HomeMy WebLinkAbout2015-10-19 Committee of the Whole Agenda and Reports.pdf
City of Maple Ridge
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each)
1:00 p.m.
1.1 North Fraser Centre Presentation
- Christian Cowley, Executive Director, CEED Centre Society
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2015-155-RZ, 23702 132 Avenue, RS-2 to R-1
Staff report dated October 5, 2015 recommending that Application 2015-155-
RZ to rezone from RS-2 (One Family Suburban Residential) to R-1 (Residential
District) to create a 23 lot residential subdivision be denied.
COMMITTEE OF THE WHOLE
AGENDA
October 19, 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
October 19, 2015
Page 2 of 5
1102 2015-253-RZ, 23539 Gilker Hill Road, RS-3 to RM-1
Staff report dated October 19, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7179-2015 to rezone from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) to permit development of
approximately 43 townhouse units be given first reading and that the
applicant provide further information as described on Schedules A, C, D, E, F,
and G of the Development Procedures Bylaw No. 5879-1999.
1103 2015-275-RZ, 23227 Dogwood Avenue
Staff report dated October 19, 2015 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7176-2015 to allow for temporary off-
street parking as a principal use be given first reading and that the applicant
provide further information as described on Schedule H of the Development
Procedures Bylaw No. 5879-1999.
1104 2015-201-RZ, 22830 Nelson Court, R-1 to R-2
Staff report dated October 19, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7163-2015 to rezone from R-1 (Residential District) to R-
2 (Urban Residential District) to permit a subdivision of 11 lots be amended,
given second reading as amended and be forwarded to Public Hearing,
1105 2013-086-RZ, 23262 Silver Valley Road, 13738, 13702 and 13660 232
Street, Addendum to Second Reading Report
Staff report dated October 19, 2015 recommending that the motion deferred
at the September 8, 2015 Council Meeting with respect to Application 2013-
085-RZ be withdrawn and that Maple Ridge Official Community Plan
Amending Bylaw No. 7160-2015 to revise land use designation boundaries
and an equestrian trail location be given first and second reading and be
forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No.
7023-2013 to rezone from RS-3 (One Family Rural Residential) to RS-1 (One
Family Urban Residential), RS-1b (One Family Urban [Medium Density]
Residential), R-1 (Residential District), R-3 (Special Amenity Residential
District), RST-SV (Street Townhouse – Silver Valley), C-5 (Village Centre
Commercial) and P-1 (Park and School) to allow subdivision of approximately
51 single family lots, 16 street townhouse lots, one commercial lot and a
future neighbourhood park be amended, be given second reading and be
forwarded to Public Hearing.
Committee of the Whole Agenda
October 19, 2015
Page 3 of 5
1106 2013-103-RZ, 12366 Laity Street, First One Year Extension
Staff report dated October 19, 2015 recommending that a first one year
extension be granted for Application 2013-103-RZ to permit a future
subdivision of approximately 4 lots in a first phase and an additional 2 lots in
a second phase.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Tourism Maple Ridge/Pitt Meadows Contract Overview
Staff report dated October 19, 2015 recommending that the contract with
Duckworth Management/Tourism Maple Ridge Pitt Meadows for provision of
tourism services be allowed to expire and that the $35,000 allocation be used
by the Economic Development Office for tourism marketing and product
development.
1132 Disbursements for the month ended September 30, 2015
Staff report dated October 19, 2015 recommending that the disbursements
for the month ended September 30, 2015 be received for information.
1133 2015 Council Expenses
Staff report dated October 19, 2015 providing on update on Council expenses
to the end of September for 2015.
For information only
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151 Ridge Canoe & Kayak Club – New Lease
Staff report dated October 19, 2015 recommending that the Corporate Officer
be authorized to sign and seal the Ridge Canoe & Kayak Club Lease
Agreement 2015-2020.
1152 Maple Ridge Lapidary Club – Lease Renewal
Staff report dated October 19, 2015 recommending that the Corporate Officer
be authorized to sign and seal the Maple Ridge Lapidary Club Lease
Agreement 2015-2018.
Committee of the Whole Agenda
October 19, 2015
Page 4 of 5
1153 Emerald Pig Theatrical Society – Lease
Staff report dated October 19, 2015 recommending that the Corporate Officer
be authorized to sign and seal the Emerald Pig Theatrical Society License to
Occupy Lease Agreement to December 2018.
1154 Fees and Charges Amending Bylaw
Staff report dated October 19, 2015 recommending that Maple Ridge
Recreation Facility Fees Amending Bylaw No. 7181-2015 be given first,
second and third readings.
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
October 19, 2015
Page 5 of 5
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: October 19, 2015
and Members of Council FILE NO: 2015-155-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
23702 132nd Avenue
EXECUTIVE SUMMARY:
The subject property is within the Silver Valley Plan Area. This application proposes to rezone the
subject property from RS-2 (One Family Suburban Residential) to R-1 (Residential District) to create a
23 lot residential subdivision. The land use designation for the property is Low Density Urban which
aligns with larger urban single family properties, with lot areas of 668m2 (RS-1) or greater. The
proposed R-1 (Residential District) Zone has a significantly smaller parcel size, at 371 m2 and does
not align with the Low Density Urban land use designation. As this application is found to be not in
compliance with the intent of the Silver Valley Area Plan, the recommendation is denial.
RECOMMENDATION:
That Application 2015-155-RZ be denied.
DISCUSSION:
a) Background Context:
Applicant: Don Bowins
Owner: 0941119 BC Ltd.
Legal Description: Lot: 4, Section: 28, Township: 12, Plan: NWP2637
OCP:
Existing: Conservation, Low Density Residential, Med/High Density
Residential, Open Space
Proposed: Conservation, Low Density Residential, Med/High Density
Residential, Open Space
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: R-1 (Residential District)
1101
- 2 -
Surrounding Uses:
North: Use: 2 properties, urban and rural residential
Zone: RS-1 (One Family Urban Residential) and RS-3 One Family Rural
Residential
Designation: Combination of Low Density Urban, Medium/High Density
Residential, Conservation
South: Use: 2 properties, suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Combination of Conservation, Eco Clusters, Medium/High
Density Residential
East: Use: Vacant
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation
West: Use: 2 properties, 1 vacant, 1 suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation, Medium/High Density Residential, Eco Clusters
Existing Use of Property: Suburban Residential
Proposed Use of Property: Urban Residential
Access: 132 Avenue
Servicing requirement: Urban Standard
b) Site Characteristics:
Located within the Silver Valley Area, the subject property is outside of the River Village location. A
watercourse traverses the property near its south and east edges. A second watercourse meanders
near the Northwest boundary of the property. Due to the combination of steep slopes and the
presence of watercourses, the subject property is designated 58% conservation, although more
detailed groundtruthing would be required to determine developable area.
c) Project Description:
The subject property is located within the Silver Valley Area Plan, and is sited outside of the periphery
of River Village and Horse Hamlet. The applicant proposes to develop the property to an urban
residential standard for R-1 Special Residential with a minimum lot size of 371m2 and 12 metre lot
widths. In order to increase lot yield, the application proposes to relocate a portion of the
watercourse. The applicant would be willing to provide riparian enhancement work in order to
compensate for relocating the stream. A total of 23 fee simple lots are proposed with this
development.
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.
- 3 -
d) Planning Analysis:
Official Community Plan:
The land use designations of the subject property are outlined in the Silver Valley Area Plan. For
most of the developable portions of the site, the existing designation is Low Density Urban
Residential, which typically aligns with larger lots (RS-1c, RS-1d, RS-1, ranging in parcel sizes from
668m2 to 2000m2). The applicant is proposing the R-1 Special Residential Zone be applied to allow
for considerably smaller lots, at 371m2.
An amendment to the Official Community Plan is required for the conservation boundary once it has
been determined by a qualified environmental professional. An amendment to the Official
Community Plan will also be required to amend the land use designation from Low Density Urban to
Medium/ High Density Residential.
Silver Valley Area Plan. Design features of the Silver Valley Area Plan included concentrating higher
density residential development into the Hamlets and the River Village. These areas were planned to
be within walking distance of commercial uses. Residential densities outside of these core areas
were reduced overall, through clustering or retention of larger lots, to retain significant natural
amenities and protect view corridors. The subject property is situated between, but outside of the
peripheries of River Village and Horse Hamlet. It is therefore located in an area that is generally
associated with lower density residential development, as reflected in its current designation.
The applicant’s rationale for the OCP amendment appears to be that large RS-1 lots are not
affordable for most buyers. In addition, the subject property is adjacent to a site that is designated
Medium High Density (which would align with the R-1 Zone) and therefore this amendment would
ensure consistency in lot patterns. This neighbouring development was originally also designated
Low Density Residential but this designation was amended to Medium High Density Residential a
few years ago in exchange for parkland dedication.
This justification for an amendment to the Silver Valley Area Plan seems to be at odds with the Plan’s
objective of maintaining diversity, distinct neighbourhoods, and clustered development as
demonstrated by the key characteristics in Section 4.0, the Overview of the Plan:
4.1 Development is formed in compact neighbourhood clusters
4.2. Density is clustered in distinct walkable neighbourhoods
4.3 Diverse mix of housing types.
Silver Valley Plan objectives are emphasized further in Section 5.3.4, Neighbourhoods, as follows:
f) Neighbourhoods are based on the principle of housing clusters designed to allow
children to safely play in the street or walk to the park, and to promote a sense of
social cohesion among residents.
g) Neighbourhoods should be ideally sized to promote neighbourliness among
residents while still maintaining a sense of social independence.
- 4 -
Density Increases. Incremental density increases have been provided for in the Silver Valley Plan
through secondary residential accommodation. The Silver Valley Area Plan was adopted prior to the
Zoning Bylaw amendment for detached garden suites. Policy 5.2.6(c) and (d), Residential Areas
states the following:
All single family residential lots are permitted the development of an accessory building,
separated from and to the rear of the principal building, subject to overall FSR and
maximum site coverage. An accessory building may accommodate a residential use or
a home-based business.
d) the development of an accessory building on a single family residential lot is optional,
and may be phased over time.
Since adoption of the Area Plan, the Maple Ridge Zoning Bylaw has been amended to allow for
detached garden suites as accessory buildings on larger single family lots. Smaller lots, such as the
R-1 Residential District, do not have this option (although secondary suites would be allowed). There
is considerable scope for these incremental increases in residential density, on larger single family
lots. This type of detached housing also expands the rental housing stock in the community, and
therefore meets an acute housing need. The proposed R-1 Residential District Zone does not allow
for detached garden suites; therefore, opportunities for this housing option would be lost if this
development proposal was permitted to proceed.
It should be noted that one of the outcomes of the Housing Action Plan is that staff will be exploring
opportunities to create new rental in the community, including Detached Garden Suites.
Meeting housing targets. There may have been some uncertainty at the outset about whether Silver
Valley could accommodate the residential targets outlined in the Plan, based on its need for
groundtruthing and incremental development. However, an overview of previous applications in the
area indicates that there is sufficient residual capacity in the developable land base to realize the
original objectives of the Plan. On this basis, redesignating properties for higher density is not
necessary to meet population targets set out in the Area Plan.
Zoning Bylaw:
The current application proposes to rezone the property located at 23702 132 Avenue from RS-2
(One Family Suburban Residential) to R-1 (Residential District) to permit a 23 lot subdivision. The
site typically would be rezoned for RS-1 (One Family Urban Residential) lots, which have a minimum
parcel size of 668m2. The minimum lot size for the proposed R-1 Special Residential zone is 371m2.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Environmental Implications:
Discussions are ongoing on the possible relocation of this creek provided adequate compensation
and riparian enhancements are provided. The applicant is proposing to relocate an existing
watercourse to increase lot yield. Should this application be approved by Council, more detailed
groundtruthing by a qualified professional will be required to determine developable area.
- 5 -
Development Permits:
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 %;
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. The property is also within a
watercourse protection area, and a development permit can be issued that combines watercourse
and natural features protection.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire
Development Permit is for the protection of life and property in designated areas that could be at risk
for wildland fire; and where this risk may be reasonably abated through implementation of
appropriate precautionary measures. The subject property is located within the Wildfire
Development Permit Area, identified on Map 1 in Section 8.12 of the Official Community Plan. Prior
to second reading a Registered Professional Forester’s Report will be required to determine wildfire
mitigation requirements.
Development Information Meeting:
If approved by Council, a Development Information Meeting will be required for this application. Prior
to Second Reading the applicant is required to host a Development Information Meeting in
accordance with Council Policy 6.20.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department;
e) School District;
f) Utility companies;
g) Ministry of Transportation and Infrastructure;
h) Fisheries & Oceans Canada;
i) Ministry of Environment; and
j) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
- 6 -
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Development Applications:
Should this application be approved for first reading, to proceed further, 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 or Schedule C);
3. A Watercourse Protection Development Permit Application Schedule F) combined with a
Natural Features Development Permit Application (Schedule G);
4. A Wildfire Development Permit Application (Schedule J); and
5. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
ALTERNATIVES:
As this proposal is not in compliance with the Official Community Plan, the recommendation is
denial. However, other options for Council consideration are as follows:
Deferral: Council may wish to defer this application in order to explore the concept of increasing the
permitted density of the subject property in exchange for amenity contributions for community
benefit. These contributions would derive from the proposed density increase and from the
proposed relocation of the existing watercourse.
Proceed to First Reading: Should Council seek to give this application First Reading, bylaw
preparation would be the next step. This option would direct staff to prepare bylaws for
amendments to the Official Community Plan and Zoning Map. These amendments would be
presented to Council at a later date.
CONCLUSION:
On the basis of the Silver Valley Area Plan policies, this application is found to be not supportable for
the following reasons:
1. The proposal does not comply with its land use designation as set out in the Silver Valley
Area Plan;
2. The proposal undermines the overall intent of the Silver Valley Area Plan to focus higher
density residential development in core areas, such as the hamlets and River Village, and
retain the peripheral areas for lower density development;
3. Allowing smaller single family lots at this location would eliminate the opportunity to develop
detached garden suites on larger single family lots. Detached accessory residential uses
were supported in the Silver Valley Area Plan and should be recognized as a means of
increasing the stock of purpose built rental housing, thereby meeting an acute community
need.
- 7 -
4. There is sufficient residual capacity to meet population targets, and therefore, density
increases in excess of those prescribed in the Plan are not needed for population serving
components of the plan, such as schools or commercial development.
Therefore, it is recommended that this Application 2015-155-RZ be denied.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, M.A, MCIP, RPP
Planner 2
“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”
_______________________________________________
Concurrence: Frank Quinn, MBA, P. Eng
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Proposed Site Plan
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
´
Scale: 1:2,500
23702 132 AVENUELegend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
City of Maple Ridge´
Scale: 1:2,500
23702 132 AVENUE(2011 photo image)
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO: 2015-253-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7179-2015
23539 Gilker Hill Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 23539 Gilker Hill Road,
from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit the
development of approximately 43 townhouse units. To proceed further with this application
additional information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7179-2015 be given first reading; and
That the applicant provide further information as described on Schedules A, C, D, E, F, and G of the
Development Procedures Bylaw No. 5879–1999.
DISCUSSION:
a) Background Context:
Applicant: M. Oord, Quarry Rock Developments Inc.
Owner: G. & J. Kirkpatrick
Legal Description: Lot 19 Except: Part Subdivided by Plan 39988; Section 16
Township 12, New Westminster District Plan 35398
OCP:
Existing: Urban Residential and Conservation
Proposed: Urban Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential and Agricultural
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential and Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential and Conservation
East: Use: Single Family Residential and Agricultural
Zone: RS-3 (One Family Rural Residential)
1102
- 2 -
Designation: Urban Residential and Conservation
West: Use: Park Land
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Townhouses
Site Area: 1.24 ha (3.1 acres)
Access: Gilker Hill Road
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is located at the north end of Gilker Hill Road, just before it bends and turns
into 236 Street (see Appendices A and B). There is a single family dwelling located on the eastern
portion of the property which will be demolished with this development. A tributary to Cottonwood
Creek is located in the north-central portion of the property, with steep slopes located on the western
side of the property (see Appendix C).
The subject property is currently accessed by an easement across the neighbouring property to the
south, located at 11195 Gilker Hill Road, currently under application RZ/118/10. A different access
point is proposed with this development.
c) Project Description:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) (see Appendix D) to permit the development of
approximately 43 townhouse units (see Appendix E).
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:
The subject property is located within the Urban Area and is currently designated Urban Residential
and Conservation and is subject to the Major Corridor Infill policies as it has frontage on a collector
standard road. The proposed RM-1 (Townhouse Residential) zone is compatible with the Urban
Residential designation. Minor amendments to the Conservation boundary may be required.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) to permit the development of approximately 43
townhouse units. Any variations from the requirements of the proposed zone will require a
Development Variance Permit application. The applicant will likely be seeking variances for the front,
rear, and side yard setbacks.
- 3 -
Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required 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 %;
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.
Advisory Design Panel:
A Multi-Family Residential Development Permit is required and must be reviewed by the Advisory
Design Panel prior to second reading.
Development Information Meeting:
A Development Information Meeting is required for this application as it proposes more than 25
residential units. Prior to second reading the applicant is required to host a Development
Information Meeting in accordance with Council Policy 6.20.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Licenses, Permits and Bylaws Department;
d) Fire Department;
e) Parks Department;
f) School District;
g) Ministry of Transportation and Infrastructure;
h) Fisheries & Oceans Canada;
i) Ministry of Forests, Lands & Natural Resource Operations; and
j) 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.
- 4 -
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An Official Community Plan Amendment Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Multi-Family Residential Development Permit Application (Schedule D);
4. A Development Variance Permit (Schedule E);
5. A Watercourse Protection Development Permit Application (Schedule F); and
6. A Natural Features Development Permit Application (Schedule G).
The above list is intended to be indicative only, other application s may be necessary as the
assessment of the proposal progresses.
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.
It is recommended that Council not require any further additional OCP consultation.
“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”
_______________________________________________
Concurrence: Frank Quinn, MBA, P. Eng.
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Context Map
Appendix D – Zone Amending Bylaw No. 7179-2015
Appendix E – Proposed Site Plan
DATE: Aug 21, 2015
2015-253-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
23539 Gilker Hill Rd
Legend
!(Ponds
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
DATE: Aug 26, 2015
2015-253-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:2,500
23539 Gilker Hill Rd
2011 Image
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX B
DATE: Apr 2, 2015 FILE: Untitled23539 Gilker Hill RdSite Context map2015CITY OF MAPLE RIDGEPLANNING DEPARTMENT´12 metres10 metres9875611151619201821141312221017232425264292728303132333435383637323183034372881772992392736181273564141115266625331651310524311920 262122275 28District of Maple RidgeThe City of Maple Ridge makes no guaranteeregarding the accuracy or present status ofthe information shown on this map.Scale: 1:750BY: RSLegend!(Ponds\\WetlandsGPS Creek CentrelinesSlope (2014 LiDAR)<VALUE>0 - 1415 - 2526 - 3030+Approximate TOBTop of Bank (yellow line) based on edge of 3:1 slopesWatercourse setbacks to betaken from this pointSlopes over 25% (orange/red) are generally not developable basedon Zoning Bylaw & NFDP guidelines especially close proximity to environmentalgeotech setback areasEdge of active floodplainand high water boundarywithin less than 15 m toslopes over 3:1Site visit March 31 2015Evidence of mulitiple channelsaquatic vegetation, seepage,including outfall and fill materialwithin slopes with evidence of cracks along slopes. Setbacksfor tributaries is 15 metres from top of bankheadwaters of channel were enclosedback in 2005 based on Notificationto DFO and report by Letts EnvironmentalAPPENDIX C
CITY OF MAPLE RIDGE
BYLAW NO. 7179-2015
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. 7179-2015."
2.That parcel or tract of land and premises known and described as:
Lot 19 Except: Part Subdivided by Plan 39988; Section 16 Township 12
New Westminster District Plan 35398
and outlined in heavy black line on Map No. 1646 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
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´
SCALE 1:2 ,5 00
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
7179-20151646
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO: 2015-275-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Official Community Plan Amending Bylaw No. 7176-2015
23227 Dogwood Avenue
EXECUTIVE SUMMARY:
An application has been received for a Temporary Use Permit to temporarily allow off-street parking
for the Black Sheep Pub as a principal use, on the vacant C-1 (Neighbourhood Commercial) zoned
subject property, located at 23227 Dogwood Avenue. To proceed further with this application
additional information is required as outlined below.
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.
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;
2.That Official Community Plan Amending Bylaw No. 7176-2015 be given first reading; and
3.That the applicant provide further information as described on Schedule H of the Development
Procedures Bylaw No. 5879–1999.
DISCUSSION:
a)Background Context:
Applicant: David Ho
Owner: Beta Enterprises Ltd.
1103
- 2 -
Legal Description: Lot 1, Section 28, Township 12, New Westminster District Plan LMP46534,
Except: Plan BCP39158
OCP:
Existing: Commercial
Proposed: Commercial, Temporary Off-Street Parking Use
Zoning:
Existing: C-1 (Neighbourhood Commercial)
Proposed: C-1 (Neighbourhood Commercial)
Surrounding Uses:
North: Use: Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Pub and Liquor Store
Zone: CS-1 (Service Commercial)
Designation: Commercial and Estate Suburban Residential
East: Use: Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
West: Use: Residential (Strata)
Zone: RG-2 (Residential Strata) and RS-2 (One Family
Suburban Residential)
Designation: Estate Suburban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Temporary Off-Street Parking Use
Access: Dogwood Avenue
Site Area: 1758 m² (0.43 acres)
Servicing: Urban
b) Site Characteristics:
The subject property is approximately 1758 m² (0.4 acres), and is located on the north-east corner of
232 Street and Dogwood Avenue. It is bordered to the north, east, southeast and southwest by
single family residential developments. The Black Sheep Pub is located to the south and a
residential strata development is located to the west (see Appendices A and B).
c) Project Description:
The subject property has an approved development permit (2012-062-DP) issued, which proposes a
mixed-use commercial and residential development that will consist of five commercial units on the
main level, and five rental housing units on the second storey. A text amendment to the C-1
(Neighbourhood Commercial) zone was required to allow for the increased density.
The applicant is now proposing to amend Appendix D - Temporary Use Permits of the Official
Community Plan (OCP) to allow a Temporary Use Permit for off-street parking on the subject property
(see Appendix C). This will provide approximately 58 parking spaces for the Black Sheep Pub, until
such a time that the owner decides to proceed with development proposal.
- 3 -
The perimeter landscaping and acoustical barrier walls proposed under the approved development
permit (2012-062-DP) will be provided as a condition of this Temporary Use Permit (see Appendix D).
As per Section 921 (11) of the Local Government Act, the Temporary Use Permit is valid for a period
of three years, and as per Section 921 (14) can be renewed only once for another period of three
years. Note that a new development permit application will likely be required, as the current
development permit will expire in December 2015.
At this time the current application has been assessed to determine its compliance with the OCP and
provide a land use assessment only. Detailed review and comments will need to be made once a full
application package has 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:
An OCP amendment is required to add the subject property into Appendix D – Temporary Use
Permits of the OCP. Appendix D of the OCP states the following:
1. Lands in the District may be designated to permit temporary uses if a condition or circumstance
exists that warrants the use for a short period of time but does not warrant a change of land use
designation or zoning of the property.
2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses
on specific properties. Council may specify conditions for the temporary use.
3. Designated Temporary Use Permit areas will require guidelines that specify the general
conditions regarding the issuance of permits, the use of the land, and the date the use is to
terminate.
4. As a condition of issuing the permit, Council may require applicants or owners to remove
buildings, to restore the property to a specific condition when the use ends, and to post a
security bond. A permit may be issued for a period of up to three years, and may be renewed
only once.
5. Council may issue Temporary Use Permits to allow:
a) temporary commercial uses, i.e., temporary parking areas; and
b) temporary industrial uses, i.e. soil screening.
6. A Temporary Use Permit is issued in accordance with the provisions of Section 920.2 of the
Local Government Act.
The main difference between rezoning and temporary use permits is the duration of time that the
use is permitted on the property, and the removal and restoration requirements. A text amendment
was approved to allow off-street parking for 18 parking spaces for the Black Sheep Pub as a
principal use on the subject property; however these parking spaces were going to be provided in an
underground parkade once the development was constructed. This Temporary Use Permit would
temporarily allow the off-street surface parking as a principal use over the entire property, without a
principal building on the property (see Appendix D).
Amendments to the OCP are also proposed to add “other temporary uses” under the section that
allows Council to issue Temporary Use Permits, as currently Council may only issue Temporary Use
Permits for commercial or industrial uses, which reflected the Local Government Act language of the
- 4 -
day. Other amendments are of a housekeeping nature and change the Local Government Act
reference and reflect that Maple Ridge is now a City rather than a District.
Development Information Meeting:
As there is an OCP amendment, a Development Information Meeting is required for this application.
Prior to second reading the applicant is required to host a Development Information Meeting in
accordance with Council Policy 6.20.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Licenses, Permits, and Bylaws Department;
d) Fire Department; and
e) School District 42.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and departments not listed above.
f) Early and Ongoing Consultation:
In respect of Section 879 of the Local Government Act for consultation during an OCP 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.
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 Temporary Commercial Use Permit Application (Schedule H)
Other applications may be necessary as the assessment of the proposal progresses.
ALTERNATIVES:
Should Council not support the temporary off-street parking use, first reading may be denied. Other
options may include imposing conditions, such as providing additional landscaping.
- 5 -
CONCLUSION:
The proposed OCP amendments will allow the subject property to be used temporarily for off-street
parking for the Black Sheep Pub as a principal use, for a period of up to three years, with the
potential for one extension. It is recommended that Council grant first reading subject to additional
information being provided and assessed prior to second reading. It is recommended that Council
not require any further additional OCP consultation.
“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”
_______________________________________________
Concurrence: Frank Quinn, MBA, P. Eng.
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Official Community Plan Amending Bylaw No. 7176-2015
Appendix D – Site Plan
DATE: Sep 3, 2015
FILE: 2015-275-CU
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
23227 DOGWOOD AVENUE
DOGWOOD AVE
232 STLegend
!(Ponds
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
River
Major Rivers & Lakes
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 3, 2015
FILE: 2015-275-CU
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:2,000
23227 DOGWOOD AVENUE
(2011 IMAGERY)
DOGWOOD AVE
232 STAPPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7176-2015
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. 7176-2015."
2.Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMITS is amended as
follows:
i.Subsection 1. is amended by replacing the word “District” with the word
“City”
ii.Subsection 5. is amended by adding item c) in correct numerical order:
c)other temporary uses
iii.Subsection 7. Is deleted in its entirety and replaced with the following:
7. The following section lists areas designated for Temporary Uses and
describes the purpose of the use. The described purpose and the
specified general conditions for issuing a Permit for the declared
areas are described as part of the Temporary Use Permit.
3.Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by the addition of the following, in sequential numeric order:
“Temporary Commercial Use Permit Area Location No.4
Purpose:
To permit temporary off-street parking use with 58 parking spaces for the Black Sheep Pub.
Location:
Those parcels or tracts of land shown on Temporary Commercial Use Permit Area No. 4 map,
and known and described as:
Lot 1 Section 28 Township 12 New Westminster District Plan LMP46534
EXCEPT: Plan BCP39158”
APPENDIX C
is hereby designated to permit a temporary commercial use for off-street parking, for a three-
year period, effective upon adoption of this bylaw.
4. Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by the addition of the attached Temporary Commercial Use Permit Area Location No. 4 map,
in sequential numeric order.
5. 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
DAT E: Sep 24 , 2 015 BY: DT
12892
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232 ST.DO GW OOD AVE.
´
Sc ale: 1:2,000
TEMPORARY COMMERCIAL USE PERMIT AREALocation No. 4
CIT Y OF MAP LE RID GE
PLANNING DEPARTMENT
P.L 57.92m ( 190.03 ft.)P.L 30.50m ( 100.07 ft.)5 FT. HIGH PRECASTCONCRETE FENCE ONCONC. RETAINING WALLTOTAL 58 STALLS AT GRADET.O RETAIN. WALL 17.09mT.O RETAIN.WALL 17.09mT.O RETAIN.WALL 18.29mTOP OF 6 FT. HIGHPRECAST CONCRETE FENCEON CONC. RETAINING WALLELEV. @ 20.10mTOP OF 6 FT. HIGH WOOD FENCE@ 20.10mTIER 2
TIER 2TIER 1TIER 1
T.O RETAIN. WALL 16.18mT.O RETAIN. WALL 18.29mLANDSCAPED AREARETAINING WALLRETAINING WALL
NEW LET DOWNTIER 3TIER 2TIER 1T.O RETAIN. WALL 17.09mT.O RETAIN.WALL 18.29mT.O RETAIN. WALL@ 17.09mT.O FIN. GRADE 17.65MSTREET TREES ASPER LANDSCAPEDRAWINGSALDER TREES TO BEREMOVED232 STREET DOGWOOD AVE.P.L 57.87m ( 189.86 ft.)P.L 57.92m ( 190.03 ft.)P.L 30.50m ( 100.07 ft.)EXIST. BRICKCOLUMNSEXIST. DRIVEWAYASPHALTPAVING246844525048545658403836461012`141618202224262830323442APPENDIX D
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO: 2015-201-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 7163-2015
22830 Nelson Court
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property located at 22830
Nelson Court (Appendix A) from R-1 (Residential District) to R-2 (Urban Residential District) to permit
a future subdivision of 11 lots. If approved, this will result in the addition of two lots from the
previously proposed subdivision plan.
This application is in compliance with the Silver Valley Area Plan of the Official Community Plan
(OCP). The minimum lot size for the current R-1 (Residential District) zone is 371m² and the
minimum lot size for the proposed R-2 (Urban Residential District) zone is 315m².
Council granted first reading to Zone Amending Bylaw No. 7163-2015 on September 29, 2015.
Since then, the bylaw map has been amended to exclude Lot 75 from this rezoning application.
(Appendix D)
RECOMMENDATIONS:
1)That Maple Ridge Zone Amending Bylaw No. 7163-2015 be amended as identified in the staff
report dated October 19, 2015 be given second reading, and be forwarded to Public Hearing;
DISCUSSION:
1)Background Context:
Applicant: Damax Consultants Ltd
Owner: Insignia Homes Silvervalley 2 Ltd
Legal Description: Lot A, Section 29, Township 12, NWD Plan EPP27906 except
Plans EPP39985, EPP32166 and EPP52568
OCP:
Existing: Eco Clusters
Zoning:
Existing: R-1 (Residential District)
Proposed: R-2 (Urban Residential District), R-1 (Residential District)
1104
- 2 -
Surrounding Uses:
North: Use: Neighbourhood Park (Nelson) and Park (conservation)
Zone: P-1 (Park and School), RS-3 (One Family Rural Residential)
Designation: Neighbourhood Park, Conservation
South: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
East: Use: Park, Single Family Residential
Zone: RS-3 (One Family Rural Residential), R-1 (Residential District),
Designation: Conservation, Eco-Clusters
West: Use: Park, Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 1.4 hectares (3.46 acres)
Access: Nelson Court
Servicing requirement: Urban Standard
Previous Applications: RZ/013/10, 2013-116-SD (Phase 1), 2014-097-SD (Phase 2),
2012-089-DP, VP/013/10
Companion Applications: 2015-201-SD (Phase 3A), 2015-305-SD (Phase 3B),
2015-201-VP, 2015-201-DP
2) Background:
The Nelson Peak site received final approval for rezoning application RZ/013/10 on April 8,
2014. The first phase of the subdivision (2013-116-SD) was approved on June 11, 2014 and
the second phase of the subdivision (2014-097-SD) was approved on July 27, 2015. On
February 14, 2012 the R-2 (Urban Residential District) was approved.
The developer has found that the larger homes on larger lots are not as desirable to
purchasers and has requested that a portion of the third phase of the development be rezoned
to R-2 (Urban Residential District) to provide smaller more saleable homes.
3) Project Description:
The subject property at 22830 Nelson Court (Appendix A) is 1.4 ha (3.46 acres) in size and is
the third phase of the Nelson Peak eco-cluster development that was originally 9.9 hectares in
area. It is located at the end of the Nelson Court cul-de-sac to the west of Nelson Peak Drive
and south of 136 Street. The site is almost completely surrounded by park land that was
dedicated at the rezoning stage for the original Nelson Peak project (Appendix B). A
neighbourhood park site is located at the end of the cul-de-sac which will be developed by the
Parks department in the future.
The Nelson Peak site is an Eco Clusters development that received final zoning approval of
RZ/013/10 on April 8, 2014 with three single family zones (R-1, R-3, and RS-1b), the street
townhouse zone (RST), and P-1 for the neighbourhood park. The site is being developed in
- 3 -
three subdivision phases, with construction of first phase nearing completion and the second
phase underway. This rezoning application (2015-201-RZ) has been received to rezone a
portion of Phase 3 from R-1 (Residential District) to R-2 (Urban Residential District) (Appendix
C).
The developer has found that larger homes on larger lots are not as des irable to purchasers
and has requested that a portion of the third phase of the development be rezoned to R -2
(Urban Residential District) to provide smaller more saleable homes. The area to be rezoned
will result in the addition of two lots to the third phase subdivision plan, as shown on the
subdivision plan (Appendix D).
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 were approved for this site (RZ/013/10) all the areas
required for the protection of watercourses and steep slopes, and a neighbourhood park,
total of 5.4 hectares, were designated as Conservation and Neighbourhood Park and were
dedicated to the municipality.
The overall density for the Nelson Peaks subdivision as it was approved with the original
rezoning application is 7.58 units per hectare (uph) (75 units/9.9 hectares). The addition
of two lots with this rezoning application would increase the density to 7.78 uph. 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 for the third phase
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 the
minimum lot size for the proposed 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) Proposed Variances:
The original development application included the following variances (VP/013/10) that
were approved by Council on April 8, 2014:
- 4 -
to reduce the road right-of-way and carriageway widths to meet the Silver Valley
road standards for an Eco Clusters development;
to increase the maximum building height to 11.0 metres for the RS -1b (One Family
Urban (Medium Density) Residential), R-1 (Residential District), and R-3 (Special
Amenity Residential District) lots; and
to reduce the rear yard setback from 8 metres to 6 metres for the R-1 (Residential
District) zoned lots that back onto park land (green belt).
A Development Variance Permit application (2015-201-VP) has been received with this
application to request an increase in the maximum building height to 11.0 metres for the R-
2 zoned lots. This is consistent with the previously approved variance and will be the
subject of a future Council report.
v) 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. Although
the earlier two phases of the Nelson Peak development are exempt, the lots within Phase 3
must meet the requirements of the Wildfire Development Permit. This will be the subject of
a future Council Report.
Watercourse Protection and Natural Features Development Permit (2012-089-DP) was
approved on May 30, 2014 with the original application to ensure the preservation,
protection, restoration and enhancement of watercourse and riparian areas; and to ensure
the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions. This application does not
alter any of the conditions of the approved Development Permit.
vi) Development Information Meeting:
A Development Information Meeting was not required for this application because only two
additional lots are proposed.
vii) Parkland Requirement:
The park dedication requirements of Section 941 of the Local Government Act were met
with the original application. No additional park land is required.
5) Environmental Implications:
There are no environmental implications resulting from this rezoning application as the
boundaries between the Conservation areas and the residential development will not change
from those approved with the original application.
6) Interdepartmental Implications:
i) Engineering Department:
There are no additional rezoning (off-site) servicing requirements needed for this
application, and the subdivision servicing requirements will be minimal, requiring the
addition of two service connections.
- 5 -
7) School District No. 42 Comments:
A referral to School District No. 42 was not required for this application because there is no
amendment to the OCP. The School District has earlier responded that developments in the
Silver Valley Area would affect the projected student population for the catchment area
currently served by Yennadon Elementary and Garibaldi Secondary schools. The enrollment at
the Yennadon Elementary School is at 104.4% utilization (569 students, including 140 out of
catchment students, for 2013-14 school year). The students from this area will need to be
bussed to Harry Hooge and Alouette Elementary schools, which are beyond the established
walking limits of the School Board. The current walking limit for Grades K-3 is 4 kilometres and
for Grades 4-12 is 4.8 kilometres. Enrollment at Garibaldi Secondary school is at 74.67%
utilization (784 students, including 362 out of catchment students, for 2013-2014).
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 7163-
2015 and that application 2015-201-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 Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Maple Ridge Zone Amending Bylaw No. 7163-2015
Appendix D – Subdivision Plan
DATE: Aug 28, 2015
FILE: 2015-201-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
22830 NELSON COURTLegend
!(Ponds
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 28, 2015
FILE: 2015-201-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:2,500
22830 NELSON COURT
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7163-2015
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. 7163-2015."
2.That parcel or tract of land and premises known and described as:
Lot A Section 29 Township 12 New Westminster District Plan EPP27906 Except
Plans EPP39985 EPP32166 and EPP52568
and outlined in heavy black line on Map No. 1642 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 29th day of September, 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 C
13612
22816228221358113497
13525
13550
13556
1353613573
22956 22975135822299013572
13493 1354613500
1346613530 229301 3 5 6 3
1 3 5 3 1
1 3 5 1 1
1 3 5 0 31358522976
13475229722299613601
22808135891348713575 13588228701
3
4
6
21358022902
2296013603
22828228361359313501
13517 13542229522296613568
13604
13613
13469
13533
135601358213566
13570 22910229621 3 5 3 7
1 3 4 8 5
1 3 5 2 5 135902298213608
22830 1358513483
13541 1358613474
1348622918 1 3 5 4 5
1 3 5 1 9
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2
8
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013576
1 3 5 5 7
13569
1 3 4 9 5
229781
3
4
6
8
1 3 5 6 2
1 3 5 5 62280213602
228362284013477
2284613509
1346113490
13480 2296613579136 AVE.227B ST.NEL
SON PEAK
DR.
N E L S O N C R T .229 LOOP1 BCP 47305EPP 39 985
EPP 32166
45
10
17
32
46 47
48
2019
77
62
24
28
72
2 16 17
Rem A
42
1615
12
31
30
51
17
19 20
B C P 2 7 8 8 5
12
29
4
1
4
43 E P P 5 2 5 6 8
EPP 39 985
37
14
B C P 2 7 8 8 5
26
75
65
59
3
PARK
3 6
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PARK
44
3938
21 EPP 3216629
BCP 48 906
35
63
BCP 51 504
27
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EPP 27 906
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8
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25
27
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23BCP 4930360
B C P 49 303102
PARK
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E P P 32 166
EPP 5256815
14
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33
22
23
24
49
53
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16
13
64
BCP 49 303
58EPP 37737EPP 52782EPP 35219
E
P
P 3
3
3
6
6
B
C
P 4
93
0
5BCP 47312EPP 33367EPP 33367
EPP 53056EPP 53211EPP 34960BCP 47311BCP 47309EPP 53057EPP 52781BCP 47311EPP 27908EPP 35484BC P 27887BCP 47313EPP 38973
BCP 48909
EPP 39564
E P P 5 2 7 8 2 EPP 35197EPP 34961
B
CP
5
1
5
0
6
BCP 51506
B C P 4 9 3 0 6
136 AVE.
´
SCALE 1:2 ,5 00
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
R-1 (Residential District)
R-2 (Urban Residential District)
7163-20151642
APPENDIX D
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO: 2013-086-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Addendum to Second Reading Report
Official Community Plan Amending Bylaw No. 7160-2015
Zone Amending Bylaw No. 7023-2013
23262 Silver Valley Road, 13738, 13702 and 13660 232 Street
EXECUTIVE SUMMARY:
This application is to rezone and re-designate the above noted properties from RS-3 (One Family
Rural Residential) to the following zones and Silver Valley land use designations:
Table 1: Proposed Zones and Land Use Designations
Zone Land Use
RS-1 (One Family Urban Residential) Low Density Urban
RS-1b (One Family Urban (Medium Density) Residential) Low/Medium Density Residential
R-1 (Residential District) Medium Density Residential
R-3 (Special Amenity Residential District) Medium/High Density Residential
RST-SV (Street Townhouse-Silver Valley) Medium/High Density Residential
C-5 (Village Centre Commercial) Commercial
P-1 (Park and School) Neighbourhood Park
This application will allow future subdivision of approximately 51 single family lots, 16 street
townhouse lots, one commercial lot, and a future neighbourhood park. Council granted first
reading to Zone Amending Bylaw No. 7023-2013 and considered the early consultation
requirements for the OCP amendment on October 22, 2013. Second reading was considered on
September 8, 2015 and the application was deferred with the following motion:
That the motion to give first and second readings to Maple Ridge Official Community Plan Amending
Bylaw No. 7160-2015 and second reading to Zone Amending Bylaw No. 7023-2013 be deferred to
allow staff to engage in a discussion with the applicant on additional rental accommodation and a
permanent daycare use requirement.
Since deferral of the project, the applicant has discussed the project with City staff, and has
contacted Fraser Health to determine the licensing requirements for a commercial daycare. The
commercial floor space has changed from 228.1 m2 (2,455 ft2) to 267 m2 (2,874 ft2), and the
commercial property has changed in area from 802 m2 (8,633 ft2) to 1,019 m2 (10,968 ft2). As a
result, one street townhouse has been removed from the overall plan. The commercial parking area
has been increased from 8 to 15 parking spaces. This report is provided for information purposes
and includes a revised commercial site plan and building elevations, and modified zoning and OCP
amending maps. The revised recommendations include additional terms and conditions for final
reading, as outlined in this report.
1105
- 2 -
RECOMMENDATIONS:
1) That the motion deferred at the September 8, 2015 Council meeting with respect to 2013-086-
RZ, 23262 Silver Valley Road, and 13878, 13702 and 13660 232 Street be withdrawn.
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. 7160-2015 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. 7160-2015 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. 7160-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
5) That Maple Ridge Official Community Plan Amending Bylaw No. 7160-2015 be given first and
second readings and be forwarded to Public Hearing;
6) That Maple Ridge Zone Amending Bylaw No. 7023-2013, be amended as identified in the staff
report dated October 19, 2015, be given second reading, and be forwarded to Public Hearing;
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 “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) Road dedication on 232 Street and Silver Valley Road as required;
iv) Park dedication as required, including construction of multi-purpose trails; and removal of
all debris and garbage from park land;
v) Purchase of the land identified for future neighbourhood park by the City of Maple Ridge;
vi) Consolidation of the subject properties;
vii) Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development and confirms that the
slope failure area has been remediated;
viii) Removal of existing buildings;
ix) Approval from the Ministry of Forest, Lands and Natural Resources for in -stream works on
the site;
- 3 -
x) 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.
xi) Registration of a Housing Agreement as a Restrictive Covenant to ensure two residential
units in the proposed commercial building remain as rental units;
xii) Registration of a Restrictive Covenant protecting the visitor parking and residential parking
for the commercial building;
xiii) Provision of a voluntary Community Amenity Contribution of $3,100.00 for each residential
lot created; and
xiv) Registration of a Restrictive Covenant limiting the use of Commercial Unit 1 and the
adjacent outdoor play space, a total of 104.2 m2 of indoor floor area and 93 m2 of outdoor
space, to a commercial daycare use in perpetuity.
DISCUSSION:
1) Revised Information:
Since deferral of the subject application on September 8, 2015, the applicant has made revisions to
the development proposal, as outlined in Table 2:
Table 2: Development Proposal Revision Summary
Original Revised
Commercial Unit 2 Floor Area 105.1 m2 80.9 m2
Commercial Unit 2 Parking Spaces 3.5 2.7
Commercial Unit 3 Floor Area 123 m2 81.5 m2
Commercial Unit 3 Parking Spaces 4.1 2.7
Commercial Unit 1 (daycare) n/a 104.2 m2
Commercial Unit 1 outdoor play area n/a 93 m2
Commercial Unit 1 Parking Spaces n/a 5
Apartments 0 2
Apartment Parking n/a 2 (resident), 1 (visitor)
Loading Space 1 1
Total Commercial Floor Space 228 m2 263 m2
Total Number of Parking Spaces
Required by Bylaw
8, plus one loading space 14, plus one loading space
Street Townhouse Units 17 16
The parking spaces have increased by seven to meet the requirement for resident, visitor, and
daycare parking. As a result, the townhouse units directly south of the commercial lot fronting on
232 Street have been reduced by one unit. This change requires a revision to the zone amending
bylaw map to expand the C-5 (Village Commercial) zoned area and reduce the RST-SV (Street
Townhouse-Silver Valley) zoned area. The bylaw attached as Appendix D reflects this change.
- 4 -
Provision for Rental Housing:
The second floor of the commercial building has been modified to include two apartment units. The
residential units are 76 m2 and 78.2 m2 (818 and 842 ft2) with two bedrooms. These apartment
units will be subject to a Housing Agreement whereby the units will be secured as rental stock in
perpetuity. Therefore, a new condition of final reading is the registration of a Housing Agreement for
the two proposed rental units, which has been added as condition xi) in the Recommendations
section of this report. A Housing Agreement Bylaw must be approved by Council to authorize this
agreement. The ability for the City to enter into a housing agreement with an owner of land is derived
from section 905 of the Local Government Act, R.S.B.C 1996, c. 323, which states:
(1) A local government may, by bylaw, enter into a housing agreement under this section.
(2) A housing agreement may include terms and conditions agreed to by the local government
and the owner regarding the occupancy of the housing units identified in the agreement,
including but not limited to terms and conditions respecting one or more of the following:
(a) the form of tenure of the housing units;….
Three additional parking spaces will be provided for residential and residential visitor parking
purposes. A variance to waive the requirement for concealed residential parking in the C-5 (Village
Commercial) zone will need to be added to the existing development variance permit application.
The residential and visitor parking spaces for the apartments will be identified as such to ensure that
they are not used by the commercial uses, and will be protected through a restrictive covenant. As a
result, a new condition prior to final reading has been added to the Recommendations section of this
report as item xii).
Provision for Daycare Use:
The commercial site revisions also include the addition of a third commercial unit to accommodate a
commercial daycare and a dedicated outdoor play space that meets Fraser Health licensing
standards. The new commercial unit is 104.2 m2 (1,122 ft2) in area and is located behind the two
smaller commercial units. An outdoor play area 93 m2 (1,001 ft2) in size is provided adjacent to the
potential daycare unit. These spaces have been designed based on the Group Child Care (30
months to school age) licensing requirements. Additional parking spaces are provided based on the
assembly use standards of one parking space per 20 m2 of gross floor area of the proposed daycare
unit.
Licensed daycares must adhere by the Child Care Licensing Regulation (CCLR) under the Community
Care and Assisted Living Act. Division 2 – Facility Requirements of the CCLR stipulates that each
child must have a minimum of 3.7 m2 (40 ft2 ) of floor area and 7 m2 (70 ft2 ) of outdoor play space.
The proposed daycare space and outdoor play area are designed to accommodate 25 children. The
outdoor play area will accommodate 13 children at a time.
The C-5 (Village Commercial) zone currently permits Assembly as a permitted principle use. The
Zoning Bylaw defines Assembly Use as a use providing for the assembly of persons for charitable,
philanthropic, cultural, entertainment uses, public transportation depots, or private education
purposes, includes auditoriums, youth centres, social halls, group camps, theaters, private schools,
kindergartens, and child care centres. Therefore, no zoning text amendments are required to permit
a daycare in the proposed commercial building.
- 5 -
As the commercial leasing opportunities will become available once the building is constructed, at
this point in time a daycare provider has not been secured. Staff have discussed an appropriate
mechanism to secure the daycare use with the city’s solicitor. Legal counsel has adv ised that it
would be permissible to limit the use of the specific commercial unit and outdoor space to a
commercial daycare use only. An additional condition for a use restrictive covenant has been added
as item xiv) in the Recommendations section of this report.
2) Community Amenity Contribution:
At the September 8, 2015 Council meeting, there was discussion about a city-wide community
amenity program. It was noted that a report on this matter would be provided to Council on October
19, 2015. Following the Council meeting, the applicant advised staff that they were willing to make
a contribution of $3,100.00, consistent with the current Albion Area Community Amenity Program, in
advance of the city-wide program adoption. Based upon this, a new condition xiii) has been added to
the final reading report. The amenity contribution offered for this project is approxiamtely
$207,700.00.
In addition to the financial contribution that the developer is willing to make, the following items are
also identified as community amenities:
Enlarged commercial building;
Two rental housing units; secured in perpetuity with a Housing Agreement
Daycare unit with accommodation for 25 pre-school and school aged children;
Outdoor play space adjacent to daycare unit with accommodation for 13 children at a time;
and
Additional commercial parking.
The applicant estimates that the total cost of these amenities to the developer is approximately
$650,000.00. The developer has indicated to staff that their intention is to construct the
commercial building at the same time as the street townhouses fronting 232 Street once the off-site
servicing improvements are completed.
It should be noted; however, that the applicant has expressed some concern regarding the
competitiveness of this project if other development projects don’t also contribute an amenity fee.
The applicant therefore feels that in fairness, other forthcoming applications should be required to
also pay a contribution.
3) Citizen Implications:
The revision to the commercial building and additional terms and conditions listed in the
Recommendations section of this report will ensure that two long term residential rental units are
located in the Blaney Hamlet, and that one of the three commercial units will be reserved for the
accommodation of a daycare facility with up to 25 spots available for pre-school and school aged
children. The developer intends to lease the commercial units once constructed.
- 6 -
CONCLUSION:
Since the subject application was deferred on September 8, 2015, the applicant has had
discussions with Planning Department and the Fraser Health Authority Child Care Licensing Officer
regarding the provision of additional rental accommodation and a permanent daycare use. The
applicant has revised the development proposal, which now includes three commercial units, two
rental apartments, an outdoor daycare play area, and sufficient parking spaces for all of the uses.
The applicant is also willing to voluntarily contribute $3,100.00 per residential lot as an amenity
contribution. These changes have resulted in a larger commercial property, more commercial floor
space, and one fewer street townhouse compared to the original submission.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P. Eng
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7160-2015
Appendix D - Zone Amending Bylaw No. 7023-2013
Appendix E –Revised Commercial Site Plan
Appendix F – Revised Commercial Elevations
Appendix G –Second Reading Report dated August 31, 2015
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7160-2015
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. 7160-2015."
2.Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 Specific Hamlets, is
amended in the following way:
i.Item a) Blaney Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
ii.Item b) Forest Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
iii.Item c) Horse Hamlet, sub item iii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
3.Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.5 Commercial Areas, items
c) and d) are deleted in their entirety and replaced with the following:
c) The commercial floor space in the Blaney Hamlet is typically between 90- 140 m2.
d) The commercial floor space in the Forest Hamlet centre is typically between 90-140 m2.
4.Schedule "A" Chapter 10.3, Section 7.0 Design Guidelines, Subsection 7.2 Design
Guidelines for Hamlets, Sub section 7.2.1 Uses, item e) is deleted in its entirety and
replaced with the following:
e)Parking for commercial uses in Hamlets may be accommodated on the street.
Onsite parking for commercial uses must be located to the rear of the building.
5.Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A -
Blaney Hamlet is hereby amended for those parcels or tracts of land and premises known
and described as:
APPENDIX C
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 910, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to as shown.
6. Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, and Figure 4 - Trails / Open Space, is
hereby amended for those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 911, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as shown.
7. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ A FIRST TIME the day of , 20 .
READ A SECOND T IME 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
231552317013673/91
1379523196
2318313848
2325023
2
8
8
13765
13811
13825
13861
13812 137932316023166
13653
13805
13831
13772
2327213783
231402318613855
13752
13802
13772
13747
13802
13753
138282314823165
13589
13781
13857
13762
13743
13773
13746
13750
13796
1358323141231562319013762
1
3
7
5
1
13
7
5
7
13841
13763
13573
13660
13859
13792
2
3
2
8
0
13868
1359323150
231542326213842
13862
13795
13782
13762
13702
13738
13586
13602 (PUMP STATION)
13616
13771
13782
13822
13866
137
7
6
1378
2SILVE R VALLE Y RD232 ST.SILVE
R
V
A
L
L
E
Y
R
D 232A S T.232 ST.137 AVE.BLANEY RDPARK
BCP 43235
PARK
Rem 6
BCP 41713
1
BCS 3588
13
16 EPP 294634
B
9
15
BCP 48060
7
RP 17234
56 55 54
6
15
5
8
EPP 34552EPP 34551
8
PARK
7
A
RP 10274
Rem 1
P 20132
3
*PP162
9
7
6
3
18
Rem 5
6
4
6
10
2
BCP 42823
58
A
5
P 40424
40
1
8
8
EPP 34552
PARK
PARK
53
PARK
4
14
17
5
12
BCP 42873EP 4248
61
59 57
12
N 200' 9
20
21
P 20132
3
BCP 428731
7
P 2409
12
11
9
RP 17267
BCS 3895
62 60
11
10
2
P 2409Rem Pcl B
EPP 44846
P 11173
P 18410
2
2
S PART 9
19
4
2
14
13 PARKBCP 33245RW
4
6
8
0
8
BCP 33248
BCP 42
8
2
9
EPP 34551
EPP 38125
BCP 33246
BCP 42874
BCP 41108BCP
4
2
8
7
4BCP 33247BCP 46699
EPP 35006EPP 25732
EP 79495RW 68113EPP 25570EPP 26594BCP 33246BCP 42876232 ST.
´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet)of the Silver Valley Area Plan as shown
7160-2015910
CommercialOpen SpaceNeighbourhood ParkConservation
Low Density ResidentialLow/Medium Density ResidentialMedium Desnsity ResidentialMedium/High Density Residential
231552317013673/91
1379523196
2318313848
2325023
2
8
8
13765
13811
13825
13861
13812 137932316023166
13653
13805
13831
13772
2327213783
231402318613855
13752
13802
13772
13747
13802
13753
138282314823165
13589
13781
13857
13762
13743
13773
13746
13750
13796
1358323141231562319013762
1
3
7
5
1
13
7
5
7
13841
13763
13573
13660
13859
13792
2
3
2
8
0
13868
1359323150
231542326213842
13862
13795
13782
13762
13702
13738
13586
13602 (PUMP STATION)
13616
13771
13782
13822
13866
137
7
6
1378
2SILVE R VALLE Y RD232 ST.SILVE
R
V
A
L
L
E
Y
R
D 232A S T.232 ST.137 AVE.BLANEY RDPARK
BCP 43235
PARK
Rem 6
BCP 41713
1
BCS 3588
13
16 EPP 294634
B
9
15
BCP 48060
7
RP 17234
56 55 54
6
15
5
8
EPP 34552EPP 34551
8
PARK
7
A
RP 10274
Rem 1
P 20132
3
*PP162
9
7
6
3
18
Rem 5
6
4
6
10
2
BCP 42823
58
A
5
P 40424
40
1
8
8
EPP 34552
PARK
PARK
53
PARK
4
14
17
5
12
BCP 42873EP 4248
61
59 57
12
N 200' 9
20
21
P 20132
3
BCP 428731
7
P 2409
12
11
9
RP 17267
BCS 3895
62 60
11
10
2
P 2409Rem Pcl B
EPP 44846
P 11173
P 18410
2
2
S PART 9
19
4
2
14
13 PARKBCP 33245RW
4
6
8
0
8
BCP 33248
BCP 42
8
2
9
EPP 34551
EPP 38125
BCP 33246
BCP 42874
BCP 41108BCP
4
2
8
7
4BCP 33247BCP 46699
EPP 35006EPP 25732
EP 79495RW 68113EPP 25570EPP 26594BCP 33246BCP 42876232 ST.
´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No.
Purpose: To Amend Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown
7160-2015911
Add Open SpaceAdd Neighbourhood ParkAdd ConservationAdd Equestrian Trail
Remove Open SpaceRemove Neighbourhood Park
CITY OF MAPLE RIDGE
BYLAW NO. 7023-2013
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. 7023-2013."
2.Those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District
Plan 2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 1595 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density) Residential), R-1
(Residential District), R-3 (Special Amenity Residential District), RST-SV (Street
Townhouse-Silver Valley), C-5 (Village Centre Commercial), 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 22nd day of October, 2013.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
231552317013673/91
1379523196
2318313848
2325023
2
8
8
13765
13811
13825
13861
13812 13793231602316623185
13653
13805
13831
13772
2327213783
231402318613855
13752
13802
13772
13747
13802
13753
138282314823165
13589
13781
13857
13762
13743
13773
13746
13750
13796
1358323141231562317523190137621
3
7
5
1
13
7
5
7
13841
13763
13573
13660
13859
13792
2
3
2
8
0
13868
13563
1359323150
2315413852
2326213842
13862
13795
13782
13762
13851
13702
13738
13586
13602 (PUMP STATION)
13616
13771
13782
13822
13866
137
7
6
1378
2SILVE R VALL EY RD232 ST.SILVE
R
V
A
L
L
E
Y
R
D
BALSA M ST.232A S T.232 ST.137 AVE.BLANEY RDPARK
BCP 43235
PARK
Rem 6
BCP 41713
1
BCS 3588
13
16 EPP 294634
B
9
15
BCP 480607
RP 17234
56 55 54 BCP 46698
6
15
5
8
EPP 34552EPP 34551
6
8
PARK
7
A
RP 10274
Rem 1
P 20132
3
*PP162
9
7
6
3
18
Rem 5
6
4
6
10
2
BCP 42823
58
52
A
5
P 40424
40
1
8
8
EPP 34552
A
PARK
PARK
53
PARK
4
14
17
5
12
BCP 42873EP 4248
61
12
59 57 BCP 46658
12
N 200' 9
20
21
P 20132
3
BCP 428731
7
P 2409
12
11
9
RP 17267
BCS 3895
62 60
11
10
2
P 2409Rem Pcl B
EPP 44846
P 11173
P 18410
2
2
S PART 9
19
4
2
14
13 PARK
BCP 44127
BCP 33245RW
4
6
8
0
8
BCP 33248
BCP 42
8
2
9
EPP 34551
EPP 38125
BCP 33246
BCP 42874
BCP 41108BCP
4
2
8
7
4BCP 33247BCP 46699
EPP 35006EPP 25732EP 79495RW 68113EPP 25570EPP 26594BCP 33246BCP 42876232 ST.´
SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To:RS-3 (One Family Rural Residential)
7023-20131595
P-1 (Park and School)R-1 (Residential District)C-5 (Village Centre Commercial)
RS-1 (One Family Urban Residential)R-3 (Special Amenity Residential District)RST-SV (Street Townhouse - Silver Valley)RS-1b (One Family Urban (Medium Density) Residential)
12345678910111213141565m65m63.43m8.7mm3LOT:217.5 sq mAREA:A4.24mSilvGarage40LOT:213 sq mAREA:MFE:BFE:GFE:66.4963.7864.10C1LOT21AREA:MFE:BFE:GFE:1LOT:802 sq mAREA:MFE:BFE:GFE:65.000.000.00LoadingbayPatioPatioSidewalkPlantingPlantingPlanting2.02m2.98m7.7m1.2m5.5m7.31m5.5m0.99m1.2mDrive IsleINOUT3m3mmanoeuvering aisle2.4m3.05m4.46m11.39m1mNOTE: For location of municipal services and rights of way on or adjacent to the site - see civil and survey drawings0+3320+2800+3000+3201+1600+0000+0200+A3.02A3.05.08m7.9m22.32m7m29m6.01mCarpHatched area of road dedication 433.9m2proposed property lineHatched area of bioswaledashed line ofbuilding setbacksdbuildTOW: 63.31BOW: 63.01road dedication to be 4.8mfrom proposed face of curbproposed face of curbFire department connectionrequested exterior sideyardvariance to 1.0mGarageGaragFA3.1TOW: 65.80BOW: 65.003mSidewalkStamped concrete(Final review and approval bycity engineering)Fence along Lot 40's West PL trestrict access see landscapingIn / Out drive access(Final review and approvalby city engineering)1.38m18.26m11m0.45m0.45m4.5m10.79m8.44m8.53.01m5.43m8.525.14m25.34m1.2mBallard and chain7mgreen paint see civiland landscapeExisting Sidewalk4 .8m
3m1.65mBi-Directional
Bike Lane
SidewalkDashed line of roof over9mRefusePLAYAREACRU 3CRU 2CRU 1 Design to provide 25 children daycareMFE: 64.601.97m2.22m#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:100Site PlanFile name:1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time:8:07:50 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.0Site Reconciliation - Lot 1 C-5Existing / RequiredProposed / ProvidedZONINGC5LOT AREA668.0 m21019.4 m2GROSS FLOOR AREA245 m2434.0 m242.6 %LOT COVERAGE713.6 m270.0 %277.3 m242.6 %BUILDING HEIGHT11.0 m2 1/2 storeys7.2 m2 storeysSETBACKSSEE SITE PLANFRONT YARD3.0 m2.00 mVarianceREAR YARD9.0 m16.79 mEXTERIOR SIDE3.0 m2.00 mVarianceINTERIOR SIDE1.0 m1.00 mPARKINGCRU 1106.2 m24 Stalls1.0 space / 2 non-residentemployees, plus 1 space / 10children enrolledCRU 2 & 3162.5 m26 Stalls1 Stall / 30m2RESIDENTIAL2 Suites3 Stalls1.2 Stall / SuiteLOADING 1 STALL1 StallAPPENDIX E
East ElevationScale: 1:644North ElevationScale: 1:641West ElevationScale: 1:642South ElevationScale: 1:643#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:50ElevationsFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:07:51 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.3EXTERIOR FINISHES - See Material BoardItemMaterialColour1GALVANIZED METAL ROOFWestman steel or approved equal2JAMES HARDI SIDINGSierra 8 Vertical Board & Batten Siding - Traditional Red Finish32 X 10 FASCIA BOARDBehr Premium solid colour "Slate SC-102"42 X 10 GABLE BOARD ( BARGE BOARD)Behr Premium solid colour "Slate SC-102"5GALVANIZED CORRUGATED METAL SIDING - HORIZONTALWestman steel or approved equal6GALVANIZED CORRUGATED METAL SIDING - VERTICALWestman steel or approved equal7STOREFRONT ENTRY DOORStarline Windows 9502 Series - Charcoal Black8PREFINISHED METAL GUTTER AND DOWNSPOUTSBehr Premium solid colour "Slate SC-102"9PREFINISHED METAL RAILING - GLAZED PANELBehr Premium solid colour "Slate SC-102"10EXTERIOR DOOR - PAINT FINISHBehr Premium solid colour "Slate SC-102"11ALUMINUM FRAMED WINDOWSStarline Series 5000 T Light Commercial - Charcoal BlackAPPENDIX F
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MMEETING DDATE: August 31, 2015
and Members of Council FFILE NO:2013-086-RZ
FROM: Chief Administrative Officer MMEETING: C of W
SUBJECT: FFirst and Second Reading
Official Community Plan Amending Bylaw No. 7160-2015
Second Reading
Zone Amending Bylaw No. 7023-2013
23262 Silver Valley Road, 13738, 13702 and 13660 232 Street
EXECUTIVE SUMMARY:
Applications have been received to amend the Official Community Plan (OCP) and rezone the subject
properties, located at 23262 Silver Valley Road; and 13738, 13702 and 13660 232 Street (see
Appendix A) from RS-3 (One Family Rural Residential) to the following zones and Silver Valley land
use designations:
Zone Land Use
RS-1 (One Family Urban Residential) Low Density Urban
RS-1b (One Family Urban (Medium
Density) Residential)
Low/Medium Density Residential
R-1 (Residential District) Medium Density Residential
R-3 (Special Amenity Residential
District)
Medium/High Density Residential
RST-SV (Street Townhouse-Silver
Valley)
Medium/High Density Residential
C-5 (Village Centre Commercial) Commercial
P-1 (Park and School) Neighbourhood Park
Undevelopable lands and environmental compensation land will retain the existing RS-3 (One Family
Rural Residential) zone and will be designated Conservation or Open Space depending on the
function.
The subject rezoning application will permit a future subdivision of approximately 51 single family
lots, 17 street townhouse lots, one commercial lot, and a future neighbourhood park. Council
granted first reading to Zone Amending Bylaw No. 7023-2013 and considered the early consultation
requirements for the OCP amendment on October 22, 2013.
APPENDIX G
- 2 -
As a result of ground-truthing to establish the developable area, an OCP amendment is required to
revise the boundaries of the land use designations and equestrian trail location to fit the topography
and desired road network. The Low/Medium Density Residential designation will be expanded
through the amendment proposal to allow the proposed RS-1b (One Family Urban (Medium Density)
Residential) zone. It is important to note that the density of the subject properties as a whole will not
exceed the density outlined in the Silver Valley Area Plan. An OCP text amendment is also required to
the Silver Valley Area Plan to allow a greater amount of commercial floor space in the Blaney Hamlet.
This report includes two alternatives for Council’s consideration of the OCP amendments; which are
to require that the applicant provide rental housing units above the commercial space, or design one
commercial unit to accommodate a commercial daycare use. A third alternative is to require the
provision of both rental housing and a commercial daycare use. The implications of these
requirements are outlined in the Alternatives section of the report.
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. 7160-2015 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;
2)That Official Community Plan Amending Bylaw No. 7160-2015 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. 7160-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Maple Ridge Official Community Plan Amending Bylaw No. 7160-2015 be given first and
second readings and be forwarded to Public Hearing;
5)That Maple Ridge Zone Amending Bylaw No. 7023-2013 be amended as identified in the staff
report dated August 31, 2015, 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)Road dedication on 232 Street and Silver Valley Road as required;
iv)Park dedication as required, including construction of multi-purpose trails; and removal of
all debris and garbage from park land;
v)Purchase of the land identified for future neighbourhood park by the City of Maple Ridge;
- 3 -
vvi)Consolidation of the subject properties;
vii)Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development and confirms that the
slope failure area has been remediated;
viii)Removal of existing buildings;
ix)Approval from the Ministry of Forest, Lands and Natural Resources for in-stream works on
the site;
x)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:
1)Background Context:
Applicant: Bissky Architecture And Urban Design
Owner:Tavanco Developments Ltd.
Legal Descriptions: Lot: 1, Block: A, Section: 33, Township: 12, Plan: NWP20132;
Lot: 8, Block: A, Section: 33, Township: 12, Plan: NWP2409;
Block: A, Section: 33, Township: 12, Plan: NWP2409;
Lot 4 Section 33 Township 12 New Westminster Plan 20132
OCP:
Existing: Medium/High Density Residential
Medium Density Residential
Low Density Urban
Commercial
Neighbourhood Park
Open Space
Conservation
Proposed: Medium/High Density Residential
Medium Density Residential
Low/Medium Density Residential
Low Density Urban
Commercial
Neighbourhood Park
Open Space
Conservation
- 4 -
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1 (One Family Urban Residential),
RS-1b (One Family Urban (Medium Density) Residential),
R-1 (Residential District),
R-3 (Special Amenity Residential District),
RST-SV (Street Townhouse-Silver Valley),
C-5 (Village Centre Commercial), and
P-1 (Park and School)
Surrounding Uses:
North: Use: Single Family Residential, Multi-Family
Residential
Zone: RS-3 (One Family Rural Residential),
RM-1 (Townhouse Residential)
Designations: Medium/High Density Residential
Medium Density Residential
Low/Medium Density Residential
Low Density Urban
Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designations: Low Density Urban
Conservation
East: Use: North Alouette River, vacant land east of the
River
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Multi-Family Residential, Single-Family
Residential,
Zone: RM-1 (Townhouse Residential), A-2 (Upland
Agricultural)
Designation: Medium/High Density Residential
Neighbourhood Park
Existing Use of Properties: Rural Single Family Residential, Vacant
Proposed Use of Properties: Commercial, Single Family Residential (including intensive
residential), Street Townhouse, Neighbourhood Park, Park
(Conservation)
Site Area: 6.0 ha (15 acres)
Access: Silver Valley Road, 232 Street
Servicing requirement: Urban Standard
Companion Applications: 2013-086-SD, 2013-086-DP. 2014-072-DP, 2013-086-VP,
2015-139-DP
- 5 -
22)Project Description:
The applicant proposes to rezone a total of four properties with a combined area of 6.0 ha (15 acres)
for residential, commercial and park uses within with the Silver Valley Area Plan area. Amendments
to the land use designations will be required to reflect the best suited road network, park location,
and subdivision layout (see Appendix B). The development, in its entirety, is comprised of
approximately 51 single family, 17 multi-family residential lots, one commercial lot, and a
neighbourhood park.
Single Family Component:
The single family lots are of varying sizes, with the largest lots on the east side of the development
site. The subdivision layout includes the construction of three new road segments. Running north-
south will be an extension to Blaney Road, an extension to 232A Street, and a lane parallel to 232
Street. Running east-west will be a new 137 Avenue segment.
Larger RS-1 (One Family Urban Residential) lots will back on to the conservation area and transition
to smaller RS-1b (One Family Urban (Medium Density) Residential) lots further to the west, with the
highest level of residential development focused along the 232 Street corridor as fee simple (non-
strata titled) street townhouses. This pattern of development is consistent with development both
north and west of the subject properties, and complies with the Silver Valley Area Plan.
Commercial Component:
The commercial building is located at the corner of Silver Valley Road and 232 Street. The building
contains two commercial units, with each unit oriented to one of the two road frontages. The
building is one and a half storeys in height, with a roof top deck on the south-west corner of the
building accessed from the larger commercial unit. A patio area is located on the west and north side
of the building as a pedestrian transition between the sidewalk and building. Large windows on the
west elevation and four roll up garage doors on the north elevation create a visual and physical
connection between indoor and outdoor spaces. The building will be clad with a combination of steel
grey galvanized corrugated metal siding and accents of red-brown hardi-siding on the more
prominent north and west elevations. Roof overhangs will provide weather protection for
pedestrians (see Appendices E, F, G and H).
Multi-family Component:
Fee simple attached street townhouses are located along 232 Street in duplex, triplex, and fourplex
formations. The units are three storeys in height with a roof top deck that is partially covered.
Building materials are comprised of vinyl siding in white, sage green, and light brown. Vertical bands
of cultured stoned will visually delineate each home. The units will be accessed via a rear lane and
each lot will have a detached garage to accommodate parking for two vehicles (see Appendices I and
J).
Park and Trail Component:
The eastern portion of the subject properties will be dedicated as park for conservation purposes
through the rezoning process. An equestrian trail will be constructed through this park area following
the top of the river bank, which will connect to an existing equestrian trail directly north. Should
lands to the south develop in the future, this equestrian trail would be extended. The design of the
- 6 -
trail will also allow pedestrians and cyclists. An Open Space connection to the equestrian trail from
Blaney Road is also provided in the south-east corner of the development.
Additionally, the subject properties include land identified for a future neighbourhood park; therefore
this portion will be purchased by the City for park development in a future Business Plan following a
community consultation program. The future neighbourhood park is centrally located in the proposed
development. Secondary nature trails will be located along the larger bio ponds 2 and 4, to create
pedestrian linkages from 232 Street to the neighbourhood park, as well as from 137 Avenue into the
neighbourhood park.
Environmental Compensation
An environmental compensation area for relocation of Cattell Brook, is located the the north and
west of the neighbourhood park. The compensation area will be comprised of one large and one
small pond as well as connecting channels approximately one metre in width. The ponds and
channels will be surrounded by a riparian area planted with native plants. A third and fourth biopond
with a connective channel is also proposed along 232A Street and fronting onto 232 Street in the
south-west corner. These will complement the ponds and channels surrounding the neighbourhood
park, and are also part of the overall environmental compensation plan to mimic a creek bed and
accommodate seasonal rainwater run-off. These elements are discussed further in the
Environmental Implications section of this report.
Stormwater Management Component:
The proposed development plan includes consideration to address the three tiers of stormwater
management through an integrated approach. Road side bioswales will be located along the west
side of Blaney Road, the south side of 137 Avenue, and the east side of 232 Street to allow for
infiltration and biofiltration of run-off. The ongoing maintenance for the bioswale features will be
managed through a Local Area Service Bylaw.
3)Planning Analysis:
i)Official Community Plan:
x Overview:
The subject properties are located in the Silver Valley Blaney Hamlet and are currently designated as
follows:
x Medium/High Density Residential
x Medium Density Residential
x Low Density Urban
x Commercial
x Neighbourhood Park
x Open Space
x Conservation
The Blaney Hamlet is one of three hamlets in the Silver Valley Area. Hamlets are defined in scale by
a 400 metre or five minute walking distance from a central intersection and consist of several
neighbourhoods. The hamlet’s role in the area plan is to provide services to residents within a five
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minute walking distance. The Blaney Hamlet Centre is described in the Silver Valley Area Plan in the
following policy:
Policy 5.3.3 a) ii. Blaney Hamlet should be centred at 232nd Street, at approximately 137th Avenue.
The Hamlet centre should contain a civic area, comprised of a park, school and
community facility, such as a day care. The centre should also include a small
commercial area limited to retail floor space of 90 – 140 m2.
The Blaney Hamlet commercial area is located at the intersection of 232 Street and Silver Valley
Road. The highest residential densities are focused along 232 Street and transition to lower
densities as the distance from the commercial node increases. The following sections outline area
plan policies regarding key topics such as density, the Blaney Hamlet commercial node, and parks;
and discuss the project’s compliance with each topic.
x DDensity:
The Silver Valley Area Plan identifies two density ranges for hamlets, with the following policy
applying to the proposed development:
Policy 5.3.9 (a) Medium to medium/low densities, ranging from 15 to 40 units per hectare, will be
located adjacent to schools, commercial uses, and civic uses.
The residential land use designations provide for a range of single family and multi family uses, and
the proposed zones comply with the Silver Valley Area Plan. The proposed densities for this
development application fall within to 15 to 40 units per hectare range as outlined above, with the
highest densities along 232 Street. An OCP amendment is required to adjust the existing land use
boundaries to align with the established road network and developable area. The amount of
Low/Medium Density Residential designation will be expanded through the amendment proposal to
allow the proposed RS-1b (One Family Urban (Medium Density) Residential) zone. It is important to
note that the proposed density of the subject properties as a whole will not exceed the density
outlined in the current Silver Valley Area Plan. Similar OCP amendments have occurred in the past in
the established areas of the Blaney Hamlet to align actual development patterns to OCP boundaries.
The proposed land use designation changes can be supported as they help to provide a transition of
density from the Blaney Hamlet Centre at 232 Street and Silver Valley Road while providing the park
and conservation lands anticipated by the area plan.
x Commercial Area:
Each hamlet has commercially designated land within their centres. The subject application includes
the commercial land for the Blaney Hamlet. The following commercial hamlet policies in the Silver
Valley Area Plan guide development of the Blaney hamlet centre:
Policy 5.3.5 (a) Local service commercial uses catering to the needs of residents are encouraged
within Hamlet Centres.
(b) The commercial service area is primarily limited to the needs of the residents within
the 4-500 metre radius from the Hamlet Centre.
(c) The commercial floor space in the Blaney Hamlet is limited to 93 to 140 m2.
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The Silver Valley Area Plan calls for 90-140 m2 (968 ft2 – 1,507 ft2) of commercial retail floor space
to be accommodated in the Blaney Hamlet. All of the land designated Commercial in the Blaney
Hamlet will be developed through this application. This application includes 228 m2 (2,454 ft2 ) of
commercial retail floor space, which exceeds the amount of commercial floor space prescribed in the
Silver Valley Area Plan. The applicant is requesting the increased floor area to make the centre
more viable and in response to perceived community need.
An OCP text amendment is required to change the current policy language for hamlet commercial
floor space from “limited” to “typically”. Each of the three hamlets: Blaney, Forest, and Horse; have
the same commercial floor space policy. All three hamlets are included in the OCP amendment to
create consistency, and the policy wording is proposed to change as follows:
1.Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 Specific Hamlets, is
amended in the following way:
i.Item a) Blaney Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is ttypically
between 90-140 m2”
ii.Item b) Forest Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is ttypically
between 90-140 m2”
iii.Item c) Horse Hamlet, sub item iii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
x OCP Amendment Justification:
Staff are in support of the additional commercial floor space. The floor space ranges were originally
determined based on a per capita ratio, and each hamlet has the same range of permitted
commercial floor space. While the intention of the commercial policies in the Silver Valley Area Plan
are to focus the largest amount of commercial floor space in the River Village, the increase in the
hamlets is not anticipated to detract from the capacity or mix of services in the River Village.
The OCP amendment is also supportable to allow some flexibility in the final commercial floor space
for commercial buildings in the hamlets, while still maintaining a lower amount of floor space than
the River Village, the main commercial centre in Silver Valley. This approach is also consistent with
the OCP Commercial category policy language. In addition, area residents have consistently sought
shopping opportunities in the area.
The applicant has indicated through recent discussions that they are open to exploring the provision
of rental housing units above the commercial units, or designing one commercial unit to
accommodate the licensing requirements for a daycare use. Both rental housing and daycare in the
Blaney Hamlet are viewed as desirable elements to achieve through this development application.
Furthermore, the increase in commercial floor space would support a commercial daycare use in
addition to the one neighbourhood serving retail space currently permitted in the area plan.
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NNeighbourhood Park, Open Space and Conservation:
In addition to the commercial land use designation, a neighbourhood park is also designated on the
development site. The following area plan policy will guide future development of the park site:
Policy 5.3.8 (a) Neighbourhood Parks are 0.2 ha (.5 acre) to 0.6 ha (1.5 acres) in size and should be
within a 2-5 minute walk from a dwelling. These parks should provide an opportunity
for social gathering, and will require appropriate amenities, i.e., benches, pathways,
community mailboxes, and should include small playground structures where
appropriate.
The proposed neighbourhood park area is 0.4 hectares (1 acre), and is located centrally in the
development between 232A Street and Blaney Road. In comparison to the current Neighbourhood
Park land designation on the development site, the proposed park location has moved south and
east based on the subdivision’s road network. The Parks and Leisure Services Department has
reviewed the location and amount of land provided and has found it to be suitable. In addition to
neighbourhood parks, natural public open spaces in the Silver Valley Area Plan are generally linear
areas for the provision of various trails that provide non-vehicular connections to surrounding areas
and features. Policy 5.5.4 Natural Open Spaces reads in part that natural open spaces:
“e) Provide a variety of trails that ensure strong linkages and connections to surrounding
amenities and community features.
i.Preserve and enhance historic and existing trails
ii.Establish a hierarchy of trails throughout the natural open space areas, i.e:
x Horse Trail: horses, pedestrians
x Secondary Horse Trail: horses, pedestrians
x Primary Trails: pedestrians, cyclists
x Secondary Trails: pedestrians”
The development proposal includes an equestrian trail within dedication Conservation land, which
will enhance the existing trail network in the Blaney Hamlet for all users. An Open Space connection
is provided in the south-east corner to provide access from Blaney Road into the equestrian trail.
Secondary trails are also provided to connect the future neighbourhood park to surrounding street
sidewalks.
ii)Zoning Bylaw:
The current application proposes to rezone the properties located at 13738, 13702, and 13660
232 Street from RS-3 (One Family Rural Residential) to the following zones:
Zone Minimum Lot Size Number of Lots
Proposed
RS-1 (One Family Urban Residential) 668 m2 8
RS-1b (One Family Urban (Medium Density) Residential) 557 m2 4
R-1 (Residential District) 371m2 13
R-3 (Special Amenity Residential District) 213 m2 26
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RST-SV (Street Townhouse-Silver Valley) 217 m2 – interior unit with
lane access
252m2 – end unit with
lane access
17
C-5 (Village Centre Commercial) 668 m2 1
P-1 (Park and School) n/a 1
This combination of zones will permit future development of a neighbourhood commercial building
as well as a healthly mix of approximately 68 residential units in street townhouse and detached
form (see Appendix C). The proposed zones are in alignment with the OCP land use designations.
iiii)Off-Street Parking And Loading Bylaw:
Commercial parking and loading spaces are provided behind the commercial building. Siting the
spaces to the rear of the building will enhance the pedestrian streetscape and align with the Silver
Valley Area Plan policies that encourage a commercial scale of development that services
neighbours within walking distance.
Parking for the street townhouses and for the R-3 (Special Amenity Residential District) lots is
accessed via a rear lane and is provided in a detached structure to accommodate two vehicles. The
remaining single family lots will have attached two car garages with a driveway apron accessed from
the fronting road.
iv)Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, Section 601E RST-SV
(Street Townhouse – Silver Valley), item 5.0, to increase the maximum height from 11.0 m (36
ft) to 11.6 m (38 ft) and from 3 storeys to 4 storeys.
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, Section 601C R-3
(Special Amenity Residential District), Sub Section D. AREA AND DIMENSIONS, Item 2 b), to
reduce the minimum lot depth from 27.0 m (89 ft) to 24.0 m (79 ft) for lots 40-44.
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6 RESIDENTIAL ZONES, C. (3)(c)(i) front yard
setback from 7.5 m (24.6 ft) to 2.5 m (8.2 ft) for proposed lot 55 in the RS-1 (One Family
Urban Residential).
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7 COMMERCIAL ZONES, Section 705
VILLAGE CENTRE COMMERCIAL: C-5, Subsection 7) SITING, item a) to reduce the front yard
setback from 3.0 m (9.8 ft) to 2.0 m (6.6 ft);
x Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7 COMMERCIAL ZONES, Section 705
VILLAGE CENTRE COMMERCIAL: C-5, Subsection 7) SITING, item d) to reduce the exterior yard
setback from 3.0 m (9.8 ft) to 2.0 m (6.6 ft).
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The requested variances to the C-5 (Village Centre Commercial), RST-SV (Street Townhouse), RS-1
(One Family Urban Residential) and R-3 (Special Amenity Residential District) zones will be the
subject of a future Development Variance Council report.
v)Development Permits:
Pursuant to Sections 8.5, 8.7 and 8.8 of the Official Community Plan, a Commercial, Multi-Family
and Intensive Residential Development Permit application has been made under file reference
2014-072-DP to address the project’s commercial, street townhouse, and intensive residential
components. The development permit will ensure compatibility with adjacent development, provide
emphasis on high standards in aesthetics; while protecting important qualities of the natural
environment and enhancing the unique character of the community.
Pursuant to Sections 8.9 and 8.10 of the Official Community Plan, a Watercourse Protection and
Natural Features Development Permit application has been made under file reference 2013-086-DP.
The purpose of this permit is to ensure the preservation, protection, restoration and enhancement of
the natural environment.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been made
under file reference 2015-139-DP for all development and subdivision activity identified in wildfire
risk areas. The purpose of the Wildfire Development Permit is for the protection of life and property
in designated areas that could be at risk for wildland fire; and where this risk may be reasonably
abated through implementation of appropriate precautionary measures. The subject property is
located within the Wildfire Development Area, identified on Map 1 in Section 8.12 of the Official
Community Plan.
vi)Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character and the landscaping plans for the
commercial building and street townhouses at a meeting held on January 13, 2015.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution:
That the proposal be re-submitted and presented at a future Advisory Design Panel meeting with the
following concerns addressed:
x Consider adding a connection or meaningful integration over bio swale to park
x Provide interface details on all bioswale areas against publicly accessible areas
x Provide landscaping plans for commercial and townhouse areas (more details such as
retaining walls, fences, crossings, planting scheme)
x Consider diversifying street tree planting and bioswale tree planting
x Consider bringing pavement out at Silver Valley Road and 232nd Street to create a more
urban interface
x Consider less connection along 232A along bioswale in favor of a few more meaningful
connections
x Provide more articulation on blank walls on south façade in block 5 where possible, such as
extending the bay by enclosing the stairs
x Provide a fence or barrier detail to prohibit pedestrian access between townhouse Unit 40
and commercial area
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x Consider alternating colour scheme for townhouses
x Consider further definition and clarity of right in / right out to 232 Street from commercial
area entrance
Subsequent to the January 13, 2015 Advisory Design Panel resolution, the project was presented at
the March 10, 2015 meeting, and the following resolution was made:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff (File Manager) for follow up:
x Remove the small window in unit facing the commercial area
x Insure landscaping in renderings is shown on landscaping plans (i.e. the landscaping
bed depicted in rendering A7.1 into the landscaping plan L1.1)
x Provide seating along toward the street in the Bio Pond #4 to create a contemplative
space to balance the hard and active corner plaza area associated with the commercial
building.
The ADP concerns have been addressed and are reflected in the current plans. A detailed
description of how these items were incorporated into the final design will be included in a future
development permit report to Council.
vii)Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary on December 10, 2014.
Approximately 10 people attended the meeting. A summary of the main comments and discussions
with the attendees was provided by the applicant and discussions with the attendees included the
following main points:
x Impact of tree removal and road construction on adjacent property and existing fence;
x Concerns about construction activity and parking by sub-trades along the street and
potentially blocking access to existing homes;
x Concern regarding the architectural design of proposed buildings; and
x Concern about slope failure behind existing home on development site.
The following comments respond to the issues raised by the public:
x The applicant has surveyed the trees on the neighbouring property and is in discussion with
the concerned resident to provide a new fence once construction is completed.
x After review from the Engineering Department, ‘No Parking’ signs were installed along the
south side of Silver Valley Road between 232 Street and to the east of 23250 Silver Valley
Road.
x The proposed buildings will use similar building materials to existing homes in the area, while
creating more variety in the design to complement existing homes. The building form and
character has been reviewed by the Advisory Design Panel.
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x The existing home where the slope failure occurred was setback well into the steeply sloping
land. Under the development proposal, this area has been determined to be unsuitable for
development and within the watercourse setback area, therefore that land will be dedicated
as park for conservation purposes. The home was demolished and the area where the slide
occurred will be remediated.
44)Environmental Implications:
The subject properties are located within 50 m of the North Alouette River. Additionally, the Cattell
Brook runs through a portion of the development site and the eastern side of the site is
characterized by steep slopes over 30%. Due to the presence and proximity of these watercourses
and natural features, a Watercourse Protection and Natural Features Development Permit is
required. The applicant has submitted and Environmental Assessment Report, prepared by Triton
Environmental Consultants dated March 31, 2015. The report states that the North Alouette River is
a fish-bearing system, within a wide ravine greater than 60 m. The City’s Streamside Protection
Regulations identify a 10 m setback from the top of the North Alouette River bank. Cattell Brook is
described as a non-fish bearing system with a 15 m setback, as identified in the 2008 Streamside
Setback Guidelines map. Triton Environmental Consultants also noted an ephemeral perimeter ditch
that is not classified in the City’s online mapping.
The applicant proposes to provide the required 10 m setback along the North Alouette River, as well
as infilling the perimeter ditch and the portion of Cattell Brook on the subject properties. The City’s
Streamside Protection Regulation of 15 m setbacks for Cattell Brook was used in determining the
required amount of environmental compensation required. To mitigate for infilling the perimeter
ditch and Cattell Brook, the applicant is proposing to create four bio-ponds, ranging in size between
22 m2 and 287 m2; and a series of connecting channels approximately one metre in width, as well as
surrounding riparian areas with a total area of 2,317 m2. Additionally, roadside bioswales will
complement the connecting channel and add 1,310 m2 of compensation area.
5)Wildfire Development Permit Implications:
The subject properties are located within the Wildfire Development Permit area, therefore the
applicant has provided a Wildfire Hazard Mitigation Report prepared by Diamond Head Consulting.
The report recommends treatment within the 10 m setback distance of the North Alouette top of
bank. Treatment includes removal of select trees to break up horizontal fuel continuity and remove
ladder fuels from the lower canopy. All dead and dying trees should be removed, and trees thinned
to a target stand density of 200-400 stems per hectare and crown closure between 20-40% overall.
This treatment will ensure a fuel free buffer between homes on lots 55-62 and the forest edge.
The report further recommends restricting the planting of conifers within 10 m of any proposed
structure, using fire resistant building materials, and limiting the use of wood and vinyl. The Wildfire
Hazard Mitigation requirements for this development will be the subject of a future report to Council.
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66)Interdepartmental Implications:
i)Engineering Department:
The Engineering Department has reviewed the development application and has advised that all
required off-site services do not exist; therefore, a Rezoning Servicing Agreement is necessary prior
to final reading. Furthermore, the Engineering Department has advised that road dedication along
Silver Valley Road to achieve a 20 m ( 66 ft) road allowance will be required prior to final reading.
Additional road dedication is also required at the intersection of Silver Valley Road and 232 Street.
ii)Operations Department:
The Operations Department has noted that the bioswales, connective channels, and bio-ponds are
beyond the regular maintenance level for roads; therefore, a Local Area Service Bylaw is required
prior to subdivision approval to ensure an ongoing maintenance budget is established for
stormwater management bioswales and bio-ponds both within the road right-of-way and within the
park boundary.
iii)Parks & Leisure Services Department:
As the subject properties include a portion of land designated Neighbourhood Park, staff from the
Parks and Leisure Services Department and the Manager of Property and Risk Management will be
in discussion with the applicant to purchase a portion of the subject properties for neighbourhood
park purposes prior to final reading.
The applicant has provided a proposed plan of subdivision indicating the amount of land for a future
neighbourhood park. Prior to final reading, an appraiser will need 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.
The Parks and Leisure Services Department has noted that the bio pond and connecting channel
adjacent to the neighbourhood park must be included in a Local Area Service Bylaw for ongoing
maintenance.
iv)Licenses, Permits and Bylaws Department:
The Licenses, Permits, and Bylaws Department has reviewed the development application and has
noted that a restrictive covenant for geotechnical purposes is required along the back of lots 55-62.
No portions of the principal building can be located within this restrictive covenant area within the
rear yard.
v)Fire Department:
In addition to the Wildfire Development Permit review, the Fire Department has also commented that
temporary statutory right-of-ways are required along the southern property line to allow for
emergency vehicle turn around until the ultimate road pattern is realized.
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77)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 November 21, 2014. The School District has noted that the subject properties fall within the
Yennadon Elementary and Garibaldi Secondary school catchments. For the 2014-15 school year,
Yennadon Elementary is at 103% utilization, which includes 133 out-of-catchment students.
Although Yennadon Elementary is fully utilized, Harry Hooge and Alouette elementary schools in the
central Maple Ridge area can accommodate the student population from the proposed development.
Harry Hooge Elementary school is below the walk limit of 4 – 4.8 km, while Alouette Elementary is at
the high end of the walk limit.
In terms of secondary school enrollment capacity, for the 2014-2015 school year, the student
enrolment at Garibaldi Secondary is at 63% utilization, including 290 out-of-catchment students.
Therefore, there is available secondary school capacity for the proposed development.
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 adjust the existing land use
boundaries, 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.
9)Alternatives:
The proposed development plan includes a higher amount of commercial floor space than outlined
for the Blaney Hamlet in the Silver Valley Area Plan. Council has two alternatives in considering this
text amendment:
Rental Housing:
Recent developments in the C-1 (Neighbourhood Commercial) and C-2 (Community Commercial)
zones have included larger second floors and more residential units than permitted in the Zoning
Bylaw, in exchange for securing the residential units as rental units in perpetuity. These units have
been secured as rental tenancy through a Housing Agreement under Section 905 of the Local
Government Act. As an alternative to the single use commercial building, Council could require the
applicant to add a residential component to the commercial building, with the provision that these
units be secured as rental stock in exchange for the additional commercial floor space OCP text
amendment.
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Commercial Daycare:
The Silver Valley Area Plan also contains the following policies to support community amenities, such
as a daycare, in the centre of the Silver Valley hamlets:
4.9 Community amenities are integrated at the centre of each hamlet
5.3.3 ii) Hamlets should contain a civic area comprised of a park, school and community facility,
such as a daycare. Hamlets should also include a small commercial area limited to retail
floor space of 90-140 m2.
Council could also require the applicant to consider the licensing needs of a childcare facility in the
site design of the commercial building, such as the provision of outdoor play space, and parking
requirements. Retrofitting an existing commercial building for such a daycare use is problematic, if
not prohibitive.
Should Council indicate that they wish to pursue one or both of the alternatives outlined above, the
applicant will need to confirm with staff if accommodating these changes impact the OCP land use or
zoning boundaries. Any changes to the OCP or zoning boundaries will need to be made prior to
Council consideration on September 8, 2015. Revisions to the building and site design would be
reflected in the final Commercial Development Permit report to Council.
110)Implications:
The implications for requiring rental housing units above the commercial use is that the design of the
building will change, the number of required parking spaces will increase, and the developer will be
required to enter into a Housing Agreement prior to approval.
The implications for securing a daycare are that the number of required parking spaces will increase,
and the applicant will need to change the site plan to accommodate an outdoor play space. This
may require enlarging the commercial property.
CONCLUSION:
The subject rezoning application will permit a future subdivision of approximately 51 single family
lots, 17 street townhouse lots, one commercial lot, and a future neighbourhood park. As a result of
ground-truthing to establish the developable area, an OCP amendment is required to revise the
boundaries of the land use designations and equestrian trail location to fit the topography and
desired road network. The Low/Medium Density Residential designation will be expanded through
the amendment proposal to allow the proposed RS-1b (One Family Urban (Medium Density)
Residential) zone. It is important to note that the density of the subject properties as a whole will not
exceed the density outlined in the Silver Valley Area Plan. An OCP text amendment is also required to
the Silver Valley Area Plan to allow a greater amount of commercial floor space in the Blaney Hamlet.
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It is recommended that first and second reading be given to OCP Amending Bylaw No. 7160-2015,
that second reading be given to Zone Amending Bylaw No. 7023-2013, and that application 2013-
086-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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 7160-2015
Appendix C – Zone Amending Bylaw No. 7023-2013
Appendix D – Subdivision Plan
Appendix E – Commercial Building Site Plan
Appendix F – Commercial Building Elevations
Appendix G – Commercial Building Landscape Plan
Appendix H– Commercial Building Rendering
Appendix I – Street Townhouse Building Elevations
Appendix J – Street Townhouse Building Rendering
Appendix K – Intensive Residential Building Elevations
Appendix L – Environmental Compensation Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2014 FILE: 2013-086-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,500
13660, 13702/38 232 STREET &
23262 SILVER VALLEY ROAD
CCITY OF MAPLE RIDGE
BYLAW NO. 7160-2015
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. 7160-2015."
2. Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.3 Specific Hamlets, is
amended in the following way:
i. Item a) Blaney Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
ii. Item b) Forest Hamlet, sub item ii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
iii. Item c) Horse Hamlet, sub item iii) is amended by replacing the last sentence with the
following: “The centre should also include a small commercial area that is typically
between 90-140 m2”
3. Schedule "A" Chapter 10.3, Section 5.3 Hamlets, Subsection 5.3.5 Commercial Areas, items
c) and d) are deleted in their entirety and replaced with the following:
c) The commercial floor space in the Blaney Hamlet is typically between 90- 140 m2.
d) The commercial floor space in the Forest Hamlet centre is typically between 90-140 m2.
4. Schedule "A" Chapter 10.3, Section 7.0 Design Guidelines, Subsection 7.2 Design
Guidelines for Hamlets, Sub section 7.2.1 Uses, item e) is deleted in its entirety and
replaced with the following:
e) Parking for commercial uses in Hamlets may be accommodated on the street.
Onsite parking for commercial uses must be located to the rear of the building.
5. Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A -
Blaney Hamlet is hereby amended for those parcels or tracts of land and premises known
and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 910, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to as shown.
6.Schedule "A" Chapter 10.3, Part VI, A – Silver Valley, and Figure 4 - Trails / Open Space, is
hereby amended for those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District Plan
2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 911, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as shown.
7.Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
RREAD 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
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1
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0
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231542326213842
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13616
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2SILVER VALL232 ST.SILVER VALLEY RD 232A ST.232 ST.137 AVE.BLANEY RDPARK
BCP 43235
PARK
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9
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20
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P 20132
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BCP 41108BCP
4
2
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4BCP 33247EPP 35006EP
EP 79495RW 68113EPEPBCP 33246BCP 42876´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.
Map No.
Purpose: To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet)
of the Silver Valley Area Plan as shown
7160-2015
910
Commercial
Open Space
Neighbourhood Park
Conservation
Low Density Residential
Low/Medium Density Residential
Medium Desnsity Residential
Medium/High Density Residential
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2SILVER VALL232 ST.SILVER VALLEY RD 232A ST.232 ST.137 AVE.BLANEY RDPARK
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PARK
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EP 79495RW 68113EPEPBCP 33246BCP 42876´
SCALE 1:3,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.
Map No.
Purpose: To Amend Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown
7160-2015
911
Add Open Space
Add Neighbourhood Park
Add Conservation
Add Equestrian Trail
Remove Open Space
Remove Neighbourhood Park
CCITY OF MAPLE RIDGE
BYLAW NO. 7023-2013
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. 7023-2013."
2. Those parcels or tracts of land and premises known and described as:
Lot 1 Except: Part dedicated Road on Plan 68113, Section 33 Township 12 New
Westminster District Plan 20132;
Lot 8 Block “A” Section 33 Township 12 New Westminster District Plan 2409;
Parcel B (668484E) Lot 9 Block A Section 33 Township 12 New Westminster District
Plan 2409
Lot 4 Section 33 Township 12 New Westminster Plan 20132
and outlined in heavy black line on Map No. 1595 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban (Medium Density) Residential), R-1
(Residential District), R-3 (Special Amenity Residential District), RST-SV (Street
Townhouse-Silver Valley), C-5 (Village Centre Commercial), 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 22nd day of October, 2013.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
231552317013673/91
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8
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2SILVER VALLEY232 ST.SILVER VALLEY RD
ST.232A ST.232 ST.137 AVE.BLANEY RDPARK
BCP 43235
PARK
Rem 6
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1
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13
16 EPP 2944
B
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N 200' 9
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W
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8
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SCALE 1:3,000
MAPLE RIDGE ZONE AMENDING
Bylaw No.
Map No.
From:
To:
RS-3 (One Family Rural Residential)
7023-2013
1595
P-1 (Park and School)
R-1 (Residential District)
C-5 (Village Centre Commercial)
RS-1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
RST-SV (Street Townhouse - Silver Valley)
RS-1b (One Family Urban (Medium Density) Residential)
1234567865.00m63.10m63.55m63.31m63.43m64.06m64.00m64.19m65 .80m
66 .20m
65 .02m
64.31m63.76m63.61m62.99m63.52m63.81m64.16m64.51m63.10m63.31m65.00m65 .50m66.00m64.47m63.89m66 .40m
70m4.24mSilv2LOT:252.3 sq mAREA:BGarage40LOT:213 sq mAREA:MFE:BFE:GFE:66.4963.7864.10C1LOT21AREA:MFE:BFE:GFE:1LOT:802 sq mAREA:MFE:BFE:GFE:65.000.000.00LoadingbayPatioPatioPatioSidewalkPlantingPlantingPlanting2.02m26.01m2.98m0.50m5.50m7.50m3.29m1.20m0mDrive IsleINOUT6.00m3.00m3.00mmanoeuvering aisle2.50m4.02m9.29m2.00m2.40m3.05m4.46m11.39m1.00mNOTE: For location of municipal services and rights of way on or adjacent to the site - see civil and survey drawings0+3320+2800+3000+3201+1600+0000+0200+1A3.02A3.05.08m14.82m70m4.00m11.00m6.50m6.00m1.50mHatched area of road dedication 433.9m2proposed property lineHatched area of bioswaledashed line ofbuilding setbacksdbuildroad dedication to be 4.8mfrom proposed face of curbproposed face of curbFire department connectionExisting fire hydrantrequested exterior sideyardvariance to 1.0mGarageGaragFA3.1TOW: 65.80BOW: 65.003.00mSidewalkStamped concrete(Final review and approval bycity engineering)Fence along Lot 40's West PL trestrict access see landscapingIn / Out drive access(Final review and approvalby city engineering)18.26m11.00m0.45m0.45m4.50m10.79m8.44m8.53.01m5.43m8.525.14m25.34m1.20m16.79mBallard and chain7.00mgreen paint see civiland landscape5.50mExisting Sidewalk4 .80m
3.00m1.65mBi-Directional
Bike Lane
Sidewalk 14.00mDashed line of roof over0.95m2.40m0 .86m
OH
OH9.00m5.71m2.50m0.79m#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:100Site PlanFile name:1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time:8:07:50 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.0Site Reconciliation - Lot 1 C-5Existing / RequiredProposed / ProvidedZONINGC5LOT AREA668.0 m2801.9 m2GROSS FLOOR AREA245 m2230.0 m228.7 %LOT COVERAGE561.4 m270.0 %228.1 m228.7 %BUILDING HEIGHT11.0 m2 1/2 storeys7.2 m2 storeysSETBACKSSEE SITE PLANFRONT YARD3.0 m2.00 mVarianceREAR YARD9.0 m16.79 mEXTERIOR SIDE3.0 m2.00 mVarianceINTERIOR SIDE1.0 m1.00 mPARKING8 STALLS8 STALLSLOADING 1 STALL1 STALLNOTE: For location of municipal services and rights of way on or adjacent to the site - see civil and survey drawings
South ElevationScale: 1:503North ElevationScale: 1:501#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:50ElevationsFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:07:51 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC-5SheetA4.3West ElevationScale: 1:5027.18mEast ElevationScale: 1:504EXTERIOR FINISHES - See Material BoardItemMaterialColour1GALVANIZED METAL ROOFWestman steel or approved equal2JAMES HARDI SIDINGSierra 8 Vertical Board & Batten Siding - Traditional Red Finish32 X 10 FASCIA BOARDBehr Premium solid colour "Slate SC-102"42 X 10 GABLE BOARD ( BARGE BOARD)Behr Premium solid colour "Slate SC-102"5GALVANIZED CORRUGATED METAL SIDING - HORIZONTALWestman steel or approved equal6GALVANIZED CORRUGATED METAL SIDING - VERTICALWestman steel or approved equal7STOREFRONT ENTRY DOORStarline Windows 9502 Series - Charcoal Black8PREFINISHED METAL GUTTER AND DOWNSPOUTSBehr Premium solid colour "Slate SC-102"9PREFINISHED METAL RAILING - GLAZED PANELBehr Premium solid colour "Slate SC-102"10EXTERIOR DOOR - PAINT FINISHBehr Premium solid colour "Slate SC-102"11ALUMINUM FRAMED WINDOWSStarline Series 5000 T Light Commercial - Charcoal Black
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView East Towards Commercial BuildingFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:20 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC5SheetA8.0
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView West Towards Commercial BuildingFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:21 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caC5SheetA8.1
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0NTSView East Towards RST-SV Lots (Block 4)File name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:21 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caRST-SVSheetA8.4Lot 16Lot 15Lot 14
#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit A Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:18 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.1Unit A1 Front ElevationScale: 1:40Unit A2 Front ElevationScale: 1:40
Unit B1 Front ElevationScale: 1:40Unit B2 Front ElevationScale: 1:40#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit B Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:19 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.3
Unit C1 Front ElevationScale: 1:40Unit C2 Front ElevationScale: 1:40#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.0VariesUnit C Elevation & PerspectiveFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:08:20 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caR3SheetA7.5
136A AveBlaney Road132 Ave232A Street
232 StreetSilver Valley RoadEnvironmentalDedicationLANE PARKWest Environmental Compensation PlanScale: 1:500010203040 50 m#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305E-mail:bissky@telus.netWebsite:WAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGNCopyright 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 DRAWINGSDrawnProject IDWB/BT/JMDate: Scale1319Silver Valley SubdivisionCivic Address:See Property Reconciliation A1.01:500West Environmental Habitat Balance PlanFile name: 1319 Architectural 2015-04-14.vwxIssued for City Review8/21/14Legal Address:See Property Reconciliation A1.0 2015, May 14TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLYNOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEDate: 2015, May 14Time: 8:07:23 AMPID #:See Property Reconciliation A1.0www.bisskyarchitecture.caSheetA2.7West Compensation AreaCOMPENSATION AREA4,328.0 m2 Bioswales Arround Wet Area2,258.4 m2Bioswales Along Road1,026.2 m2 Proposed Wet Area1,043.4 m2 EXISTING RIPARIAN AREA4,299.5 m2 15m From Creek TOB - Onsite Only4,299.5 m2 Net Gain:28.5 m2 Area Reconciliation Plan1.0) ORIGINAL LOT SIZE60,207.5 m2 100.0 %1.1) 13738-232nd St.5,997.1 m210.0 % 1.2) 13702-232nd St.24,396.0 m2 40.5 % 1.3) 13660-232nd St.21,273.4 m2 35.3 % 1.4) 23262-Silver Valley Road8,541.0 m214.2 % 2.0) SOFT SURFACES29,317.3 m2 48.7 % 2.1) Bioswales Around Wet Area2,258.4 m23.8 % 2.2) Bioswales Along Road1,026.2 m21.7 % 2.3) Bioswales Covented456.2 m2 0.8 % 2.4) Proposed Wet Area1,043.4 m21.7 % 2.5) Planted Area1,207.0 m22.0 % 2.6) Environmental Dedication19,325.1 m2 32.1 % 2.7) Park4,000.9 m26.6 % 3.0) HARD SURFACES9,518.0 m2 15.8 % 3.1) Road5,868.9 m29.7 % 3.2) Driveway2,024.2 m23.4 % 3.3) Sidewalk1,624.9 m22.7 % 4.0) DEVELOPMENT AREA23,424.9 m2 38.9 % 5.0) RIPARIAN AREAS4,299.5 m2 7.1 % 5.1) 10m From Creek TOB - Onsite Only2,948.8 m24.9 % 5.2) 15m From Creek TOB - Onsite Only4,299.5 m27.1 % 5.3) Existing structures within 10m TOB - Onsite Only120.5 m2 0.2 % 5.4) Existing structures within 15m TOB - Onsite Only112.7 m2 0.2 % 5.5) Existing creek wetted area367.5 m2 0.6 % 6.0) COMPENSATION AREAS4,784.2 m2 7.9 % 6.1) Total of 2.1+2.2+2.3+2.4:4,784.2 m27.9 % 6.2) Total of 2.1+2.2+2.4: (Without covented areas)4,328.0 m27.2 % 6.2) Total of2f.1+2.2+2.4: (Without covented areas)4,328.0 m27.2 %2.1) Bioswales Around Wet Area2,258.4 m23.8 %2.2) Bioswales Along Road1,026.2 m21.7 %2.4) Proposed Wet Area1,043.4 m21.7 %
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO: 2013-103-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Zone Amending Bylaw No. 7042-2013
12366 Laity Street
EXECUTIVE SUMMARY:
The applicant for the subject property, located at 12366 Laity Street (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 rezone from the RS-1 (One Family Urban Residential) zone to the
R-1 (Residential District) zone, to permit a future subdivision of approximately 4 lots in the first
phase, and an additional 2 lots in a second phase in the future (see Appendix C).
RECOMMENDATION:
That a one year extension be granted for rezoning application 2013-103-RZ and that the following
conditions be addressed prior to consideration of Final Reading:
i.Road dedication on Laity Street, as required;
ii.Registration of a Restrictive Covenant for Tree Protection; and
iii.In addition to the Site Profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
a)Background Context:
Applicant: P. Rakhra
Owner: G. and J. Rakhra
Legal Description: Lot 2, District Lot 248, Group 1, New Westminster District Plan
7478
1106
- 2 -
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban 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)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.405 ha (1 acre)
Access: Cul-de-sac off Laity Street
Servicing requirement: Urban Standard
Companion Applications: 2013-103-SD/VP
This application is to permit rezoning to the R-1 (Residential District) zone to allow a proposed
subdivision of approximately 6 single family lots.
The following dates outline Council’s consideration of the application and Zone Amending Bylaw No.
7042-2013:
First reading was granted on December 10, 2013
Second reading was granted on September 9, 2014
Public Hearing was held on October 21, 2014
Third reading was granted on October 28, 2014
Application Progress:
The applicant is working towards completing the terms and conditions to be met prior to final reading
of the Zone Amending Bylaw.
- 3 -
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. It is recommended that a one year extension be granted.
“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 Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P.Eng
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 ofLangley District of MissionFRASER R.
^
DATE: Oct 29, 2013 FILE: 2013-103-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
124 AVE
LAITY ST´
Scale: 1:1,500
12366 LAITY STREET
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 29, 2013 FILE: 2013-103-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
124 AVE
LAITY STDistrict of Maple Ridge´
Scale: 1:1,500
12366 LAITY STREET
APPENDIX B
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: September 8, 2014
and Members of Council FILE NO: 2013-103-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 7042 – 2013
12366 Laity Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12366 Laity Street, from
RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit a future subdivision of
approximately 4 lots in the first phase, and an additional 2 lots in a second phase in the future.
Council granted first reading to Zone Amending Bylaw No. 7042 – 2013 on December 10, 2013.
This application is in compliance with the Official Community Plan (OCP).
No parkland is required from the subject property; therefore it is recommended that Council require
the developer to pay to the District an amount that equals 5% of the market value of the land
required for parkland purposes, as determined by an independent appraisal.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 7042 – 2013 be given second reading, and be forwarded to
Public Hearing;
2.That Council require, as a condition of subdivision approval, the developer to pay to the Distri ct
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,
3.That the following terms and conditions be met prior to final readin g:
i.Road dedication on Laity Street, as required;
ii.Registration of a Restrictive Covenant for Tree Protection;
iii.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.
APPENDIX C
- 2 -
DISCUSSION:
A. Background Context:
Applicant: OTG Developments
Owner: Gurpreet and Jiwanwant Rakhra
Legal Description: Lot 2, District Lot 248, Group 1, New Westminster District Plan
7478
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban 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)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.405 ha (1 acre)
Access: Cul-de-sac off Laity Street
Servicing requirement: Urban Standard
Companion Applications: 2013-103-SD/VP
B. Project Description:
The subject property is approximately 0.4 ha (1 acre) in size and is bound by single family residential
properties to the north, east, and south, and Laity Street to the west (see Appendix A). A single
family home is located on the east side of the property and is proposed to be maintained in the fi rst
phase of the subdivision.
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District), to permit future subdivision into approximately 6 single
family residential lots. The subdivision is proposed to occur in two phases, with the first phase
consisting of 4 single family lots, allowing the existing house to remain. The second phase would
- 3 -
occur at a later date and would subdivide the remaining large single family lot into approximately 2
single family lots. Access is proposed to be off a cul -de-sac constructed off of Laity Street,
constructed within an 11 m (36 ft.) road right-of-way. The first phase will construct a temporary
turnaround for access. The second phase will construct the northern half of the cul-de-sac. The
southern half of the cul-de-sac will be constructed through a future development by the adjacent
southern property owner, if they choose to develop. Variances will be required to allow the narrower
road right-of-way for the cul-de-sac, and the narrower road carriageway. The required urban services
can be provided within the proposed 11 m (36 ft.) road right-of-way. Once built, this road width will
be adequate for two cars or emergency vehicles to pass. In the future, should the southern
properties choose to develop, they will be required to provide 4 m (13 ft.) of road dedication, which
will allow for the completion of the boulevard.
Applications accompanying this rezoning application include a Development Variance Permit
application and a Subdivision application.
C. Planning Analysis :
i) Official Community Plan :
The subject property is currently designated as Urban Residential – Major Corridor category in the
OCP. This designation is characterized by having frontage on a major road corridor as identified on
Figure 4 of the OCP, or has frontage on a road built in whole or part to a collector, arterial, translink
major road, or provincial highway standard. This designation includes ground -oriented housing
forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses,
apartments, or small lot intensive residential, subject to compliance with major corridor residential
infill policies.
The proposed rezoning and subdivision for the four single detached dwellings meets the Major
Corridor infill policies by providing a housing form of single detached dwellings, which is compatible
with the neighbourhood of single family residences. The development will construct a new road that
will serve the new lots and the new lots are proposed to have double -car parking garages, plus
space for two cars on the apron, thereby minimizing the adverse parking and traffic impacts on the
existing neighbourhood. Offsite trees are proposed to be maintained, and new trees are proposed
to be planted along the northern property line to provide for privacy for adjacent properties, in
addition to several replacement trees proposed to replace two onsite trees that will be removed.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District) (see Appendix B) to permit future subdivision into
approximately 4 single family lots. Three of the lots are proposed to be approximately 400 m²
(4,306 ft²) and the remaining lot is proposed to be approximately 1,900 m² (20,451 ft²).
A preliminary review of the plans indicates that the proposal generally complies with the Zoning
Bylaw; however, several variances will be requested, as outlined below.
- 4 -
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variances (see Appendix C):
1. To vary the minimum front yard setback from 5.5 m (18 ft.) to 1.2 m (4 ft.) to the existing
building;
2. To vary the minimum rear yard setback from 8 m (26 ft.) to 7.8 m (25.6 ft.) for proposed
Lot 1;
3. To vary the minimum road right-of-way from 15 m (49 ft.) to 11 m (36 ft.); and
4. To vary the minimum road carriageway from 8.6 m (28 ft.) to 6.7 m (22 ft.).
The requested variances to the R-1 (Residential District) zone and the Subdivision and Development
Services Bylaw will be the subject of a future report to Council.
iv) Development Information Meeting :
A Development Information Meeting was held at the Maple Ridge Leisure Centre Preschool Room on
July 17, 2014. Approximately 15 to 20 people attended the meeting. A summary of the main
comments and discussions with the attendees was provided by the applica nt, and some forms were
submitted directly to the District of Maple Ridge. Issues of concern include the following:
1. Request for trees along the northern property line to add privacy to all parties and provide
a cleaner look to the development.
2. Concern regarding the variance for the road width.
3. Concern regarding the potential number of lots.
4. Concern around turn-around for local traffic and emergency vehicles.
5. Concern for privacy for the neighbours to the south (retention of trees lining the current
panhandle, new streetlights shining into their yards, increased noise).
6. Concern regarding parking on the street and increased traffic.
7. Concern in general regarding the new development impacting current homeowners,
including potential negative impact to property values and construction inconveniences
(noise, dust, etc.).
The following were provided by the applicant in response to the issues raised by the public:
1. The owner will install a row of trees along the northern property line.
2. Servicing will be provided within the reduced road right-of-way, and the carriageway is wide
enough to allow for two cars or emergency vehicles to pass. No parking will be permitted
along the road.
3. The zoning is in compliance with the OCP designation. The applicant’s response was tha t
the Public Hearing is related to the rezoning application for land use and not the
subdivision application for the number of lots.
4. A hammer-head turnaround would be provided for the first phase of the subdivision, and
half of the cul-de-sac would be constructed in the second phase of the subdivision. The
cul-de-sac would be completed at a later date, if the property owners to the south choose
to develop in the future.
5. The owner has offered to plant/keep trees in areas to maintain the neighbours’ privacy.
The rear yard privacy of the neighbour to the south wouldn’t likely be impacted until the
second phase of the subdivision, when the existing home would be demolished and new
lots would be created.
- 5 -
6. The increase in traffic will be minimal, and the single f amily homes will have garages to
accommodate two vehicles, plus driveway aprons to accommodate two more vehicles for
visitors.
7. The rezoning application is in compliance with the OCP designation.
v) 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, no parkland is required from the subject property; therefore it is recommended that
Council require the developer to pay to the District an amount that equals the market value of 5% of
the land required for parkland purposes. The amount payable to the District 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:
The Arborist Report and the Stormwater Management plan have been reviewed. The civil engineer
and arborist are to coordinate their efforts to ensure the environmental objectives are achieved. In
order to retain the trees at the south of the property, trenchless excavation techniques and placing
the new road at or above existing grades would have the least amount of impact and would allow
the trees to be retained. If a trench is excavated, every effort should be made to move the services
northward to reduce the impact to those trees. Arborist su pervision will be required to monitor the
work within the root zones of the trees and to determine tree stability post construction. Offsite tree
removal requires written permission from the owner prior to removal.
E. Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has identified that all the services required in support of this
development will be required as a condition of the subdivision application, with the exception of the
3 m (10 ft.) of road dedication along Laity Street, which is required through the rezoning application.
The internal road dedication will occur in the subdivision stage of this application. A variance is
being requested to reduce the road right-of-way and road carriageway; however, all of the required
services will be provided within the reduced widths provided. Once the lots to the south develop, the
remaining road dedication, the bottom half of the cul -de-sac, and the southern boulevard treatment
will be completed.
As this subdivision is proposed to occur in two phases, the Engineering Department will re quire
additional road dedication at the subdivision stage to ensure that the properties to the south
(12350 and 12358 Laity Street) may develop without having to wait for the second phase of the
subdivision to take place. This will allow for the servicing to be extended and will eliminate the need
for an access easement shared between multiple properties.
- 6 -
ii) Fire Department:
The Fire Department requires a road carriageway of 6.1 m (20 ft.) in width and a temporary
turnaround that is 6 m (19.7 ft.) wide by 8 m (26 ft.) in depth, until such a time that the cul-de-sac is
constructed. A municipal fire hydrant is also required at the intersection of Laity Street and the
proposed new road. The proposed plan is acceptable to the Fire Department.
F. Citizen Implications:
Several letters of opposition have been received on this application. The main concerns have been
summarized in the Development Information Meeting section above. The Public Hearing will provide
a venue for the public to voice their concerns on this application.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7042 – 2013 and
that application 2013-103-RZ be forwarded to Public Hearing. This Public Hearing would be for the
rezoning component of the application, and the first phase of the subdivision, consisting of four lots.
A second subdivision application will be required for the second phase which would permit two more
additional lots. An acceptable road width will be provided with the first phase of the subdivision.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the District an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
“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 – Zone Amending Bylaw No. 7042 – 2013
Appendix C – Subdivision Plan (for Phase 1 and Phase 2)
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 29, 2013 FILE: 2013-103-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
124 AVE
LAITY ST´
Scale: 1:1,500
12366 LAITY STREET
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7042-2013
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. 7042-2013."
2.That parcel or tract of land and premises known and described as:
Lot 2 District Lot 248 Group 1 New Westminster District Plan 7478
and outlined in heavy black line on Map No. 1601 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (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 December, 2013.
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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LAITY ST.DOUGLAS AVE.
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7042-20131601
LAITY STREETLEGENDZONING INFORMATION:LEGAL INFORMATION:DETENTION VOLUME REQUIRED: 46.6m3DETENTION VOLUME AVAILABLE: 48.0m3$66+2:1KEY PLANPHASE - 1#220-2639 Viking Way, Richmond, BC,V6V 3B7telfaxwww.coreconceptconsulting.com: 604.249.5040 : 604.249.5041ENGINEERCLIENTPROJECTSEALSITE ADDRESSDESTROY ALL PRINTS BEARING PREVIOUS REVISION NUMBERBENCHMARKLEGALREVISIONS / SUBMISSIONSNo. DATECORPORATION OF THE DISTRICT OF MAPLE RIDGEDRAWINGNUMBERREV.HOR. SCALEVER. SCALEENGINEERING DEPARTMENTPAVAN RAKHRAE-mail: pavanrakhra@gmail.com12366 LAITY STREETDISTRICT OF MAPLE RIDGE, BCLOT 2; DL 248; NWD; PL NWP 7478xxx13082CoreConceptCONSULTING LTD.CC2)SCALE: 1:200PLANSCALE: NTSDETAIL - ASCALE: NTSTYPICAL SECTION - PROPOSED URBAN ROAD$66+2:13
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Committee of the Whole
SUBJECT: Tourism Maple Ridge/Pitt Meadows Contract Overview
EXECUTIVE SUMMARY:
Maple Ridge and Pitt Meadows jointly entered into a contract with Duckworth Management /Tourism
Maple Ridge Pitt Meadows (TMRPM), to provide tourism marketing services. This contract is set to
expire on December 31, 2015. A decision is now required on the delivery of tourism marketing
services for Maple Ridge.
Maple Ridge and Pitt Meadows currently provide $70,000 ($35,000 each) to TMRPM which
essentially covers their payroll. TMRPM generates another $47,000 in revenue and spends $27,000
of this on marketing activities for both Maple Ridge and Pitt Meadows with the balance dedicated to
covering administrative and operating costs. A further breakdown of TMRPM’s budget reveals that
only $8,100 (23%) of Maple Ridge’s $35,000 contribution is spent on marketing activities; the
remaining 77% of Maple Ridge’s contribution covers payroll, administration and operations. Activity
at the existing Visitor Information Centre located at Harris Rd., is of little if any value as the vast
majority of visitors obtain information on-line and through social media sources.
The fundamental question is whether Maple Ridge wants to continue with a joint arrangement with
Pitt Meadows, on a regional tourism marketing approach, or if the City wants to develop a Maple
Ridge-focused approach. If Maple Ridge chooses the latter, the next question is whether tourism
marketing services should be contracted to a third-party or if they should become a municipal
function. At the same time, the City will need to decide if it wants to operate a Visitor’s Centre as part
of its overall tourism marketing services.
It has been concluded that the $35,000 allocation contributed by the City for tourism marketing, can
be used more effectively by delivering tourism marketing through the use of in-house resources, in
the Economic Development Office. A visitor information centre would not be provided, although
Maple Ridge-specific brochures could be made available at the Economic Development Office and
other civic facilities.
RECOMMENDATION(S):
That the contract with Duckworth Management/Tourism Maple Ridge Pitt Meadows for the provision
of tourism services be allowed to expire, and further that the $35,000 allocation be used by the
Economic Development Office for tourism marketing and product development.
Page 1 of 8
1131
DISCUSSION:
Background Context:
In May 2010, Maple Ridge and Pitt Meadows entered into a five-year contract with Duckworth
Management/Tourism Maple Ridge Pitt Meadows to provide tourism services for both
communities. Under the terms of this agreement, each community pays an annual Service Fee of
$35,000. This contract is set to expire on December 31, 2015.
Under the terms of the current contract, TMRPM is responsible for:
Creating and implementing short and long term tourism marketing plans including
TMRPM and Maple Ridge Weekends websites
Social media
Weekly fresh sheets of upcoming events
Visitor’s guide
Media familiarization tours
Operating the full-service Visitor’s Centre on Harris Road in Pitt Meadows
Maintaining the Kiosk located in Pitt Meadows Airport
Working with partners and seeking additional sources of funding
Providing tourism training opportunities to local tourism businesses
TMRPM manages the following regional tourism partnerships on behalf of Maple Ridge and Pitt
Meadows:
Drive the Scenic 7: Encourages tourism travel along Highway 7 between Coquitlam and Hope
Circle Farm Tour: Agri-tourism initiative with Coquitlam, Langley, Abbotsford, Chilliwack and
Kilby/Harrison
Explore our Backyard-Summer Contest: Aimed at local residents/day trippers
Yellow Banner Program: Arts tour along Highway 7 from Coquitlam to Hope
Staffing
TMRPM currently has one full-time staff (Executive Director), one temporary grant-funded
position, five trained volunteers and community ambassadors who volunteer at local events and
festivals.
For most of the year TMRPM is a one-person operation which means that the Executive Director
is also responsible for managing and staffing all aspects of the operation including operating the
Visitor’s Centre.
TMRPM Facilities/Visitor Centre
TMRPM shares a facility with the Maple Ridge/Pitt Meadows Chamber of Commerce on Harris
Road in Pitt Meadows which also functions as their Visitor’s Centre. This location is
approximately 200 metres south of Lougheed Highway, well away from the main travel route
through Maple Ridge, but on the main road to the Pitt Meadows civic centre.
Destination BC provides an annual $10,000 fee-for-service to TMRPM for operating their facility
as a Visitor’s Centre and has recently announced a three-year renewal of this commitment. It
should be noted that Destination BC is in the process of re-evaluating the role and effectiveness
of Visitor’s Centres in their overall marketing mix. In its newly released tourism strategy
document Gaining the Edge: 2015-2018, Destination BC notes that BC’s Visitor’s Centres served
700,000 fewer visitors in 2014 as compared to 2005 which they believe “demonstrates a clear
need to re-examine how visitor services are provided in British Columbia”.
Page 2 of 8
According to Destination BC’s research, visitors are increasingly using digital and social media to
plan their trips and are less likely to visit a Visitor’s Centre for information. While they still believe
that traditional Visitor’s Centres can provide value to certain communities, Destination BC
believes that these centres need to evolve their service delivery model to remain relevant. They
have indicated that communities with larger Visitor’s Centres have seen little additional benefit
from these larger centres and many have been struggling to cover their additional costs.
Conversely, communities that have focused on smaller “mobile” Visitor’s Centres (e.g. tents at
community events and festivals) have seen much better results.
Destination BC has let us know that they are not accepting applications to fund any new Visitor’s
Centres; therefore they are unlikely to provide any funding for a new stand-alone Visitor’s Centre
in Maple Ridge.
TMRPM Visitor’s Centre Statistics
In 2015, TMRPM reported that the total number of visitors to their Visitor’s Centre on Harris
Road in Pitt Meadows ranged from a low of 330 in February (about 2.2 visitors per hour1) to a
high of 1,769 in August (about 11.1 visitors per hour1).
1. Based on a 40-hour work week.
Table 1: Visitor’s Centre Statistics 2010-2014
Website and Social Media Metrics
TMRPM manages the Tourism Maple Ridge Pitt Meadows website, Facebook page and Twitter
account. All three of these media have seen steady growth in usage.
2013 2014 % Change
TMRPM Website unique page views 255,699 views 298,650 views + 16%
Facebook engagement 2,510 followers 3,432 followers + 37%
Twitter engagement 289 followers 1,015 followers + 250%
Business Plan/Financial Implications:
TMRPM is heavily reliant on government funding for its operations: it receives 69% of its revenue
from municipal and provincial government sources. The local tourism industry provides another
30% through TMRPM’s various “buy-in programs”—primarily advertising sales in the Visitor’s
Guide, on the website, and in the Circle Farm Tour and Scenic 7 guides.
Marketing expenses include funds used to produce the Circle Farm Tour and Scenic 7 guides,
host and maintain the tourism website, and for managing TMRPM’s social media presence.
Year Visitors % Change Parties % Change Total buses
2010 3897 2883 1
2011 3840 -1.5% 3003 4.2 % 1
2012 6474 68.6% 4325 44.0% 0
2013 7363 13.7% 5045 16.6% 1
2014 7269 -1.3% 4917 -2.5% 0
Page 3 of 8
The following chart (table 2) shows how TMRPM’s budget is composed.
Table 2: 2015 TMRPM Budgeted Revenues and Expenses
Budgeted Revenue
Budgeted Expenses
City of Maple Ridge $ 35,000 30% Payroll $ 70,000 60%
City of Pitt Meadows 35,000 30% Marketing 27,000 23%
Destination BC 10,000 9% Operations1 11,500 10%
Buy-in Programs 2 35,000 30% Administration 7,500 6%
Retail Sales 2,000 1% Cost of Goods Sold 1,000 1%
Total Revenue $117,000 100%
$117,000 100%
1 Operations include TMRPM’s $7,000 annual “Facilities Cost”.
2 Revenues from advertising sales in the Visitor’s Guide, on the website, and in the Circle Farm Tour and Scenic 7 guides
The Visitor’s Guide, which represents the largest single source of “buy-in” revenues and marketing
expenses, was not produced in 2015. TMRPM believes this reduced both its “buy-in” revenues and
marketing expenses by about $13,000.
One of TMRPM’s core functions is staffing and managing the Visitor’s Centre. Given this mandate
and its relatively modest budget, it’s not surprising that Payroll, Operations and Administration
account for 76% of all expenses; the Marketing budget is essentially the remaining funds.
Table 3: How Maple Ridge’s Share of Revenue is Distributed Amongst Expenses
Expense Total Share Maple Ridge Share
Payroll $ 70,000 30% $ 21,000
Marketing $ 27,000 30% $ 8,100
Operations $ 11,500 30% $ 3,350
Administration $ 7,500 30% $ 2,250
Cost of Goods Sold $ 1,000 30% $ 300
117,000 35,000
Maple Ridge currently provides 30% of TMRPM’s overall budget for Payroll, Marketing, Operations,
Administration and Cost of Goods Sold. As can be seen in Table 3, only $8,100 (23%) of Maple
Ridge’s $35,000 contribution is going directly into tourism marketing; the rest is used for Payroll,
Operations and Administration.
In-house Tourism Marketing and Product Development
We recommend bringing tourism marketing and product development in-house as municipal
functions as this provides a number of benefits to the City of Maple Ridge.
First, it allows the City to develop and execute tourism marketing strategies that are specific to
Maple Ridge. Although they are similar communities, Pitt Meadows is nearing its build-out and has
little to no room for new commercial attractions or tourism infrastructure; Maple Ridge, on the other
hand, is actively seeking new hotels and other tourist attractions and needs to develop a much
different strategy than Pitt Meadows. Maple Ridge should continue participating in the regional
tourism marketing initiatives, such as the Circle Farm Tour, while developing its own tourism
marketing initiatives.
Page 4 of 8
Second, bringing the tourism function in-house allows Maple Ridge to direct a higher percentage of
the funds to marketing activities rather than operations/administrative activities. Currently, only
$27,000 (23%) of TMRPM’s budget is allocated to marketing.
Third, bringing the tourism marketing function in-house allows for a greater coordination of efforts
between Economic Development, Parks and Leisure Services, and Communications on the
promotion of festivals and events.
The tourism marketing and product development functions can be provided using existing staff
resources; these duties will be included in the role of the Administrative Assistant in Economic
Development. In the short-term, the focus will be on developing a new Maple Ridge tourism website
and social media presence and maintaining existing partnership marketing activities such as the
Circle Farms tour and Drive the Scenic 7. Over the longer-term, Economic Development will work with
the local industry and other tourism partners to develop a Maple Ridge-focused tourism marketing
strategy. This longer-term strategy could include the implementation of a Municipal and Regional
District Tax (a 2% “hotel tax”) on hotel and other accommodations in Maple Ridge to increase the
available funds for tourism marketing. See Appendix A: Municipal and Regional District Tax for
details.
Economic Development will also explore developing “buy-in” advertising programs to support the
production of tourism marketing collateral. This could be similar to how Parks and Leisure Services
sells advertising in the Arts & Recreation Guide to help offset the guide’s production costs.
At this time, we are not recommending the City operate a Visitor’s Centre as part of its tourism
marketing services, although some tourism-related brochures could be made available at the
Economic Development Office and other civic facilities.
ALTERNATIVES CONSIDERED BUT NOT RECOMMENDED
1. Maple Ridge and Pitt Meadows renew the contract with Duckworth/TMRPM
Maple Ridge and Pitt Meadows could jointly renew/renegotiate the current contract with
Duckworth/TMRPM. If Pitt Meadows chooses not to renew their portion of the contract, Maple Ridge
could renegotiate the contract with Duckworth/TMRPM provide tourism services for Maple Ridge
only, which may or may not include operating a Visitor’s Centre. Please note that Destination BC has
informed us that they are not providing funding for any new Visitor’s Centre.
This option is not recommended.
2. Create a new RFEI/RFP for an external agency to provide tourism services.
If Maple Ridge and Pitt Meadows decide to continue sharing the tourism function, they could issue a
new RFEI/RFP for tourism services which may or may not include a requirement to run a Visitor’s
Centre. However, given that the current contract with Duckworth expires in three months, the City
may choose to negotiate a short-term extension of its current contract with Duckworth/TMRPM to
effectively pursue this option.
This option is not recommended.
3. Not provide any funding for tourism marketing.
Let the contract lapse and not provide any funding for tourism marketing activities. In this option, the
City would cease to fund tourism marketing activities and allow the local tourism industry to provide
these services. Council could choose how to re-allocate the $35,000 previously dedicated to tourism
marketing.
This option is not recommended.
Page 5 of 8
CONCLUSIONS:
Tourism is an important but under-developed sector of the local economy. Maple Ridge has a
number of significant tourist assets including its natural attractions such as Golden Ears Provincial
Park, a variety of significant festivals and events, and a number of unique agri-tourism attractions on
which it can build its tourism economy. However, Maple Ridge has a limited number of hotels and
other “fixed roof” accommodations leading to Maple Ridge being a day-trip, rather than an overnight
destination. By bringing the tourism function into the City, the $35,000 which is currently allocated
to TMRPM can more effectively be used to support the development of tourism infrastructure and
marketing focused on Maple Ridge.
As Maple Ridge and Pitt Meadows continue to grow, their tourism marketing needs will continue to
diverge. Pitt Meadows is nearing its “build-out” and has little opportunity to add new tourism
infrastructure; Maple Ridge, on the other hand, is actively seeking new hotels, campground
operators and other tourist infrastructure. In order to meet its long-term goals, bringing the tourism
function “in-house” will give Maple Ridge the ability to develop and implement its own unique,
focused tourism marketing strategy.
“Original signed by Lino Siracusa”_____________________
Prepared by: Lino Siracusa, Manager of Economic Development
“Original signed by Paul Gill”___________________________
Approved by: Paul Gill, General Manager: Corporate & Financial Services
“Original signed by Frank Quinn”________________________
Concurrence: Frank Quinn
Acting Chief Administrative Officer
:LS
Page 6 of 8
Appendix A: Municipal and Regional District Tax
The Municipal and Regional District Tax (MRDT) is a tax that registered operators of hotels, motels
and other lodgings in BC charge on the purchase price of taxable accommodation. The goal of the
program is to provide additional funding for tourism marketing, programs and projects; MRDT
revenue must augment current funding and cannot be used to replace existing sources of tourism
funding. Regional districts, municipalities and “eligible entities” (i.e. a non-profit tourism society) are
eligible to apply to collect the MRDT.
There are 46 communities in BC that are currently collecting MRDT including Abbotsford, Chilliwack,
Langley, Surrey, Vancouver, Burnaby and Richmond. As shown in Table 5, the MRDT has proven to
be an effective mechanism for increasing the funding available for tourism marketing and
development for other communities throughout the province.
Table 5: Annual MRDT generated by various BC communities
Chilliwack $160,000
Golden $400,000
Nanaimo $400,000
Abbotsford $235,000
Kamloops $1,062,030
Prince George $813,750
Municipal and Regional District Tax Scenarios for Maple Ridge
Table 6 outlines the potential revenues that could be collected by charging a 2% MRDT on hotel
room revenues in Maple Ridge (MRDT could apply to hotels, motels, resorts, bed and breakfasts,
cottages and cabins and other short term lodging.) These amounts are based on 120 rooms in
Maple Ridge with average room rates of $100 and $125 and occupancy rates of 50%, 55%, 60%
and 65%.
Table 6: Potential MRDT Generated
MRDT Collected annually Occupancy Rates
50% 55% 60% 65%
Average room rates $100 $ 43,800 $ 48,180 $ 52,560 $ 56,940
$125 $ 54,750 $ 60,225 $ 65,700 $ 71,175
Page 7 of 8
Appendix B: Municipalities and Regional Districts in BC collecting MRDT
Alert Bay
Abbotsford
Big White Ski Resort
Burnaby
Castlegar
Central Kootenay Regional District (applies to electoral areas D, E and F)
Chilliwack
Clearwater
Columbia-Shuswap Regional District (applies to Golden, Kicking Horse Mountain Resort Area, electoral
area A, not including Yoho National Park)
Courtenay
East Kootenay Regional District (applies to Fernie and a portion of electoral area A, Inver-mere and a
portion of electoral area F, Radium Hot Springs and two portions of electoral area G)
Harrison Hot Springs
Kamloops
Kaslo
Kelowna
Kimberley
Langford
Langley (City and Township)
Mount Waddington Regional District (applies to Port Alice and electoral areas A, B, C and D)
Mount Washington Resort Association ( applies in the resort area that is a portion of the Comox Valley
Regional District electoral area)
Nanaimo
Nanaimo Regional District (applies in electoral areas E, F, G and H)
Nelson
North Vancouver (City and District)
Oak Bay
Osoyoos
Parksville
Penticton
Port Hardy
Port McNeill
Prince George
Prince Rupert
Qualicum Beach
Revelstoke
Richmond
Rossland
Saanich
Smithers
Squamish
Sun Peaks Mountain Resort Municipality
Surrey
Thompson-Nicola Regional District (applies in Barriere and electoral areas O and P)
Thompson-Nicola Regional District (applies in electoral area A)
Tofino
Ucluelet
Valemount
Vancouver
Vernon
Victoria
Wells
Whistler Resort Municipality
Page 8 of 8
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read DATE:DATE:DATE:DATE: October 19, 2015
and Members of Council Committee of the Whole
FROM:FROM:FROM:FROM: Chief Administrative Officer
SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended September 30, 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 September 30September 30September 30September 30, 2015, 2015, 2015, 2015 bebebebe received for received for received for received for
information only.information only.information only.information only.
GENERALGENERALGENERALGENERAL $$$$ 9,861,8109,861,8109,861,8109,861,810
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,764,2351,764,2351,764,2351,764,235
PURCHASE PURCHASE PURCHASE PURCHASE CARDCARDCARDCARD $$$$ 71,07771,07771,07771,077
$$$$ 11,697,12211,697,12211,697,12211,697,122
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
•Fraser Valley Regional Library – 3rd quarter member assessment $ 649,214
•G.V. Water District – water consumption Jun 3-30/15 $ 1,057,760
•G.V. Regional District – Barnston pump station $ 362,816
•Imperial Paving – 2015 paving program $ 309,554
•King Hoe Excavating Ltd. – 128 Ave road & drainage (210 – 216) $ 158,451
•RCMP – Receiver General – RCMP contract Jan 1 – Mar 31/15 $ 3,506,089
• Ridge Meadows Recycling Society – Monthly contract for recycling $ 187,464
d)d)d)d) Policy Implications:Policy Implications:Policy Implications:Policy Implications:
Corporate governance practice includes reporting the disbursements to Council monthly.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
The disbursements for the month ended September 30, 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: Frank QuinnFrank QuinnFrank QuinnFrank Quinn
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 Frank Quinn"
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
0946235 BC Ltd Roadside mowing 21,074
Action Data Communications Phone system maintenance agreement 29,120
Phone system service 213 29,333
BC Hydro Electricity 92,693
BC SPCA Contract payment 28,230
Boileau Electric & Pole Ltd Maintenance: Albion Sports Complex 3,140
Cemetery 165
Brickwood Park 391
Firehalls 343
Hammond Park 136
Haney Wharf 170
Leisure Centre 3,414
Library 2,917
Memorial Park 813
Merkley Park 299
Pitt Meadows Family Rec. Centre 484
Randy Herman Building 776
RCMP 1,239
Street lights 507
Thornhill Hall 719
Traffic lights 3,517
Whonnock Community Centre 1,322 20,352
CUPE Local 622 Dues - pay periods 15/18 & 15/19 26,716
Canada Pipe Company Ltd 124 Avenue watermain 57,719
Waterworks inventory supplies 3,581 61,300
Chevron Canada Ltd Gasoline & diesel fuel 63,413
De Luca, Pasquale Security refund 67,673
Downtown Maple Ridge Business 50% BIA funding 104,200
DTM Systems Corp Citrix upgrade design & implementation 20,947
ESRI Canada Limited ARCGIS license & maintenance renewal 67,200
Fraser Valley Regional Library 3rd quarter member assessment 649,214
Frazer Excavation Ltd Silver Valley pedestrian improvements - Larch Avenue 90,418
Roadworks material hauling 8,652 99,070
Gotraffic Management Inc Traffic control 47,629
Greater Vanc Water District Water consumption Jun 3-30/15 1,057,760
Greater Vancouver Regional Dis Barnston pump station 362,816
Hallmark Facility Services Inc Janitorial services & supplies:
Firehalls 4,462
Library 4,200
City Hall 3,360
Golden Ears Winter Club 1,680
Operations 3,990
Randy Herman Building 1,208
RCMP 7,455
South Bonson Community Centre 4,132 30,487
Imperial Paving 2015 paving program 309,554
Infinite Roadmarking Ltd Pavement marking program 32,958
Insight Canada Inc VMware software license & maintenance 72,914
ISL Engineering & Land Serv Abernethy Way (210 St to 224 St)43,820
Kanaka Business Park Dev Inc Security refund 16,500
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - SEPTEMBER 2015MONTHLY DISBURSEMENTS - SEPTEMBER 2015MONTHLY DISBURSEMENTS - SEPTEMBER 2015MONTHLY DISBURSEMENTS - SEPTEMBER 2015
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
King Hoe Excavating Ltd 104 Ave road & drainage improvements (224 St to 245 St)158,451
Lafarge Canada Inc Roadworks material 76,996
MacInnis, Fung-San Land acquisition - 21500 Blk 128 Avenue 55,113
Maple Ridge & PM Arts Council Arts Centre contract payment 52,057
Program revenue Aug 17,289 69,346
Medical Services Plan Employee medical & health premiums 40,271
Mertin Nissan Ltd 2015 Nissan cargo van 27,576
Municipal Pension Plan BC Employer/employee remittance 462,415
Perpetual Success Enterprises Security refund 92,689
RCMP -Receiver General For Cda RCMP contract Jan 1 to Mar 31/15 3,506,089
RCMP fingerprinting 2,450 3,508,539
Rec Tec Industries Inc Whonnock Lake Park play equipment 24,838
Maple Ridge Park play equipment 1,417
Leisure Centre rubber flooring tiles 10,300 36,555
Receiver General For Canada Employer/Employee remittance PP15/18 & PP15/19 662,895
RG Arenas (Maple Ridge) Ltd Curling rink building insurance 2013 to 2015 22,722
Curling rink operating expenses July 2,018 24,740
Ridge Meadows Recycling Society Monthly contract for recycling 187,464
Weekly recycling 336
Litter pickup contract 2,028
Recycling station pickup 330
Toilet rebate program 338
Roadside waste removal 37
Earth Day grant 1,500 192,032
Sandpiper Contracting Ltd Sewage system rehabilitation 14,001
MR Main West flow meter chamber (203 St & Telep Ave)81,253 95,254
Shape Architecture Inc.Leisure Centre pool renovation 56,426
Tetra Tech EBA Inc Cottonwood Landfill environmental monitoring 6,937
Cottonwood Landfill closure plan implementation 9,493 16,430
UBC Properties Trust Security refund 30,000
Warrington PCI Management Advance for Tower common costs 60,000
Williams, A. J.Temporary shelter deposit & Sep rent 16,675
Young, Anderson - Barristers Professional fees July 18,343
Disbursements In Excess $15,000 9,026,5979,026,5979,026,5979,026,597
Disbursements Under $15,000 835,213835,213835,213835,213
Total Payee Disbursements 9,861,8109,861,8109,861,8109,861,810
Payroll PP15/18 & PP15/19 1,764,2351,764,2351,764,2351,764,235
Purchase Cards - Payment 71,07771,07771,07771,077
Total Disbursements September 2015 11,697,12211,697,12211,697,12211,697,122
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: October 19, 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 September 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 Frank Quinn”
______________________________________________
Concurrence: Frank Quinn, P.Eng
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 OctoberNovemberDecember2,266.52 125.00 - 680.69 3,072.21 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 OctoberNovemberDecember2,473.11 32.95 - 721.55 3,227.61 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 OctoberNovemberDecember1,140.00 - - 739.36 1,879.36 Robson, 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 OctoberNovemberDecember1,319.75 65.00 - 107.00 1,491.75
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsShymkiw, 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 OctoberNovemberDecember785.00 225.00 - 723.59 1,733.59 Speirs, 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 OctoberNovemberDecember5,457.09 250.00 - 1,025.30 6,732.39 Totals13,791.47 1,038.85 - 3,997.49 18,827.81
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Ridge Canoe & Kayak Club – New Lease
EXECUTIVE SUMMARY:
The Ridge Canoe and Kayak Club (RCKC) currently have the use of the boat/club house at no
cost. At the July 9 Commission meeting, staff was directed to obtain additional financial
information and bring the report back to the September Commission meeting. This was
completed and following a review of the new information, the following recommendation is
now being forwarded to Council for consideration.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal the Ridge Canoe and Kayak Club Lease
Agreement 2015-2020.
“Original signed by David Boag”
_______________________________________________
Prepared by: David Boag, Director Parks & Facilities
“Original signed by Kelly Swift”
_______________________________________________
Approved by: Kelly Swift, General Manager
Community Development, Parks & Recreation Services
“Original signed by Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn
Acting/Chief Administrative Officer
:ik
Attachments:
Commission Reports: July 9 and September 10, 2015
RCKC Lease Agreement, 2015
1151
C:\Users\ingridk\AppData\Local\Temp\27\Framework\PLSC_2015-09-
10_RCKC_Lease_FollowUp_8669E4D.docx 1
SUBJECT:RIDGE CANOE AND KAYAK CLUB –LEASE FOLLOW UP
EXECUTIVE SUMMARY:
The Commission reviewed the Ridge Canoe and Kayak Club lease at its meeting of July 9,
2015 and requested the following be brought back to the September Commission meeting:
1.That the club attend the September 10, 2015 Commission meeting to update the
Commission on the services they provide.
2.That the club submit their operating budget for the past 3 years.
Further to that request, RCKC was invited to attend the September meeting and will be
sending a delegate. A copy of their budget for the past three years is attached to this report
for additional information.
RECOMMENDATION:
That a recommendation be forwarded to Maple Ridge Council that the Corporate Officer be authorized to
sign and seal the Ridge Canoe and Kayak Lease Agreement 2015 -2020.
“Original signed by Bruce McLeod for Don Cramb”
Prepared By:Don Cramb
Senior Recreation Manager
“Original signed by Christa Balatti for Wendy McCormick”
Reviewed By:Wendy McCormick
Director,Recreation
“Original signed by David Boag,Acting/General Manager”
Approved By:Kelly Swift
General Manager, Community Development
Parks & Recreation Services
:dc
Attachments:
Commission Report, July 9, 2015
Ridge Canoe and Kayak -Draft Lease, 2015
Ridge Canoe and Kayak -Budget
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
September 10, 2015
Schedule "A"
Ridge Canoe and Kayak Club
P.O. Box 213 Maple Ridge, BC V2X 7G1
(604) 462-7202
THIS INDENTURE (assignment) is made as of the 1st day of September, 2015
IN PURSUANCE OF THE "LAND TRANSFER FORM ACT, PART 2"
BETWEEN:
CITY OF MAPLE RIDGE, a corporate body having its offices at 11995 Haney Place,
Maple Ridge, in the Province of British Columbia, V2X 6A9.
(Hereinafter called the "Landlord")
OF THE FIRST PART,
AND:
THE RIDGE CANOE AND KAYAK CLUB
P.O. Box 213 Maple Ridge Maple Ridge, BC V2X 7G1 located in
the Province of British Columbia at 2787, 113th Avenue, Maple
Ridge, BC.
(Hereinafter called the "Tenant")
OF THE SECOND PART
WITNESSETH that in consideration of the rents, covenants, conditions, and agreements
hereinafter respectively reserved and contained on the part of the Landlord and the Tenant
To be respectively paid, kept, observed and performed the Landlord and the Tenant covenant and
agree each with the other as follows:
1.The Landlord does hereby demise and lease unto the Tenant that portion of (hereinafter called
the "Premises") of the Whonnock Lake Centre, (hereinafter called the "Building") which is
situated in Maple Ridge, British Columbia on lands legally describes as:
Roll # 0526800008
Lot: 11
Sec :17
TWN:15
New Westminster District
Plan: 1779
27871 113th Avenue Maple Ridge BC
(Hereinafter called the "said lands")
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which portion contains approximately 1,700 square feet, communally known as the
Canoe and Kayak Boat House, which includes boat storage, multi-use room, office, wash
room and showers.
TO HAVE AND TO HOLD from the Commencement Date of Term (as hereinafter defined) for
the term (hereinafter called the "Term") of five years thence ensuing unless sooner
terminated pursuant to the provisions hereof.
2. Y E A R O N E - YIELDING AND PAYING THEREFOR during the first year of the Term
rent of one thousand and five hundred dollars ($1,500.00) + GST payable in
twelve (12) equal consecutive monthly installments of one hundred and twenty five
dollars ($125.00) + GST each, the first of such installments to be made on the first
day of January, 2016.
Y E A R T W O - YIELDING AND PAYING THEREFOR during each year of the Term
rent of one thousand and eight hundred dollars ($1,800.00) + GST payable in
twelve (12) equal consecutive monthly installments of one hundred and fifty dollars
($150.00) + GST each, the first of such installments to be made on the first day of
January, 2017.
Y E A R T H R E E T O F I V E - YIELDING AND PAYING THEREFOR during each year
of the Term rent of two thousand one hundred dollars ($2,100.00) + GST payable
in twelve (12) equal consecutive monthly installments of one hundred and seventy
five dollars ($175.00) + GST each, the first of such installments to be made on the
first day of January, 2018.
3.For the purposes of this Lease:
(a) "Additional Rent" means of sums, other than rent payable pursuant to
Article 2, payable by the Tenant as determined in accordance with the
provisions of this Lease;
(b) "Commencement Date of Term" means September 1st, 2015
(c) "Rental" means the aggregate of the rent and Additional Rent payable
hereunder;
4.The Tenant covenants and agrees with the Landlord:
(a) to pay Rental without any deduction therefrom all at the times and in the
manner herein
(b) to pay when due, every tax and license fee (including penalties for late
payment thereof) in respect of any and every business carried on in or upon
the Premises or in respect of the occupancy or use of the Premises by the
Tenant (or by any and every of its sub-tenants) whether such taxes or license
fees are charged by a municipal, federal or provincial government or other
body and whether the statement or notice of such taxes or license fees are
rendered to the Landlord or the Tenant:
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(c) to pay all taxes, rates, licenses or assessments against any improvements,
fixtures, machinery, equipment or like chattels erected or placed upon or
affixed to the Premises by or on behalf of the Tenant or assessed against the
business carried on by the Tenant therein, whether the statement or notice of
such taxes, rates, licenses or assessments is rendered to the Landlord or the
Tenant:
(d) to pay all rates, tolls and charges incurred in respect of the Premises for
telephone and many other similar utilities required by the Tenant.
(e) that the Tenant shall, at the Tenant's expense, duri ng the Term and any renewal
thereof well and sufficiently repair and replace (excluding all structural repairs
heating, air-conditioning, sewer and water and all other mechanical systems and
replacements), maintain, amend and keep the Premises, and every part thereof
and improvements thereon in good and substantial repair, when, where and so
often as need shall be, damage by fire and other risks against which the Landlord
is insured excepted provided however that, notwithstanding the foregoing:
I. the Tenant shall repair and make good any damage caused by the Tenant
or any of its employees, agents invitees or licenses; and
II. the Tenant shall use the Landlord's contractors for any repairs or
replacements to the plumbing, electrical and sewerage systems and other
mechanical systems in the Premises.
(f) to keep well painted the painted portions of the interior of the Premises.
(g) To give the Landlord or its agents (Whonnock Lake Centre Caretaker) prompt notice
of any defect in the water or other pipes or fixtures, heating apparatus, electric or
other wires and mechanical systems, and of visual structural defects in the
Premises.
(h) That the Tenant will continuously throughout the Term:
I. Use and occupy the Premises only for the purp oses of a Canoe and Kayak
Club.
II. Operate its business of providing services as outlined in (h I - above) in full
compliance with all federal, provincial and municipal statutes, regulations,
codes and byl aws.
III. Ensure that any employee or agent of the Tenant engaged in the business
of providing services as outlined in (h I - above) will, at all times be
licensed and in good standing with all sport regulating and governing
agencies and hold all required licenses and certificates, including RCMP
criminal record search(s) for all on site employees and volunteers.
V. The tenant will only use the space agreed to in this lease all other areas of
the facility will be made available by prior arrangement and in accordance
with the Parks and Leisure Services fees, charges and allocation policies.
The canoe and kayak club will be granted 2 free uses of the community
hall to accommodate annual canoe and kayak regattas, these dates must
be predetermined and set well in advance.
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(i) that the Tenant shall abide by and comply with all laws, by-laws, rules regulations
and requirements of every federal, provincial, municipal or other authority or any
body of fire insurance underwriters which in any manner now or in the future relates
to or affects the Premises and the use of and/or the business carried on and
conducted therein;
(j) the Tenant shall forthwith discharge any liens at any time filed against and
keep the Premises and the said lands from liens of which the Tenant is the cause of
such filing and in the event that the Tenant fails to do so, the Landlord may, but
shall be under no obligation to pay into Court the amount required to obtain a
discharge of any such lien in the name of the Tenant and any amount so paid
together with all disbursements and taxed costs in respect of such proceedings on a
solicitor and client bases shall be forthwith due and payable by the Tenant to the
Landlord as Additional Rent; and the Tenant shall indemnify and save har mless the
Landlord from and against any and all manner of claims for liens for wages or
materials or for damage to persons or property caused during the making of or in
connection with any repairs, alterations, installations and additions which the
Tenant shall make or cause to be made to the Premises; and shall allow the
Landlord to post and shall keep posted on the Premises any notice that the
Landlord may desire to post under the provisions of the "Builders Lien Act" and/or
the "Repairers Lien act" of British Columbia as amended or re-enacted from time to
time or any successor legislation thereto;
(k) The Tenant shall at its ex pense, provide janitorial services to the Premises sufficient
to keep the Premises and surrounding area including docks and parking areas tidy
and clean and all interior spaces sanitary and free from odors, rodents, bugs and
vermin and shall provide receptacles for refuse and rubbish of all kinds and shall
attend to the removal of the same from the Premises at regular intervals and shall
not keep or leave any rubbish of any kind in or near the Premises;
(l) that the Tenant shall not:
I. assign or mortgage this Lease without the prior consent in writing of the
Council of the Landlord, which consent shall not unreasonably be withheld;
or
II.sublet the Premises or any part thereof or otherwise part with possession, in
any manner whatsoever, of the Premises or any part thereof, without the
prior consent in writing of the Council of the Landlord,
Any request for such consent shall be in writing and accompanied by details of the
proposed assignment or subletting together with all information available to the
Tenant and requested by the Landlord as to the responsibility, reputation, financial
standing and business of the proposed assignee or subtenant;
(m) that the Tenant shall not remove its goods from the Premises except in the usual
course of business;
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(n) that the Tenant will not carry on nor allow to be carried on, done or maintained on
the Premises any work, business, occupation or thing which may be deemed a
nuisance or which may be offensive or annoying to the Landlord or any other tenant
of the Landlord or any other occupant of lands adjacent to the said lands or be
improper, noisy or contrary to any law or to any municipal by-law for the time being
in force or by which the Building shall be injured or which may increase the hazard
of fire or liability of any kind or which may increase the premium rate of insurance
against loss by fire or liability upon the Building (and, without waiving the foregoing
prohibition the Landlord may demand and the Tenant shall pay to the Landlord
upon demand, the amount of any such increase of cost) or cause the cancellation of
or invalidate any policy of insurance of any kind upon or in respect of the same and
the Tenant shall not bring any explosive or inflammab le materials onto the
Premises;
(o) that the Tenant will allow prospective tenants to enter and inspect the Premises on
business days during the period of six (6) months prior to the expiration of the Term
and will allow the Landlord during the said period of six (6) months to place on the
Premises a notice advertising that the Premises are for rent or to lease;
(p) that the Tenant shall permit the Landlord and its authorized agents and employees
to show the Premises to prospective purchasers of the said lands during normal
business hours of the Landlord during the Term;
(q) that the Tenant will provide all leasehold improvements as are necessary to operate
the business of providing Canoe and Kayak Club services at no cost to the
Landlord. The Landlord must approve the design and quality of the leasehold
improvements prior to construction or installation of the same, and provided that
the Tenant will not make or construct any alterations, additions or improvements in
the Premises nor install any plumbing, piping, wiring or heating apparatus or other
mechanical systems therein without the written permission of the Landlord first had
and obtained (and which permission the Tenant acknowledges the Landlord may
arbitrarily withhold) and at the end or sooner determination of the Term the Tenant
will restore the Premises or any part thereof, to their condition as at the
commencement of the Term reasonable wear and tear only excepted, if called upon
to do so by the Landlord, but otherwise all repairs, alterations, installations and
additions made or constructed by the Tenant upon or in the Premises, excep t
moveable business fixtures brought thereon by the Tenant, shall be the property of
the Landlord and shall be considered in all respects as part of the Premises;
(r) that the Tenant will not erect or display any signs or nameplates on the outside of
the Building or the Premi ses or on the said lands without the Landlord's approval
thereof in writing first had and obtained and will remove the same upon the
expiration of the Term making good any damage caused by such removal and the
Tenant shall be responsible for the cost of installing and maintaining all approved
signage outside the Building.
(s) To observe, obey and conform to and cause its employees, invitees and licenses to
observe, obey and conform to the rules and regulations attached hereto as
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Schedule "B" and to all further reasonable rules and regulations from time to time
made by the Landlord with regard to the good reputation, safety, care, cleanliness,
appearance, management, use or occupation of the Building, the premises or the
said lands and to have an attendant or supervisor present on the Premises at all
times the Premises are in use;
(t) That the Tenant has caused the Premises to be inspected and admits that the same
are at the date first above mentioned in a good and substantial state of repair and
that the same are now clean and in a satisfactory and sanitary condition;
(u) That the Tenant will produce to the Landlord from time to time at the request of the
Landlord satisfactory evidence of the due payment by the Tenant of all payments
required to be made by the Tenant under this Lease.
(v) That the Tenant, at the expiration or earlier termination of the Term, will peaceably
surrender and give up possession of the Premises without notice from the Landlord;
(w) That the Landlord shall have the right any time during the Term to repair or add to or
alter the Building and for that purpose, if necessary, to enter into and upon or
attach scaffolds or other temporary fixtures to the Premises, putting the Tenant to
no unnecessary inconvenience;
(x) That the Tenant shall indemnify and save harmless the Landlord from any and all
liabilities, damages, costs, claims, suits or actions growing out of this Lease and,
without limiting the generality of the foregoing, growing out of:
I. Any breach, violation, or non-performance of any covenant, condition or
agreement in this Lease set forth and contained on the part of the Tenant to
be fulfilled, kept, observed and performed;
II. Any damage or injury to property of the Landlord while said property shall be
in or about the Premises, the Building or the said lands; and
III. Any damage or injury to any property or to any person including death
resulting at any time therefrom, occurring in or about the Premises.
IV. The Tenant shall provide the landlord with proof of third party liability
insurance (Minimum, Five (5) million for each occurrence) naming the City
of Maple Ridge, the City of Pitt Meadows, Maple Ridge and Pitt Meadows
Parks and Leisure Services Commission and School District # 42 as named
insured.
Provided that this indemnity shall survive the expiry or sooner termination of the
Term, as to matters that arose prior to such expiration or sooner termination.
(y) that the Tenant shall not cause or suffer or permit any oil or grease or any harmful,
objectionable, dangerous, poisonous, inflammable or explosive matter or substance
to be discharged into the drains or sewers in the Building or on the said lands or
lands adjacent thereto, and will take all reasonable measures for ensuring that any
effluent discharged will not be corrosive, poisonous or otherwise harmful, or cause
obstruction, deposit or pollution within the Premises or the said lands;
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(z) that the Tenant shall not permit any vehicles belonging to the Tenant or its
employees or persons delivering supplies and goods to the Premises to cause
obstruction on any roads or drivew ays in the neighborhood of the Premises;
5.The Landlord covenants and agrees with the Tenant:
(a) for quiet enjoyment;
(b) to maintain the structure of the Building and the surrounding common areas,
including repairs to the roof, outside walls, foundations and paved areas save for
damage caused thereto by the wrongful or negligent acts of the Tenant or its
employees or agents.
6. (a) if and whenever the Rental hereby reserved or any part thereof shall not be paid on the
day appointed for payment thereof, whether demanded or not, or in case of breach or
non-observance or non-performance of any of the covenants, agreements, provisos,
conditions or rules and regulati ons on the part of the Tenant to be kept, observe or
performed, or in case the Premises shall be vacated or remain unoccupied for five (5)
days or without the written consent of the Landlord or in case the Premises shall be
used by any person other than the Tenant, the Tenant's permitted assigns or permitted
subleases, or for any other purpose than that for which the same were let or in case the
Term shall be taken in execution or attachment for any cause whatever, then and in
every such case, it shall be lawful for the Landlord at any time thereafter to enter into
and upon the Premises or any part thereof in the name of the whole the same to have
again, repossess and enjoy as of its former estate, provided that the Tenant has failed
to rectify the alleged default or defaults after having been given seven (7) days' written
notice to do so in the case of a default in the payment of Rental and after having been
given fifteen (15) days' written notice to do so where the default is a default other than
in the payment of Rental.
(b) The Landlord may from time to time resort to any or all of the rights and remedies
available to it in the event of any default hereunder by the Tenant, either by any
provision hereof or by statute or the general law, all of which ri ghts and remedies are
intended to be cumulative and not alternative, and the express provisions hereunder
as to certain rights and remedies are not to be interpreted as excluding any other or
additional rights and remedies available to the Landlord by statute or the general
law.
(c) The Landlord shall have the same rights and remedies in the event of any
nonpayment by the Tenant of any Additional Rent payable by the Tenant under any
provision hereof whether or not such amounts are payable directly to the Landlord,
as in the case of a non-payment of rent.
(d) If the Tenant shall fail to pay any Rental from time to time promptly when due, the
Landlord shall be entitled, if it shall demand it, to interest thereon at a rate of five
percent (5%) per annum in excess of the rate of interest published from time to time
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2015_RCKC_Boathouse_Lse_2020-09-01
by the main branch in Vancouver, British Columbia, of the Landlord's bank, as it most
favorable rate of interest to its most creditworthy and substantial commercial
customers commonly known as its Prime Rate, from the date upon which the same
was due until actual payment thereof.
(e) Whenever the Landlord becomes entitled to re-enter upon the Premises under any
provision thereof, the Landlord in addition to all other rights it may have shall have
the right as agent of the Tenant to enter the Premises and re-let them and to receive
the rent therefor and as the agent of the Tenant to take possession of any furniture
or other property thereon and to sell the same at public or private sale without notice
and to apply the proceeds thereof and any rent derived from re-letting the Premises
upon account of the Rental due and to become due hereunder and the Tenant shall
be liable to the Landlord for the deficiency if any.
(f) The Tenant waives and renounces the benefit of any present or future statute taking
away or limiting the Landlord's right of distress and covenants and agrees that
notwithstanding any such statute none of the goods and chattels of the Tenant on
the Premises at any time during the Term shall be exempt from levy by distress for
Rental is arrears. The Tenant will not (except in the normal course of business) sell,
dispose of or remove any of the fixtures, goods, or chattels of the Tenant from or out
of the Premises during the term without the prior written consent of the Landlord and
the Tenant agrees that it will, at all times, be the owner of its goods and chattels and
will not create any mortgage, conditional sale or other encumbrance of such goods or
chattels. The Tenant further agrees that if it leaves the Premises leaving any Rental
unpaid, the landlord, in addition to any remedy otherwise provided by law, may seize
and sell the good and chattels of the Tenant at any place to which the Tenant or any
other person may have removed them, in the same manner as if such goods and
chattels had remained upon the Premi ses.
7.It is hereby agreed that if the Tenant shall hold over other than by way of renewal after
the expiration of the Term or any renewal thereof and the Landlord shall accept rent, the
new tenancy thereby created shall be a tenancy from month to month and not a tenancy
from year to year, and shall be subject to the covenants and conditions herein contained
so far as the same are applicable to a tenancy from mon th to month, and the rent
payable under such monthly tenancy shall be one hundred and fifty percent (150%) of
one twelfth of the Rental payable for the last twelve (12) months of the Term.
8. If the Tenant from time to time fails to observe or perform any of the covenants on its
part herein contained or to make any payments required to be made by it or carry out any
repairs according to noti ce given by the Landlord, the landlord may perform such
covenants or make such payments in whole or in part together with interest charged
thereon or may enter and make or cause to be mad e such repairs, as the case may be,
but the giving of any such notice or the making of any such payment or performing of
such covenants or the undertaking of any such repairs by the landlo rd shall not be
deemed an acknowledgement or admission of any liability or responsibility on the part of
the Landlord. Any payment so made and the costs of performing any of such covenants
or of any repairs so made or caused to be made and any damage, loss or expense
suffered or incurred by the Landlord (including all legal fees on a solicitor and client
basis) by reason of any failure of the Tenant to observe and comply with any of the
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2015_RCKC_Boathouse_Lse_2020-09-01
covenants of the Tenant herein contained shall immediately become payable by the
Tenant to the Landlord as Additional Rent.
9.The Landlord and the Tenant covenant and agree:
(a) That the Tenant shall provide at its expense and maintain in force during the
Term or any extension thereof:
I. Public liability insurance in the sum of at lease Five Million Dollars
($5,000,000.00) in respect of injury or death to one or more persons or
property damage occurring either in, upon or near the Premises, the Building
or the said lands naming the City of Maple Ridge and the City of Pitt Meadows,
Maple Ridge and Pitt Meadows Parks and Leisure Services Commission and
School District #42 as named insured;
(b) the Tenant shall ensure that all insurance referred to in this Article 9 shall:
I be effected with insurers and brokers and upon terms and conditions
satisfactory to the Landlord;
II. name the Landlord as an insured with the exception of the insurance
policy referred to in clause 9 (a)(I) hereof which policy shall contain a
cross-liability clause in form and content satisfactory to the Landlord; and
III.provide that such policies shall not be cancelled or materially changed
without thirty (30) days written notices first having been given to the
Landlord.
(c) that the Tenant shall deliver certified copies of all insurance policies required to
be taken out by the Tenant hereunder and receipts for premiums paid therefor to
the Landlord on demand:
(d) if, during the Term or any renewal or extension thereof, the Premises or the
Building shall be destroyed or damaged by fire or the elements, the following
shall apply.
I. if, in the Landlord's reasonable opinion, the Premises shall be so badly
injured as to be unfit for occupancy as to be incapable, with reasonable
diligence of being repaired and rendered fit for occupation with one
hundred and eighty (180) days from the happening of such injury, then
the Term shall cease and be at an end to all intents and purposes from
the date of such damage or destruction and the Tenant shall immediately
surrender the same and yield up possession of the Premises to the
Landlord and the Rental hereunder shall be apportioned and paid to the
date of such termination;
II. If, in the Landlord's reasonable opinion, the Premises shall be capable,
with reasonable diligence, of being repaired and rendered fit for
occupation within one hundred and eight (180) days from the happening
of such injury as aforesaid then the Landlord shall repair the same with
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all reasonable speed, provided the Landlord shall not be required to
repair any improvements or alterations made to the Premises by or on
behalf of the Tenant, which repairs the Tenants undertakes to diligently
commence as soon as possible and thereafter construct continuously
until completion thereof.
10. Provided the same is not due to the negligence of the Landlord, its servants, agents and
employees.
(a) The Landlord, its agents, servants and employees shall not be liable nor responsible
in any way for any injury, loss, damage or expense of any nature whatsoever and due
to any cause or reason that may be suffered or sustained by the Tenant or any
employee, agent, licensee or invitee of the Tenant or any other person who may be
upon the Premises or the Building or the said lands, or for any loss of or damage to
any property bel ong to the Tenant or to its employees, agents, licensees or invitees or
any other person while such employees, agents, licensees, invitees, or persons or
property are on the Premises, the Building or the said lands;
(b) Under no circumstances shall the Landlord be liable for indirect or consequential
damage or damages for personal discomfort or illness due to any cause or reason
including, but without limiting the generality of the foregoing, the heating or air
conditioning (if any) of the Premises or the Building or the operation of the plumbing
or other equipment in the Building or in the Premises; and
(c) It is hereby agreed that the Landlord shall not be responsible for any loss, damage or
expense to the Premises or anything therein contained arising from any matter or
thing whatsoever including, without limiting the generality of the foregoing, any loss,
damage or expense incurred by any overflow or leakage of water from any part of the
Premises, the Building, the said lands or any adjoining buildings or premises, or
occasioned by the use of water or by the breaking or bursting of any pipes or
plumbing fixtures, or any other manner, or by seepage from adjoining lands or
premises or by an accident or misadventure to or arising from any electrical wiring
and/or appliances.
11. That no waiver of nor neglect to enforce the right to forfeiture of this Lease nor the right
of re-entry by the Landlord upon breach of any covenants, conditions or agreements
herein contained shall be deemed a waiver by the Landlord of such rights upon
subsequent breach of the same or any other covenant or condition of this Lease.
12. If required by the Landlord so to do, the Tenant shall subordinate this Lease to any
mortgages, including any deed of trust and mortgage and all indentures supplemental
thereto, which now or hereafter during the Term affect or relate to this Lease, the
Premises, or the said lands and to all modifications or renewals thereof. The Tenant
agrees to execute promptly, from time to time any assurance which the Landlord may
require to confirm this subordination and hereby constitutes the Landlord, the agent or
attorney of the Tenant for the purpose of executing any such assurance and of making
application at any time and from time to time to register postponement of this Lease in
favor of any such mortgage or trust deed and mortgage in order to give effect to the
provisions of this Article 11.
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13. If the Tenant hereunder shall be more than one person or entity, the covenants, provisos,
conditions and agreements herein contained on the part of the Tenant herein shall be
both joint and several covenants.
14. That if the Term shall be at any time seized or taken in executi on or in attachment by any
creditor of the Tenant or if the Tenant shall go into liquidation or receivership or if the
Tenant shall commence winding-up proceedings whether voluntary or otherwise or if the
Tenant shall make any assignment for the benefit of its creditor, or becoming bankrupt or
insolvent shall take the benefit of any act that may be in force for bankrupt or insolvent
debtors, or in case the Premises shall be used for any purpose other than as provided
without first obtaining the written consent of the Landlord the then current monthly
installment of Rental and the next three (3) months Rental shall immediately become
due and payable and the Term shall immediately become forfeited and void.
15.This Lease shall be construed and governed by the laws of the Province of British
Columbia. All of the provisions of this Lease are to be construed as covenants and
agreements as though the words importing such covenants and agreements were used
in each separate paragraph hereof. Should any provisions of this Lease be illegal or not
enforceable they sh all be considered separate and severable from this Lease and its
remaining provisions shall remain in force and be binding upon the parti es hereto as
though the illegal or unenforceable provision had never been included.
16.If the Landlord shall sell the said lands, the Landlord shall, as and from the date of such
sale, be relieved of the further observance and performance of all of the covenants and
obligations on its part herein contained.
17. Time shall be of the essence of this Lease.
18. Any notice to be given by the Landlord to the Tenant hereunder shall be well and
sufficiently given if delivered or sent by prepaid registered mail to the Tenant addressed
to the Tenant as follows:
A non-profit society under the laws of the
Province of British Columbia, having its office at
Ridge Canoe and Kayak Club
2787, 113th Avenue, Maple Ridge, BC.
Maple Ridge, BC
V2X 7G1
604 462-7202 commodore@rckc.ca
Or to any other ad dress in British Columbia of which the Tenant shall advise the Landlord
in writing and any notice to be given by the Tenant to the Landlord shall be well and
sufficiently given if delivered or sent by prepaid registered mail to the Landlord
addressed to the Landlord as follows:
Maple Ri dge and Pitt Meadows Parks and Leisure Services
11995 Haney Place
Maple Ridge, B.C. V2X 6A9
Attention: Sr. Recreation Manager
604 465-2432 or dcramb@mapleridge.ca
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19.The Tenant acknowledge that:
(a) there are no covenants, representations, warranties, agreements or conditions
expressed or implied, collateral or otherwise forming part of or in any way affecting or
relating to this Lease save as expressly set out herein and that his Lease constitutes
the entire agreement between the Landlord and the Tenant and may not be modified
except by subsequent agreement in writing executed by the Landlord and the Tenant;
and
(b) the Landlord shall deliver this Lease to the Tenant in registerable form provided
that preparation of all necessary plans and explanatory plans to enable this Lease
to be put into registerable form shall be at the Tenant's expense.
20.This Lease shall ensure to the benefit of and be binding upon the parties hereto and their
respective heirs, executors, administrators, personal representatives, successors and
permitted assigns.
21.References to the Landlord or the Tenant shall be read with such changes in gender as
may be appropriate, and, where appropriate, the singular shall mean the plural and vice-
versa.
22. If the Tenant duly and punctually pays the Rental hereby reserved, and performs all and
every of the covenants, provisos and agreements herein and on the part of the Tenant to
be paid, observed and performed, the Landlord shall, at the expiration of the Term and
on the written request of the Tenant delivered or mailed to the Landlord not later than six
(6) months prior to the expiration of the Term, grant to the Tenant a renewal lease of the
Premises, on the same terms, covenants, agreements and provisions as are in this Lease
contained save and except:
(a) This right of renewal; and
(b) The rent, which rent shall be the then fair market rent (for a non profit organization
who provide a valuable service to residents of Maple Ridge and Pitt Meadows) for
the Premises, being the rent which would be paid therefor as between persons
dealing in good faith and at arm's length and if the Landlord and the Tenant have not
mutually agreed on th e amount of such rent ninety (90) days prior to the renewal
term, such rent shall be decided by binding arbitration pursuant to Article 22 hereof,
provided that the annual rent payable during the renewal term shall not be less than
the annual rent payable during the last year of the Term hereof.
Until the rent has been determined as provided herein, the Tenant shall pay the monthly
rent requested by the Landlord and upon such determination, the Landlord and the
Tenant shall make the appropriate readjustments.
23. If under the provisions of Article 22 hereof the Landlord and the Tenant have failed to
agree as to such rent payable for the Premises with respect to the renewal term by the
date specified in Article 22, such rent shall be determined by a single arbitrator pursuant
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to the provision of The Commercial Arbitration Act, S.B.C. 1986 and any statutory
modification or re-enactment thereof, or any successive legislation thereto.
24. It is understood and agreed that nothing contained in this Lease or in any acts of the
parties hereto shall be deemed to create any relationship between the parties hereto
other than the relationship of Landlord and Tenant.
IN WITNESS WHEREOF the parties hereto have caused this Lease to be executed the day and
year second above written.
The Corporate Seal of THE CITY )
OF MAPLE RI DGE was hereunto )
affixed in the presence of: )
)
)
)
Authorized Signatory
C/S
Authorized Signatory
The Corporate Seal of THE RIDGE CANOE
AND KAYAK CLUB was hereunto affixed )
in the presence of: )
)
)
)
Authorized Signatory
C/S
Authorized Signatory
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SCHEDULE "B"
Rules and Regulations Referred to in Annexed Lease
1)The Tenant shall perform any acts or carry on any practice which may injure the
premises or be a nuisance to other tenants in the building or to the owners or
occupiers of properties adjacent to the said lands.
2)The Tenant shall not burn any trash or garbage in or about the Building, the Premises
or anywhere within the confines of the said lands.
3)All loading and unloading of merchandise, supplies, materials, garbage, refuse and
other chattels shall be made only through or by means of such doorways as the
Landlord shall designate in writing from time to time.
4)The Tenant shall not bring into the Premises or the Building any equipment, motor or
any other thing which might damage the Building or the Premises.
5)No animals shall be allowed or kept in or about the Premises.
6)The Tenant shall not be permitted to use or keep in the Building any gasoline, coal
oil, burning fluid or other inflammable material.
7)No one shall use the Premises for sleeping quarters.
8)Any hand trunks, carryalls, or similar appliances used in the Building shall be
equipped with rubber tires and such other safeguards as the Landlord may require.
9)The Tenant agrees to ensure all facilities used are clean, tidy and sanitary (including
washroom and shower facilities after each use.
10)The tenant shall be granted two (2) rental waiver for use of the Whonnock Community
Centre for the purpose of hosting two (2) regattas in each year of this agreement
provided:
a)The regattas are youth oriented.
b)The dates for the regattas are predetermined for each year of this agreement and
can not be changed once booked.
c)The facility is available.
d)Caretaker fee’s apply, to be calculated at 20% of the local youth non-profit rental
rate as determined by the Parks and Leisure Services fee’s and charges policy 2015
rates equal approximately $17.00 per hour for the caretaker.
e)All fees, charges or costs associated with use of the hall under the annual rental
waver shall be paid by the club.
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11) The tenant will provide 12 postdated rent cheques and copies of all licenses, permits
and Insurance documents prior to the commencement of the payment term.
12)The tenant will cooperate with the Whonnock Lake Caretaker, user groups or hall
renters to ensure club activities do not interfere or disrupt hall activities or events.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Maple Ridge Lapidary Club – Lease Renewal
EXECUTIVE SUMMARY:
The Maple Ridge Lapidary Club lease is due for renewal. The Commission reviewed the lease
at its meeting of September 10 and is now forwarding to Council for consideration.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal the Maple Ridge Lapidary Club
Lease Agreement 2015-2018.
“Original signed by David Boag”
_______________________________________________
Prepared by: David Boag, Director Parks and Facilities
“Original signed by Kelly Swift”
_______________________________________________
Approved by: Kelly Swift, General Manager
Community Development, Parks & Recreation Services
“Original signed by Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn
Acting/Chief Administrative Officer
:ik
Attachments:
Commission Report of September 10, 2015
Maple Ridge Lapidary Club Lease Agreement, 2015
1152
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SUBJECT:MAPLE RIDGE LAPIDARY CLUB LEASE AGREEMENT RENEWAL
EXECUTIVE SUMMARY:
The current lease agreement with Maple Ridge Lapidary Club is due for renewal.The Lapidary Club
uses a two-story detached building next to Maple Ridge Park that is owned by the City of Maple
Ridge. The building is also adjacent to the Artist in Residence studio on Fern Crescent. The Club
members meet, exhibit rocks, gems and mineral collections and related artwork in stone, metal and
glass. In addition, the Club provides workshops to the public and members at this site.This
agreement has worked well since the Club was relocated to this site many years ago and staff
recommends renewing this arrangement with the Club under the same terms and conditions for an
additional three-year term.
RECOMMENDATION:
That a recommendation be forwarded to Maple Ridge Council that the Corporate Officer be authorized to
sign and seal the Maple Ridge Lapidary Club Lease Agreement 2015-2018.
DISCUSSION:
a)Background Context:
Since 1958, the Lapidary Club has been a family oriented arts group with members of all ages
who are encouraged to explore creativity using a wide range of media in the lapidary arts
discipline.The Club started as a special interest group which held meetings in private homes,
basements and greenhouses which later grew and moved its operations into the old ice arena
and finally evolved to its present location at 23470 Fern Crescent as a non-profit society.
Lapidary arts are an age-old art form that dates back to the Stone Age. Artisans currently grind,
polish, cut and carve stone, minerals, or gemstones into decorative items such as cabochons and
engraved gems. The Club is very active in offering educational workshops including: conducting
regular classes at the ACT Arts Centre and the Lapidary Club site,and providing working studio space
and display opportunities.The current service partner,the Lapidary Club, continues to provide a
quality, affordable program to the community.
The current lease agreement with the Lapidary Club has expired and the staff recommendation is
to renew for an additional three year term.The main highlights in the agreement include the
Club’s responsibilities to:maintain, repair and renovate the building; and to maximize the use of
the premises for the intended purposes. The proposed agreement contains updated language
and terms following the new operating template that was recently established for community
partners.
b)Desired Outcome:
To create accessible options for community engagement through arts and culture that meets the
needs of our communities to connect, foster a civil society and to encourage pride and sense of
place.
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
September 10, 2015
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c)Strategic Alignment:
It is recognized that encouraging citizens to develop their creative potential and sense of
community through arts and culture contributes to building a healthy, vibrant and engaged
community. These activities contribute towards a vision for a complete community and support
the local economy.
d)Citizen/Customer Implications:
The proposed agreement renewal contributes to the encouragement of positive recreational and
cultural opportunities for citizen engagement, as well as the development of a safe, vibrant, and
livable community.Citizens will continue to receive quality exhibits,events and programs that
have been supported through this service for the past three years.
e)Business Plan/Financial Implications:
The proposed agreement falls within the approved PLS annual operating budget.
f)Policy Implications:
Recommendations align with the 2010 Parks, Recreation and Culture Master Plan directions
(6.5 Cultural Facilities, Arts Culture and Heritage),the Commission’s Asset Based Community
Development P92 and Volunteer P100 policies.
g)Alternatives:
Commission could choose to find another service delivery partner at this time;however, staff are
not recommending this approach as the current partner has provided a central arts service to
our community.
CONCLUSIONS:
The Maple Ridge Lapidary Club’s lease agreement and occupancy of the building provides value-
added programs and service to the community.In addition, the Club’s premises provide a valuable
studio opportunity for all ages.As the community grows, this partnership will continue to contribute
to developing artistic excellence and vibrancy in Maple Ridge.
“Original signed by Yvonne Chui”
Prepared By:Yvonne Chui
Arts and Community Connections Manager
“Original signed by Sue Wheeler”
Reviewed By:Sue Wheeler
Community Services Director
“Original signed by David Boag, Acting/General Manager”
Approved By:Kelly Swift
General Manager, Community Development
Parks & Recreation Services
:yc
Attachment –Lapidary Club Agreement
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Maple Ridge Lapidary Club Lease
This LEASE dated as of this 15 day of September 2015.
BETWEEN:
THE CITY OF MAPLE RIDGE,a municipal corporation, having its place of business at
11995 Haney Place, Maple Ridge, British Columbia
(the "Landlord")OF THE FIRST PART
AND:
MAPLE RIDGE LAPIDARY CLUB, Incorporation No. S30257, a Society duly incorporated
under the laws of the Province of British Columbia, and having its registered office situate
at 23740 Fern Crescent, Maple Ridge, British Columbia
(the "Tenant")OF THE SECONDPART
GIVEN THAT:
A.The Landlord is the registered owner in fee simple of those lands and buildings located at 23470
Fern Crescent and legally described as:
PID 005-137-071
Lot 44, Section 28, Township 12, NWD, Plan 53482
(“Land”);
B.The Tenant wishes to lease that building located on the Land shown outlined in heavy black on the
sketch plan attached as Schedule “A’ and labelled “garage” (“Premises”), for arts and craft
workshop purposes, and the Landlord wishes to lease the Premises to the Tenant for these
purposes on the terms and conditions set out in this Lease;
THIS AGREEMENT is evidence that in consideration of the mutual promises contained in this Agreement,
the receipt and sufficiency of which are acknowledged by the parties, th e parties agree as follows:
1.Lease of Premises
The Landlord hereby leases the Premises to the Tenant (the "Lease"), its servants, agents,
employees and invitees, on the terms and conditions and for the purposes set out in this Lease.
2.Rent
The Tenant shall pay the Landlord the prepaid rent for the Term of $3.00 (the "Rent"), the receipt of
which is hereby acknowledged by the Landlord.
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3.Term
The term of this Lease (“Term”) and the rights granted by it shall be for the period beginning on
September 15, 2015 and terminating on December 31,2018, subject to earlier termination
pursuant to the terms of this Lease.
4.Dispute Resolution
Where there is an unresolved dispute arising out of this Lease, the parties shall in good faith
attempt to resolve the dispute and if the parties are unable to resolve the dispute within a 10 -day
period following notification from one party to the other of a dispute then the dispute shall be
resolved by arbitration in accordance with the procedures under the Commercial Arbitration Act
(British Columbia),or any successor legislation in effect from time to time.
5.Net Lease
Unless otherwise expressly stipulated herein to the contrary, it is the intention of this Lease that all
expenses, costs, payments and outgoings incurred in respect of the Premises or for any other matter
or thing affecting the Premises shall be borne by the Tenant, that the Rent herein shall be free of all
abatements, withholding, reduction, release or discharge, set-offs or deductions of any kind or
affected by any event, occurrence, circumstance or otherwise and despite any law or statute now or
in the future to the contrary, and shall be absolutely net to the Landlord of real property taxes,
charges, rates or assessments, expenses, costs, payments or outgoings of every nature arising from
or related to the Premises and that the Tenant shall pay or cause to be paid all such taxes, charges,
rates, assessments, expenses, costs, payments and outgoings. The Tenant will also pay its costs of
carrying out its obligations under this Lease.
6.Entire Agreement
No verbal, written, express, or implied representations, wa rranties, guarantees, covenants or
agreements of either the Landlord or the Tenant will survive the signing of this Lease unless they are
set out in this Lease. This Lease may not be modified or amended except by an express written
agreement, made after the Lease has been executed.
7.Landlord’s Representative
A staff liaison from the Maple Ridge Pitt Meadows Parks and Leisure Services Department will be
designated by the Landlord from time to time to serve as the Landlord’s Representative for the
purposes of this Lease.
8.Tenant's Covenants
The Tenant covenants and agrees with the Landlord as follows:
(a)to use the Premises in accordance with this Lease for the intended purposes as a site for the
Tenant's lapidary arts and craft programs and activities including related workshops,
presentations, community arts gatherings, and events and for no other purpose save and
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except that which may be approved by the Maple Ridge Pitt Meadows Parks and Leisure
Services Commission (hereinafter called the “Commission”)from time to time. The Club will
establish operating policies and procedures for its operations in line with its business plan.
in accordance with the Landlord’s rules and regulations set out in Schedule “B”,and for no
other purposes whatsoever.
(b)to provide the lapidary arts and craft programs and services to the community which will be
functioning primarily within the Commission’s geographic area of jurisdiction, within the
limits of available resources.
(c)to maintain its status as a registered non-profit society in good standing with the Provincial
Registrar of Companies.
(d)to maintain an open membership, at reasonable costs which will ensure all citizens of Maple
Ridge and Pitt Meadows may become members of the society.
(e)to provide the Commission advance notice and copies of all changes to the Society’s
Constitution or Bylaws.
(f)to provide the Commission with copies of the Society’s financial statements in each year of
the Term, as soon as such statements of the previous year have been approved by the
Society’s board of directors and the Landlord will have the option to conduct a financial audit
at the Landlord's discretion.
(g)to provide the Commission with an annual report each year detailing the activities on the
Premises during the previous calendar year and such report to be delivered no later than two
weeks after the annual general meeting in each year which will be to the satisfaction of the
Landlord.
(h)to pay or cause to be paid all Utility Costs (e.g. heat, water, phone, internet, garbage and
recycling), Tenant’s Taxes, Goods and Services Tax and Social Services Tax and Operating
Expenses directly to the Government Body or other utility, agency or company levying such
charge at the time any such Utility Cost, Tax or Operating Expense is due or as the Landlord
may direct, and provide the Landlord with proof of payment on demand. If the Tenant fails to
pay such amounts, the Landlord may, but is not obliged to, pay such amount and the Tenant
shall pay to the Landlord the amount of any such payment as Additional Rent.
(i)to acknowledge and agree that it is solely responsible for the payment of all taxes including
property taxes and assessments levied against the Premises during the Term and which may
hereafter be levied, imposed, rated, or assessed by any lawful authority r elating to or in
respect of the business or other activities carried on by the Tenant.
(j)The Tenant may in each year apply to the City of Maple Ridge for an exemption from taxation
in accordance with the Local Government Act provisions in force from time t o time, and may
apply for financial assistance from the City of Maple Ridge. However, the Tenant
acknowledges that such grants and exemptions are within the sole discretion of the City of
Maple Ridge Council and cannot in any way be guaranteed or relied u pon.
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(k)to heat the Premises as necessary to prevent damage from frost at the Tenant’s expense;
(l)not to display any sign of any kind anywhere outside the Premises, or within the Premises so
as to be visible from the outside of the Premises, without first obtai ning the approval of the
Landlord as to design, size and location, such approval not to be unreasonably withheld;
(m)to maximize the use of the Premises for the intended purposes ensuring that no request to
use the Premises by another bona fide non-profit society or the Landlord is refused if the
time and facilities are available for such use;
(n)to observe and cause its employees, invitees and others over whom the Tenant can
reasonably be expected to exercise control to observe the Rules and Regulations set out in
Schedule 'B', and such further and other rules and regulations of the Landlord, acting
reasonably after consultation with the Tenant, and all such rules and regulations shall be
deemed to be incorporated into and form part of this Lease;
(o)to acknowledge that the Landlord has given no representations or warranties with respect to
the Premises, including without limitation with respect to the suitability of the Premises for
the Tenant's intended use and the condition of the Premises;
(p)to have the power and capacity to enter into and carry out the obligations under this Lease
and has undertaken all necessary corporate approvals to enter into and carry out this Lease;
and
9.Possession and Use of Premises
The Tenant will:
(a)take occupancy of the Premises on the Commencement Date, and at the request of the
Landlord, sign an acknowledgment as to the Commencement Date;
(b)manage and operate the Premises for lapidary arts and craft programs and services use in
accordance with the terms herein;
(c)not allow anyone except for its employees, clients and other persons lawfully having
business with the Tenant, or permitted sub-tenants, to use or occupy the Premises;
(d)use the Premises only for use as a craft workshop and studio for lapidary programs and
services;
(e)not let the Premises remain vacant for more than five consecutive days;
(f)not cause or permit any waste,damage, spoil, destruction, or injury to the Premises or to the
surrounding Land;
(g)not let the Premises become untidy or unsightly, and at the end of each day leave them in
such condition that they are clean, sanitary and tidy,to a standard befitting public facilities
used for a similar purpose;
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(h)not to cause, maintain or permit anything that may be or become a nuisance or annoyance
in, on or from the Premises to the owners or occupiers of adjoining lands or to the public,
including by the accumulation of rubbish, or unused personal property of any kind ;
(i)in respect of the Tenant’s activities on the Premises, at its own cost and expense, compl y
with all applicable municipal, regional, provincial and federal legislative enactments, by -laws,
regulations or orders from time to time in force relating to the Landlord, the Tenant, the
activities carried out on the Premises or any part thereof relating to Hazardous Substances
and the protection of the environment and shall immediately give written notice to the
Landlord of the occurrence of any event on the Premises or the Landlord’s Lands or any part
thereof constituting an offence thereunder or be in breach thereof and shall not bring upon
the Premises, the Landlord’s Lands, or any part thereof, or cause or suffer the bringing upon
the Premises or the Landlord’s Lands or any part thereof, any Hazardous Substances and, if
at any time, notwithstanding the foregoing covenants of the Tenant;
i.there are any Hazardous Substances upon the Premises or the Landlord’s Lands or
a part thereof as a result of the Tenant’s use, occupation of or activities on the
Premises;
ii.there is an occurrence of any event on the Premises or the Landlord’s Lands or any
part thereof arising from the Tenant’s activities, operations, use or occupation of or
on the Premises constituting an offence under or a breach of any applicable
municipal, regional, provincial and federal legislative enactments, by-laws,
regulations and orders from time to time in force relating to Hazardous Substances;
The Tenant shall, at its own expense:
i.immediately give the Landlord notice to that effect and thereafter give the Landlord
from time to time written notice of the extent and nature of the Tenant's
compliance with the following provisions of this section;
ii.promptly remove the Hazardous Substances from the Premises or the Landlord’s
Lands or any part thereof in a manner which conforms with all applicable
municipal, regional, provincial and federal legislative enactments, by -laws,
regulations and orders governing the movement of the same; and
iii.if requested by the Landlord, obtain at the Tenant's cost and expense from an
independent consultant designated or approved by the Landlord, verification of the
complete and proper removal of the Hazardous Substances from the Premises or
the Landlord’s Lands, or any part thereof or, if such is not the case, reporting as to
the extent and nature of any failure to comply w ith the foregoing provisions of this
section;
(j)At the Tenant's own expense, remedy any damage to the Premises or to the Landlord’s
Lands where damage arises from the Tenant’s activities, use, occupation or operation of or
on the Premises;
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(k)if any Government Body having jurisdiction shall require the clean-up of any Hazardous
Substances held, released, spilled, abandoned or placed upon the Premises or the
Landlord’s Lands or any part thereof or released into the environment from the Premises or
the Landlord’s Lands or any part thereof during the Term by the Tenant or arising from the
Tenant’s use and occupation of, and operations and activities on the Premises, then the
Tenant shall, at its own expense, prepare all necessary studies, plans and proposals and
submit the same for approval, provide all bonds and other security required by that
Government Body having jurisdiction and carry out the work and shall keep the Landlord fully
informed and provide to the Landlord full information with respect to proposed pla ns and
comply with the Landlord's requirements with respect to such plans. The Tenant agrees that
if the Landlord determines, in its sole discretion, that the Landlord, its property or its
reputation is placed in any jeopardy by the requirement for any such work, the Landlord may
itself undertake such work or any part thereof at the cost and expense of the Tenant;
(l)provide authorizations to permit the Landlord to make enquiries from time to time of any
Government Body with respect to the Tenant's compliance with any and all laws and
regulations pertaining to the Tenant, the Tenant's activities on the Premises or the
Landlord’s Lands or any part thereof including without limitation all applicable municipal,
regional, provincial and federal legislative enactmen ts, by-laws, regulations and orders
pertaining to Hazardous Substances and the protection of the environment; and the Tenant
covenants and agrees that the Tenant will from time to time provide to the Landlord such
written authorization as the Landlord may require in order to facilitate the obtaining of such
information;
(m)permit the Landlord at any time and from time to time to inspect the Tenant's property and
equipment used by the Tenant upon the Premises or the Landlord’s Lands or any part
thereof and the Tenant's records relating thereto for the purpose of identifying the existence
or absence of any Hazardous Substances and the Tenant shall assist the Landlord in so
doing;
(n)if the Tenant shall bring or create upon the Premises or the Landlord’s Lands any Ha zardous
Substances or suffer the bringing or creation upon the Premises or the Landlord’s Lands of
any Hazardous Substances or if the Tenant shall cause there to be any Hazardous
Substances upon the Premises or the Landlord’s Lands, then, notwithstanding a ny rule of
law or equity to the contrary such Hazardous Substances shall be and remain the sole and
exclusive property of the Tenant and shall not become the property of the Landlord and
notwithstanding the degree of affixation of the Hazardous Substances or the goods
containing the Hazardous substances to the Premises or the Landlord’s Lands and
notwithstanding the expiry or earlier termination of this Lease;
(o)the obligations of the Tenant in subsections 9(g),9(h),9(i),9(j),9(l), and 9(n) inclusive shall
survive the End of the Term;
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10.Complying with Laws
(a)The Tenant covenants to obtain and maintain all required licences, permits and consents
and shall competently and faithfully observe and comply with all laws, by -laws and lawful
orders which touch and concern the Premises or the Landlord’s Lands or any part thereof or
the Tenant's activities within the Premises or the Landlord’s Lands or any part thereof.
(b)Without derogating from the generality of the foregoing, the Tenant covenants that,
throughout the Term, the Tenant will comply and abide by all municipal, regional, provincial
and federal legislative enactments, by-laws, regulations, orders and any municipal
conversion guidelines which relate to the Premises, or to the equipment, maintenance,
operation,occupation, or to the construction of the Premises and the making of any repairs,
replacements, alterations, additions, changes, substitutions or improvements of or to the
Premises or any part thereof.
11.Tenant’s Quiet Enjoyment
If the Tenant duly and punctually pays the Rent and complies with its obligations, the Tenant will be
entitled to peaceably possess and enjoy the Premises during the Term.
12.Additional Easements -Landlord’s Lands
The Tenant acknowledges and agrees that the Landlord may grant or allow e asements, statutory
rights of way, licenses, or other agreements for access purposes or to provide for services and
facilities in connection with the Landlord’s Lands, and agrees that the Tenant's rights under this
Lease shall be subject to any such easements, statutory rights of way, licenses, or other agreements
and notwithstanding any terms of this Lease hereunder the Landlord may enter into such
agreements and grant such rights.
13.Dispositions
13.1 Assigning and Sub-Letting
The Tenant will not assign this Lease or sub-let or part with possession of the whole or any
part of the Premises for the whole or any part of the Term without the written consent of the
Landlord, which consent shall be in the sole and unfettered discretion of the Landlord,
provided that the Tenant may allow a portion or all of the Premises to be used and occupied
under license to third parties from time to time for periods of time not exceeding seven (7)
consecutive days;
13.2 Landlord's Assignment
The Tenant acknowledges and agrees that the La ndlord may assign, sell, transfer, lease,
mortgage, encumber or otherwise deal with its interest in the Premises or any portion
thereof, or any interest of the Landlord therein, in every case without the consent of the
Tenant.
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14.Repairs, Renovations, Damage
14.1 Tenant's Repairs and Maintenance
The Tenant will keep the Premises in a good and reasonable state of repair and
maintenance as a prudent and reputable long term tenant. The Tenant will also keep the
Premises in good and reasonable repair, reasonable wear and tear excepted. The Tenant
will keep the Premises, its Leasehold Improvements and its fixtures in good repair and in a
clean and safe condition, and shall be responsible for all equipment and facility operating,
servicing and preventative maintenance,painting,snow removal and repairs,including
without limitation all maintenance, replacement and repairs) to the structural, electrical,
plumbing, heating,roofing,air conditioning, machinery, equipment, facilities and fixtures to a
standard befitting public facilities used for a similar purpose, at the Tenant’s sole expense .
If during the Term the Tenant defaults in its obligations to maintain the Premises and all
Improvements, the Landlord may give written notice specifying the respect in which such
maintenance is deficient, and the Tenant shall, within fifteen (15) days of such notice,
remedy the default specified in the notice and where the Tenant has not commenced, or
having commenced, is not diligently completing the remedying of such default or if t he
maintenance is not satisfactory to the Landlord, the Landlord may enter upon the Premises
and perform such maintenance as is in the Landlord's opinion required, at the sole cost and
expense of the Tenant, plus such additional charge as may then be appli cable in accordance
with the policies of the Landlord for administration and overhead, provided that nothing in
this section requires the Landlord to perform any maintenance during the Term.
14.2 Inspection and Access
With 72 hours advance notice to the tenant,the Landlord’s representatives may enter the
Premises from time to time and at all reasonable times, and at any time during any
emergency, to:
(i)inspect or supervise repair, maintenance, or renovation;
(ii)do its own repairs, maintenance, or renovations; and
(iii)gain access to utilities and services
(including under floor or overhead ducts and access panels).
14.3 Renovations
The Tenant will not modify, construct, install, or alter the Premises without the Landlord's
prior written consent. When requesting that consent,the Tenant will give the Landlord a
copy of reasonably detailed drawings and specifications for the proposed work and names
of contractors and subcontractors who will perform such work. The Tenant will do such
approved work at its sole cost and expense in a good and workmanlike manner, in
accordance with the drawings and specifications the Landlord has approved, and in
accordance with the Landlord's reasonable requirements. The Tenant will use contractors
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and subcontractors to whom the Landlord has consen ted, except that the Tenant may use
its own employees provided such employees carry out such construction, installation or
alteration in accordance with all manufacturers or equipment suppliers requirements and
industry standards and subject to the foregoing, the Landlord may designate the
contractors, and subcontractors to be used for mechanical, structural, or electrical design
and work. The Landlord's reasonable costs of providing consent, inspection, and
supervision with respect to any such work are to be paid for by the Tenant as Additional
Rent. Upon completing any work, the Tenant will deliver to the Landlord a full set of as -built
drawings which the Landlord may keep.
14.4 Liens
In connection with all labour performed on, or materials supplied to the Prem ises or the
Landlord’s Lands, the Tenant shall comply with all the provisions of the Builders Lien Act
(British Columbia) and other statutes from time to time applicable thereto (including any
provision requiring or enabling the retention of portions of any sums payable by way of
holdbacks) and, pursuant to the Builders Lien Act or such other statutes, shall post and
keep posted and registered notices pursuant to the Builders Lien Act and in respect of the
posted notices in at least two conspicuous places,on the Premises or the Landlord’s Lands
obvious to workmen, material men, contractors and subcontractors, from the date of
commencement of any construction until the date that is 45 Days next following the date
on which the architect certifies that the improvements to the Premises or the Landlord’s
Lands are substantially completed, stating that the Landlord will not be responsible for the
improvements. Notwithstanding the foregoing, the Landlord reserves the right through the
Term to enter upon the Premises at the Landlord's option for the purpose of posting and
maintaining such notices. The Tenant and those claiming through the Tenant shall not
remove, deface or obscure such notices.
14.5 Tenant to Discharge Lien
If and whenever any builders liens or other lien for work, labour, services or materials
supplied to or for the Tenant or for the cost of which the Tenant may be in any way liable, or
claims therefore shall arise or be filed, the Tenant shall within 15 days after receipt of
notice thereof procure the discharge thereof, including any certificate of pending litigation
registered in respect of any lien, by payment or giving security or in such other manner as
may be required or permitted by law.
14.6 Tenant to Reimburse Landlord
The Tenant will reimburse the Landlord for all costs of the Landlord arising out of or in any
way connected with section 6.5 or 6.6 or any builder’s lien or other lien arising as a result
of any activity of the Tenant under this Lease or on the Premises or the Landlord’s Lands.
14.7 Tenant's Negligence and Liability
Despite section 14.1, if any part of the Premises or the Landlord’s Lands, including utilities
systems, needs repair or replacement by reason of the fault, omission or negligence of the
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Tenant or its employees, contractors, invitees or licensees, the Tenant will be responsible
for repair and restoration thereof at its own expense therefore and for any resulting or
consequential injury, loss or damage whether or not such repair or replacement is c overed
by the Landlord.
14.8 Damage or Destruction
In the event of any substantial damage or the destruction to the Premises, the Landlord
may in its discretion, terminate this Lease without compensation to the Tenant.
15.Surrendering Premises and Removing Fixtures
(a)Surrender
At the end of the Term or earlier termination of this Lease, the Tenant will surrender
possession of the Premises and the Tenant's Leasehold Improvements to the Landlord,
without compensation, in the condition in which the Tenant was obliged to keep them during
the Term. The Tenant's Leasehold Improvements will remain the Landlord's property, except
for those which the Tenant is obliged to remove under Section 7.2.
(b)Removal of Fixtures
During the Term, the Tenant will not remove from the Premises its Leasehold Improvements,
trade fixtures, furniture or equipment, except for furniture and equipment which, in the
normal course of its business, is no longer needed or is being replaced by furniture or
equipment of equal or better quality.
(c)Survival
The Tenant's obligations in this Section 15.0 will survive the End of the Term.
16.Liability-Indemnification and Insurance
16.1 Limitation of Landlord's Liability
The Landlord will not be liable for any bodily injury or death of, or loss or damage to any
property belonging to, the Tenant or its employees, contractors, invitees, or licensees or any
other person in or about the Premises, the Landlord’s Lands or any part thereof unless
resulting from the Landlord's gross negligence, but in no event will the Landlord be liable for
any damage caused by smoke, steam, water, ice, rain, snow, or fumes which may leak into,
issue or flow from any part of the Premises, the Landlord’s Lands or any part thereof or from
the plumbing works, or from any other place, or caused by the condition or arrangement of
any wiring. The Tenant shall not be entitled to any abatement of Rent in respect of any such
loss, damage, injury, failure or interruption of service nor shall the same constitute an
eviction.
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16.2 Indemnification -General
The Tenant will release, indemnify, defend a nd save harmless the Landlord, its elected
officials,officers, employees, agents and contractors from and against any and all losses,
demands, builders liens, liabilities, damages, costs, expenses, indirect or consequential
damages (including loss of profits and loss of use and damage arising out of delays), causes
of actions, actions, claims, suits and judgments including all costs of defending or denying the
same (including all legal fees on a solicitor and own client basis), which the Landlord may
incur or suffer or be put to by reason of or in connection with or arising from the Tenant’s
activities on the Premises or the Landlord’s Lands, this Lease or the use and occupation of the
Premises or the Landlord’s Lands, including without limitation:
(i)any breach, violation or non-performance by the Tenant of any obligation contained in this
Lease to be observed or performed by the Tenant;
(ii)any damage to the property of the Tenant, any sub-tenant, licensee, or any person claiming
through or under the Tenant or any sub-tenant or licensee, or any of them, or damage to
any other property howsoever occasioned by the condition, use, occupation, repair or
maintenance of the Premises;
(iii)any injury to any person, including death, resulting at any time therefrom, occurring in or
about the Premises or the Landlord’s Lands;
(iv)any wrongful or unlawful act or neglect of the Tenant, its invitees and licensees, in and
about the Premises or the Landlord’s Lands;
(v)the Premises or the Landlord’s Lands or any portion thereof not being suitable for use by
the Tenant;
(vi)any release or alleged release of any Hazardous Substances at or from the Premises for
the Landlord’s Lands+ arising or resulting from or in relation to any act or omission or of
the use of occupation of the Premises by the Tenant or any person for whom in law the
Tenant is responsible;
(vii)the need to take any remedial action and the taking of such action as a result of
Hazardous Substances on the Premises or the Landlord’s Lands or any portion thereof; or
(viii)any injury to any person (including death), property damage or other loss or damage
including damage to property outside the Premises or the Landlord’s Lands or any portion
thereof, arising out of or in any way connected with the manufacture, storage,
transportation, handling or discharge of Hazardous Substances on or from the Premises .
16.3 Survival of Indemnities
The obligations of the Tenant to indemnify the Landlord shall apply and continue
notwithstanding the End of the Term, any termination of this Lease or breach of this Lease by
the Landlord, or negligence on the part of the Landlord, its elected officials, officers,
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servants, agents, employers, contractors and subcontractors anything in this Lease to the
contrary notwithstanding.
16.4 Tenant's Insurance
The Tenant will obtain and maintain in good standing:
(a)Commercial General Liability insurance against claims for personal injury, death or property
damage occurring upon, in or about the Premises or the Landlord’s Lands or any portion
thereof including personal liability, liability assumed by contract, Tenant's legal liability, and
non-owned automobile liability. Such insurance will:
i.have a limit of not less than $5,000,000 in respect of any one occurrence;
ii.be primary insurance and will not call into contribution any other insuran ce
available to the Landlord, which means that the Tenant's insurance will cover any
loss before the Landlord's or other insurance; and
iii.provide for cross-liability and severability of interests, which means that the policy
applies separately to each insured party;
(b)insurance upon the Tenant's property normally located within the Premises, and any property
which is repaired at the Tenant's expense under this Lease, including stock in trade,
inventory, furniture, fittings, Leasehold Improvements, and Tenant's fixtures in an amount
equal to the full replacement cost thereof, against at least the perils of fire, sprinkler
leakage, theft, vandalism, riot, civil commotion, impact of aircraft, water damage,
earthquake, flood, and any perils not mentioned above whic h are included in normal "all
risks" coverage;
(c)insurance against all explosion, rupture or failure of boilers, pressure vessels or equipment
within or serving the Premises exclusively;
(d)such other types of insurance as a prudent tenant would obtain from tim e to time.
The Tenant will obtain all such insurance in at least th ose amounts set out in Section 16.4 (a) as it relates
to the liability insurance policies,and otherwise in those amounts a prudent owner of comparable space in
a comparable building in the Greater Vancouver area would obtain and maintain from time to time. All
such insurance policies will:
(a)include the Tenant and the Landlord (City of Maple Ridge,Maple Ridge Pitt Meadows Parks
and Leisure Services Commission)with respect to the insurance policy specified in Section
16.4(a) as named insureds;
(b)contain a waiver of any right of subrogation or recourse by the Tenant's insurer against the
Landlord or its employees, agents, contractors, whether or not any loss is caused by the act,
omission or negligence of the Landlord or its employees, agents, contractors;
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(c)provide that the insurer will give the Landlord 30 days' prior written notice of cancellation,
material alteration or lapse of any policy; and
(d)provide that such policies will not be invalidated with respect to the interest of the Landlord
by reason of any breach or violation of any warranties, representations, declarations, or
conditions contained in the policies. The Tenant will effect all such policies with insurers and
upon terms satisfactory to the Landlord. The Tenant will give the Landlord certified copies of
its insurance policies evidencing all such insurance and its renewal. The Tenant will pay the
premium for each policy. If the Tenant fails to obtain or maintain any such insurance, the
Landlord may do so as the Tenant's agent and at the Tenant's costs. The Tenant will review
all its policies annually to ensure that they are up to date and will obtain and maintain such
other insurance as required by the Landlord from time to time.
16.5 Landlord’s Insurance
The Landlord will take out and maintain property insurance on the Premises in the amounts,
for the perils and on the terms and conditions that it insures its other buildings and property.
17.PERFORMANCE OF TENANT'S COVENANTS, DEFAULT, BANKRUPTC Y AND TERMINATION
17.1 Landlord May Perform Covenants
If the Tenant defaults in complying with any of its obligations under this Lease, the Landlord,
in addition to its other rights and remedies under this Lease or at law or at equity, may
remedy or attempt to remedy any such default and for such purpose may enter the
Premises. No such entry will be deemed to be a re-entry or trespass. The Tenant will promptly
pay the Landlord on demand for the Landlord's costs, charges and expenses of so remedying
or attempting to remedy together with any interest thereon. Except for the Landlord's
intentional acts or negligence, the Landlord will not be liable to the Tenant for any act or
omission in so remedying or attempting to remedy. No notice of the Landlord's intent ion to
perform such covenant need be given to the Tenant except if and to the extent any provision
of this Lease expressly requires that notice be given in the circumstances.
17.2 Right of Re-Entry on Default or Termination
If and whenever:
(a)the Tenant fails to pay any Rent after it is due and after five Days' notice of late Rent from
the Landlord; or
(b)the Tenant defaults in observing or performing any of its obligations and fails to cure that
default within 30 days after the Landlord gives the Tenant notice spe cifying the nature of the
default,or no time for cure in the event of emergency circumstances, or where the Tenant
has failed to keep in force the required insurance, or where the default is not curable ;
(c)the Tenant ceases to be or operate as a not-for-profit entity;
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(d)this Lease is terminated under any provision hereof;
(e)the Landlord has become entitled to terminate this Lease; or
(f)the Tenant abandons the Premises or any part thereof,
(g)then, in each and every such case, it shall be lawful for the Landlord at a ny time thereafter
without notice or demand, with or without process of law and by forced entry if necessary, to
enter into and upon the Premises or any part thereof in the name of the whole, and to
terminate this Lease to repossess the Premises and enjoy as of its former estate, despite
anything in this Lease to the contrary. If the Landlord terminates this Lease pursuant to this
Section 17.2 or otherwise as a result of default of the Tenant, the Tenant shall be liable to
the Landlord for the amounts payable pursuant to Section 17.10.
(h)any party may terminate this Agreement upon giving 180 days notice in writing to all parties
of its intention to do so, at the address or addresses of the parties first above set out or at
such address or addresses as the parties may advise each other in writing from time to time.
At the end of the notice period, the Tenant shall immediately cease all use and occupation of
the Premises and shall vacate and deliver up possession of the Premises and the Landlord
may forthwith re-enter the Premises and repossess and enjoy the same. The Tenant may
terminate the lease with 180 days notice or in the event that the Premises be deemed
structurally, mechanically or otherwise unfit for occupation, the Tenant may terminate upon
48 hours notice.
17.3 Termination and Re-Entry
If the Landlord is entitled to re-enter the Premises under this Lease or at law or at equity, the
Landlord, in addition to its other rights and remedies, may terminate this Lease forthwith by
leaving notice of such termination in the Premises.
17.4 Re-Letting
If the Landlord is entitled to re-enter the Premises under this Lease or at law or at equity, the
Tenant shall immediately vacate and surrender the Premises and all rights of the Tenant
under this Lease to the Landlord and th e Landlord, in addition to its other rights and
remedies, may enter the Premises, as the Tenant's agent, and re -let them and receive the
rent from that re-letting, and, as the Tenant's agent, take possession of any personal
property in the Premises, or any place to which it has been removed, and sell it at public or
private sale without notice to the Tenant, and the Landlord shall retain the proceeds and any
basic rent or additional rent received from the re-letting, without prejudice to any amounts
due and owing by the Tenant hereunder, all on whatever terms the Landlord may deem
appropriate.
17.5 Method and Waiver on Re-Entry
If the Landlord re-enters the Premises then, in addition to its other rights and remedies, it
may expel the Tenant and those claiming through or under the Tenant, remove any property
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in the Premises, and force or change the locks, without being guilty of trespass. The Tenant
waives and renounces the benefit of any present or future law requiring the Landlord to
serve notice or begin legal action in order to re-enter.
17.6 Bankruptcy or Insolvency
If the Term shall at any time be seized or taken in execution by any creditor of the Tenant, or
if the Tenant shall make a general assignment for the benefit of creditors, or if it is dissolved,
cancelled or wound up under the Society Act (British Columbia), or if it is struck from the
register of societies by the British Columbia Corporate Registry,or be adjudicated a
bankrupt or insolvent, or shall consent to the institution of bankruptcy or insolvenc y
proceedings against it, or shall file an application or petition or answer or consent, seeking
re-organization or re-adjustment of the Tenant under the Bankruptcy and Insolvency Act or
any law of Canada or any province thereof relating to bankruptcy or insolvency, or shall
consent to the filing of any such application or petition, or shall consent to the appointment
of a receiver, or if the Tenant or its officials or officers shall pass any resolution authorizing
the dissolution or winding-up of the Tenant, or if a receiver, interim receiver, trustee or
liquidator of all or any part of the property of the Tenant shall be appointed or applied for by
the Tenant, or if a judgment, decree or order shall be entered by a court of competent
jurisdiction adjudging the Tenant as bankrupt or insolvent or subject to the provisions of the
Bankruptcy and Insolvency Act or determining the proceedings for reorganization,
arrangement, adjustment, composition, liquidation, dissolution or winding -up or any similar
relief under the Bankruptcy and Insolvency Act or any law of Canada or any province thereof
relating to bankruptcy or insolvency have been properly instituted, then this Lease shall at
the option of the Landlord immediately become terminated.
17.7 Distress
The Tenant waives and renounces the benefit of any present or future law taking away or
limiting the Landlord's right of distress, and agrees that none of the Tenant's personal
property will be exempt from levy by distress for Rent in arrears.
17.8 Cumulative Remedies
The remedies of the Landlord specified in this Lease are cumulative and are in addition to
any remedies of the Landlord at law or equity. No remedy shall be deemed to be exclusive,
and the Landlord may from time to time have recourse to one or more or all of th e available
remedies specified herein or at law or equity. In addition to any other remedies provided in
this Lease, the Landlord shall be entitled to restrain by injunction any violation or attempted
or threatened violation by the Tenant of any of the covenants or agreements hereof.
17.9 Waiver and Condoning
The failure of the Landlord to insist upon the strict performance of any covenant or
agreement of this Lease shall not waive such covenant or agreement, and the waiver by the
Landlord of any breach of any covenant or agreement of this Lease shall not waive such
covenant or agreement in respect of any other breach. The receipt and acceptance by the
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Landlord of Rent or other monies due hereunder with knowledge of any breach of any
covenant or agreement by the Tenant shall not waive such breach. No waiver by the Landlord
shall be effective unless made in writing.
17.10 Legal Fees
If the Landlord exercises any of its rights or remedies as a result of the default, the Tenant
will pay the Landlord's reasonable costs and out-of-pocket expenses of so exercising,
including complete legal costs.
18.GENERAL PROVISIONS
18.1 Events of Delay
If either the Landlord or the Tenant is unable to provide any service, utility, work, or repair by
reason of an Event of Delay not the fault of the party delayed, the time for performing the
obligation shall be extended by that period of time which is equal to length of the delay, but
this shall not operate to excuse the Tenant or the Landlord from the prompt payment of any
amount required under the Lease. The Landlord or the Tenant, as the case may be, will use
all reasonable efforts to overcome any such Event of Delay. Neither the Landlord nor the
Tenant will be entitled to compensation for any inconvenience, nuisance, or discomfort
caused by such an Event of Delay, or to cancel this Lease.
18.2 Overholding
This Lease will terminate at the End of the Term without notice or demand. If the Tenant
stays in the Premises after the End of the Term without objection by the Landlord and
without a further written agreement with the Landlord, such holding over will not constitute a
renewal of this Lease. In such case, the Landlord, at its option, may elect to treat the Tenant
as one who has not vacated at the End of the Term and to exercise all its remedies in that
situation, or may elect to construe such holding over as a tenancy from month to month
subject to all the terms of this Lease, except:
(a)for Term;
(b)basic rent which will be equal to two times the Basic Rent payable in advance in monthly
installments on the first day of each month; and
(c)that there will be no inducements or allowances, renewal rights, rent abatements, rights of
refusal, rights to additional space or other like concessions or rights.
(d)This provision shall not authorize the Tenant to overhold where the Landlord has objected.
18.3 Exhibiting Premises
The Landlord, during normal business hours, may exhibit the Premises to prospective
tenants during the last 6 months of the Term and, at all reasonable times, to the Landlord's
prospective purchasers and lenders, but, in doing, will disturb the Tenant as little as
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possible.
18.4 Subordination
This Lease and the Tenant's rights will be subordinated and postponed to all mortgages and
other financial charges which now or hereafter charge the Premises, and to all renewa ls,
modifications, consolidations, replacements,or extensions of same, notwithstanding the
respective dates of execution or registration. The Tenant, at the Landlord's cost, will execute
any instrument confirming such subordination and postponement.
18.5 Certificates
The Landlord and the Tenant agree that at any time and from time to time upon not less
than thirty (30) days prior request by the other party, each will execute, acknowledge and
deliver to the other a statement in writing certifying:
(a)that this Lease is unmodified and in full force and effect or if there have been modifications
that the same are in full force and effect as modified and identifying the modifications;
(b)the dates to which the Rent and other charges have been paid and the request shall specify
the charges in respect of which such information is required;
(c)that, so far as the maker of the statement knows, without having conducted any searches or
made any particular enquiries, the party who requests the statement is not in default under
any provisions of this Lease; or, if in default, the particulars thereof; and
(d)any other reasonable information which is requested.
18.6 Attornment
If any person shall through the Landlord succeed to the rights of the Landlord under this
Lease or to ownership of the Premises, whether through possession or foreclosure or the
delivery of a transfer of the Premises then, upon the request of the party succeeding to the
Landlord's rights hereunder, the Tenant shall attorn to and recognize the Landlord's
mortgagee or other party as the landlord of the Tenant under this Lease, and shall promptly
execute and deliver any instrument that such party may reasonably request to evidence the
attornment. In the event of any other transfer of the interest of the Landlord hereunder,
upon the written request of the transferee and the Landlord, the Tenant shall attorn to and
recognize the transferee as the landlord of the Tenant under this Lease and shall promptly
execute and deliver any instrument that the transferee and Landlord may reasonably request
to evidence the attornment provided that the transferee agrees with the Tenant to become
the landlord hereunder and to assume the obligations of the Landlord hereunder that are to
be performed after the transfer.
18.7 Notices
Any notice, request, or demand required or permitted to be given must be in writing and will be
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sufficiently given if personally served or mailed by prepaid registered post as follows:
a.to the Landlord:
City of Maple Ridge
11995 Haney Place
Maple Ridge, British Columbia V2X 6A9
Attention:Manager Community Connections
b.to the Tenant:
The Maple Ridge Lapidary Club
P.O. Box 142
Maple Ridge, British Columbia V2X 7E9
Attention: The President
Any notice, request, or demand will be presumed, if mailed, to have been receive d five
business days after the day on which it is mailed, if delivered, upon receipt, except that if,
between the time of mailing and actual receipt, there is an actual or reasonable, anticipated
mail strike, slowdown, or labour dispute which might affect delivery, the notice will be effective
only if actually delivered. Either the Landlord or Tenant will give notice to the other changing its
address for service.
18.8 Time of Essence
Time will be of the essence of this Lease, save as herein otherwise provided.
18.9 Registration
This Lease must not be registered in the Land Title Office.
18.10 Liability
If two or more persons, corporations, partnerships, or other business associations execute
this Lease as Tenant the liability of each to observe or perform the Tenant's obli gations will
be deemed to be joint and several. If the Tenant or covenanter, as the case may be, named
in this Lease is a partnership or other business association, the members of which by law are
subject to personal liability, the liability of each such member will be deemed to be joint and
several. The Tenant will cause the Tenant's employees, invitees, licensees, and other
persons over whom the Tenant may reasonably be expected to exercise control to comply
with the Tenant's obligations under this Lease,and any failure to comply will be deemed to
be a default by the Tenant. The Tenant will be liable to the Landlord for the negligent or
willful acts or omissions or any such employees, invitees, licensees, or other persons over
whom the Tenant may reasonably be expected to exercise control.
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18.11 Binding Effect
It is further agreed and declared by the Landlord and the Tenant that this Lease shall extend
to, be binding upon and ensure to the benefit of, the Landlord and the Tenant and each of
their successors and permitted assigns.
IN WITNESS WHEREOF the parties hereto have duly executed this Lease on the dates set out below.
THE CORPORATE SEAL OF THE LANDLORD
was hereunto affixed in the presence of:
Corporate Officer
Date:
THE CORPORATE SEAL OF THE TENANT
was hereunto affixed
in the presence of:
Signature
Name &Title
Signature
Name &Title
Date:
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SCHEDULE “A”
SKETCH PLAN
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SCHEDULE “B”
RULES AND REGULATIONS
The Tenant shall observe the following Rules an d Regulations (as amended, modified or supplemented
from time to time by the Landlord after consultation with the Tenant and acting reasonably as provided in
the Lease):
1.The Tenant shall not use or permit the use of the Premises in such manner as to create any
objectionable noises or fumes.
2.The Tenant shall not abuse, misuse or damage the Premises or any of the improvements or
facilities therein, and in particular shall not deposit rubbish in any plumbing apparatus or use it
for other than purposes for which it is intended.
3.The Tenant shall not permit access to main header ducts, janitors and electrical closets and
other necessary means of access to mechanical, electrical and other facilities to be obstructed by
the placement of furniture or otherwise. The Tenant shall not place any additional locks or other
security devices upon any doors of the Premises without immediately notifying the Landlord and
subject to any conditions imposed by the Landlord for the maintenance of necessary access.
4.The foregoing Rules and Regulations, as from time to time amended, may be waived in whole or
in part with respect to the Premises without waiving them as to future application to the
Premises, and the imposition of such Rules and Regulations shall not create or imply any
obligation of the Landlord to enforce them or create any liability of the Landlord for their non-
enforcement.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Emerald Pig Theatrical Society – Lease
EXECUTIVE SUMMARY:
The Emerald Pig Theatrical Society has been using a workshop and storage space for a
number of years and this is a new lease to formalize the arrangement. The Commission
reviewed the lease at its meeting of September 10 and is now forwarding to Council for
consideration.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal the Emerald Pig Theatrical Society License to
Occupy Lease Agreement to December 31, 2018.
“Original signed by David Boag”
_______________________________________________
Prepared by: David Boag, Director Parks and Facilities
“Original signed by Kelly Swift”
_______________________________________________
Approved by: Kelly Swift, General Manager, Community Development
Parks and Recreation Services
“Original signed by Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn
Acting/Chief Administrative Officer
:ik
Attachments:
Commission Report of September 10, 2015
Emerald Pig Theatrical Society License to Occupy Lease Agreement, 2015
1153
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SUBJECT:EMERALD PIG THEATRICAL SOCIETY LICENSE TO OCCUPY AGREEMENT
EXECUTIVE SUMMARY:
A license to occupy agreement with the Emerald Pig Theatrical Society (EPTS)has been developed to
formalize the Society’s use of space for storage and workshop purposes .The EPTS uses a detached
garage building owned by the City of Maple Ridge that is part of the Davidson’s Pool House caretaker
property on 128th Crescent.The Society members rehearse and present three community theatre
performances per year and provide theatrical workshop opportunities to the public and members.
The garage has become an essential storage and workshop space for the Society as its programming
requires storage of props and workshop space to create stage sets.The arrangement has worked
well for a number of years and staff recommends formalizing this arrangement with the Society
under the terms and conditions of a license to occupy.
RECOMMENDATION:
That the License to Occupy Agreement with the Emerald Pig Theatrical Society be approved for three
years; AND,
That a recommendation be forwarded to Maple Ridge Council to approve the Emerald Pig Theatrical
Society License to Occupy Agreement to December 31, 2018.
DISCUSSION:
a)Background Context:
Founded by John Stuart and Sharon Malone in 2001, the Theatrical Society’s purpose is to
foster and encourage amateur theatre in Maple Ridge and Pitt Meadows. It is a volunteer
operated group which means all members perform, produce, direct, build, staple, duct tape and
sew for the love of live theatre. The Society is very active in encouraging participation in theatre
for all ages and experience levels.In addition to the three staged productions per year, they also
present free performances in the summer through their “Bard on the Bandstand” events and
participation in many local events.The Club is very active in offering educational workshops
including rehearsals, auditions and mentorships.In 2013, the Society received two awards at
Theatre BC's Mainstage Gala for Best Production (“Trying”) and Best Actor to member John
Stuart.The current service partner,the Emerald Pig Theatrical Society,continues to provide a
quality, affordable artistic program to the community.
A formalized agreement with the Theatrical Society will provide clarity and continuity as the
Society continues to provide value added programs for the community.
b)Desired Outcome:
To create accessible options for community engagement through arts and culture that meets the
needs of our communities to connect, foster a civil society and to encourage pride and sense of
place.
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
September 10, 2015
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c)Strategic Alignment:
It is recognized that encouraging citizens to develop their creative potential and sense of
community through arts and culture contributes to building a healthy, vibrant and engaged
community. These activities contribute to attaining the vision of a complete community and
support the local economy.
d)Citizen/Customer Implications:
The proposed agreement renewal contributes to the encouragement of positive recreational and
cultural opportunities for citizen engagement, as well as the development of a safe, vibrant, and
livable community.Citizens will continue to have the opportunity to participate in quality
performances,events and programs.
e)Business Plan/Financial Implications:
The proposed agreement falls within the approved PLS annual operating budget.
f)Policy Implications:
Recommendations align with the 2010 Parks, Recreation and Culture Master Plan directions
(6.5 Cultural Facilities, Arts Culture and Heritage), the Commission’s Asset Based Community
Development P92 and Volunteer Policies P100.
g)Alternatives:
Commission could choose to find another use for this space;however, staff is not recommending
this approach as the Society has provided a central arts service to our community.
CONCLUSIONS:
The Emerald Pig Theatrical Society’s licence agreement for the garage provides a much needed
storage and workshop amenity to support the development of local community theatre.As the
community grows, this partnership will continue to contribute to developing artistic excellence and
vibrancy in Maple Ridge and Pitt Meadows.
“Original signed by Yvonne Chui”
Prepared By:Yvonne Chui
Arts and Community Connections Manager
“Original Signed by Sue Wheeler”
Reviewed By:Sue Wheeler
Community Services Director
“Original Signed by David Boag, Acting/General Manager”
Approved By:Kelly Swift
General Manager, Community Development
Parks & Recreation Services
:yc
Attachment –Emerald Pig Theatrical Society Licence to Occupy Agreement
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CITY OF MAPLE RIDGE
(hereinafter called the "City")
LICENCE-TO-OCCUPY
1.Subject to the following terms and conditions, a Licence is hereby granted to:
EMERALD PIG THEATRICAL SOCIETY
incorporation No. S-44084, 114591 Dartford St.,
PO Box 91, Maple Ridge, British Columbia, V2X 7E9
(hereinafter called the "Licensee")
to occupy the detached garage located at 23681 128th Crescent, Maple Ridge, BC and
legally described as:PID 005-137-071,LOT 44 SECTION 28 TOWNSHIP 12 NEW
WESTMINSTER DISTRICT PLAN 53482,known as the Davidsons Pool Residence site, and
shown outlined in bold black ink on the attached Sketch Plan.
This Licence-to-Occupy commences the 15th day of September,2015 and terminates on the
31st day of December, 2018 with an option to renew that will be negotiated closer to term expiry.
2.The Licensee covenants and agrees with the City that it will:
2.1 during the entire term hereof, at its sole cost and expense, carry and provide the
following insurance with an insurance company satisfactory to the City:
(a)Commercial General Liability insurance against claims for personal injury,
death or property damage occurring upon, in or about the Premises or the City’s
Lands or any portion thereof including personal liability, liability assumed by
contract,Licensee's legal liability, and non-owned automobile liability. Such
insurance will:
i.have a limit of not less than $5,000,000 in respect of any one
occurrence;
ii.be primary insurance and will not call into contribution any other
insurance available to the City, which means that the Licensee's
insurance will cover any loss before the City's or other insurance;and
iii.provide for cross-liability and severability of interests, which means
that the policy applies separately to each insured party;
iv.include a clause indicating the City of Maple Ridge, City of Pitt
Meadows, Maple Ridge Pitt Meadows Parks and Leisure Services
Commission and School District 42 as additional named insured
parties;
2
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(b)insurance upon the Licensee's property normally located within the Premises,
and any property which is repaired at the Licensee's expense under this
licence-to-occupy, including stock in trade,inventory, furniture, fittings,
Improvements, and Licensee's fixtures in an amount equal to the full
replacement cost thereof, against at least the perils of fire, sprinkler leakage,
theft, vandalism, riot, civil commotion, impact of aircraft, water damage,
earthquake, flood, and any perils not mentioned above which are included in
normal "all risks" coverage;
(c)insurance against all explosion, rupture or failure of boilers, pressure vessels
or equipment within or serving the Premises exclusively;
(d)such other types of insurance as a prudent Licensee would obtain from time
to time.
2.2 The Licensee will obtain all such insurance in at least those amounts set out in
Section 2.1 as it relates to the liability insurance policies, and otherwise in those
amounts a prudent owner of comparable space in a comparable building in the
Greater Vancouver area would obtain and maintain from time to time. All such
insurance policies will:
(a)include the Licensee and the City with respect to the insurance policy
specified in Section 2.1 (a) iv as named insureds;
(b)contain a waiver of any right of subrogation or recourse by the Licensee's
insurer against the City or its employees, agents, contractors, whether or not
any loss is caused by the act, omission or negligence of the City or its
employees, agents, contractors;
(c)provide that the insurer will give the City 30 days' prior written notice of
cancellation, material alteration or lapse of any policy; and
(d)provide that such policies will not be invalidated with respect to the interest
of the City by reason of any breach or violation of any warranties,
representations, declarations, or conditions contained in the policies. The
Licensee will effect all such policies with insurers and upon terms
satisfactory to the City. The Licensee will give the City certified copies of its
insurance policies evidencing all such insurance and its renewal. The
Licensee will pay the premium for each policy. If the Licensee fails to obtain
or maintain any such insurance, the City may do so as the Licensee's agent
and at the Licensee's costs. The Licensee will review all its policies annually
to ensure that they are up to date and will obtain and maintain such other
insurance as required by the City from time to time.
2.3 not use the garage building for any purposes other than as arts storage and workshop
program use, unless approved in writing by the City;
2.4 not carry on,or do,or allow to be carried on,or do,any work, business, occupation, act or
anything whatever which may become a nuisance or annoyance to the City or the
neighbours and public;
2.5 not assign this Licence without the consent of the City;
3
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2.6 indemnify and save harmless the City from and against any and all manner of actions or
causes of action, damages, loss, costs or expenses which it may sustain, incur or be put
to by reason of the occupation of the said lands by the Licensee;
2.7 permit representatives of the City to enter at all reasonable times and view the state of
repair of the licenced building and land;
2.8 use the licenced building in an orderly manner and keep and maintain the same in a
clean, sanitary and attractive condition at all times to the satisfaction and a pproval of the
City's representative which includes removing garbage,recycling and snow/ice,keeping
the premises in an orderly manner and complying with fire and safety practices;
2.9 to pay or cause to be paid any applicable Utility Costs (e.g. heat,water, light, electricity)
used by the Licensee directly to the caretaker of Davidsons Pool Residence who is
responsible for paying the appropriate Government Body or other utility, agency or
company levying such charge at the time any such Utility Cost is due.The Licensee will
contribute $10.00 per month towards its basic use of hydro utilities (eg. light)which will
be assessed regularly to ensure fairness to the Licensee and caretaker.Licensee will
monitor its use of hydro utilities for equipment (eg. fans, power tools)and share the
information from meter device readings with the caretaker to ensure fair compensation
for equipment and any additional usage.Payment will be made directly to the caretaker
at the end of each month or through any other arrangements that will be made between
these two parties;
2.10 not permit liquor to be consumed on the said building and land unless a properly
authorized Liquor Administration Branch temporary permit is first obtained for special
functions;
2.11 not destroy, alter or build additions to the existing buildings, or to erect signs, fences or
other fixtures on the existing buildings without the written consent of the City 's
representative;
2.12 in respect of the Licensee’s activities on the premises, at its own cost and expense,
comply with all applicable municipal, regional, provincial and federal legislative
enactments, by-laws, regulations or orders from time to time in force relating to the City,
the Licensee, the activities carried out on the premises or any part thereof relating to
Hazardous Substances and the protection of the environment and shall immediately
give written notice to the City of the occurrence of any event on the premises or the
City’s buildings and lands or any part thereof constituting an offence thereunder or be in
breach thereof and shall not bring upon the premises, the City’s buildings and lands, or
any part thereof, or cause or suffer the bringing upon the premises or the City’s buildings
and lands or any part thereof, any Hazardous Substances.
The Licensee,at its own expense, will promptly remove the Hazardous Substances from
the premises or the City’s lands or any part thereof in a manner which conforms with all
applicable municipal, regional, provincial and federal legislative enactments, by-laws,
regulations and orders governing the movement of the same;
4
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2.13 abide by and comply with all lawful rules, regulations and bylaws of the City and other
governing bodies in any manner affecting the said lands as a result of this Licence;
2.14 to maintain its status as a registered non-profit society for the performing arts in good
standing with the Provincial Registrar of Companies.
GENERAL CONDITIONS
3.The City appoints Yvonne Chui, Arts and Community Connections Representative as its
representative for the purposes of communications between the City and the Licensee pursuant
to this License to Occupy agreement.
4.This agreement may not be amended nor modified nor shall any of its terms and conditions be
waived except by subsequent agreement in writing executed by both parties.
5.If there is any dispute between the parties to this license agreement regarding matters relating
to this license-to-occupy, the parties must first attempt to resolve the dispute with the
assistance of the City’s representative within a reasonable time period. Either party will be given
the opportunity to remedy the conflict or situation prior to notice being given to terminate the
contract. If this attempt at resolution is unsuccessful the representative shall refer this matter
to the Director of Parks and Facilities. All parties hereto agree to abide by whatever conflict
resolution process it may institute, and to its eventual outcome.
6.The Licensee shall not have the responsibility nor the right to make major structural repairs. If
such repairs are required the City may elect whether to carry them out or not and if it elects not
to carry them out this Licence shall be deemed to be terminated.
7.It is understood and agreed that the City does not covenant with the Licensee herein for quiet
enjoyment and should the Licensee be disturbed in the peaceful possession and enjoyment of
the said property, there shall be no liability on the part of the City to the Licensee herein.
8.It is further understood and agreed that the Licensee shall not be liable to pay any real property
taxes which it might otherwise be required by law to pay under the provisions of the Community
Charter as an occupier of municipally-owned property.
9.The City shall not be responsible to the Licensee for any defect in or change of conditions
affecting the existing building and land,nor for any damage or injury to the existing building and
land,to the Licensee or employees of the Licensee, or to merchandise, goods, chattels,
machinery or equipment contained therein howsoever caused.
10.The City's representative shall be permitted to exercise a reasonable amount of control over all
activities on the said building and lands and may erect signs to the effect that it is a park or
municipal property.
5
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10.(a)If the Licensee does not fully and promptly observe and perform all of the covenants,
provisos and conditions in this Licence contained, whether positive or negative, or if the
Licensee shall suffer or permit the licensed lands to be charged with any encum brance,
or in case the said land is vacant, unoccupied and unused by the Licensee for a period of
three months, or is not, in the opinion of the City being used properly for the benefit of
the Licensee or is not being used or operated in a manner deemed by the said City to be
satisfactory, the City shall, at its option, give notice in writing to the Licensee setting
forth the reason or reasons for the notice.
(b)If at any time after 14 days from the giving of the aforesaid notice to the Licensee, the
reason for the giving of the notice still exists, or remains unabated, in the sole opinion of
the City (whose decision shall be final and binding), the City may give 14 days written
notice to the Licensee terminating the Licence and this Licence shall cease and
determine and the Licence hereby created shall expire and be at an end notwithstanding
anything to the contrary herein contained, and the City may re-enter and take possession
of the licenced lands.
11.This Licence may be terminated at any time by the City by giving to the Licensee three (3) months
notice in writing, either delivered to the Licensee or mailed addressed to the address given in
paragraph 1, and thereupon, after the expiration of such period of notification, this Licensee
shall be determined and ended.
12.Notices
10.1 All notices, claims and communications required or permitted to be given shall be in
writing and shall be sufficiently given if personally delivered to a responsible officer of
the party hereto to whom it is addressed or mailed by prepaid post:
(a)in the case of Parks & Leisure Services; to Yvonne Chui, Manager Arts & Community
Connections, City of Maple Ridge 11995 Haney Place, Maple Ridge, B.C. V2X 6A9
and
(b)in the case of the Licensee to the President,Simon Challenger, at the Society’s
registered office situated at 114591 Dartford St., PO Box 91, Maple Ridge, BC
or at such other addresses as the parties may from time to time advise the
other party hereto in writing. The date of receipt of any notice shall be
deemed to be the date of delivery of such notice if served personally, or if
mailed as aforesaid on the fifth (5th) day following the date of such mailing.
10.2 In the event of a disruption in postal service, the notice referred to in subsection
10.1 shall be hand delivered and it shall be considered to have been received on
the date of such delivery.
13.This contract shall continue to on a month to month basis with all terms and conditions
attached, until both parties enter a new agreement or until written notice or cancellation
has been submitted and the appropriate notice period has lapsed.
6
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IN WITNESS WHEREOF of the parties hereto have executed this contract as of the day and
year first above written.
CITY OF MAPLE RIDGE by its authorized signatory:
Per:_____________________________
David Boag, Director of Parks and Facilities
LICENSEE EMERALD PIG THEATRICAL SOCIETY by its authorized signatory:
Per:_____________________________
Simon Challenger, President
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 19, 2015
and Members of Council FILE NO:
FROM:
SUBJECT:
Chief Administrative Officer
Fees & Charges Bylaw Amendment
MEETING: COW
EXECUTIVE SUMMARY:
The Maple Ridge-Pitt Meadows Parks & Leisure Services Commission reviewed the proposed Fees
and Charges Bylaw amendment at their meeting of September 10, 2015; a copy of the report is
attached for background information. Bylaw 7181-2015 is now brought forward for Council’s
consideration.
It should be noted that Schedule H is being removed in its entirety as it will be included in the Pitt
Meadows Bylaw amendment.
RECOMMENDATION:
That Bylaw No. 7181-2015 be given first, second and third readings.
“Original signed by Danielle Pope”
Prepared by: Danielle Pope, Business Operations Manager
“Original signed by Kelly Swift”
Approved By: Kelly Swift
General Manager, Community Development,
Parks & Recreation Services
“Original signed by Frank Quinn”
Concurrence By: Frank Quinn
Acting Chief Administrative Officer
:dp
Attachments:
PLS Commission Report - September 10, 2015
Bylaw 7181-2015
Bylaw 6923-2013 1154
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SUBJECT:Fees & Charges Review 2015
EXECUTIVE SUMMARY:
In June 2015,staff brought forward to Commission a proposed Fees and Charges review for
consideration.The Haney Seahorses Swim Club attended the meeting as a delegation with concerns
regarding the proposed changes. The fees and charges were reviewed in detail and based on the
information provided by the swim club, the motion was deferred.Staff was asked to review the
policy and bring this item back to Commission.
At the July Commission meeting,an information report was brought forward which provided an
overview of the current process staff follows and the research conducted. With this new information
Commission requested staff bring the original June report back to the September meeting.
Parks and Leisure Service (PLS)fees have been compared to Commission approved like facilities.
During the 2015 review, staff identified that in most cases PLS rates are on par with comparable
facilities and that little change is needed.In cases where there is a variance of 10%or greater to the
market average,staff recommend adjusting the rate to within the 10% threshold set. It is proposed
that the recommended rate adjustments be effective after fourth and final reading at both councils
for all facilities, with the exception of the Competition/Teach Pool which would increase upon
completion of the aquatic retrofit project.The following facilities would be impacted:
PMFRC admission and memberships
Competition/Teach pools
Commercial Kitchens
Tennis/Sport Courts
Picnic Shelters
Staff also reviewed the City of Pitt Meadows Policy C-044 which provides free access to local non-
profits and have identified that it is in conflict with the Commission Policy P-108. Staff recommend
that in the interest of equality and fairness this be reviewed and revised to align with P-108.
RECOMMENDATION:
That a Fees and Charges Bylaw update be forwarded to both Maple Ridge and Pitt Meadows
Councils using the proposed fee increase attached to the staff report,for implementation after
fourth and final reading by each council;AND,
That Pitt Meadows Council be asked to review and revise the Heritage Hall Policy C-044 to align with
the Commission’s Fees & Charges Policy P-108.
Maple Ridge and Pitt Meadows
Parks & Leisure Services Commission Report
REGULAR MEETING
September 10, 2015
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DISCUSSION:
a)Background Context:
The PLS Fees &Charges policy provides a framework for the establishment of fees and charges
for parks and recreation services by providing staff with direction and guidance on fee setting in
PLS facilities, ensuring consistency in the rental and admission fees and charges at recreation
facilities.
Staff conducts an annual market analysis to like facilities and utilizes the market average to set
the base hourly rental rate. To support our local non-profit organizations,the Commission policy
provides 60% subsidization for youth and senior non-profit users and 40%subsidization to adult
non-profit users.In 2014, staff reviewed the market analysis process to ensure residents are
receiving good value for recreation facility rental space. It was determined at that time, that the
process was sound and,that the market average should continue to be the benchmark.
As part of the 2014 review,both the Haney Seahorse and Haney Neptune swim clubs provided
staff and Maple Ridge Council members with information they had received from neighbouring
swim clubs.In working with the clubs and after further research was completed it was
recommended that although it does not follow the approved rates,a separate “Swim Club” rate
be implemented for the Competition and Teach pools.It should be noted that this new rate
provides the swim clubs with a level of subsidization of 79%and 75% respectively, which is
higher than the 60% that other youth and senior non-profit organizations receive for other
facilities.
In 2014 the Pitt Meadows Family Recreation Centre underwent a considerable renovation which
includes a state-of-the-art Fitness Centre triple the size of the previous one, which includes a
wide range of accessible cardio and weight equipment. As a result of these renovations the
previous comparable facilities no longer represents the space, therefore other comparables were
used in the 2015 review.It should be noted that admission fees at the PMFRC have not
increased since January 2014 at which time the Child, Youth and Senior rates were increased by
5% or .13 and .16 respectively.
During the 2015 review, staff identified that in most categories,PLS rates are on par with
comparable facilities in similar sized communities and that minor change is needed. In cases
where there is a 10%variance below the market average,staff recommend adjusting the rate to
within the 10%threshold set.
The annual review also identified that the existing City of Pitt Meadows policy (C-044) provides
several local non-profits with unlimited free access to the Heritage Hall. This policy contradicts
the Commission policy P-108 (Fees & Charges) and provides community members with
inequitable access to PLS operated facilities.Staff is recommending this policy be reviewed and
revised to align with P-108.
Admissions –Maple Ridge Leisure Centre (MRLC)
No adjustment required;single admission and membership fees at the Maple Ridge Leisure
Centre continue to be on pace with like facilities.
Admissions –Pitt Meadows Family Recreation Centre (PMFRC)
Adjustment recommended;single admission and membership fees at the Pitt Meadows Family
Recreation Centre are below the average of like facilities.Staff recommend a small increase in
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admissions (with the exception of adult users)resulting in an average increase of $0.17 per visit.
However,it is important to note that this still remains under the market average.
Multi-Purpose Room -0 -15 capacity
South Bonson Community Centre (SBCC) board room & meeting room
Whonnock Lake Centre (WLC)meeting room.
No adjustment required;this room category doesn’t exist in other communities resulting in no
comparable.
Multi-Purpose Room -15 –30 capacity
Alouette Room, SBCC activity room #2, Planet Ice meeting room, Hammond preschool,
PMFRC preschool & daycare
No adjustment required;PLS fee is 100% of market value.
Multi-Purpose Room -40 –60 capacity
Leisure Centre (LC)preschool, Heritage Hall daycare, PMFRC lobby
No adjustment required;PLS fee is within variance threshold set.
Multi-Purpose Room -60 -80 capacity
Fraser Room, PMFRC multi-purpose, LC Multi-Purpose, SBCC Activity Room #1,
Greg Moore Youth Centre (GMYC)Lounge, GMYC Multi-Purpose
No adjustment required;PLS fee is within variance threshold set.
Multi-Purpose Room -100 -200 capacity
Heritage Hall Lower Floor, Hammond Hall
No adjustment required;PLS fee is within variance threshold set.
Multi-Purpose Room -200 -300 capacity
Heritage Hall Upper Floor
No adjustment required;PLS fee is within variance threshold set.
Specialty Hall
South Bonson Banquet Room, Whonnock Lake Main Hall
No adjustment required;PLS fee is within variance threshold set.
Gymnasium
LC Gymnasium, PMFRC Gymnasium, GMYC Active Area
No adjustment recommended;PLS is slightly higher than market average, staff recommend
leaving rates at the current rate. (See Schedule “D”attached)
Outdoor Pools
Hammond Pool, Harris Road Pool
No adjustment required;PLS fee is within variance threshold set.
Indoor Pools
Competition & Teach Pool
Adjustment recommended; all fees are in line with the market average with the exception of the
swim club rate. Staff compared the rates to the four facilities that swim clubs and staff agreed to
in 2013 and determined that the market average is 23% higher than Commission’s current rate.
Staff recommend increasing the hourly swim club rate by 5%. In an effort to ensure the Clubs
avoid undue financial hardship this increase would become effective upon the completion of the
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aquatic retrofit project. This equates to an increase of $0.30 per lane per hour for the
competition pool,and $0.27 per lane per hour, for the teach pool (see Schedule “C”).
Arenas -Ice
Planet Ice, Pitt Meadows Arena
No adjustment required;PLS fee is within variance threshold set.
Arenas –Dry Floor
Planet Ice, Golden Ears Winter Club
No adjustment required;PLS is above market average PLS is higher than the market average;
however, staff recommend leaving rates as is (see schedule “A” attached)
Sport Fields
Parks staff will be conducting a review of the sport field allocation procedures, which may
necessitate changes to the current fees and charges. Therefore staff are not recommending any
changes be made until this review has been completed.
Kitchens
SBCC,Hammond Hall, Heritage Hall, Whonnock
Adjustment recommended;PLS is below market average. This space is mainly rented by private
users for special events such as weddings and banquets; projected increase in revenue is
$3,300 annually (See Schedule “F” attached).
Fairgrounds
Barns, Showrings, Grounds
No adjustment requested; no market comparable.
Tennis/Sport Courts
Adjustment recommended; this is a commercial rate and PLS is below market average. This rate
is offered to private companies wanting to rent a court for a profit venture such as tennis lesson
instruction. Recommended increase is $4.89 per hour to the market average of $19.89.
Park Shelters
Adjustment recommended;PLS is below market average. Staff recommend increasing this rate
to meet the low end of the threshold by increasing the per day booking by $14.25 to $84.25.
b)Desired Outcome:
To regularly review facility rental and admission fees and maintain a balance between rates that
are affordable to local user groups, and comparable to the current market to assist in off -setting
operating costs.
c)Strategic Alignment:
Provide high quality municipal services to our citizens and customers in a cost effective and
efficient manner.
d)Citizen/Customer Implications:
In most cases,PLS fees are on par with comparable facilities and staff recommend no increase
resulting in minimal impact for most user groups.In the case of the swim clubs,the impact to
the Haney Neptune’s Swim Club is $1,800 annually and $1,100 annually for the Seahorses
Swim Club.The Neptune’s had approximately 200 members and the Seahorses 105 members
this past year, which amounts to an increase of $9 and $10.50 respectively.The other category
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staff recommend an increase is commercial kitchens ,which would not impact our local non-
profits regular use of facilities.
Commission and Councils have also adopted policies to provide those with limited financial
means access to facilities and programs at little or no cost.Commission also forgives rental
fees,equivalent to registration fees that are waived by local non-profit sports organizations,to
those who need financial assistance to participate in sport.
e)Business Plan/Financial Implications:
Commission’s practice is to review PLS fees and charges annually and to plan regular, modest
increases that reflect average market rates for comparable services to avoid any significant
impact to patrons and user groups.
f)Policy Implications:
This recommendation is consistent with the existing fees and charges policy.
g)Alternatives:
Commission could choose to apply a minimum CPI (1.2%)increase across the board;however,
staff are not recommending this at this time.
CONCLUSIONS:
Commission Policy P-108 provides a framework for the establishment of fees and charges for parks
and recreation services. Staff have followed the policy and compared Commission rates to the
rates of Commission approved facilities;that are the same,or similar to Pitt Meadows and Maple
Ridge facilities. This process is designed to ensure consistency in the rental and admission rates
and to keep services accessible to residents while contributing to the provision of services and
facility operating costs.
“Original signed by Christa Balatti for Danielle Pope”
Prepared By:Danielle Pope
Manager Business Operations
“Original signed by Sue Wheeler for Wendy McCormick”
Reviewed By:Wendy McCormick
Director Recreation
“Original signed by David Boag, Acting/General Manager”
Approved By:Kelly Swift
General Manager, Community Development
Parks & Recreation Services
:dp
PLS 2015 Fees & Charges Bylaw Review proposed increases
Commission Fees & Charges Policy P-108
City of Pitt Meadows Heritage Hall Policy C044
Facility Rental Fee Waiver –Registration Subsidy Rebate P096
City of Maple Ridge
Bylaw No.7181-2015
A Bylaw to amend Maple Ridge Recreation Facility Fees
Bylaw No.4117 –1988 as amended.
WHEREAS the Council may by bylaw establish and regulate the fixing of fees for admissions and/or
use of sports, recreation and community use facilities;
AND WHEREAS, the Council has imposed fees and now wishes to amend those fees;
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as “Maple Ridge Recreation Facility Fees Amending Bylaw No.7181-
2015”.
2.That Maple Ridge Recreation Facility Fees By-law No.4117 -1988 as amended, be further
amended by deleting Schedules “C”,“F”,and “L”in their entirety and replacing with
Schedules “C”, “F”, and “L”as attached hereto.
3.That Maple Ridge Recreation Facility Fees By-law No. 4117 -1988 as amended, be further
amended by removing Schedule “H” in its entirety.
4.This Bylaw shall come into force and effect as of September 1, 2016 for Schedule “C (B)”
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 this day of, 20 .
________________________
PRESIDING MEMBER
________________________
CORPORATE OFFICER
Attachments: Schedules “C”,“F”,and “L”
City of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “C”
Pools (A)
(taxes not included)Youth/Senior
Non-Profit
Adult
Non-Profit
Private Commercial Non-
Resident
Competition Pool
Leisure Pool
Teach Pool
(per lane)
$9.88 $14.82 $24.70 $31.38 $29.28
Hammond Pool
Harris Pool
(whole pool)
$26.75 $40.13 $66.88 $70.54 $68.14
Pools (B)
Effective September 1, 2016
(taxes not included)Swim Club
Competition Pool
Leisure Pool
Teach Pool
(per lane)
$6.26
-
$5.34
Hammond Pool
Harris Pool
(whole pool)
$26.75
City of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “F”
Kitchens
Per Day Rate
(taxes not included)
Youth/Senior
Non-Profit
Adult
Non-Profit
Private Commercial Non-Resident
$39.08 $58.63 $97.71 $120.30 $120.30
Fairgrounds
Hammond Hall
Heritage Hall
Pitt Meadows Family Recreation Centre
South Bonson Community Centre
Whonnock Lake Centre
City of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “L”
Miscellaneous Fees
(taxes not included)
Park Shelter $84.25
(up to a full day)
Event Trailer $147.31 (day rate)
Tennis/Sport Court $19.89
(applicable to commercial use only)
Corporation of the District of Maple Ridge
Bylaw No.6932-2013
A Bylaw to amend Maple Ridge Recreation Facility Fees
Bylaw No.4117 –1988 as amended.
__________________________________________________________
WHEREAS the Council may by bylaw establish and regulate the fixing of fees for admissions and/or
use of sports, recreation and community use facilities;
AND WHEREAS, the Council has imposed fees and now wishes to amend those fees;
NOW THEREFORE, the Council of the District of Maple Ridge enacts as follows:
1.This Bylaw may be cited as “Maple Ridge Recreation Facility Fees Amending Bylaw No.6932-
2013.
2.That Maple Ridge Recreation Facility Fees By-law No.4117 -1988 as amended, be further
amended by deleting Schedules “A”, “B”,“C”,“D”,“E”,“F”,“G”,“H”,”I”“J”,“K”,“L”and “M”
in their entirety and replacing with Schedule “A”, “B”,“C”, “D”,“E”,“F”,“G”“H”,”I”, “J”, “K”
and “L”as attached hereto.
3.This Bylaw shall come into force and effect as of January 1, 2014 for Schedules “A”, “B”,“C”,
“D”,“E”,“F”,“G”,“H”, “I”, “J”, “K” and “L”.
READ a first time the
READ a second time the
READ a third time the
ADOPTED this
________________________
PRESIDING MEMBER
________________________
CORPORATE OFFICER
Attachments:Schedules “A”, “B”,“C”,“D”,“E”,“F”,“H”,“I”,“J”, “K” and “L”
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “A”
Arenas
Effective January 1, 2014
(taxes not included)Youth/Senior
Non-Profit
Adult
Non-Profit
Private Commercial Non-Resident
Ice
Prime Time
$110.34 $165.50 $275.84 $304.99 $295.04
Ice
Non-Prime
$82.76 $124.13 $206.88 $228.74 $221.28
Dry Floor
Prime Time
$48.92 $73.39 $122.31 $139.61 $131.85
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “B”
Fairgrounds
Effective January 1, 2014
(taxes not included)Youth/Senior
Non-Profit
Adult
Non-Profit
Private Commercial Non-Resident
Barns
Beef,Exhibition,
Commercial
$8.16 $12.24 $20.40 $22.44 $24.48
Grounds &
Showrings
$7.14 $10.71 $17.85 $19.64 $21.42
Stage is included at no-charge when booking the grounds.
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “C”
Pools
Effective January 1, 2014
(taxes not included)Swim
Club
Youth/Senior
Non-Profit
Adult
Non-Profit
Private Commercial Non-
Resident
Competition Pool
Leisure Pool
Teach Pool
(per lane)
$5.96
-
$5.07
$9.88 $14.82 $24.70 $31.38 $29.28
Hammond Pool
Harris Pool
(whole pool)
-$26.75 $40.13 $66.88 $70.54 $68.14
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “D”
Rooms
Effective January 1, 2014
(taxes not included)Youth/Senior
Non-Profit
Adult
Non-Profit
Private Commercial Non-Resident
Multipurpose Room
(capacity 1-15)
$4.51 $6.76 $11.27 $13.84 $13.84
Pitt Meadows Family Recreation Centre -Youth Centre
South Bonson Community Centre -Living Room,Upstairs Meeting Room, Boardroom
Whonnock Lake Centre -Meeting Room
Multipurpose Room
(capacity 15-30)
$9.01 $13.52 $22.53 $27.67 $27.67
Leisure Centre -Training Studio
Hammond Community Centre -Preschool
Maple Ridge Library -Alouette Room
Pitt Meadows Family Recreation Centre –Preschool, Daycare
Planet Ice -Meeting Room
South Bonson Community Centre -Activity Room #2
Whonnock Lake Centre –Preschool
Multipurpose Room
(capacity 40-60)
$11.83 $17.75 $29.58 $35.57 $32.62
Leisure Centre -Preschool
Heritage Hall -Daycare
Pitt Meadows Family Recreation Centre –Lobby
Multipurpose Room
(capacity 60-80)
$13.94 $20.91 $34.85 $48.36 $45.36
Leisure Centre -Multipurpose
Greg Moore Youth Centre -Lounge, Multipurpose
Maple Ridge Library -Fraser Room
Pitt Meadows Library –Meeting Room
Pitt Meadows Family Recreation Centre -Multipurpose
South Bonson Community Centre -Activity Room #1
Gymnasiums $49.35 $74.02 $123.37 $154.31 $132.64
Leisure Centre
Greg Moore Youth Centre Active Area
Pitt Meadows Family Recreation Centre
The non-prime time rates apply to the YSNP, ADNP and Private categories only, and will be a
50% reduction off the regular rates in the Fees & Charges Schedule and will be applied to all hours
outside of the prime time hours listed below:
Prime Time (Days of Week)Prime Time (Times)
Monday –Friday 5:00pm –9:00pm
Saturday/Sunday 8:00am –9:00pm
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “E”
Halls
Effective January 1, 2014
(taxes not included)Youth/Senior
Non-Profit
Adult
Non-Profit
Private Commercial Non-Resident
Medium
(capacity 100-200)
$25.46 $38.20 $63.66 $83.17 $78.12
Hammond Hall
Heritage Hall -Lower floor
Large
(capacity 200-300)
$37.98 $56.97 $94.95 $111.04 $106.78
Heritage Hall -Upper floor
Specialty Hall
(capacity 175-200)
$83.18 $124.77 $207.95 $232.68 $232.68
South Bonson Community Centre –Banquet Room
Whonnock Lake Centre –Main Hall
The non-prime time rates apply to the YSNP, ADNP and Private categories only,and will be a 50%
reduction off the regular rates in the Fees & Charges Schedule and will be applied to all hours outside of the
prime time hours listed below:
Prime Time (Days of Week)Prime Time (Times)
Monday –Thursday 5:00pm –9:00pm
Friday 5:00pm –12:00am
Saturday 8:00am –12:00am
Sunday 8:00am –9:00pm
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “F”
Kitchens
Effective January 1, 2014
Per Day Rate
(taxes not included)
Youth/Senior
Non-Profit
Adult
Non-Profit
Private Commercial Non-Resident
$34.16 $51.25 $85.41 $120.30 $120.30
Fairgrounds
Hammond Hall
Heritage Hall
Pitt Meadows Family Recreation Centre
South Bonson Community Centre
Whonnock Lake Centre
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “G”
Maple Ridge Leisure Centre Admission Rates
Effective January 1, 2014
“Flexi”
(taxes not included)
Single 10 Pass 20 Pass 1 month 3 months 6 months 1 year
Children $2.90 $26.10 $46.40 $26.10 $69.60 $130.50 $261.00
Youth $3.90 $35.10 $62.40 $35.10 $93.60 $175.50 $351.00
Senior $3.90 $35.10 $62.40 $35.10 $93.60 $175.50 $351.00
Adult $5.70 $51.30 $91.20 $51.30 $136.80 $256.50 $513.00
Family $10.44 $98.46 $167.04 $98.46 $262.56 $492.30 $984.60
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “H”
Pitt Meadows Family Recreation Centre Admission Rates
Effective January 1, 2014
(taxes not included)Single 10 Pass 20 Pass 1 month 3 months 6 months 1 year
Children $2.61 $23.49 $41.76 $23.49 $62.64 $117.45 $234.90
Youth $3.52 $31.68 $56.32 $31.68 $84.48 $158.40 $316.80
Senior $3.52 $31.68 $56.32 $31.68 $84.48 $158.40 $316.80
Adult $5.02 $45.18 $80.32 $45.18 $120.48 $225.90 $451.80
Family $9.38 $84.42 $150.08 $84.42 $225.12 $422.10 $844.20
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “I”
Drop-In Skating Admission Rates
Effective January 1, 2014
(taxes not included)Single 10 Pass 20 Pass
Children $2.60 $23.40 $41.60
Youth $3.50 $31.50 $56.00
Senior $3.50 $31.50 $56.00
Adult $4.73 $42.57 $75.68
Family $8.33 $74.97 $133.32
Parent & Tot $4.73 $42.57 $75.68
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “J”
Outdoor Pools Admission Rates
Effective January 1, 2014
(taxes not included)Single Season Pass
Children $1.76 $31.68
Youth $2.37 $42.66
Senior $2.37 $42.66
Adult $3.03 $54.54
Family $6.68 $120.24
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “K”
Sports Fields
Effective January 1, 2013
(taxes not included)CLASS A CLASS B CLASS C
Youth/Senior Non-Profit
Commercial Use $22.07 $16.44 $5.49
Fundraising $11.04 $8.22 $2.75
Special Event $5.52 $4.11 $1.37
Regular Use $0.00 $0.00 $0.00
Adult Non Profit
Commercial Use $22.07 $16.44 $5.49
Fundraising $22.07 $16.44 $5.49
Special Event $17.07 $11.44 $2.75
Regular Use $12.70 $6.65 $0.00
Local, Private or
Political Groups
Fundraising $33.11 $24.66 $8.24
Special Event $27.59 $20.55 $6.86
Regular Use $22.07 $16.44 $5.49
Local Commercial
Fundraising $35.31 $26.30 $8.78
Special Event $29.79 $22.19 $7.41
Regular Use $24.28 $18.08 $6.04
Non Resident Groups
Fundraising $37.52 $27.95 $9.33
Special Event $32.00 $23.84 $7.96
Regular Use $26.48 $19.73 $6.59
Sport Field User Annual Contribution
Fall/Winter Clubs $30 per registration
Spring/Summer Clubs $15 per registration
Class A Synthetic Fields at Samuel Robertson Secondary, Westview Secondary and Pitt Meadows
Secondary; Hammond Stadium; Merkley Grass; Pitt Meadows Athletic Park; Thomas Haney
Secondary; Albion Sports Complex (grass); Cliff Park; Harris North
Class B Telosky; Albion; Jordan Park; Maple Ridge Park; Bonson; Ruskin Park; Selvey Park; Harris South;
Tolmie Park; Edith McDermott Park
Class C All weather fields at Merkley and Albion Sports Complex
Corporation of the District of Maple Ridge
Bylaw No.4117 –1988
SCHEDULE “L”
Miscellaneous Fees
Effective January 1, 2014
(taxes not included)
Park Shelter $70.00
(up to a full day)
Event Trailer $147.31 (day rate)
Tennis/Sport Court $15.00
(applicable to commercial use only)