is destroyed before the conservation work is completed, the applicant has
acknowledged that the security will be forfeited and a like replica would be constructed in
accordance with provisions contained in the HRA Bylaw.
Through the Development Permit being considered by Council in a separate report, 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 and consistent with the
requirement of the heritage conservation plan. This landscaping estimate includes the following:
$78,596.00 for landscaping associated with the apartment building;
$12,499.00 for landscaping associated with the heritage residence; and
$14,580 for boulevard plantings.
- 5 -
CONCLUSION:
The Heritage Consultant of record has reviewed and confirmed that the attached plans for the
Heritage Alteration Permit are in conformance with the Turnock/Morse Residence Conservation
Plan, forming part of the HRA Bylaw. Therefore, the Planning Department supports the issuance
of Heritage Alteration Permit 2015-287-DP for the Turnock/Morse Residence.
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Areal Map
Appendix C – Site Plan
Appendix D – Turnock/Morse Residence Relocation and Protection Plan (September 2015 Version)
Appendix E – Heritage Alteration Permit Plans
Appendix F – Rendering
DATE: Sep 15, 2015
2015-287-DP
BY: JV
PLANNING DEPARTMENT223 StSUBJECT PROPERTIES
´
Scale: 1:1,500
22309/22319/22331 St Anne Ave
2011 Image
Legend
Stream
Ditch Centreline
Edge of River
Edge of Marsh
Edge of Flooded Area
Indefinite Creek
River Centreline
Canal
APPENDIX A
DATE: Sep 15, 2015
2015-287-DP
BY: JV
PLANNING DEPARTMENT223 StSUBJECT PROPERTIES
City of Maple Ridge´
Scale: 1:1,500
22309/22319/22331 St Anne Ave
2011 ImageLegend
Stream
Canal Edge
Ditch Centreline
Edge of River
Edge of Marsh
Edge of Flooded Area
Indefinite Creek
APPENDIX B
APPENDIX C
`
TURNOCK/MORSE RESIDENCE
22309 ST. ANNE AVENUE, MAPLE RIDGE
RELOCATION AND PROTECTION PLAN
SEPTEMBER 2015
DONALD LUXTON AND ASSOCIATES INC.
1030 - 470 GRANVILLE STREET, VANCOUVER BC, V6C 1V5
info@donaldluxton.com 604 688 1216 www.donaldluxton.com
APPENDIX D
&DONALD LUXTON
ASSOCIATES
22309 ST. ANNE AVE - RELOCATION AND PROTECTION PLAN2
RELOCATION AND SITE PROTECTION PLAN
The Turnock/Morse Residence, constructed in 1938, is an
excellent example of the Cape Cod / Colonial Revival style
residences of the 1930s. The house features a side-gabled roof
with clipped eaves and highly unusual windows consisting
THPUS`VMÄ_LKT\S[PWHULKZHZO^P[OVWLYHISLSV\]YLKWHULSZ
to each side that mimic historic shutters.
The conservation proposal involves the relocation of the house
to the front corner of its lot to accommodate a new multi-family
residential building, whilst preserving and restoring heritage
JOHYHJ[LYKLÄUPUNLSLTLU[Z;OV\NO[OLOV\ZLOHZTHPU[HPULK
a high degree of its original integrity, it has undergone several
additions over its lifespan. The conservation work will involve
the preservation and restoration of the original form of the
exterior, and a rehabilitation of the interior.
A Conservation Plan was completed in January 2012,
which provides historical background information and
recommendations for the conservation of the historic house.
The conservation work for this project will be based on Parks
Canada’s Standards and Guidelines for the Conservation
of Historic Places in Canada (2010), which will guide the
JVUZLY]H[PVUVM[OLOLYP[HNLJOHYHJ[LYKLÄUPUNLSLTLU[ZSPZ[LK
PU[OL:[H[LTLU[VM:PNUPÄJHUJL
The Turnock/Morse Residence will be temporarily relocated
during the construction sequencing. The house will be
carefully lifted and temporarily relocated to the rear corner
of the site while the remainder of the site is excavated. Once
the parkade has been built level to grade, the house will be
relocated, and conservation work will proceed once it has
been placed on new foundations. During the relocation and
temporary storage of the historic house, it is essential that the
structure be protected at all times. There are risks associated
^P[O [OL YLSVJH[PVU VM H OPZ[VYPJ Z[Y\J[\YL [OH[ HYL ZWLJPÄJ
to each site, and should be clearly understood prior to the
commencement of work.
This relocation and site protection plan lists protective
measures that should be implemented prior to the relocation
of the house, during its temporary storage onsite, and during
P[ZÄUHSYLSVJH[PVU
Name of Historic Place: Turnock / Morse Residence
Address: 22309 St. Anne Avenue, Maple Ridge
Original Owners: Joseph Dakin Turnock & Hilda Turnock
Designer and Contractor: Joseph Dakin Turnock
Date of Construction: 1938
DONALD LUXTON AND ASSOCIATES INC. | SEPTEMBER 2015 3
Primary facade of the Turnock/Morse Residence in 2011
&DONALD LUXTON
ASSOCIATES
22309 ST. ANNE AVE - RELOCATION AND PROTECTION PLAN4
RELOCATION PLAN
The house will be relocated in three stages, outlined below.
The Relocation Plan is an important part of the conservation
of the Turnock/Morse Residence, and should be referenced in
conjunction with the Conservation Plan during the relocation
phase. Of utmost importance during the relocation phase is
site protection, which should be carefully reviewed prior to
the commencement of work on the relocation of the house.
Prior to relocation the following risks should be evaluated:
• As the Turnock/Morse Residence is being relocated on site,
the potential risk during relocation can be minimized, as
it will not be taken off the property. Lifting and lowering
a building presents some inherent challenges, and the
structure must be thoroughly braced and secured. Once it
is being stored at its temporary location, the house must
be properly secured from intrusion as well as construction
damage.
Phase 1: Structural Stabilization & Preparation Work
• The condition of the structure should be assessed by a
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• Structural support will be provided for the house as per
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in order to prevent damage to the structure during the
relocation process.
• An experienced house mover must be retained.
• The structure and fabric of the building must not be
damaged during the relocation process.
• All required permits must be retained before moving the
house.
• If there is the potential hazard of abrasion to the original
exterior fabric of the house then the exterior wall and
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plywood. Plywood sheets should also be used to cover
windows and doors.
Phase 2: Temporary Relocation
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the relocation of the house to the temporary location.
Protection During Temporary Relocation:
• Are smoke detectors in working order?
• /H]L[OLÄYLHUKWVSPJLKLWHY[TLU[ZILLUUV[PÄLK
that the building will be temporarily relocated and
mothballed?
• Are plans in place to monitor the building on a regular
basis?
• Is the site fenced and regularly patrolled?
• Is the building signed as a protected heritage building
with a phone number for citizens to call with questions
or concerns or report vandals?
• Has the site of the temporary relocation been properly
graded for water runoff?
• Have steps been taken to ensure the proper ventilation of
the building?
• Have interior doors been left open for ventilation
purposes?
• Are wall openings boarded up and exterior doors
securely fastened?
• Have the following been removed from the interior:
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poisons and paints, as well as canned goods that could
freeze and burst?
Phase 3: Move to Final Location
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following work should be carried out:
• Structural engineer to review condition of structural
support and structure should be reinforced where
necessary.
For the relocation:
• An experienced house mover must be retained.
• The structure and fabric of the building must not be
damaged during the relocation process.
• Commence with the conservation work on the house
immediately upon relocation.
This Relocation Plan for the Turnock/Morse Residence should
ensure the safeguarding of the heritage structure during the
relocation process.
DONALD LUXTON AND ASSOCIATES INC. | SEPTEMBER 2015 5
It is the responsibility of the owner to ensure the heritage
resource is protected from damage at all times. At any time that
the house is left vacant, it should be secured against intrusion
and vandalism through the use of appropriate fencing and
security measures. This is especially important if the building
is missing windows or doors or is left elevated for any period of
time. Security measures may include mothballing the historic
property and/or hiring a security guard for the duration of
the work. Generally, once a heritage property is no longer
undergoing rehabilitation work and is under occupancy of
its owners, lockable doors and lower level windows, as well
as continued monitoring by the owners should be adequate
protection.
The house at 22309 St. Anne Avenue will be vacant following
the initial relocation and the structure should be temporarily
closed up to protect it from the weather and to prohibit
unauthorized access.
SITE PROTECTION
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completion of construction of the development. The potential
impact of adjacent construction works on the house should be
carefully assessed. This investigation should occur prior to the
relocation of the house, to ensure protective measures are put
in place in a timely manner.
The following possible effects should be considered:
• Potential construction activity that is adjacent to the
relocated house introduces a potential risk of damage to
the structure, including concentrations of dust, vibration
JH\ZLKI`JVUZ[Y\J[PVULX\PWTLU[HUK]LOPJSLZHUKÄYL
hazards.
• Potential ground displacement and movement of
the house, caused by the adjacent excavation and
foundation work, particularly where foundations are
much deeper than the foundation of the relocated house,
may result in a risk that requires consideration.
• In some cases, lack of water beneath an historic structure
can lead to damage. When groundwater or storm water
is removed from a neighbouring site during foundation
excavations (process known as ‘dewatering’), the
groundwater level beneath the heritage property may
also drop.
• Direct physical damage to historic features and materials
caused by cranes and hoists on a construction site,
including workers dropping building supplies and tools,
are a potential risk to be considered. Misdirected debris
chutes and backing vehicles may also place the heritage
property at risk, and should be carefully monitored.
PHYSICAL PROTECTION OF THE HOUSE FROM
ADJACENT CONSTRUCTION WORKS
24.6725.0124.5826.1626.1325.9725.3625.4525.6225.7525.9126.1125.1525.2425.7925.8225.3025.3425.4425.4425.2725.2026.1525.9825.8225.6525.4325.3525.3625.3825.3525.2425.2425.2525.3325.5626.2726.652262522525.1625.3725.3525.2925.1926.9027.2027.3125.3025.9125.6027.1427.1325.0725.1725.1925.2525.5125.7125.8425.8425.9925.7725.6225.4925.3125.2625.21CurbCurbSidewalkDitch
Edge Pave
Edge Pave 910111260.33340.20860.34240.228LaneSt. Anne Avenue223rd StreetCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 1.1Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BC3/32"=1'-0"Excavation Plan &Temporary Relocationof Heritage HouseFile name: 1105 Architectural BP 2015-10-06.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Oct 15TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, October 15Time: 8:06:05 AMRevised Drawings as per ADP Comments 12/July/127/12/12358"Dashed Line of location of existing house to be relocatedDashed line of underground parking outlinefinal location of heritage house relocated ontop of underparking slabLine of ≈ location of top of bank for excavationSee geotechnical shoringdrawings for type design detailsprovide lock block retaining around hydro poles see geotechnical shoring reportLine of ≈ location of top of bank for excavationprovide 1:1 sloped cut 5'-834"4"3'-214"2'-714"3'-214"2'-138"2'-138"temporary relocation of heritage house well the underground parking is under constructionSeparate Security fence protecting heritage houseTemporary location of security fence protecting site until excavation is complete. Fence to be moved onto property once excavation is complete.Temporary location of concrete traffic barriersMaintain a separate security fence around the heritage house durning construction at all times.Property line after lot consolidation11
Zoning AnalysisProperty 1Civic Address22309 Saint Anne Avenue, Maple Ridge, BC PID: 011-539-178Legal DescriptionLOT 9 BLOCK 5 DISTRICT LOT 398 GROUP 1 NWD PLAN 155Property 2Civic Address22319 Saint Anne Avenue, Maple Ridge, BC PID: 011-539-216Legal DescriptionLOT 10 BLOCK 5 DISTRICT LOT 398 GROUP 1 NWD PLAN 155Property 3Civic Address22331 Saint Anne Avenue, Maple Ridge, BC PID: 011-539-259Legal DescriptionLOT 11 BLOCK 5 DISTRICT LOT 398 GROUP 1 NWD PLAN 155Existing ZoningRS-1Proposed ZoningHRARoad Dedication48.4 sq ft4.5 m2Lot Area (Before Dedications)26,072 sq ft2,422.2 m2Lot Area (After Dedications)26,023 sq ft2,417.7 m2= 0.242 haProposed Net Floor Area Ratio:1.815Required /Allowed (m2)Existing / Proposed NotesMinimum Lot Width:See DrawingsMinimum Lot Depth:See DrawingsMaximum Lot Coverage:See DrawingsMaximum Building Height:4 StoriesSiting:Front SetbackSee DrawingsRear SetbackSee DrawingsInterior Side Yard SetbackSee DrawingsExterior Side Yard SetbackSee DrawingsDensity:272.991Units / HectareFloor Area Calculations:Apartment Gross Floor Area (Includes all common areas)Unit CountFloor 113,022 sq ft1,209.8 m216 UnitsFloor 212,960 sq ft1,204.0 m216 UnitsFloor 312,983 sq ft1,206.1 m216 UnitsFloor 412,776 sq ft1,186.9 m216 UnitsTotal:4 flrs51,740 sq ft4,806.8 m264 UnitsHeritage Gross Floor Area (Includes all common areas)Floor 1917 sq ft85.2 m22 UnitsFloor 2669 sq ft62.1 m2Total:2 flrs1,585 sq ft147.3 m22 UnitsNet Floor Area (Excludes common areas)Unit Type# of BedroomsCountArea (Count X Unit Area)Single Unit AreaUnit A2 Bedroom2 Units1,618.1 sq ft150.3 m2809.1 sq ftUnit A22 Bedroom2 Units1,643.1 sq ft152.6 m2821.5 sq ftUnit B1 Bedroom8 Units5,192.0 sq ft482.4 m2649.0 sq ftUnit B21 Bedroom4 Units2,543.0 sq ft236.3 m2635.7 sq ftUnit C1 Bedroom16 Units10,384.0 sq ft964.7 m2649.0 sq ftUnit D1 Bedroom4 Units2,860.0 sq ft265.7 m2715.0 sq ftUnit E2 Bedroom4 Units3,756.6 sq ft349.0 m2939.1 sq ftUnit FBachelor4 Units1,490.1 sq ft138.4 m2372.5 sq ftUnit G1 Bedroom + Den4 Units2,771.5 sq ft257.5 m2692.9 sq ftUnit H2 Bedroom1 Units736.0 sq ft68.4 m2 736.0 sq ftUnit H22 Bedroom1 Units768.5 sq ft71.4 m2768.5 sq ftUnit H32 Bedroom2 Units1,556.9 sq ft144.6 m2778.4 sq ftUnit I2 Bedroom1 Units838.0 sq ft77.9 m2 838.0 sq ftUnit I22 Bedroom3 Units2,572.2 sq ft239.0 m2857.4 sq ftUnit J2 Bedroom4 Units3,600.7 sq ft334.5 m2900.2 sq ftUnit K2 Bedroom4 Units3,408.1 sq ft316.6 m2852.0 sq ftHeritage A1 Bedroom1 Units686.7 sq ft63.8 m2 686.7 sq ftHeritage B1 Bedroom1 Units816.2 sq ft75.8 m2816.2 sq ftTotal:66 Units47,241.6 sq ft4,388.9 m2Parking RequirementsResidential Component#of UnitsRequiredProvidedBachelor (0.90 per unit)4 units3.60 stalls3 stalls1 bedroom (1.00 per unit)38 units38.00 stalls38 stalls2 bedroom (1.10 per unit)24 units26.40 stalls27 stalls4 bedroom (1.30 per unit)0.00 stalls0 stallsSub Total66 units68 stalls68 stallsVisitor ComponentAll Units (0.10 per unit)6.60 stalls7 stalls5 stalls are small carTotal Parking Stalls74.6 stalls72 stallsRelaxation of 3 parking stallsLoadingN/A0 stallsBicycle RequirementsBicycle Storage ResidentialShort term bicycle storage:19.820 stalls6 / 20 unitsLong term Bicycle storage:16.517 stallsin parking1/ 4 UnitsCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 1.0Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BCAs NotedCover Sheet &List of DrawingsFile name: WSB Title Blocks 10May2011.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Aug 26TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: August 10, 2011Time: 12:01:18 PMRevised Drawings as per ADP Comments 12/July/127/12/12Issued for the HRA Agreement15-10-7These drawings are to be read in conjunction to the Turnock / Morse residence conservation plan prepared by Donald Luxton Associates Inc. January 2012. Do not alter, modify, or remove any elements without them being fully documented. The heritage consultant is to be involved during all processes, and approval to proceed is required before moving forward. All heritage elements to be safeguarded as to retain its heritage value and character by Preservation, Rehabilitation or Restoration. Front View towards Rehabilitated Building Rear View towards Rehabilitated BuildingImage 04 Rear View towards Existing BuildingImage 03 Front View towards Existing BuildingImage 01 Front View towards Existing BuildingImage 02 Front View towards Existing BuildingLIST of DRAWINGSSheetTitleHBP 1.0Cover Sheet & List of DrawingsHBP 2.0Existing Heritage Floor PlansHBP 2.1Site, Foundation Plan, & Building SectionsHBP 2.2Rehabilitated Heritage Roof & Floor PlansHBP 3.0Rehabilitated ElevationsHBP 4.0SchedulesAPPENDIX E
24.6725.0124.5826.1626.1325.9725.3625.4525.6225.7525.9126.1125.1525.2425.7925.8225.3025.3425.4425.4425.2725.2026.1525.9825.8225.6525.4325.3525.3625.3825.3525.2425.2425.2525.3325.5626.2726.652262522525.1625.3725.3525.2925.1926.9027.2027.3125.3025.9125.6027.1427.1325.0725.1725.1925.2525.5125.7125.8425.8425.9925.7725.6225.4925.3125.2625.21CurbCurbSidewalkDitch
Edge Pave
Edge Pave 910111260.33340.20860.34240.228LaneSt. Anne Avenue223rd StreetCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 1.1Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BC3/32"=1'-0"Excavation Plan &Temporary Relocationof Heritage HouseFile name: 1105 Architectural BP 2015-10-06.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Oct 15TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, October 15Time: 8:06:05 AMRevised Drawings as per ADP Comments 12/July/127/12/12358"Dashed Line of location of existing house to be relocatedDashed line of underground parking outlinefinal location of heritage house relocated ontop of underparking slabLine of ≈ location of top of bank for excavationSee geotechnical shoringdrawings for type design detailsprovide lock block retaining around hydro poles see geotechnical shoring reportLine of ≈ location of top of bank for excavationprovide 1:1 sloped cut 5'-834"4"3'-214"2'-714"3'-214"2'-138"2'-138"temporary relocation of heritage house well the underground parking is under constructionSeparate Security fence protecting heritage houseTemporary location of security fence protecting site until excavation is complete. Fence to be moved onto property once excavation is complete.Temporary location of concrete traffic barriersMaintain a separate security fence around the heritage house durning construction at all times.Property line after lot consolidation11
Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 2.0Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BCAs NotedExisting HeritageFloor PlansFile name: WSB Title Blocks 10May2011.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Aug 26TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: August 10, 2011Time: 12:01:18 PMRevised Drawings as per ADP Comments 12/July/127/12/12Issued for the HRA Agreement15-10-7Existing Heritage Window ScheduleNominal SizeMarkQtyWidthHeightWindow OperationExterior TrimLocation - CommentsWE-0113'9"2'7"Fixed GlassTrueRemoveWE-0213'6"3'8"Horizontal SliderTrueRetain & RestoreWE-0313'6"3'8"Horizontal SliderTrueRetain & RestoreWE-0413'6"3'8"Horizontal SliderTrueRetain & RestoreWE-0512'6"3'8"Fixed GlassTrueRetain & RestoreWE-0613'0"1'8"Fixed GlassTrueRemoveWE-0713'0"1'8"Fixed GlassTrueRemoveWE-0812'8"2'8"Fixed GlassTrueRemoveWE-0911'4"3'0"Single HungFalseRemoveWE-1014'0"3'0"CustomFalseRemoveWE-1113'0"1'8"Fixed GlassFalseRemoveWE-1211'4"3'0"Single HungFalseRemoveWE-1312'10"3'10"Fixed GlassTrueRetain & RestoreWE-1412'10"3'10"Fixed GlassTrueRetain & RestoreWE-1511'8"3'10"Fixed GlassTrueRetain & RestoreWE-1613'6"3'8"Horizontal SliderTrueRetain & RestoreWE-1711'8"3'10"Single HungTrueRetain & RestoreWE-1813'9"2'7"Fixed GlassTrueRemoveWE-1912'5"3'9"Double HungTrueRetain & RestoreWE-2012'5"3'9"Double HungTrueRetain & RestoreWE-2112'5"3'9"Double HungTrueRetain & RestoreWE-2212'5"3'9"Double HungTrueRetain & RestoreWE-2312'10"3'10"Fixed GlassTrueRetain & RestoreWE-2412'8"2'8"Fixed GlassTrueRemoveWE-2512'8"2'8"Fixed GlassTrueRemoveWE-2813'0"4'0"CustomTrueRemoveWE-2912'10"3'10"Fixed GlassTrueRetain & RestoreWE-23LLWE-22WE-21WE-20WE-19WE-29LLWE-24WE-25WE-28FBathroomLivingBedroom 1Bedroom 2KitchenDiningRoomDeck458"11'-334"458"3'-034"412"13'-1018"458"7'-11"12'-1"17'-8"458"12'-918"412"3'-834"458"10'-738"4"13'-612"12'-9"6'-10"458"13'-178"458"6'-714"412"5'-0"458"6'-538"458"25'-8"12'-0"4"5'-034"412"12'-1012"412"3'-058"412"2'-10"458"1'-734"412"9'-718"458"634"2'-5"512"2'-5"1'-2"2'-5"512"2'-5"634"3'-938"2'-10"11"2'-10"11"1'-338"1038"2'-8"Skylight overUP 1 RS @ 11"Dashed line of floor below37'-8"11'-4"4'-612"17'-3"4'-612"33'-112"Hatched area of portion of building to be demolished. Save windows as may be required.3'-0"2'-038"Upper Floor PlanScale: 1/4" = 1'-0"WE-12WE-09WE-10WE-11WE-18WE-05WE-04LLLLWE-06WE-07WE-01WE-03WE-02LLLLWE-13LWE-15LLWE-14LLWE-16LLWE-17FWE-08UP 11 RisersDashed line of portion of buildingdemolished in Spring 2014Hatched area of portion of building to be demolished. Save windows as may be required.458"7'-512"412"9'-958"412"9'-834"412"4'-278"458"458"1'-612"412"15'-838"458"6'-1034"458"2'-334"412"2'-512"412"6'-118"458"458"8'-958"412"1'-814"412"10'-338"458"7'-438"558"LivingRoomKitchenDiningRoomBedroomOfficeBathEntryLay-outUnknownMudRoom18'-818"1'-0"33'-112"6'-318"4'-1012"5'-2"11'-212"22'-312"7'-10"18'-0"7'-8"12'-0"12'-0"20'-358"5'-438"2'-6"3'-558"3'-6"2'-514"3'-358"3'-6"3'-6"1114"3'-6"1'-438"1'-8"3'-238"3'-378"2'-10"3'-534"2'-10"UP 1 RS @ 11"52'-958"37'-8"13'-438"4'-0"8'-0"Main Floor PlanScale: 1/4" = 1'-0"These drawings are to be read in conjunction to the Turnock / Morse residence conservation plan prepared by Donald Luxton Associates Inc. January 2012. Do not alter, modify, or remove any elements without them being fully documented. The heritage consultant is to be involved during all processes, and approval to proceed is required before moving forward. All heritage elements to be safeguarded as to retain its heritage value and character by Preservation, Rehabilitation or Restoration.
DE-01D-02FDWFDWDeckRelocated & RenovatedHeritage Housedashed line of underground parkade belowEntranceUnit 117MFE26.21m = 86.0'Sidewalk25.71m25.71mDashed Line of location of existing houseEntranceUnit 11825.71m25.71m25.71mSidewalk25.65m25.65mSee landscape drawings for detailsProperty LineSee landscape drawings for detailsPartial Site PlanScale: 1/4" = 1'-0"BHBP 2.1BHBP 2.1AHBP 2.1AHBP 2.1Unheated CrawlSpaceVenting Required:1sf vent area split on each side of buildingDashed line of porch overconcrete pedistal see structuralDashed line of porch overconcrete pedistal see structuraldashed line of concrete stairs over to match originalDashed line of concrete stairs overFoundation wall - see structuralMeasure onsite existing building, provide adjustments as required and report all discrepancies to the Architectchimney foundation see structuralLocation to be confirmed8'-618"5'-012"4'-938"8"18'-8"22'-312"3'-0"4'-10"18'-8"7'-0"12'-0"9'-112"2'-2"14'-0"Unheated CrawlSpacetop of wall 84'-7 5/8"typicalDashed line ofcrawlspace access overDashed line ofcrawlspace access overVenting Required:1sf vent area split on each side of building12"x6" venttypical of 212"x6" venttypical of 2Edge of suspended slab belowfloor drain, slopeslab to drainfloor drain, slopeslab to drainAll penetrations through concretesuspended slab require 2hr fireresistance rating3'-7"18'-8"19'-0"Unit 118Unit 1179'-218"25'-312"6'-112"FE2E1022A2B2CFoundation PlanScale: 1/4" = 1'-0"BHBP 2.1BHBP 2.1AHBP 2.1AHBP 2.1Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 2.1Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BCAs NotedSite, Foundation Plan, &Building SectionsFile name: WSB Title Blocks 10May2011.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Aug 26TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: August 10, 2011Time: 12:01:18 PMRevised Drawings as per ADP Comments 12/July/127/12/12Issued for the HRA Agreement15-10-7These drawings are to be read inconjunction to the Turnock / Morse residence conservation plan prepared by Donald LuxtonAssociates Inc. January 2012. Do not alter, modify, or remove any elements without them being fully documented. The heritage consultant is to be involved during all processes, and approval to proceed is required before moving forward. All heritage elements to be safeguarded as to retain its heritage value and character by Preservation, Rehabilitation or Restoration.See apartment drawings for undergroundparking structure and detailsMin. HeadroomBuilding Section BScale: 1/4" = 1'-0"1212T. of S.87'-0"T. of S.86'-0"25.71m25.71mUnheated Crawl SpaceUnderground ParkingAtticAtticBathroom8'-034"778"8'-034"778"VariesMech'lH1.0H3.0H2.1H2.01'-734"provide hand &Guardrailcontinuos ridge ventingH3.1H3.1waterproof membrane up wall, see apartment details25.71mApartmentApartment building beyond6'-1058" [2.10m]1212T. of S.87'-0"T. of S.86'-0"25.71m25.71m25.71mUnderground ParkingAtticBedroomBuilding Section AScale: 1/4" = 1'-0"LivingT. of S.94'-8 5/8"US Joist102'-9 3/8"8'-034"778"8'-034"778"1273'-6"Min. Headroom6'-1058" [2.10m]See apartment drawings for undergroundparking structure and detailsUnheated Crawl SpaceMech'lH2.1H2.0continuos ridge ventingH3.1Varieswaterproof membrane up wall, see apartment detailsApartment124Apartment building beyond
RidgeTypical Hatched area of low headroom & mediumdensity closed cell spray in place insulation and vapour barrier min R value to achieve is R-28.existingLine of Main Floor belowprefinished metal gutterNew 30 year cedar roof shingles to match existing HRA. Provide sample toarchitect for approval.min required venting is1:300 insulated roof areaLocation of attic access hatch 36" x 24" typ of 2Continuos ridge vent1maintain existing overhangsprovide 1 layer 1/2" plywood separationCeiling has 1hr membrane rating. All opening to be boxed to u/s of sheathing or sided drywall box.existingexistingexisting3'-7"18'-8"19'-0"Unit 118Unit 1179'-218"25'-312"6'-112"EFE2E1022A2B2CRoof PlanScale: 1/4" = 1'-0"BHBP 2.1BHBP 2.1AHBP 2.1AHBP 2.1Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 2.2Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BCAs NotedRehabilitated HeritageRoof & Floor PlansFile name: WSB Title Blocks 10May2011.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Aug 26TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: August 10, 2011Time: 12:01:18 PMRevised Drawings as per ADP Comments 12/July/127/12/12Issued for the HRA Agreement15-10-7BStudio328.024 sq ftA1 Bed RM231.583 sq ftWE-23LLWE-22WE-22WE-22WE-22WE-29LLW-BRD-2668RD-2668RD-4660RD-2660RD-2668DN14 RS @ 7.47"13 RUN @ 10"BedroomBathroomBedroomRe-located brick chimneyWICDashed line ofroof over1568Hatched area of reducedheadroom slope ceilingDashed line of existingbuilding to be removed42" highguardrailDN14 RS @ 7.47"13 RUN @ 10"SittingBathroomH1.0H1.1H1.2H1.3H1.0H1.2Attic access hatchAttic accesshatch3'-7"18'-8"19'-0"Unit 118Unit 1179'-218"25'-312"6'-112"EFE2E1022A2B2CUpper Floor PlanScale: 1/4" = 1'-0"BHBP 2.1BHBP 2.1AHBP 2.1AHBP 2.1A1 Bed RM444.542 sq ftRD-3050BStudio472.111 sq ftWE-05WE-04LLLLWE-02WE-03LLLLDE-01WE-13LD-02W-ALWE-15LLWE-14LLWE-16LLWE-17FDWRD-2668FDWRD-2668RD-2068RD-2668Rehabilitation Notes1.2.3.4.5.6.7.8.Document the existing appearance and deconstruct chimney. Salvage existing bricks and reconstruct the chimney once the house is relocated.Existing exterior door and frame to be retained and re-located to new entry.Existing original exterior wood siding in good condition to be relocated. Retain sound wood and strip ready for paint.Prior to stripping, document the form, type and colour of coatings and the condition of the wood. Fix in kind broken or deteriorated wood.New concrete stairs painted “Pendrell Red” VC-29New Wood Sashed Window.In a style that is compatible with the original window style and materials. They should replicate the appearance of traditional double-hung wooden sash windows. They can be single hung with a fixed upper-pane. They should be clear kiln-dried fir (not Pine) each to be constructed of single pieces of wood (not fingered jointed).Rehabilitate existing window.Clean and scrape wood ready for paint. Prior to scraping, document the form, type and colour of coatings and the condition of the wood. Fix in kind broken or deteriorated wood. Retain existing glazing. Re-putty existing glazing. Apply weather stripping to sliding surfaces.Rehabilitated covered porch to open trellis. Retain existing wood siding. Restore the main entry trellis to its original form & location.Retain openable vents beside windows, disguised to give the appearance of traditional shutters. Repair and make good with in-kind materials.LivingEntryDiningKitchenLivingDiningRe-located brickchimney & mantelEntryPorch23653187Dashed line of existingbuilding to be removedNew electricfireplace insertH1.3openrailingopen railingKitchen14 RS @ 7.47"13 RUN @ 10"UPNew electricfireplace insertH1.1H1.0H1.2H1.0UPUP14 RS @ 7.47"13 RUN @ 10"UPDashed line ofcrawlspace accessDashed line ofcrawlspace access1 1/4x 5 1/4 PT deck boards2x8 PT joists - see structuralconcrete stairs painted “Pendrell Red” VC-2941 1/4x 5 1/4 PT deck boards2x8 PT joists - see structural3'-7"18'-8"19'-0"Unit 118Unit 1179'-218"25'-312"6'-112"EFE2E1022A2B2CMain Floor PlanScale: 1/4" = 1'-0"BHBP 2.1BHBP 2.1AHBP 2.1AHBP 2.1Heritage Renovated AssembliesEffective RSI values from BCBC Section 9.36. Energy EfficiencyAssemblyRSIArea %RSI eff. (m2•K)/WR-ValueAssembly Source BCBC 2012FRRSTCH1.0Exterior Stud WallREQUIRED:2.7815.790 HR0PROVIDED:2.9416.720 HR0Exterior Air Film0.030.17Repair & Restore Wood Shingle Siding “Winter White” OC-21--3/8" x 1 1/2" PT Strapping 16" OC--Moisture Barrier - TYVEK Building Wrap--3/8" Plywood Sheathing See structural0.080.47Original Wood 2x4 framingframing 1.08 23.0%2.62114.885RSI 0.0085/mmNew Wood 2x2 furring on framing5" Sprayed polyurethane foam Medium-density, 2 lbs./cubic ft, closed-cellcavity 4.57 77.0%RSI 0.036/mmAir Vapour Barrier - 6 mil Poly UV VB--1 Layer 5/8" GWB0.090.51Interior Air Film0.120.68H1.1New Suite to Suite (Demising Wall)REQUIRED:--1 HR50PROVIDED:--1 HR545/8” type ‘X’ ULC rated GWBTable A9.10.3.1.A2X4 stud framing @ max 16" OC (see structural)Assembly W13c3 1/2" Roxul Sound Insulation (One side Only)1” air space2X4 stud framing @ max 16" OC (see structural)*Where noted as shear wall, 1 layer 1/2" plywood (see structural)5/8” type ‘X’ ULC rated GWBH1.2New Interior PartitionREQUIRED:--0 HR0PROVIDED:--0 HR01/2” GWB both sides of 2X4 or 2X6 stud framing (see structural)*see plans for location of 2x6 wall to accommodate services *3 1/2" Roxul Sound Insulation @ bathroom wallsH1.3Re-Constructed Brick ChimneyREQUIRED:--0 HR0PROVIDED:--0 HR0Existing salvaged solid masonry brickNew refractory mortar thickness and joint matched to existingNew Electric fireplace insert sized for existing openingH2.0Insulated Main FloorREQUIRED:4.6726.522 HR0PROVIDED:4.7727.072 HR0Interior Air Film0.160.91Existing Subfloor0.100.57Existing 2x8 Joistsframing1.579.0%4.4825.426" Sprayed polyurethane foam. (Medium-density: 2 lbs./cubic ft., closed-cell foam)cavity 5.49 91.0%Exterior Air Film0.030.17Unheated Vented crawlspace--Table A9.10.3.1.B 2HR Reinforced Concrete Suspended slab--Assembly F1bH2.1Un-Insulated Upper FloorREQUIRED:--0 HR0PROVIDED:--0 HR0Existing SubfloorExisting 2x8 Joists1 Layer 5/8" GWBH3.0Blown Insulated Roof - Membrane RatingREQUIRED:6.9139.241 HR0PROVIDED:7.1040.291 HR0Exterior Air Film0.030.17All roofing work to RCABC five-year guarantee standards.30 yr Duroid Roofing--Solid eave protection to not less than 12" inside inner face of exterior wallTable A9.10.3.1.A#15 plain or perforated asphalt saturated felt, 30lb in valleys/eaves. --Assembly M25/8" Plywood sheathing (see structural)--Existing shiplap--Existing rafters and ceiling joistsframing0.767.0%1.548.733 1/2" Blown Fiberglass insulationcavity1.6793.0%11" Blown Continuos Fiberglass insulation0.01875 / mm5.2429.752.5" clear space required between insulation and sheathing for ventilation--Air Vapour Barrier - 6mil poly UV VB--2 layers 5/8” type X GWB0.181.02Interior Air Film0.110.62Overhang - Perforated Vinyl SoffitNote - Openings in ceiling:No openings are permitted in a ceiling which has a 1 hour rating based on a membrane. Light fixtures are required to be surface mounted, wall mounted or installed with a five sided dry wall box behind. Plumbing vents and ducts are required to be shafted out through the attic space. H3.1Spray Insulated Roof - Membrane RatingREQUIRED:4.6726.521 HR0PROVIDED:5.1929.461 HR0Exterior Air Film0.030.17Table A9.10.3.1.A30 yr Duroid Roofing--Assembly M2#15 plain or perforated asphalt saturated felt, 30lb in valleys/eaves. --5/8" Plywood sheathing (see structural)0.100.57Existing shiplap0.100.57Existing 2x4 rafters and ceiling joists re-joistswith min 2X8 raftersframing 1.57 7.0%4.6726.51RSI 0.0085/mm6" Sprayed polyurethane foam Medium-density, 2 lbs./cubic ft, closed-cellcavity 5.49 93.0%RSI 0.036/mmAir Vapour Barrier - 6mil poly UV VB--2 layers 5/8” type X GWB0.181.02Interior Air Film0.110.62CrawlspaceFloor Area117118Main Floor Area444.5 S.F.472.1 S.F.Upper Floor Area231.6 S.F.328.0 S.F.Total Net Area676.1 S.F.800.1 S.F.These drawings are to be read in conjunction to the Turnock / Morse residence conservation plan prepared by Donald Luxton Associates Inc. January 2012. Do not alter, modify, or remove any elements without them being fully documented. The heritage consultant is to be involvedduring all processes, and approval to proceed is required before moving forward. All heritage elements to be safeguarded as to retain its heritage value and character by Preservation, Rehabilitation or Restoration.
Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 3.0Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BCAs NotedRehabilitated Elevations& Exterior MaterialsFile name: WSB Title Blocks 10May2011.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Aug 26TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: August 10, 2011Time: 12:01:18 PMRevised Drawings as per ADP Comments 12/July/127/12/12Issued for the HRA Agreement15-10-7South ElevationScale: 1/4" = 1'-0"41285111137225.71m25.71mThese drawings are to be read in conjunction to the Turnock / Morse residence conservation plan prepared by Donald Luxton Associates Inc. January 2012. Do not alter, modify, or remove any elements without them being fully documented. The heritage consultant is to be involved during all processes, and approval to proceed is required before moving forward. All heritage elements to be safeguarded as to retain its heritage value and character by Preservation, Rehabilitation or Restoration.
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Heritage Renovated AssembliesEffective RSI values from BCBC Section 9.36. Energy EfficiencyAssemblyRSIArea %RSI eff. (m2•K)/WR-ValueAssembly Source BCBC 2012FRRSTCH1.0Exterior Stud WallREQUIRED:2.7815.790 HR0PROVIDED:2.9416.720 HR0Exterior Air Film0.030.17Repair & Restore Wood Shingle Siding “Winter White” OC-21--3/8" x 1 1/2" PT Strapping 16" OC--Moisture Barrier - TYVEK Building Wrap--3/8" Plywood Sheathing See structural0.080.47Original Wood 2x4 framingframing 1.08 23.0%2.62114.885RSI 0.0085/mmNew Wood 2x2 furring on framing5" Sprayed polyurethane foam Medium-density, 2 lbs./cubic ft, closed-cellcavity 4.57 77.0%RSI 0.036/mmAir Vapour Barrier - 6 mil Poly UV VB--1 Layer 5/8" GWB0.090.51Interior Air Film0.120.68H1.1New Suite to Suite (Demising Wall)REQUIRED:--1 HR50PROVIDED:--1 HR545/8” type ‘X’ ULC rated GWBTable A9.10.3.1.A2X4 stud framing @ max 16" OC (see structural)Assembly W13c3 1/2" Roxul Sound Insulation (One side Only)1” air space2X4 stud framing @ max 16" OC (see structural)*Where noted as shear wall, 1 layer 1/2" plywood (see structural)5/8” type ‘X’ ULC rated GWBH1.2New Interior PartitionREQUIRED:--0 HR0PROVIDED:--0 HR01/2” GWB both sides of 2X4 or 2X6 stud framing (see structural)*see plans for location of 2x6 wall to accommodate services *3 1/2" Roxul Sound Insulation @ bathroom wallsH1.3Re-Constructed Brick ChimneyREQUIRED:--0 HR0PROVIDED:--0 HR0Existing salvaged solid masonry brickNew refractory mortar thickness and joint matched to existingNew Electric fireplace insert sized for existing openingH2.0Insulated Main FloorREQUIRED:4.6726.522 HR0PROVIDED:4.7727.072 HR0Interior Air Film0.160.91Existing Subfloor0.100.57Existing 2x8 Joistsframing1.579.0%4.4825.426" Sprayed polyurethane foam. (Medium-density: 2 lbs./cubic ft., closed-cell foam)cavity 5.49 91.0%Exterior Air Film0.030.17Unheated Vented crawlspace--Table A9.10.3.1.B 2HR Reinforced Concrete Suspended slab--Assembly F1bH2.1Un-Insulated Upper FloorREQUIRED:--0 HR0PROVIDED:--0 HR0Existing SubfloorExisting 2x8 Joists1 Layer 5/8" GWBH3.0Blown Insulated Roof - Membrane RatingREQUIRED:6.9139.241 HR0PROVIDED:7.1040.291 HR0Exterior Air Film0.030.17All roofing work to RCABC five-year guarantee standards.30 yr Duroid Roofing--Solid eave protection to not less than 12" inside inner face of exterior wallTable A9.10.3.1.A#15 plain or perforated asphalt saturated felt, 30lb in valleys/eaves. --Assembly M25/8" Plywood sheathing (see structural)--Existing shiplap--Existing rafters and ceiling joistsframing 0.76 7.0%1.548.733 1/2" Blown Fiberglass insulationcavity1.6793.0%11" Blown Continuos Fiberglass insulation0.01875 / mm5.2429.752.5" clear space required between insulation and sheathing for ventilation--Air Vapour Barrier - 6mil poly UV VB--2 layers 5/8” type X GWB0.181.02Interior Air Film0.110.62Overhang - Perforated Vinyl SoffitNote - Openings in ceiling:No openings are permitted in a ceiling which has a 1 hour rating based on a membrane. Light fixtures are required to be surface mounted, wall mounted or installed with a five sided dry wall box behind. Plumbing vents and ducts are required to be shafted out through the attic space. H3.1Spray Insulated Roof - Membrane RatingREQUIRED:4.6726.521 HR0PROVIDED:5.1929.461 HR0Exterior Air Film0.030.17Table A9.10.3.1.A30 yr Duroid Roofing--Assembly M2#15 plain or perforated asphalt saturated felt, 30lb in valleys/eaves. --5/8" Plywood sheathing (see structural)0.100.57Existing shiplap0.100.57Existing 2x4 rafters and ceiling joists re-joists with min 2X8 raftersframing 1.57 7.0%4.6726.51RSI 0.0085/mm6" Sprayed polyurethane foam Medium-density, 2 lbs./cubic ft, closed-cellcavity 5.49 93.0%RSI 0.036/mmAir Vapour Barrier - 6mil poly UV VB--2 layers 5/8” type X GWB0.181.02Interior Air Film0.110.62CrawlspaceWE-20WE-21WE-22WE-14WE-03WE-04WE-16EXISTING WINDOWS not being retained are not shown.Front Elevation of Existing Windows to be RetainedScale: 1/4" = 1'-0"Plan of Existing Windows to be RetainedScale: 1/4" = 1'-0"EXISTING WINDOWS not being retained are not shown.Line of floor levelFront Elevation ViewScale: 1/4" = 1'-0"Plan ViewScale: 1/4" = 1'-0"Door Notes:Provide shop drawings for all doors to Bissky Architecture for review and approval. Integrate doors with specified hardware. All wood doors and frames to be factory prepared, finished as noted - color by architect. All bathroom and ensuite doors to have privacy hardware sets.Existing Doors not being retained are not shown.Proposed Heritage Window ScheduleNominal SizeMarkQtyWidthHeightWindow OperationExterior TrimLocation - CommentsWE-0213'6"3'8"Horizontal SliderTrueRetain & RestoreWE-0313'6"3'8"Horizontal SliderTrueRetain & RestoreWE-0413'6"3'8"Horizontal SliderTrueRetain & RestoreWE-0512'6"3'8"Fixed GlassTrueRetain & RestoreWE-1312'10"3'10"Fixed GlassTrueRetain & RestoreWE-1412'10"3'10"Fixed GlassTrueRetain & RestoreWE-1511'8"3'10"Fixed GlassTrueRetain & RestoreWE-1613'6"3'8"Horizontal SliderTrueRetain & RestoreWE-1711'8"3'10"Single HungTrueRetain & RestoreWE-1912'5"3'9"Double HungTrueRetain & RestoreWE-2012'5"3'9"Double HungTrueRetain & RestoreWE-2112'5"3'9"Double HungTrueRetain & RestoreWE-2212'5"3'9"Double HungTrueRetain & RestoreWE-2312'10"3'10"Fixed GlassTrueRetain & RestoreWE-2912'10"3'10"Fixed GlassTrueRetain & RestoreW-A14'0"3'9"CustomTrueNew Wood Sash WindowW-B16'0"3'9"CustomTrueNew Wood Sash WindowWE-02LWE-05WE-13WE-15WE-16WE-17WE-19WE-23WE-29W-AW-BWindow Notes:1) All window colours as approved by architect.2) All windows and skylights must be installed in accordance with the manufactures specifications.3) All windows and skylights must be installed to be sealed to the air barrier and vapour barrier.4) New Heritage windows to match original existing windows as closely as possible in form and detail using a compatible substitute material. 5) Existing windows will not conform to NAFS 08 or AAMA/WDMA/CSA 101/I.S.2/A440(2008)) & Canadian Supplement (A440S1-09)The windows are a unique feature of this house. They are highly inventive and unusual, with most window sash fixed in place and openable vents beside, disguised to give the appearance of traditional shutters. Typical of the Colonial Revival style, the windows are multi-paned. The original windows of the Turnock / Morse Residence have significant heritage value and are to be preserved and restored.A) A contractor trained in the repair of historic sash windows and with experience in working on heritage buildings should be retained to carry out the work.B) Determine matching profiles and suitability of removed windows for salvage and reuse.C) The windows should be protected during construction work or the sash removed from thesite to a safe storage place or workshop. Existing glazing should be retained and cleaned, and re-puttied with glazier’s putty as necessary. Weather-strip as required to improve thermal performance. Hung windows should be properly re-hung, including upper sash as required.D) A close-up condition assessment should determine if rotten wood is extant. Remove deteriorated and rotten wood elements and replace to match existing in profile. Prepare wood surfaces for repainting.E) The metal screening in the louvred vents has deteriorated and needs to be replaced.F) Some of the interior vent doors have been replaced and replica new doors should beinstalled.G) Any new windows should match the profile, materials and configuration of the existingwindows.Abbreviations:WE = Existing WindowNew Window Specifications OnlyAll windows, doors, skylights to meet NAFS 08AAMA/WDMA/CSA 101/I.S.2/A440(2008)) & Canadian Supplement (A440S1-09)Building InformationLocation: Maple Ridge, BCDRWP220 PaTerrain:OpenHWP 670 PaHeight:20mSnow Load Ss2400 Pa Sr300 PaJDT-9 °CRequired Performance LevelsMinimum windows, doors and skylights Performance Grade (PG) Class R 25Design Pressure (DP) 1200 paStructural Test Pressure(STP) 1800 paWater Penetration Resistance Test Pressure(LW)330 paCanadian Air Infiltration /ExfiltrationA2 LevelNew Wood WindowsScale: 1/4" = 1'-0"6'-8"3'-9"4'-0"3'-9"6'-0"2'-0"2'-0"2'-0"2'-0"2'-0"existing wall ventProposed Heritage Door ScheduleNominal SizeMarkQtyWidthHeightWindow OperationLocation - CommentsDE-0112'10"6'8"Swing SimpleRehabilitated EntryD-0212'10"6'8"Swing SimpleNew EntryRD-206812'0"6'8"Bi-fold SimpleClosetRD-266012'6"6'0"Bi-fold SimpleClosetRD-266822'6"6'8"Swing SimplePassageRD-266842'6"6'8"Bi-fold SimpleClosetRD-306013'0"6'0"Bi-fold SimpleClosetRD-466014'6"6'0"Bi-fold Bi-partClosetApproved Historic Window Restoration Companies*All other companies require approval from the Architect and Heritage Consultant before engaging1) Extraordinary League ContractingRyan Bahris, Vancouver604.728.3707, ryan@exle.ca2) H&S CarpentryIan Shapcott, 116-330 East 7th Ave, Vancouver778-988-3491, ian@hscarpentry.ca3) Vintage WoodworksJim Stiven, Keri Briggs, 408 Alpha Terrace, Victoria, BC250-386-5354, keri@vintagewoodworks.caDE-01D-02RD-2068RD-2668RD-4660RD-26686'-8"Line of floor levelThese drawings are to be read in conjunction to the Turnock / Morse residence conservation plan prepared by Donald Luxton Associates Inc. January 2012. Do not alter, modify, or remove any elements without them being fully documented. The heritage consultant is to be involved during all processes, and approval to proceed is required before moving forward. All heritage elements to be safeguarded as to retain its heritage value and character by Preservation, Rehabilitation or Restoration.Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnDwg #SheetWBDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE &URBAN DESIGN INC. PLANNING INTERIOR DESIGN110566 Unit Apartment & HRAHBP 4.0Civic Address:22309, 22319, 22331,Saint Anne Avenue, Maple Ridge BCAs NotedSchedulesFile name: 1105 Architectural BP 2015-10-06.vwxIssue For ADP 28/May/125/28/12Legal Address:See sheet A01 2015, Oct 7TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, October 7Time: 7:53:28 AMRevised Drawings as per ADP Comments 12/July/127/12/12Issued for the HRA Agreement15-10-7window1" thick window sill to extend 1/2" beyond wall & flush with side trimside trimtop trim, 45° mitre jointshinged vent doorknob and latchInterior Casing DetailScale: 1/2" = 1'-0"1Document form & material. Restore and repair.Cedar Shinglesbuilding paper3/4” Thick diangle Shiplap3 1/2” studsinterior finishExterior Wall AssemblyScale: 1" = 1'-0"2414"Original Cedar Shingles3/8” PT StrappingMoisture Barrier3/8” Plywood Sheathing3 1/2” Original studs1 1/2” Increased cavity depth5” Polyurethane Spray foam6 mil UV VB5/8” GWBExistingProposed112"414"Exterior PlaneRemains ConstantExterior PlaneRemains ConstantImage of Existing AssemblyDate: 2015-09-233/4” ShiplapCedar Shakes4 1/4” Depth to shakes
APPENDIX F
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETING DATE:MEETING DATE:MEETING DATE:MEETING DATE: November 16, 2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2015-151-SP
FROM:FROM:FROM:FROM: Chief Administrative Officer ATTN:ATTN:ATTN:ATTN: CoW
SUBJECT:SUBJECT:SUBJECT:SUBJECT: Soil Deposit Permit for Soil Deposit Permit for Soil Deposit Permit for Soil Deposit Permit for 9842 264 Street9842 264 Street9842 264 Street9842 264 Street
PURPOSEPURPOSEPURPOSEPURPOSE::::
A Soil Deposit application has been made to the City which falls under Section 20(3) of the
Agricultural Land Commission Act. This site is 1.99 hectares and is within the Agricultural Land
Reserve (ALR). This application arises from the property owner’s interest to improve agricultural
utilization of the property. The proposed volume of soil material for deposit at this property is
14,000 cubic metres (m3); approximately 2000 truck loads. The land owner’s proposal consists of
an average fill depth of 1.0 metre and the fill area covers approximately 1.4 hectares (3.5 acres).
This application is being processed under the requirements of the Agricultural Land Commission
which requires Council’s comments and recommendations concerning the proposed fill activity on
ALR land prior to forwarding the application (with Council’s comments) to the Agricultural Land
Commission for review. Based on the information provided by the applicant and review of
Agricultural Land Commission policies, City Staff support this application. The property is currently
used as a hobby farm. Any fill application approved by the Agricultural Land Commission will be
required to conform to the City’s regulations (specifically the Soil Deposit Regulation Bylaw No.
5763-1999).
RECRECRECRECOMMENDATION:OMMENDATION:OMMENDATION:OMMENDATION:
That the application for a fill permit under Section 20 (3) of the Agricultural Land Commission Act That the application for a fill permit under Section 20 (3) of the Agricultural Land Commission Act That the application for a fill permit under Section 20 (3) of the Agricultural Land Commission Act That the application for a fill permit under Section 20 (3) of the Agricultural Land Commission Act
submitted for the property at submitted for the property at submitted for the property at submitted for the property at 9842 264 Street9842 264 Street9842 264 Street9842 264 Street be approved through resolution by Council and be approved through resolution by Council and be approved through resolution by Council and be approved through resolution by Council and
forwarded to the Agricultural Land Commission.forwarded to the Agricultural Land Commission.forwarded to the Agricultural Land Commission.forwarded to the Agricultural Land Commission.
BABABABACKGROUND:CKGROUND:CKGROUND:CKGROUND:
Applicant: Co-Pilot Industries Ltd. Allan Morris
Owner: William J Metcalf, Barbara Metcalf
Legal Description: Lot: 4, Section: 6, Township: 15, Plan: NWP2721
OCP : Existing: Agricultural
Zoning: Existing: RS-3 (One Family Rural Residential)
1112
- 2 -
Surrounding Uses
North: Use: 3 properties, Agricultural and Rural Residential
Zone: (3) 100% RS-3 (One Family Rural Residential)
OCP: (3) 100% URBRES (Urban Reserve)
South Use: Agricultural and Rural Residential
Zone: 100% RS-3 (One Family Rural Residential)
OCP: 100% AGR (Agricultural)
East Use: Agricultural and Rural Residential
Zone: 100% RS-3 (One Family Rural Residential)
OCP: 100% AGR (Agricultural)
West Use: 2 properties, Agricultural and Rural Residential
Zone: (2) 100% RS-3 (One Family Rural Residential)
OCP: (1) 100% AGR (Agricultural)
(1) 100% URBRES (Urban Reserve)
Existing Use of Property: Agricultural, Single Family Residential
Proposed Use of Property: Agricultural, Single Family Residential
Access: 264th Street
PROJECT DESCRIPTION:PROJECT DESCRIPTION:PROJECT DESCRIPTION:PROJECT DESCRIPTION:
The property is located within the Agricultural Land Reserve, not within a floodplain, and over an
underground aquifer (Grant Hill Aquifer) that is used for local resident water supply.
The applicant has proposed to bring fill onto the property in order to improve soil quality on the
property and to reduce the uneven terrain that limits the operation of agricultural machinery in
certain areas of the property. The applicant is proposing to place 14,000 m3 of soil over 1.4
hectares (70%) of the property. The elevation of the 1.4 hectares will be raised an average of 1.0
metre.
The property owner has installed drainage to improve their farm use of the property in the past.
Further drainage improvements will be implemented.
The applicant has submitted a survey drawing from Wade & Associates Inc. and two reports from
Statlu Environmental Consulting Ltd. that provide a final grading plan, a soil quality assessment and
a hydrological assessment.
ENVIRONMENTAL IMPLICATIONS:ENVIRONMENTAL IMPLICATIONS:ENVIRONMENTAL IMPLICATIONS:ENVIRONMENTAL IMPLICATIONS:
Soil Quality and Monitoring:
A soils study completed by Statlu Environmental Consulting Ltd. has concluded that filling according
to the company’s prescriptions will improve soil quality from a mixture of Class 3 soils to Class 2
soils.
- 3 -
If a Soil Deposit Permit is issued, the Applicant will be required to provide log books for the soil
material deposited to provide the source locations and contractors responsible for the material. The
Professional Agrologist (soils specialist) responsible for the project site will be required to conduct
regular inspections of the project site and deposited material.
Trees:
Trees on site are not expected to be removed and the property owners have planted numerous trees
on the property over recent years and are interested in protecting those trees. Several trees that
were recently planted will be relocated with the reconstruction of the southern most stormwater
pond.
Stormwater management and Water Quality:
Statlu Environmental Consulting Ltd. has confirmed that the proposed importation of soil and the
relocation and installation of stormwater management features will have negligible impact on local
hydrology and will not affect drainage patterns on neighbouring properties. In addition, Statlu
Environmental Consulting Ltd. states that the underlying aquifer and subsequently groundwater
wells used for residential purposes will not be impacted as a result of the proposed fill activity.
Should Council support the proposed soil deposit project being forwarded to the Agricultural Land
Commission and should the proposed project be approved by the Agricultural Land Commission, the
Permit holder will be required (in compliance with the Watercourse Protection Bylaw) to manage
stormwater and to protect water quality through the installation and maintenance of erosion and
sediment control measures. A refundable security for Erosion and Sediment Control will be required
if a Soil Deposit Permit is issued.
INTERGOVERNMENTAL ISSUES:INTERGOVERNMENTAL ISSUES:INTERGOVERNMENTAL ISSUES:INTERGOVERNMENTAL ISSUES:
Agricultural Agricultural Agricultural Agricultural Land Commission:Land Commission:Land Commission:Land Commission:
Should the Agricultural Land Commission not approve of the application, the City cannot grant a
Permit. If the Agricultural Land Commission does approve the application, the City is obligated to
grant a Permit as long as the applicant can provide all assurances requested under City regulations.
The City will be able to regulate the project through Permit conditions.
CITIZEN/CUSTOMER IMPLICATIOCITIZEN/CUSTOMER IMPLICATIOCITIZEN/CUSTOMER IMPLICATIOCITIZEN/CUSTOMER IMPLICATIONS: NS: NS: NS:
Residents may have concerns (associated with this proposed project) related to an increase in truck
traffic, an increase in construction related noise, and potential impacts on water quality. A traffic
management plan will be required for this project and traffic will be directed along the most
appropriate routes to optimize safety and minimize impacts to local residents. Local residents may
also experience an increase in noise associated with the operation of construction machinery on
site. The property will retain a 5m buffer along the south property line with trees and shrubs that will
assist in noise amelioration as will the trees and shrubs along the 264th road corridor. The City
Noise Bylaw limits machine operation to 7am to 9pm Monday through Saturday, while machine
- 4 -
operation is not permitted on Sundays or holidays. The applicant and contractor will be responsible
for the installation and maintenance of Erosion and Sediment Control measures and these
measures will be monitored by a Qualified Professional.
INTERDEPARTMENTAL IMPLICATIONS: INTERDEPARTMENTAL IMPLICATIONS: INTERDEPARTMENTAL IMPLICATIONS: INTERDEPARTMENTAL IMPLICATIONS:
Filling, land grading, traffic, road conditions, and water quality within this rural residential area are
issues that affect Planning, Engineering, Building, Bylaws and Operations Departments. A permit (if
approved) would include a detailed list of requirements that will assist in ensuring that the site
works are compliant with municipal regulations and best management practices.
ALTERNATIVES: ALTERNATIVES: ALTERNATIVES: ALTERNATIVES:
The applicant is asking for a Permit to raise the level of 70% of the property in order to make it more
functional for farm use. If a Permit is not granted, the property owner will still be able to use the
property but the property’s farm potential will be limited due to the land grades, current drainage
and soil quality. The soils on the property could be re-graded without the addition of fill to improve
the grade issue, however, due to the shallow depths of topsoil, the drainage of the property as well
as limited growing potential will remain a challenge.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
Based on the information provided by the applicant, this Soil Deposit Permit application is supported
by staff. It is our understanding that the Soil Deposit Permit application provides adequate
justification for this activity to occur on land within the Agricultural Land Reserve.
- 5 -
It is recommended that this proposal be approved through resolution by Council and forwarded to
the Agricultural Land Commission. The Agricultural Land Commission will determine whether this
non-farm use proposal would be beneficial to agriculture.
“Original signed by Mike Pym”
____________________________________________________________________________________________________________________________________________________________________________________________
Prepared byPrepared byPrepared byPrepared by : : : : Mike PymMike PymMike PymMike Pym, MRM, MCIP, RPP, MRM, MCIP, RPP, MRM, MCIP, RPP, MRM, MCIP, RPP
Environmental TechnicianEnvironmental TechnicianEnvironmental TechnicianEnvironmental Technician
“Original signed by Christine Carter”
________________________________________________________________________________________________________________________________________________________________________________________
Approved byApproved byApproved byApproved by: Christine Carter, MChristine Carter, MChristine Carter, MChristine Carter, M.PL, MCIP.PL, MCIP.PL, MCIP.PL, MCIP, RPP, RPP, RPP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by Frank Quinn for Paul Gill”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: Paul GillPaul GillPaul GillPaul Gill, , , , CPA, CGACPA, CGACPA, CGACPA, CGA
AAAActing cting cting cting Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
DATE: Nov 9, 2015
FILE: 2015-151-SP
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
9842 264 STREETLegend
Stream
Ditch Centreline
Indefinite Creek
Lake or Reservoir
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Nov 9, 2015
FILE: 2015-151-SP
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
9842 264 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
Page 1 of 3
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Ridge Brewing Company Ltd.- Liquor License Amendment Application – Brewery
Lounge Endorsement.
EXECUTIVE SUMMARY:
The Liquor Control and Licensing Branch (LCLB) have received an application from Ridge Brewing
Company Ltd. located at #2 – 22826 Dewdney Trunk Road for a manufacturer brewery lounge
endorsement (Appendix I).
One of the considerations utilized by the LCLB in reviewing an application for occupancy increases of
a liquor primary license is a resolution from the local government. A number of regulatory criteria
must be addressed in the Council resolution as well as comments pertaining to the views expressed
by area residents. Council may choose to support the application, not support the application or
indicate they do not wish to comment.
RECOMMENDATION(S):
1.That the application by Ridge Brewing Company Ltd. at #2 – 22826 Dewdney Trunk Road
Maple Ridge for a brewery lounge endorsement, as an amendment to Liquor License No.
306440, the existing Liquor Primary License not be supported based on the information
contained in the Council report dated November 16, 2015.
2.That a copy of the resolution be forwarded to the Liquor Control and Licensing Branch in
accordance with the legislative requirements.
DISCUSSION:
a)Background Context:
On July 3, 2015, the owner of Ridge Brewing Company Ltd. through the Liquor Control and
Licensing Branch submitted an application for a brewery lounge endorsement to their
manufacturing brewery licence.
The LCLB guidelines request a specific Council resolution commenting on the application in
terms of community impacts which may occur as a result of the proposed change to the
establishment operations as a result to the proposed change to the licensed Brewery license
at this particular location. Part of the process requires Council to gather views of the
residents who may be affected by the establishment of the liquor primary license in their
neighbourhood.
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Page 2 of 3
In following the public input requirement, 1,344 letters were sent to owners and occupants
of property within approximately 500 metres of the subject site with the vast majority of the
recipients being residents and the rest of the property owners showing as registered
companies. There were 39 responses to the 1,344 letters sent to surrounding property
owners and occupants. These responses are attached as Appendix II for Council’s reference.
The City also posted a public notice in the local newspaper running in three separate editions
the last week of August and then again the first and second week of September 2015.
The Maple Ridge RCMP Detachment was asked for their input on this matter and they have
confirmed they do not have any operational issues with this application.
Attached as Appendix III to this report is correspondence from The Manager of Inspection
Services for the City, who advises that for Ridge Brewing to change from a micro-brewery to a
liquor primary establishment, they would have to change the occupancy from Group F
Division Two (F2) to Assembly Group A Division 2 (A2). To meet the regulations for this
change they would have to make significant structural alterations to the building. Some of
these alterations include a two hour fire separation between the units and a fire alarm
system installed throughout the building.
Parking on the subject property is inadequate to satisfy municipal parking requirements for
this proposed additional use. The access road to the property, Dewdney Trunk Road, has
steady traffic due to its commercial location.
The three closest liquor primary licensed premises to the subject property are:
Witchcraft Pub – 22648 Dewdney Trunk Road
Chances Maple Ridge – 22710 Lougheed Highway
The Wolf Bar – 22336 Lougheed Highway
b) Desired Outcome(s):
That Council does not support the application from Ridge Brewing Company Ltd. for a
brewery lounge endorsement as requested.
c) Intergovernmental Issues:
Both local government and the provincial government have an interest in ensuring that liquor
regulations are followed and that licensed establishments listen to the needs of the
community.
d) Citizen/Customer Implications:
The review of this application has taken into consideration the potential for concerns from
surrounding properties in terms of parking, traffic and noise generation as well as the
proximity of schools and similar establishments.
e) Interdepartmental Implications:
The Licences Permits and Bylaws Department has coordinated in the review process and
solicited input from the public, other municipal departments as well as the RCMP.
Page 3 of 3
f) Alternatives:
To approve the application and provide conditions to the approval in the form or
recommendations to forward to the LCB.
CONCLUSIONS:
That Council pass the necessary resolution not supporting the application from Ridge Brewing
Company Ltd. as submitted based upon the staff findings set out in this report.
“Original signed by R. MacNair”
_______________________________________________
Prepared by: R. MacNair
Manager of Bylaw and Licencing Services
“Original signed by Frank Quinn”
__________________________________________
Approved by: Frank Quinn, MBA, P.Eng
General Manager: Public Works and Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
RM/jd
Appendices:
I. Application Summary from the LCLB for a manufacturer brewery lounge
endorsement for Ridge Brewing Company Ltd.
II. Resident responses & correspondence
III. Correspondence from the Manager of Inspection Services
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council
FROM: Acting Chief Administrative Officer MEETING: COW
SUBJECT: Proposed Cellular Tower at Golden Ears Park
EXECUTIVE SUMMARY:
The demand for cellular communications bandwidth continues to escalate as consumers and first
responders alike rely more and more on wireless devices such as smartphones, tablets and laptops
for business and personal use.
One geographic area that has been perpetually devoid of cellular communications service is the
primary public use area of Golden Ears Provincial Park, including the day and overnight use areas.
Over the years, this has proven to be an inconvenience to the park users and a significant challenge
for first responders.
Over the past year, Rogers Communications Inc. (Rogers) has worked with BC Parks staff to identify a
suitable location for a new telecommunications structure to provide improved coverage for both the
day and overnight use areas around Alouette Lake. The proposed location will have no direct impact
on any residential neighborhood within Maple Ridge.
Using the City’s Telecommunications Antenna Structure Siting Protocol (V2) requirements as its
guide, Rogers, (through Cavalier Land) completed the requisite public consultation process and has
asked the City to provide it with an acknowledgement of completion of the prescribed consultation
process that it can take to Industry Canada for consideration for final approval. For reference,
Rogers received only one (1) response to its public consultation process and this response was in
support of the location and installation.
Given that the proposed tower location will have no direct impact on any Maple Ridge residential
neighborhood, that it is located on Provincial (Crown) land and that there will be a direct benefit to
both consumers and first responders alike, staff are recommending support for the project.
RECOMMENDATIONS:
That satisfactory completion of the Public Consultation process by Rogers Communications Inc. is
acknowledged and there were no objections to the proposed cellular communications tower for
Golden Ears Park.
1 1131
BACKGROUND:
Rogers Communications Inc. (Rogers) is proposing to install a new cellular communications antenna
structure located on unsurveyed Crown land adjacent to the Alouette campground. (see map of
proposed location included as Appendix A) This new site aims to ensure sustainable high quality and
reliable voice and data services for Rogers’ customers and provide a much needed increase in the
access to emergency services for all mobile users in the area including first responders and search
and rescue staff. Note that as the proposed communication tower is located deep within the
Provincial Park, there would be no impact on any residential neighborhood.
Rogers adhered to the City of Maple Ridge’s municipal consultation requirements as contained in its
Telecommunications Antenna Structure Siting Protocol (V2) and a summary of the process and
outcome is attached in Appendix B.
The next steps for Rogers in order to proceed to build and operate the tower, requires a Council
resolution acknowledging satisfactory completion fo the public consultation process for the project.
This resolution will be sent to Industry Canada, the approving authority, so that Rogers may apply for
a radio broadcasting license.
CONCLUSION:
Given that Rogers has followed the prescribed public consultation process, that the proposed tower
location will have no direct impact on any Maple Ridge residential neighbourhood, that it is located
on Provincial (Crown) land and that there will be a direct benefit to both consumers and first
responders alike, staff are recommending support for the project.
“Original signd by Darrell Denton”_____________________
Prepared by: Darrell Denton
Property and Risk Manager
“Original signed by Paul Gill” ________________________
Approved by: Paul Gill
General Manager, Corporate and Financial Services
“Original signed by Frank Quinn”________________________
Concurrence: Frank Quinn
Acting Chief Administrative Officer
Attachments
Appendix A: Map Indicating Location of Proposed Cellular Communications Tower
Appendix B: Summary Response Process and Response Letter Received Through Public Consultation
2
Appendix A: Map Indicating Location of Proposed Cellular Communications Tower
3
W3603 Alouette Lake 2015/09/01
September 01, 2015
City of Maple Ridge
11995 Haney Place
Maple Ridge, BC V2X 6A9
Attn: Darrell Denton
Property & Risk Manager
ddenton@mapleridge.ca
Re: Request for Municipal Concurrence
Telecommunications Facility
In the vicinity of the Alouette Lake campground – Golden Ears Provincial Park
Coordinates: N 49° 18' 43.20" W122° 28' 09.20"
Rogers Site ID: W3603 Alouette Lake
Cavalier Land on behalf of Rogers Communications Inc. (Rogers) is pleased to advise you that the City of
Maple Ridge’s municipal consultation requirements have been adhered to as part of the approval process
for the proposed Telecommunications Facility at in the vicinity of the Alouette Lake campgrounds within
Golden Ears Provincial Park. As part of the request for municipal concurrence, at this time we would like
to request any questions/comments/concerns from the necessary municipal stakeholders on the
completed consultation steps below.
The following actions have been taken as part of the Public Consultation Process:
1. Provide written notification to the public, the land-use authority and Industry Canada of the
proposed antenna system installation or modification.
- Written notification to the City of Maple Ridge and Industry Canada was sent out on July 27th,
2015.
- Written notification to the public was sent out on July 27th, 2015.
- Notice was published in local newspaper on August 5th & August 7th, 2015 (tearsheets are
attached).
- Notification to be posted within Golden Ears Provincial Park. Notice was posted at Alouette Lake
Convenience Store (photos are attached).
2. Engage the public and the land-use authority in order to address relevant questions, comments
and concerns regarding the proposal.
- One response was received (copy is attached):
o Brian MacDonald, on behalf of Ridge Meadows Search & Rescue (RMSAR),
forwarded a letter of support for a tower within the Park on August 26th, 2015. Mr.
MacDonald remarked that the Provincial Park was a primary response area for his unit
and that despite a sophisticated radio repeater system, the RMSAR’s communications
within Park boundaries remained poor and that the tower would constitute a significant
improvement to safety and wellbeing of Park visitors.
Cavalier Land Ltd thanked Mr. MacDonald for his support and advised he would
be kept in the loop going forward, August 26th, 2015.
W3603 Alouette Lake 2015/09/01
3. Provide an opportunity to the public and the land-use authority to formally respond in writing to
the proponent regarding measures taken to address reasonable and relevant concerns.
- No objections or concerns were received.
If you could please forward any remaining questions/comments/concerns regarding the above proposed
Telecommunications Facility at in the vicinity of the Alouette Lake campground in Golden Ears Provincial
Park, it would be greatly appreciated. If the City of Maple Ridge does not have any additional questions,
comments or concerns, it would be appreciated if a Letter of Concurrence could be granted as soon as
possible.
On behalf of Rogers Communications Inc., Cavalier Land Ltd. would like to thank you for your continued
cooperation.
Sincerely,
Cavalier Land
Michael Cameron
Cavalier Land Ltd.
400, 440 - 2 Avenue SW
Calgary, Alberta, T2P 5E9
C. (778) 997-1972
F. (587) 952-8371
E. michael.cameron@cavalierland.ca
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CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read DATE:DATE:DATE:DATE: November 16, 2015
and Members of Council Committee of the Whole
FROM:FROM:FROM:FROM: Chief Administrative Officer
SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended October 31, 2015
EXECUTIVE EXECUTIVE EXECUTIVE EXECUTIVE SUMMARY:SUMMARY:SUMMARY:SUMMARY:
The disbursements summary for the past period is attached for information. All voucher payments are
approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the
disbursements listing through Council resolution. Expenditure details are available by request through
the Finance Department.
RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That the That the That the That the disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended October 31October 31October 31October 31, 2015, 2015, 2015, 2015 bebebebe received for received for received for received for
information only.information only.information only.information only.
GENERALGENERALGENERALGENERAL $$$$ 10,701,84810,701,84810,701,84810,701,848
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 2,672,3802,672,3802,672,3802,672,380
PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 98,40198,40198,40198,401
$$$$ 13,472,62913,472,62913,472,62913,472,629
DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b)b)b)b) Community Communications:Community Communications:Community Communications:Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1132
c)c)c)c) Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
•AC Paving Company – Rainbow Creek culvert replacement $ 166,830
•AC Paving Company – Selkirk Ave road improvements (225 – 226) $ 107,688
•Blue Pine Enterprises – Whonnock Lake Park enhancement project $ 241,524
•Emergency Communications – Dispatch levy – 4th quarter $ 248,886
•G.V. Water District – water consumption Jul 1 – Aug 4/15 $ 1,149,904
•G.V. Regional District – Debt payment $ 2,163,170
•Imperial Paving – 240 St road improvements (102 – 104)$ 281,400
•King Hoe Excavating Ltd. – 128 Ave road & drainage (210 – 216) $ 1,211,010
• Ridge Meadows Recycling Society – Monthly contract for recycling $ 187,464
d)d)d)d) Policy Policy Policy Policy Implications:Implications:Implications:Implications:
Corporate governance practice includes reporting the disbursements to Council monthly.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
The disbursements for the month ended October 31, 2015 have been reviewed and are in order.
______________________________________________
Prepared by: G’Ann RyggG’Ann RyggG’Ann RyggG’Ann Rygg
Accounting Clerk IIAccounting Clerk IIAccounting Clerk IIAccounting Clerk II
_______________________________________________
Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning
_______________________________________________
Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
GM GM GM GM –––– Corporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial Services
_______________________________________________
Concurrence: Paul Gill, BBA, CPA, CGAPaul Gill, BBA, CPA, CGAPaul Gill, BBA, CPA, CGAPaul Gill, BBA, CPA, CGA
Acting Acting Acting Acting Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
gmr
"Original signed by G'Ann Rygg"
"Original signed by Trevor Thompson"
"Original signed by Paul Gill"
"Original signed by Paul Gill"
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
0946235 BC Ltd Roadside mowing 30,492
AC Paving Company Ltd Rainbow Creek culvert replacement on Kanaka Road 166,830
Selkirk Avenue road improvements (225 St - 226 St)107,688 274,518
Avenue Machinery Corp Diesel tractor with front end loader 75,958
BC Hydro Electricity 131,125
BC SPCA Contract payment 28,230
Beta Enterprises Ltd Refund new sanitary connection overpayment 18,120
Blue Pine Enterprises Ltd Whonnock Lake Park enhancement project 241,524
Boileau Electric & Pole Ltd Maintenance: Albion Sports Complex 165
Albion Fairgrounds 66
Banners 222
City Hall 132
Curling Rink 2,946
Firehalls 1,203
Leisure Centre 132
Pitt Meadows Family Rec Centre 482
Rental property 199
South Bonson Community Centre 309
Street lights 3,396
Street light pole replacement program 7,720
Traffic signals 310 17,282
CUPE Local 622 Dues - pay periods 15/20 & 15/21 26,108
Chevron Canada Ltd Gasoline & diesel fuel 78,863
Coquitlam Ridge Constructors Bridge barrier & railing replacement - S.Alouette & Millionaire Crk 16,174
Deeproot Canada Corp Selkirk Avenue road improvements (225 St - 226 St)33,526
Ecotainer Sales Inc Red recycling containers 35,685
Emergency Communications Dispatch levy - 4th quarter 248,886
Falcon Centre Joint Venture Security refund 197,177
Fitness Edge Fitness classes & programs 17,710
Golden Ears Ortho & Sports Fitness classes & programs 15,844
Gotraffic Management Inc Traffic control 44,705
Greater Vanc Water District Water consumption Jul 1 - Aug 4/15 1,149,904
Greater Vancouver Regional Dis Debt payment 2,163,170
Hallmark Facility Services Inc Janitorial services & supplies:
Firehalls 4,462
Library 4,200
Leisure Centre 1,628
City Hall 3,360
Golden Ears Winter Club 446
Operations 3,990
Randy Herman Building 1,208
RCMP 8,498
South Bonson Community Centre 2,415 30,207
Hu, Ming Hua Tax sale refund 145,856
Imperial Paving 240 Street road improvements (102 Ave - 104 Ave)281,400
Interprovincial Traffic Serv Intersection cameras & UPS systems 47,705
ISL Engineering & Land Serv Abernethy Way (210 St to 224 St)81,157
Jacks Automotive & Welding Fire Dept equipment repairs 28,054
Kerrian Metalhouse Ltd.225 St pump station building repairs 19,905
King Hoe Excavating Ltd 128 Ave road & drainage improvements (210 St - 216 St)1,211,010
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - OCTOBER 2015MONTHLY DISBURSEMENTS - OCTOBER 2015MONTHLY DISBURSEMENTS - OCTOBER 2015MONTHLY DISBURSEMENTS - OCTOBER 2015
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Kone Inc Elevator maintenance:
City Hall 258
Firehall 258
Greg Moore Youth Centre 258
Library 13,197
Leisure Centre 3,425
Pitt Meadows Heritage Hall 258
Randy Herman Building 258
RCMP 258
South Bonson Community Centre 258 18,427
Lafarge Canada Inc Roadworks material 32,582
Mainland Sand & Gravel ULC Roadworks material 16,826
Manulife Financial Employer/employee remittance 149,871
Maple Ridge & PM Arts Council Arts Centre contract payment 52,057
Program revenue Sep 22,103 74,160
Maple Ridge Museum & Archives Quarterly fee for service payment 35,571
Maridge Properties Ltd Security refund 467,550
Medical Services Plan Employee medical & health premiums 39,546
Municipal Pension Plan BC Employer/employee remittance 708,420
North Of 49 Enterprises Ltd Skating lesson programs 17,137
Open Storage Solutions Inc CVault annual support & maintenance 23,009
Opus Daytonknight Consultants Silver Valley reservoir 20,492
Paul Bunyan Tree Services Tree maintenance & damaged tree removal 5,355
August storm damage 29,610 34,965
Perpetual Success Enterprises Security refund 100,000
Quantum Murray LP Meth dump site emergency response & remediation 36,582
Que, Xiao Bo Tax sale refund 82,090
Receiver General For Canada Employer/Employee remittance PP15/20 & PP15/21 615,251
RG Arenas (Maple Ridge) Ltd Ice rental Aug & Sep 120,892
Curling rink operating expenses Aug 3,791 124,683
Ridge Meadows Search & Rescue 2015 service agreement 15,000
Ridge Meadows Seniors Society Quarterly operating grant 70,500
Ridge Meadows Youth & Justice 2015 service agreement 20,000
Ridge Meadows Recycling Society Monthly contract for recycling 187,464
Weekly recycling 376
Litter pickup contract 1,967
Recycling station pickup 319
Toilet rebate program 242
Roadside waste removal 389 190,757
Rogers Cellular devices Sep & Oct 19,129
Stellar Power & Control Solutions Sewer pump station motor control panel 15,840
Tetra Tech EBA Inc Cottonwood landfill closure 17,687
Total Energy Systems Ltd Maintenance: City Hall 5,551
Firehalls 3,021
Leisure Centre 5,149
Maple Ridge Museum 259
Operations 1,482
Pitt Meadows Family Rec Centre 1,684
Pitt Meadows Heritage Hall 483
Randy Herman Building 205
Whonnock Lake Community Centre 410 18,245
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Urban Systems 123 Avenue corridor study 4,709
Residential density bonus/transfer program assessment 10,226
South Alouette & Kanaka integrated stormwater management 8,279 23,214
Warrington PCI Management Advance for Tower common costs less expenses 44,341
Workers Compensation Board BC 2015 3rd quarter remittance 88,343
Young, Anderson - Barristers Professional fees Aug 40,359
Disbursements In Excess $15,000 9,850,8699,850,8699,850,8699,850,869
Disbursements Under $15,000 850,979850,979850,979850,979
Total Payee Disbursements 10,701,84810,701,84810,701,84810,701,848
Payroll PP15/20, PP15/21 & PP15/22 2,672,3802,672,3802,672,3802,672,380
Purchase Cards - Payment 98,40198,40198,40198,401
Total Disbursements October 2015 13,472,62913,472,62913,472,62913,472,629
1 of 1
City City City City of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: November 16, 2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO:
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C.O.W.C.O.W.C.O.W.C.O.W.
SUBJECTSUBJECTSUBJECTSUBJECT: 2015 Council Expenses
EXECUTIVE SUMMARYEXECUTIVE SUMMARYEXECUTIVE SUMMARYEXECUTIVE SUMMARY
In keeping with Council’s commitment to transparency in local government, the attached Schedule
lists Council expenses to the end of October for 2015. The expenses included on the schedule are
those required to be reported in the annual Statement of Financial Information and are available on
our website.
RECOMMENDATIONRECOMMENDATIONRECOMMENDATIONRECOMMENDATION::::
Receive for informationReceive for informationReceive for informationReceive for information
DiscussionDiscussionDiscussionDiscussion
The expenses included in the attached schedule are those reported in the annual Statement of
Financial Information (SOFI), including those incurred under Policy 3.07 “Council Training,
Conferences and Association Building”. The budget for Council includes the provision noted in Policy
3.07 as well as a separate budget for cell phone and iPad usage. The amounts on the attached
Schedule are those recorded prior to the preparation of this report and are subject to change.
“original signed by Cheryl Ennis”
________________________________________
Prepared by: Cheryl Ennis
Executive Assistant, Corporate Administration
“original signed by Paul Gill”
_________________________________________
Approved by: Paul Gill, CPA, CGA
GM, Corporate and Financial Services
“original signed by Paul Gill”
______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
1133
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsBell, CorisaJanuaryCell phone charges53.50 iPad charges18.19 FebruaryCell phone charges53.50 iPad charges18.19 BC Economic Development Assoc. - Ministers Dinner125.00 MarchColumbia Institute - High Ground Governance Forum673.57 Cell phone charges53.50 iPad charges18.19 AprilCell phone charges53.50 iPad charges18.19 MayCell phone charges53.50 LMLGA Conference867.95 iPad charges18.19 JuneCell phone charges53.50 iPad charges60.99 JulyCell phone charges53.50 iPad charges18.19 AugustCell phone charges59.02 iPad charges18.19 SeptemberCell phone charges58.85 UBCM725.00 OctoberCell phone charges22.27 iPad charges18.19 NovemberDecember2,266.52 125.00 - 721.15 3,112.67 Duncan, KierstenJanuaryCell phone charges53.61 iPad charges39.59 Elected officials conference (Richmond)753.75 FebruaryChamber of Commerce - Transportation & Transit referendum luncheon32.95 Cell phone charges53.38 iPad charges39.59 MarchCell phone charges53.50 iPad charges18.19 AprilCell phone charges53.50 iPad charges18.19 MayCell phone charges57.84 LMLGA Conference881.70 iPad charges39.59 JuneCell phone charges53.50 Katzie Protest Event286.41 iPad charges18.19 JulyCell phone charges68.63 iPad charges18.19 AugustCell phone charges59.02 iPad charges18.19 SeptemberCell phone charges58.85 UBCM551.25 OctoberCell phone charges22.27 iPad charges18.19 NovemberDecember2,473.11 32.95 - 762.01 3,268.07 Schedule 12015 Council Expenses
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsMasse, BobJanuaryFebruaryChamber of Commerce - Transportation & Transit referendum luncheon32.95 BC Economic Development Assoc. - Ministers Dinner125.00 Chamber of Commerce - Business Excellence Awards Gala85.00 MarchChamber of Commerce - Finance Ministers Lunch32.95 AprilRCMP Regimental Ball65.00 MayLMLGA Conference350.00 JuneJulyAugustSeptemberOctoberNovemberDecember350.00 340.90 - - 690.90 Read, NicoleJanuaryCell phone charges53.50 iPad charges42.80 FebruaryCell phone charges53.50 iPad charges21.40 MarchCell phone charges53.50 iPad charges21.40 AprilCell phone charges54.32 iPad charges21.40 MayCell phone charges53.50 LMLGA Conference405.00 iPad charges21.40 JuneCell phone charges53.57 iPad charges21.40 JulyCell phone charges53.50 iPad charges42.80 AugustCell phone charges59.02 iPad charges10.70 SeptemberCell phone charges101.65 UBCM735.00 OctoberCell phone charges22.27 iPad charges21.40 NovemberDecember1,140.00 - - 783.03 1,923.03
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsRobson, GordyJanuaryiPad charges18.19 FebruaryiPad charges18.19 MarchiPad charges5.35 AprilRCMP Regimental Ball65.00 5.35 iPad chargesMayLMLGA Conference854.75 iPad charges5.35 JuneiPad charges18.19 JulyiPad charges18.19 AugustiPad charges18.19 SeptemberUBCM465.00 OctoberiPad charges18.19 NovemberDecember1,319.75 65.00 - 125.19 1,509.94 Shymkiw, TylerJanuaryCell phone charges58.84 iPad charges18.19 FebruaryCell phone charges58.84 iPad charges18.19 BC Economic Development Assoc. - Ministers Dinner125.00 MarchCell phone charges58.84 iPad charges18.19 MR Community Foundation Citizen of the Year Event100.00 AprilCell phone charges58.84 iPad charges18.19 MayCell phone charges53.50 iPad charges39.59 JuneCell phone charges53.50 iPad charges39.59 JulyCell phone charges53.57 iPad charges39.59 AugustCell phone charges59.09 iPad charges18.19 SeptemberCell phone charges58.85 UBCM785.00 OctoberCell phone charges22.27 iPad charges18.19 NovemberDecember785.00 225.00 - 764.05 1,774.05
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsSpeirs, CraigJanuaryiPad charges88.38 FebruaryChamber of Commerce - Business Excellence Awards Gala85.00 iPad charges187.56 MarchColumbia Institute - High Ground Governance Forum270.00 Cell phone charges50.29 iPad charges46.72 MR Community Foundation Citizen of the Year Event100.00 AprilRCMP Regimental Ball65.00 Cell phone charges97.38 iPad charges85.46 MayCell phone charges50.29 LMLGA Conference867.95 iPad charges39.59 JuneFCM Conference1,846.83 Cell phone charges50.29 iPad charges39.59 JulyCell phone charges77.72 iPad charges51.65 AugustCell phone charges55.81 iPad charges39.59 SeptemberCell phone charges64.98 UBCM1,080.00 FCM Directors Meeting1,392.31 OctoberCell phone charges22.27 iPad charges39.59 NovemberDecember5,457.09 250.00 - 1,087.16 6,794.25 Totals13,791.47 1,038.85 - 4,242.59 19,072.91
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: T21-212-003
FROM: Chief Administrative Officer MEETING: C.O.W
SUBJECT: Adjustments to 2015 Collector’s Rolls
EXECUTIVE SUMMARY:
BC Assessment (BCA) has revised the assessed value for the 2015 Collector’s Roll through the
issuance of Supplementary Rolls 7 and 8. The Collector is required to make all the necessary
changes to the municipal tax roll records and reports these adjustments to Council.
RECOMMENDATION(S): None required, information only
DISCUSSION:
a)Background Context:
Three folios were adjusted in total:
The area leased to a tenant in our Leisure Centre was initially incorrectly reported and a correction
was made by BCA. In addition, appeals filed with the Property Assessment Appeal Board for 2015
resulted in adjustments to the assessed value of two commercial properties to more accurately
reflect the value of the land and the improvements. One property is located at 216th and Lougheed,
the other is a sawmill in the Ruskin area.
(Municipal tax revenue changes: Decrease in Class 5 (Light Industry) $10,815; Decrease in Class 6
(Commercial) $2,089)
b)Business Plan/Financial Implications:
There is a total decrease of $ 12,904 in municipal tax revenue.
CONCLUSIONS:
Adjustments by BC Assessment resulted in a decrease of $879,000 to the Light Industry assessment
base and a decrease of $169,800 to the Commercial assessment base.
This report dated Nov. 16, 2015 is submitted for information and is available to the public.
Page 1 of 2 1134
“Original signed by Silvia Rutledge”_______________
Prepared by: Silvia Rutledge
Manager of Revenue & Collections
“Original signed by Paul Gill”______________________
Approved by: Paul Gill, BBA, CGA
General Manager: Corporate & Financial Services
“Original signed by Paul Gill”______________________
Concurrence: Paul Gill, BBA, CGA
Acting Chief Administrative Officer
Page 2 of 2