HomeMy WebLinkAbout2015-06-15 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
1.DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each)
1:00 p.m.
1.1 Maple Ridge Tree Bylaw
- Allen Lees and Jessie Joy Lees
2.PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2014-028-RZ, 12080 Edge Street and 22554, 22566 and 22576 121
Avenue, RS-1 to RM-3
Staff report dated June 15, 2015 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7154-2015 to reduce the minimum
height for proposed buildings on lands designated Medium and High-Rise
Apartments in the Town Centre be given first and second readings and be
forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No.
7092-2014 to rezone from RS-1 (One Family Urban Residential) to RM-3 (High
Density Apartment Residential) be given second reading and be forwarded to
Public Hearing.
COMMITTEE OF THE WHOLE
AGENDA
June 15, 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
June 15, 2015
Page 2 of 4
1102 2014-054-RZ, 23627 and 23598 Dogwood Avenue, Density Bonus Site
Specific Text Amendment
Staff report dated June 15, 2015 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7152-2015 to designate portions of the
development site as Conservation and Forest be given first and second
reading and be forwarded to Public Hearing and that Maple Ridge Zone
Amending Bylaw No. 7103-2014 to rezone from RS-2 (One Family Suburban
Residential) to RS-2 (One Family Suburban Residential) with a site specific
text amendment to allow a density bonus consistent with the RS-1c (One
Family Urban [Low Density] Residential) zone be given second reading and be
forwarded to Public Hearing.
1103 2015-158-RZ, 23980 Kanaka Way, Commercial Daycare Site Specific Text
Amendment
Staff report dated June 15, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7155-2015 for a site specific text amendment to allow
for a Commercial Daycare on the ground floor of a two storey commercial/
residential building.
1104 2012-031-RZ, 11055 Hazelwood Street, RS-3 to M-3
Staff report dated June 15, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 6914-2012 to rezone from RS-3 (One Family Rural
Residential) to M-3 (Business Park) to permit industrial development in a
business park format be given second reading and be forwarded to Public
Hearing.
1105 2012-102-RZ, 25638 112 Avenue, First Extension
Staff report dated June 15, 2015 recommending that a one year extension be
granted for zoning application 2012-102-RZ to rezone from RS-3 (One Family
Rural Residential) to RS-2 (One Family Suburban Residential) to permit future
subdivision into 4 RS-2 lots and one RS-3 lot remaining in the Agricultural
Land Reserve.
1106 2014-032-DVP, 10151 248 Street
Staff report dated June 15, 2015 recommending that the Corporate Officer be
authorized to sign and seal 2014-032-DVP to reduce the R-1 (Residential
District) rear yard setback for lots 99-107.
1107 Robertson Family Cemetery in Whonnock
Staff report dated June 15, 2015 recommending that research by undertaken
by the Community Heritage Commission on the process and costs involved in
establishing the Robertson Family Cemetery as a Place of Interment.
Committee of the Whole Agenda
June 15, 2015
Page 3 of 4
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 2015 Council Expenses
Staff report dated June 15, 2015 providing updated Council expenses
recorded to the end of May for 2015.
For information only
No motion required
1132 Disbursements for the month ended May 31, 2015
Staff report dated June 15, 2015 recommending that the disbursements for
the month ended May 31, 2015 be received for information.
1133 2014 Annual Report and 2014 Statement of Financial Information
Staff report dated June 15, 2015 recommending that the 2014 Annual Report
be received and that the 2014 Statement of Financial Information be
approved.
The Annual Report is available for viewing on the City of Maple Ridge website
at http://www.mapleridge.ca/163/Annual-Report
1134 Fibre Optic Network – Economic Advisory Committee Follow-up
Staff report dated June 15, 2015 recommending that staff be directed to
continue support for the development of the fibre optic network in the City of
Maple Ridge.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151 Maple Ridge Resilience Initiative
Staff report dated June 15, 2015 recommending that the amended Terms of
Reference regarding a transition from the Mayor’s Homelessness Solutions
Task Force to the Maple Ridge Resilience Initiative be approved and that the
Mayor’s Homelessness Solutions Task Force cease to exist, that staff be
directed to review the Crime Free Multi-Housing Program to increase
subscription, that staff be directed to review and provided a report on
Schedule C of the Business Licencing & Regulation Bylaw and that staff be
directed to provide a report on an improved delivery model for security
services in the downtown core.
Committee of the Whole Agenda
June 15, 2015
Page 4 of 4
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
8. COMMUNITY FORUM
Checked by:________________
Date: ________________
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to ask questions of
Council on items that are of concern to them, with the exception of Public Hearing
bylaws that have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the
podium). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. The total time for this Forum is limited to 15
minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2014-028-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7154-2015 and
Second Reading
Zone Amending Bylaw No. 7092-2014
12080 Edge Street, 22554, 22566 and 22576 121 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 12080 Edge Street,
22554, 22566 and 22576 121 Avenue from RS-1 (One Family Urban Residential) to RM-3 (High
Density Apartment Residential) , and a site specific text amendment for calculating the Floor Space
Ratio (FSR), to permit a future construction of a 5-storey 73-unit apartment building (Appendix D).
Council granted first reading to Zone Amending Bylaw No. 7092-2014 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on July 22, 2014.
An amendment to Policy 3-23 of the Town Centre Area Plan of the Official Community Plan is
proposed to reduce the minimum height for buildings on lands designated Medium and High-Rise
Apartments in the Town Centre Area from a minimum of six (6) to a minimum of five (5) storeys. The
amending bylaw also has corresponding height changes in the Town Centre Development Permit
Area Guidelines. With this amendment, the application will be in compliance with the OCP.
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 Byl aw
No. 7154-2015 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 th e bylaw;
2)That Maple Ridge Official Community Plan Amending Bylaw No . 7154-2015 be given first and
second readings and be forwarded to Public Hearing;
3)That Maple Ridge Zone Amending Bylaw No. 7092-2014 be amended as described in this report
dated June 15, 2015 and be given second reading and be forwarded to Public Hearing; and
4)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 8.11 Town Centre
Development Permit Guidelines;
1101
- 2 -
iii) Road dedication on 1211 Avenue, Edge Street and the lane behind 121 Street, including
corner truncations, as required;
iv) Incorporating appreciate storm water management practices as part of landscaping and
boulevard design.
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the geotechnical report which addresses the
suitability of the subject properties for the proposed development;
vii) Registration of a Restrictive Covenant for six (6) units of adaptive housing for the proposed
development;
viii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
ix) Registration of a Restrictive Covenant for protecting and maintaining the public art on the
property;
x) A voluntary contribution of $ 25,000 for provision of public art in the Town Centre Area;
xi) Removal of existing building/s; and
xii) 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 storag e 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: Maclean Homes Brown Road Ltd.
Owner: Jason J Kump, Anne M Kump, Bella Vista Home Builders Ltd.,
Vladimir Levinson & Anita Mar
Legal Description: Lot 10 Section 20 Township 12 New Westminster District Plan 8081
Lot 11 Section 20 Township 12 New Westminster District Plan 8081
Lot 12 Section 20 Township 12 New Westminster District Plan 8081
Lot 1 Section 20 Township 12 New Westminster District Plan 8843
OCP:
Existing: Medium and High-Rise Apartment
Proposed: Medium and High-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-3 (High Density Apartment Residential)
- 3 -
Surrounding Uses:
North: Use: Church and Private School
Zone: P-4 (Place of Worship Institutional) & P-2 (Special Institutional)
Designation: Institutional
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Medium and High-Rise Apartment
West: Use: Park, Residential & Apartment
Zone: RS-1 (One Family Urban Residential) &
RM-2 (Medium Density Apartment Residential
Designation: Park, Medium and High-Rise Apartment &
Low-Rise Apartment
Existing Use of Property: Residential
Proposed Use of Property: Apartment
Site Area: 3,482.8 square metres (before road dedications)
Access: Lane parallel to 121 Street
Servicing: Urban
Companion Applications: 2014-018-DP & 2014-028-VP
2) Project Description:
The proposed use is for a five (5) storey, 73-unit apartment building (Appendix D). There will be a
healthy unit mix consisting of approximately 6 studio units, 24 one bedroom plus den units, 8 one
bedroom plus loft units, 4 one bedroom units 23 two bedroom units and 8 two bedroom plus den
units. Of these, six (6) will be constructed as Adaptive Housing, following SAFERhome Standards,
thus allowing for some units for aging in place.
The site will include: a 66.4 square metre (715 square foot) common room open to an outdoor patio
with seating for a total of about 133 square metres, useable open space mainly along 121 Street
and the lane paralleling it, storage areas for bicycles and a garbage/recycling storage room.
Parking consisting of 79 residential spaces plus 8 visitor spaces (87 in total) underground. Access
will be by way of a ramp off of the lane parallel to 121 Avenue. On street parking will be available
along the fronting streets.
This development will be similar in building bulk and density to the 77 unit condominium “The Edge
on Edge” completed by this same applicant to the southwest at 12075 Edge Street (RZ/078/09).
The subject site consists of four (4) lots to be consolidated into a single property. It is a corner site
(Edge Street and 121 Avenue) with lane access. Each lot has existing with houses and/or buildings,
which will be demolished before final approval of this application. The site is relatively flat with a row
of mature trees along the lane close to Edge Street.
- 4 -
The site is surrounded on three sides by urban lots with mostly single family dwell ings. This area is
transitioning in accordance with the Town Centre Area Plan towards a multiple residential
neighbourhood. Across the street to the north are St. Patrick’s Catholic Church and Elementary
School and kitty-corner to the northwest are community gardens on parkland.
The site fronts on 121 Avenue that has a road right-of-way that is only 10 metres (33 feet) wide and
becomes a one-way eastbound road past the entrance to the school further to the east. Between
Edge Street and the school’s driveway, the west bound lane is located on the church/school
property. The truncation and road widening off the subject site will allow the road to be redesigned
and be entirely within the City road right-of-way. However, 121 Avenue will become an eastbound
one-way street for the whole block from Edge Street through to 227 Street.
3) Planning Analysis:
i) Official Community Plan:
Designation & Zoning Matrix:
The development site is located within the North View Precinct of the Town Centre Area Plan and
is designated Medium and High-Rise Apartment. The proposed zone of RM-3 High Density
Apartment Residential is permitted by the Zoning Matrix in the Town Centre Area Plan for the
Medium and High-Rise Apartment designation. Therefore, the proposed zone aligns with the
current OCP designation of the subject property.
Town Centre Policies and Development Permit Guidelines:
The Town Centre Area Plan and the Development Permit Area Guidelines have a minimum height
requirement of six (6) storeys as follows:
OCP Policy 3-23:
All Medium & High-Rise Apartment developments should be a minimum of six (6) storeys and
may reach over twenty (20) storeys.
North View and South View - Land Use and Building Form (margin note)
Land Use Descriptions
“1. Medium and High-Rise Apartment supports development of apartment forms of
dwelling that are a minimum of 6 storeys and may reach over 20 storeys.”
Development Permit Area Guidelines North View and South View – Key Guideline Concepts
“2. Create a pedestrian-friendly, ground-oriented, multi-family community. New
development in the North and South View should foster a pedestrian-oriented,
residential environment amongst diverse multifamily, predominantly ground-
oriented buildings. A building’s form and mass should support a strong
pedestrian-oriented urban realm and should help to define the street and
sidewalk areas as active public spaces. Taller buildings (greater than 5 stories)
should be stepped back in a podium style to blend with low-rise (3-5 storey
buildings) and provide a more ground oriented feel.”
Policy 3-23 and the Development Permit Guidelines currently requires buildings of six (6)
storeys in height or greater in this specific designation. At five (5) storeys, this proposal does
not meet this objective. With slightly greater lot coverage and floor plates, the same or a
greater amount of density and floor space can be achieved, without sacrificing good form
and character or a pedestrian friendly street environment. Thus in the broader context,
- 5 -
buildings five (5) storeys in height are capable of achieving densities for vibrancy in the Town
Centre Area.
Therefore, it is recommended that the current minimum height threshold, wherever it may
appear in the OCP text for lands designated Medium and High-Rise Apartment in the Town
Centre Area, from ”greater than five (5) storeys” to “greater than 4 storeys” be changed
accordingly (See Appendix B for OCP Amending bylaw).
With this change, the project will comply with the OCP with respect to height. Furthermore,
the RM-3 zone being sought for the subject site allows buildings to have five (5) or more
storeys.
Other Polices:
A number of precedents have been set by other projects, particularly in the Town Centre
area, advancing policies and strategies including; housing choices, aging in place, creating
the sense of place, a strong pedestrian realm, energy efficiency and a greening of the
community. This applicant has embraced some of these initiatives. Among the more notable
ones are:
Adaptive Housing: Six (6) of the units in the apartment building will be constructed
as adaptive housing units complying with SAFERhome standards (See
Appendix F). This will give the occupants of those units the potential of improved
accessibility for people with disabilities and to accommodate aging in place. This
number is consistent with other projects in the Town Centre;
Conservation Measures: The units will include: using low consumption fixtures
(I.e.: low flow faucets and showerheads, low flow or dual flush toilets and
Installation of water efficient appliances); high efficiency appliances being
installed, as well as dimmers on lighting systems;
Green Infrastructure: Water efficient landscaping & storm water management with
collection of rainwater is proposed;
Corner Plaza: A compact corner plaza at the corner of Edge Street and 121
Avenue, that defines this northern entrance into the high density North View
Precinct; a visual gateway and a pedestrian place with seating; and
Public Art Contribution: As the corner plaza is too small to accommodate it, the
applicant is proposing to make a voluntary contribution of $25,000 towards public
art to be provided in the Town Centre. This amount is about the same per dwelling
unit as for other developments in this Town Centre precinct.
ii) Zoning Bylaw:
The current application proposes to rezone the properties located at 12080 Edge Street, and
22554, 22566 and 22576 121 Avenue from RS-1 (One Family Urban Residential) to RM-3 (High
Density Apartment Residential) to permit the construction of a 75-unit, five (5) storey apartment
building.
The Town Centre Zoning Matrix in the OCP permits the RM-3 (High Density Apartment
Residential). The intent of the RM-3 zone is to encourage high rise development by adding
density for each storey over 5 storeys. The zone has a base density of 1.2 FSR, bonusable to 2.2
FSR by adding floors above the 5th storey. Therefore, a site specific zoning text amendment is
recommended, allowing the intended maximum 1.543 FSR for this project in a five (5) storey
form.
- 6 -
This text amendment is supportable because the proposal aligns with the overall emerging
neighbourhood envisioned in the Town Centre Plan and because the development proposal will
still attain an acceptable medium to high residential density.
The requirement to dedicate land along the lane in addition to Edge Street and 121 Avenue and
excluding the common area in the calculation, requires Maple Ridge Zone Amending Bylaw
No. 7092-2014 to be amended to have a maximum FSR of 1.543 rather than 1.8 as contained
in the zoning amending bylaw given first reading.
iii) Off-Street Parking and Loading Bylaw:
All required parking for the residents, their visitors as well as disabled parking will be provided
within a single storey underground parking building with access to the lane parallel to 121
Street. A total of 87 parking spaces, three more than required by the Bylaw, are being provided.
The portion of small car parking spaces is greater than permitted and requires a variance as
described in the next section. There are 22 short term and 19 long term bicycle spaces being
provided in accordance with the Bylaw. There is a storage room for garbage and recyclables at
the base of the vehicle ramp into the underground parking floor.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involving a
number of variances to accommodate the unique design if the building, including projecting
rooflines, entry canopy and strong presence to the street, particularly Edge Street, to support the
emerging urban environment. These variances include:
Maple Ridge Zoning Bylaw No. 3510 -1985
Edge Street Projections:
Principal Building Face: From 7.5 metres to 4.355 metres. About 50% of the principal
building wall face is proposed to be located at 4.355 metres from the Edge Street lot
line.
Balconies at Corners: From 7.500 metres to 3.383 metres at the roof overhang at
the covered balconies (4th floor level).
Balconies at Centre: From 7.500 metres to 3.472 metres to the face of the upper
balconies.
Center Façade Volume: The center façade volume on the 2nd, 3rd and 4th floor
levels is located at 4.101 metres from the property line, with two bay windows
projecting at 3.491 metres from the property line (3rd and 4th floors only).
Roof Overhang: The closest roof overhang projection is located at 2.869 metres from
the Edge Street property line
121st Avenue Projections:
Building entry canopy: From 7.500 metres to 4.139 metres at the building entry
canopy. The face of the roof over this feature is located at 4.139 metres from the
121st Avenue property line.
- 7 -
Off-Street Parking and Loading Bylaw
Small Car Parking Spaces:
The bylaw restricts the portion of small car spaces to a maximum of 10% of the
parking in any off street parking area. Therefore, the maximum allowable ratio of
small parking spaces is 8.4 (rounded to 9 spaces) is exceeded by the proposing 17
small spaces for a total small parking space ratio of 19.5%.
The requested Zone and Parking variances will be more specifically identify, including a plan to
better visualize the setback variances, in a future report to Council.
v) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required
for all multifamily residential, flexible mixed use and commercial development located in the
Town Centre.
This application has been made, the project has been referred to the ADP and a separate report
will be prepared for Council to consider issuance of the development permit at the time the
rezoning is considered for adoption.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development
and the landscaping plans at a meeting held on March 10, 2015.
The ADP concerns have been addressed and are reflected in the current plans. The proposed
plaza with public art will need to be adjusted that it does not conflict with underground services
and is located entirely on the subject site. Refer to Appendix F for the resolutions and the
Architect’s response to each one.
vii) Development Information Meeting:
A Development Information Meeting was held at Eric Langton Elementary School on May 20th,
2015. Ten (10) people attended the meeting. The applicant reported no questionnaires being
submitted, comments were positive, including appreciation for the roadway and sidewalk
improvements to be made.
4) Interdepartmental Implications:
i) Engineering Department:
Comments from the Engineering Department include: road widening (and corner truncation)
required for 121 Avenue, Edge Street and the Lane parallel to 121 Street; a traffic impact study
is required to consider the development being across the street from a school and 121 Avenue
becoming a one-way street; and submission of a geotechnical report and storm water
management strategy is required. Servicing capacities are adequate for the proposal; however,
upgrading of water mains in the lane may be necessary to serve lands to the east.
- 8 -
ii) Fire Department:
Use of 121 Avenue as one-way eastbound road from Edge through to 227 Street will need to be
proved out for access by fire equipment to the front entrance to the building and corner turn
maneuverability.
iii) Environmental:
As design details are developed, the engineer of record and landscape architect need to
coordinate their work to incorporate an appropriate Tier One storm water management strategy.
Tight site conditions and the high lot coverage (e.g. underground parking structure) make a full
3 Tier strategy difficult to achieve. Possible works to be included in the final plans includes:
topsoil amendments and soil treatments in yards for ground level units and within landscaping
areas; rain-gardens incorporated into landscaping areas; Silva cells that can be used with street
tree plantings for bio-filtration and exfiltration; and other site source controls that can be
integrated into the landscaping or open space areas.
iv) Parks and Recreation:
Feedback was provided about the corner plaza and public art feature. The seating should be
combined with some sun screen element in the form of durable metal public art. The developer
is asked to have their architect and landscape architect work with an artist to further refine their
concept.
5) 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 is a text change thus is
considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required other than posting on the website and the applicants
Development Information meeting. Therefore, there were no 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 Pl an and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
This project represents another significant multi -residential building in the Town Centre Area. It will
enhance the urban character, contribute to this emerging high density neighbourhood and build up
the population in the Town Centre. The site is within easy walking distance to transit, institutions
such as schools, a church, City Hall and the Seniors Centre, shopping, food establishments and
professional services such as doctor’s offices.
With the proposed OCP amendment for reducing the minimum height from 6 to 5 storeys on
properties designated Medium and High Rise Residential, the project will comply with the OCP. Other
sites will benefit from this change with additional design flexibility and a more varied future urban
- 9 -
skyline, while still having the necessary density for vibrancy and achieving the t argeted Town Centre
population.
The setback variances outlined in this report are integral to this proposal. They are intertwined with
the architectural form, character and vocabulary. It is a design the ADP fully embraced. This allows
the distinctive projecting roof and balcony elements, a presence at the corner of Edge Street and
121 Avenue, the extended canopy to visually define the main building entrance on 121 Avenue and
making it a weather sheltered area, and the strong relationship to streets and the corner plaza to
support the pedestrian and the public realm.
Therefore, it is recommended that first and second reading be given to Maple Ridge OCP Amending
Bylaw No. 7154-2015 that second reading be given to Maple Ridge Zone Amending Bylaw No . 7092-
2014 amended as described in the report dated June 15, 2015 and that both bylaws associated
with application 2014-028-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge OCP Amending Bylaw No. 7154-2015
Appendix C – Maple Ridge Zone Amending Bylaw No. 7092-2014
Appendix D – Site Plan, Building Elevations and Landscape Plan
Appendix E – ADP Comments and Applicant Response
Appendix F – SAFERhome Standards
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 17, 2014 2014-028-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P LA N NIN G DE P A R T M E N T
12138
2257722577226402249122504/0912003
12038 22552/542259622621226412252712060 2258222602226202251422597225962260622490225012251722566225762258812075
12080
/62
2256122554225662257622589225872258822603226102251912155
22561-972256722583226112263012085
12129
12018 22557225972261122610BROWN AVE.EDGE ST.BROWN AVE.
121 AVE.
7 9
W 5' 10*PP094P 44882
P 8081
P 9687
LOT A
P 8843
LMP 37413296
P 43724288P 8679
P 7875
E 1/2 11
P 808110 RP 56793RP 56793
P 94467
4
P 9446
1
297
P 7875
RP 79869
P 47933LMP 19460
6 6
1
(EPS 1223)
P 46852
305
20
10
4
A
P 8081
7 5
3
P 43724
298
295P
8
6
7
9
8
1P 8081
5
P 1161
P 8843
P 9446
17
A
18
3139
11
(P9687)*LMP18210
6
2 1
2
24
5
303
8
A
1
11
8
2
P 43724
P 8679
19
P 808112
5
P 9446
3
9
4
1
P 20546
287
Subject Properties
´
Scale: 1:1,500
22554/22566 & 22576-121 Ave12080 Edge St
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7154-2015
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 desirable 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. 7154-2015”
2.That Schedule A, 10.2 Town Centre Plan, 3.3 Land Use Designations, Medium and High Rise
Apartments, is amended by deleting and replacing Policy 3-23 by the following:
Policy 3 -23 All Medium & High-Rise Apartment developments should be a minimum of
five (5) storeys and may reach over twenty (20) storeys.
3. That Schedule A, 8.11 Town Centre Development Permit Area Guidelines, North View and
South View – Key Guideline Concepts 2, is amended by deleting the phrase “(greater than 5
stories)” and replacing it by “(greater than 4 storeys)”.
4.Update all supportive diagrams in Chapter 8.11 Town Centre Development Permit Area
Guidelines related to Medium and High-Rise Apartment residential to reflect a minimum five
(5) storey building height.
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
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7092-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7092-2014."
2.Those parcels or tracts of land and premises known and described as:
Lot 10 Section 20 Township 12 New Westminster District Plan 8081
Lot 11 Section 20 Township 12 New Westminster District Plan 8081
Lot 12 Section 20 Township 12 New Westminster District Plan 8081
Lot 1 Section 20 Township 12 New Westminster District Plan 8843
and outlined in heavy black line on Map No. 1620 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-3 (High Density Apartment
Residential).
3. Part 6, Section, 605 High Density Apartment Residential District, Sub-Section 5
Density of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended, is amended as
follows:
a)The existing unnumbered provision “The maximum floor space ratio shall be 1.2
times the lot area, except …. The following shall not be included as floor area for
the purpose of computing the floor space ratio:” is to become a) and the
existing numbered clauses a) through e) that follow are to be renumbered to
(i) through (v).
b)The following provision is to be added:
b) Notwithstanding a), the following exceptions are permitted:
(i) The maximum floor space ratio shall be 1.543 times the lot area for the
site comprised by: 12080 Edge Street (Lot 10 Section 20 Township 12
New Westminster District Plan 8081), 22554 121 Avenue (Lot 11 Section
20 Township 12 New Westminster District Plan 8081), 22566 121 Avenue
(Lot 12 Section 20 Township 12 New Westminster District Plan 8081) and
22576 121 Avenue (Lot 1 Section 20 Township 12 New Westminster
District Plan 8843).
APPENDIX C
4. 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 July, 2014.
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
/09 22577226112265012177
12142
12064
2248122519225142253012085
12018
12080
2255422561-972258922630226402267012157
2264512154
22420/402250112060
2254022583225872260322674120472268112077
12167
12195
2268012120
12063/65
2244112038
22577225882262112192
2245022491/62
2256122590225822260622597226062261022660227101207012080
22470Municipal Hall 2251712003
2255022574225672256622576225962260222611226242264112087
12090
2250412129
225272255722566225762259722610226102266112187
12150 (REC CENTRE)224772249012075
12155 12138
22552/5422588225962262022644/482268012141
12130
12136
12166/68
12178
FRASER ST.EDGE ST.LANE
BROWN AVE.
121 AVE.
BROWN AVE.
DEWDNEY TRUNK ROAD 227 ST.227 ST.FRASER ST.121 AVE.
BLMP 34533
NWS 1688
E
Parcel "A"
LMP 44378
P 8005(EPS 1223)
P 46852
1 P 8081P 8843
4
P 20546
296
288
LMP 43240
Rem. 302
P 8679
P 7875
Rem.
A
18 19 20
NWS 2403LMP 19460
P 8081
P 1161
LMP 374133
1
P 43724
4
301
LMP 34533
118
10
A
AA
6
1
24
P 9446
1
61
298
P 23392
P 23392
P 12215290
15P 8679
7 8
P 86799
W 5' 10P 44882
9
5
*LMP18210
5
64
P 9446
7
4
297
RP 84340
295
652
291
7
2
BCS 1124
117
4 P 80813 Rem.
7
11
P 9446
9
P 43724
287 289P 21417293P 43724Rem
3
LMP 46699
9
Rem. 326
A 17
P 60451
305
110
Rem.12
5
2
P 9446
3
Pcl. A
2
299
5
300
P 61324
E 1/2 11
RP 79869
P 47933*PP094RP 567938
West
P 9687
6
2 1
RP 56793
1
8
5
1
EPP 29068
P 52376
P 45004
6
P 7875
Rem.313CP
303
P 8081
P 8081
11
(P9687)LOT A
Rem.
P 8843
P 580556
3
P 43724
294 292
P 54086LMP 43241
EP 61325LMP 24828
RP 69394P 67454EP 48212LMP 2359
LMP 24829
EP 69139
LMP 174
LMP 39562 (lease)
LP 69873
P 57372LMP 45326
EPP 13648
EP 69139BCP 138237.5RW 18394
LMP 30148 (LEASE)RW 18394RW 18394LMP 4709 BCP 41528P 70955
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-3 (High Density Apartment Residential)
7092-20141620
APPENDIX D
*********************************************************************ABAABAABAABACCSPUP16 RISERS @ 7.50"A1BICYCLESTORAGE8 STALLSAMENITY ROOM715.54 SFJANITORELECTR.ELECTR.ELECTR.CORRIDORSTAIR #2ENTRY LOBBYNAT GRADE±129.75' (39.55 m)FFE±132.00' (40.23 m)FFE±132.00' (40.23 m)FFE±132.00' (40.23 m)(10% slope)T.O. SLAB129.49' RAMP UP (12.5% slope)NAT GRADE±128.51' (39.17 m)121 AVENUELANEE1FIREALARMANNUNCIATOR PANELF.D. LOCK BOXSTAIR #4HYDRO KIOSK STAIR # 5DNDNUNIT101UNIT102UNIT103UNIT104UNIT105UNIT106UNIT107UNIT108WEST LOBBYUNIT109UNIT110UNIT111UNIT112UNIT113UNIT114UNIT115UNIT116A-301AA-301BA-301BSPSTAIR #1UPDN18 RISERS @ 7.33"16 RISERS @ 7.50"39.3039.2139.1439.2392739.0239.0139.2238.9439.1339.1239.1339.0839.2339.3639.3839.8239.6739.7239.9539.9239.6039.4939.5139.3839.3039.2739.5939.7339.5839.4939.4638.6338.7238.9039.7839.8239.8539.7339.8539.9439.9239.8839.8439.7239.6339.5739.4539.2639.2439.8039.6839.684039.6639.6639.6839.6839.8239.9839.9840.0840.0840.0839.8839.6639.6239.2439.4539.5839.5939.6439.7839.8940.0240.1040.0439.9439.8039.6439.6139.1539.0739.1639.1739.0839.0839.1539.1639.1839.2339.2639.2392739.3539.5139.5939.6339.6839.7239.6539.7039.7739.7939.8139.8739.8239.8439.8739.8839.8839.9239.9239.9139.8340.1240.0439.9439.8039.7139.6439.6139.5739.5139.382Plan 8843edge of asphalttop of banktop of bankcentreline of ditch300mm dia culvert300mm dia culverttop of banktop of bankcentreline of roadcentreline of roadcentreline of laneedge of gravelno-post barrierinvert= 38.53invert= 38.82invert= 38.97300mm dia culvertinvert= 38.99ditchgutter lineaspahalt sidewalkCEDARCLUSTERREMOVED30 & 45 CMCEDARSREMOVED30 & 40 CMCEDARSREMOVED90 CMCEDARREMOVEDCEDAR CLUSTERREMOVED40 & 50 CMCEDARSREMOVED20, 40 & 30CMPINESREMOVED40 & 60CMDECIDUOUS TREESREMOVED45, 45, & 30 CMCEDARSREMOVED45, & 50 CMCEDARSREMOVED45, & 30 CMDECIDUOUS TREESREMOVEDCEDAR CLUMPREMOVED45C, CEDAR REMOVEDDNNAT GRADE±130.77' (39.86 m)STAIR # 3.988.MMMMMMMMMMMMMMMMSSSLigLigLigSSSLigLigLigRCGRCGRCGRCGRCGRCGRCGRCGRCGRCGAAAASTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST3STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTKKKKKKRCGRCGRCGRCGRCGSSMMMMMMAMMMMMMMAAAAAAMMMMMMMAMMMMMMMAAAAAAMMMMMMMMMMMMMMMMMHHHHHHHHHHHHHHHHHHHHHHHHCCCLLLLHHHHHHHLLLLLLLLLLLLLLLLLLLLLLLLLLSSHHHHHHHHHHHHHHHHAAAAAAAAAAAALLFFLFLFFLFLLFFLFLLFFLFLFFLFLLFFLFLLLLLLLLLLLLLLLLLLLLLLLLLFFFFFHHHHHLL********RCGRCGRCGRCGRCGRCGHHHHHHSTSTSTHHHSTSTMMMM**RCG9999999999999DLLLHAT GRADE±128.51' (39.17 m)20%-25% SLOPE20% SLOPE40.20 XPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mTOW 40.20TOW 40.20TOW 40.20PATIOEL.40.10mPATIOEL.40.10mPATIOEL.40.10mTOW 40.20TOW 40.50TOW 40.50TOW 40.50TOW 40.50TOW 40.50TOW 39.75TOW 40.50TOW 39.75TOW 39.75TOW 39.75TOW 39.75TOW 40.0020% SLOPETOW 40.50TOW 40.00TOW 40.5020% SLOPE20% SLOPE20% SLOPE20% SLOPETOW 40.50X 40.20 X39.70 X39.9020%-25% SLOPETOW 39.75LESS THAN5% SLOPEPATIOEL.40.10mTOW 40.00TOW 40.25TOW 40.50PROPOSED LOCATION OFPUBLIC ART ELEMENT:CORNER PLAZA WITHSCULPTURAL SEATINGW/ PLANTINGINCORPORATEDANDDECORATIVE COLOUREDCONCRETE THROUGHOUTSEE L-2.NOTE: ENSURE WALLFOOTING IS INSIDE PLROAD DEDICATIONNEW STREET TREES TBD AT BP STAGENEW CITY SIDEWALKTBD AT BP STAGESEMI OPEN SHRUBSCREENING BEHINDFENCESTONE FACED PILLARSAND METEL GATEAT UNIT ENTRIESLOW CONRETE WALL WITH75CM HIGH METAL PICKET FENCE SODDEDLAWNNEW STREET TREES TBD AT BP STAGENEW CITY SIDEWALKTBD AT BP STAGE16 SPACE CORABIKE RACK W7510WITH ACCESS BOTH SIDESCONCRETE WALL WITHBIKE TROUGHSODDEDLAWNFEATURE PLANTINGAT ENTRY6 SPACE CORABIKE RACK W3606(WITH ACCESSBOTH SIDES)1.2M HIGH METAL PICKET FENCEALONG STREET STONE FACED PILLARSAND GATEAT UNIT ENTRIESHEDGE FOR PRIVACY BETWEEN PATIOS LOW WOOD PLANTER WALL TYP.TYP. 12IN WIDE GRAVEL MAINTENANCESTRIPHEDGE FOR PRIVACY BETWEEN PATIOS LOW WOOD PLANTER WALL TYP.TYP. 12IN WIDE GRAVEL MAINTENANCESTRIP AGAINST BULIDINGSODDEDLAWNSODDEDLAWNSODDEDLAWN1.2M HIGH WOOD PICKETFENCE BETWEEN PRIVATE YARDSLOW WOOD PLANTER WALL TYP.TYP. 12IN WIDE GRAVEL MAINTENANCESTRIPMAINTENANCE GATE1.2M HIGH WOOD PICKETFENCE ON CONCRETE WALL ALONG LANERUSSIAN LAUREL HEDGE18IN X 18IN HYDRAPRESSEDPAVERS ON PATIOSSODDEDLAWNSODDEDLAWNSODDEDLAWNSODDEDLAWNAMENITY PATIOWITH BENCH1.8M HIGH GATEFENCE STEPS UP TOTOTAL 1.8M HEIGHT(WALL & FENCE)LOW CONRETE WALL WITHMETAL PICKET FENCE LOW CURB ALONGEAST EDGE OF PATHON EDGE OF SLAB 1.8M HIGH SOLIDWOODX FENCE ALONGEAST PLCOLUMNAR TREESLOW WOOD PLANTER WALL TYP.LOW GROUNDCOVERIN FRONT OF WALL(WITHIN PL)COLUMNAR TREESALONG LANENATIVE SHRUB PLANTINGEDGE STREET121st AVENUELIGHT BOLLARDTYP.AALOW CONRETE WALL WITHMETAL PICKET FENCE CONCRETE WALLON SLAB EDGE MAINTENANCEGATEROW OF SHRUBSALONG FENCEGROUNDCOVER ALONGWALL (PACHYSANDRA)MIX OF SMALLAND COLUMNAR TREESALONG DRIVEWAYBENCH18 IN HIGH SEAT WALLW/ 18" WIDE SEATING18 IN HIGHSEAT WALLW/ 18" WIDESEATINGLIGHTBOLLARDSMALL TREELIGHTINGON COLUMNSLIGHT ONCOLUMNLIGHTSON ENTRYPILLARSBENCHLOUVERED RECESSEDLIGHTS IN BIKE AREASTEP LIGHTLIGHT BOLLARDTYP.FEATURE PAVING:CONCRETE UNITPAVERS:BASKETWEAVEPATTERN WITHSINGLE SOLDIERCOURSE BORDERHYDRAPRESSEDCONCRETEPAVERS ONPRIVATE PATIOS, 18in X 18inHYDRAPRESSEDCONCRETEPAVERS ONPRIVATE PATIOS, 18in X 18inCONCRETE UNITPAVERS:BASKETWEAVEPATTERN WITHSINGLE SOLDIERCOURSE BORDERINSET OF 80MM CONCRETE UNITPAVERS AT VEHICULAR ENTRYAND AT AMENITY PATIOCONCRETE COLUMNSWITH LIGHTING AT VEHICULARENTRYCONCRETE UNITPAVERS:BASKETWEAVEPATTERN WITHSINGLE SOLDIERCOURSE BORDERSODDEDLAWNSODDEDLAWNSODDEDLAWNROW OF GROUNDCOVER ORPERENNIALS IN FRONT OF WALL/FENCE(WITHIN PL) BROOM FINISHED CONCRETE ON PATHHYDRAPRESSEDCONCRETEPAVERS ONPRIVATE PATIOS, 18in X 18inBROOM FINISHEDCONCRETE PATHBROOM FINISHEDCONCRETE PATHLANE DEDICATION0.7LANE DEDICATION0.7LANE DEDICATION0.7ROOF/PLANTING OVER LANDING(MIN 18 IN SOIL DEPTH)ROOF/PLANTING OVER LANDING(MIN 18 IN SOIL DEPTH)SODDEDLAWNNOTES:1. PROVIDE AUTOMATIC IRRIGATION SYSTEMTO ALL COMMON AREAS.2. MAKE PROVISION FOR POSSIBLE FUTURE EXTENSION OF IRRIGATION INTO PRIVATE GARDENS.3. IRRIGATION BY DESIGN / BUILD CONTRACTORCONFIRM STUB OUT LOCATION.4. PROVIDE HOSEBIBS TO ALL PRIVATE PATIOSSEE MECHANICAL ENGINEER'S DRAWING.NORTH2014-34LCHDEC 2014EDGE 2PROPOSED CONDOMINIUMS1:100MMACLEAN HOMES2014-34 DP7.0 JUN4-15project:for:drawing title:project no.:date:sheet no:drawn by:scale:plot file: date revised:4 JUN 2015121st AVENUE & EDGE STREETMAPLE RIDGE, B.C.22 DEC 14 ISSUED FOR D.P.16 FEB 15 RE-ISSUED FOR ADVISORY DESIGN PANEL17 FEB 15COLORED RENDERING ISSUED FOR ADVISORY DESIGN PANEL24 APR 15 REISSUED FOR ADVISORY DESIGN PANEL;CITY COMMENTS ADDRESSED;7 MAY 15 REVISED 0.7M ROAD ALLOWANCE AT LANE;ASSOCIATED MODIFICATIONS14 MAY 15 COLOUR RENDERING REISSUED27 MAY 15 REISSUED FOR DPALANDSCAPE PLANL1 OF 2PAVING MATERIALSCONCRETE UNIT PAVERSON COMMON AREAS18in X 18in HYDRAPRESSEDPAVERS ON PRIVATE PATIOSBROOM FINISHEDCONCRETE PATHS
TOW 40.50PL0.45129.60' (39.50M)SECOND FLOORFIRST FLOOR142.00' (43.28M)132.00' (40.23M)TOW 131.23' (40.00M)PATIOLOW WOOD WALLPLANTING BETWEENPATIOSMEDIUM SIZE TREES ALONG FENCENARROW EVERGREEN HEDGE BETWEEN PRIVATE YARDSGENTLY SLOPING LAWNSHRUBS AND GROUNDCOVERON SLOPESTONE CLAD PILLARLOW METAL PICKET FENCEGROUNDCOVERIN FRONT OF WALLZLOW CONCRETE WALLGRASS BOULEVARDANDSTREET TREES(TREE SPECIES T.B.D.AT BUILDING PERMIT STAGE)2014-34LCHDEC 2014EDGE 2PROPOSED CONDOMINIUMS1:100MMACLEAN HOMES2014-34 DP7.0 JUN4-15project:for:drawing title:project no.:date:sheet no:drawn by:scale:plot file: date revised:4 JUN 2015121st AVENUE & EDGE STREETMAPLE RIDGE, B.C.22 DEC 14 ISSUED FOR D.P.16 FEB 15 RE-ISSUED FOR ADVISORY DESIGN PANEL17 FEB 15 COLORED RENDERING ISSUED FOR ADVISORY DESIGN PANEL24 APR 15 REISSUED FOR ADVISORY DESIGN PANEL;CITY COMMENTS ADDRESSED;7 MAY 15 REVISED 0.7M ROAD ALLOWANCE AT LANE;ASSOCIATED MODIFICATIONS14 MAY 15 COLOUR RENDERING REISSUED27 MAY 15 REISSUED FOR DPAAS SHOWNL2 OF 24 IN THICK SANDBLASTED CONCRETE CAP STONE FACEDENTRY PILLARS TO MATCH BUILDING2.5 FT HIGH METAL PICKET FENCE ON WALL2.5 IN X 2.5 IN INTERMEDIATEPOST ON CONC. WALL @ MAX 6 FT O.C.12 IN - 30 IN HIGH CONCRETE WALLMETAL GATE ELEVATIONNOTE:1. FENCE AND GATES TO BE STEEL OR ALUMINIUM, POWDER COATED, BLACK.2. USE GALVANIZED HARDWARE, CONNECTORS, PLATES ETC. ALL VISIBLE METAL COMPONENTS PAINTED TO MATCH FENCE.3. HINGES TO BE HEAVY DUTY, STAINLESS STEEL BUTTERFLY TYPE. ON GRADE FENCE POST EMBEDDED IN15 IN DIA X 24 IN DEEP CONCRETE FOOTING ON 4 IN GRAVEL4FT HIGH METAL FENCE(NO WALL)SECTION A: 121st AVENUESCALE: 1/2" = 1'-0" SYMBOL QTY. BOTANICAL NAME COMMON NAME SPACING SIZETrees:4 Acer circinatum Vine Maple B&B, 2.5m ht., Field grown, full2 Acer palmatum Japanese Maple - green ONLY B&B, 2.5m ht. 6 Carpinus betulus 'Franz Fontaine' Franz Fontaine Columnar Hornbeam B&B, 6cm dia, 1.5m std.2 Cornus kousa 'Satomi' Red Flowering Kousa Dogwood B&B, 3m ht.11 Liriodendron tulipifera 'Arnold' Columnar Tulip Tree B&B, 6cm dia, 1.8m std.4Magnolia kobus Kobus Magnolia B&B, 6cm dia, 1.8m std.4Magnolia stellata 'Lilipiutian' Star Magnolia B&B, 1.5m ht. 4 Picea omorika Serbian Spruce B&B, 2.5m ht. 0 Street Tree (Brown Ave. & Edge St.) Street Tree B&B, 6cm dia, 1.8m std.Off Site Trees-Separate contract13 Styrax japonica Japanese Snowbell Tree B&B, 5cm dia., 1.5m std.Shrubs:14 Aronia melanocarpa 'Autumn Magic' Autumn Magic Aronia 3'-6" O.C. #2 Container9 Azalea japonica, pink var. Japanese Azalea 2'-0" O.C. #2 Container6 Calamagrostis acutiflora 'Karl Foerster' Feather Reed Grass 2'-6" O.C. #2 Container3 Camellia japonica var. Japanese Camellia, shell pink var. 3'-6" O.C. #2 Container9 Choisya ternata Mexican Orange Blossom 3'-0" O.C. #2 Container40 Cornus stolonifera Red-Twig Dogwood 3'-6" O.C. #2 Container32 Euonymus alata Burning Bush 3'-0" O.C. #2 Container23 Festuca ovina Blue Fescue Grass 15" O.C. #1 Container78 Gaultheria shallom Salal 18" O.C. #1 Container61 Helictotrichon sempervirens Blue Oat Grass 2'-0" O.C. #1 Container16 Hydrangea macrophylla 'Merrit's Beauty'Big Leaf Hydrangea - Carmine 3'-0" O.C. #2 Container34 Leucothoe fontanesiana 'Nana' Dwarf Leucothoe 2'-0" O.C. #2 Container22 Leucothoe fontanesiana 'Scarletta' Scarlet Leucothoe 3'-0" O.C. #2 Container39 Lonicera pileata Privet Honeysuckle 3'-0" O.C. #2 Container48 Mahonia aquifolium Oregon Grape 3'-0" O.C. #2 Container16 Miscanthus sinensis 'Gracilimus' Maiden Grass 3'-0" O.C. #2 Container58 Pennisetum alopecuroides Fountain Grass 2'-0" O.C. #1 Container123 Polystichum munitum Western Swordfern 2'-0" O.C. #1 Container18 Polystichum setiferum Soft Shield Fern 2'-0" O.C. #1 Container15 Rhododendron 'Cilpinense' Rhododendron - light pink, low 3'-0" O.C. #2 Container22 Rhododendron 'Coral Glow' Rhododendron - light pink, medium 3'-0" O.C. #2 Container45 Rhododendron 'Unique' Rhododendron - med, cream 3'-0" O.C. #2 Container57 Rosa 'David Thompson' David Thompson Rose 3'-0" O.C. #2 Container64 Sarcococca hookerana humilis Himalayan Boxwood 2'-0" O.C. #2 Container6 Sarcococca ruscifolia Fragrant Sarcococca 3'-0" O.C. #2 Container10 Skimmia japonica 'Rubella' Japanese Skimmia - female 2'-9" O.C. #2 Container11 Spirea X bumalda 'Dart's Red' Dart's Red Spirea 2'-6" O.C. #2 Container43 Vaccinium ovatum 'Thunderbird' Evergreen Huckleberry3'-0" O.C. #2 Container8 Viburnum bodnantense x'New Dawn' New Dawn Viburnum As shown #7 Container97 Prunus laurocerasus 'Reynvaanii' Russian Laurel 3'-0" O.C. #3 Container316 Taxus media x'Hicksii' Hicks Yew 1'-6" O.C. #3 Container, min. 75cm ht.Perennials, Groundcovers & Vines:79 Gaultheria procumbens Wintergreen 18" O.C. #1 Container23 Helleborus niger Christmas Rose 18" O.C. #1 Container20 Hemerocallis varieties Mixed Yellow & Orange Day Lilies 18" O.C. #1 Container6Hydrangea petiolaris Climbing Hydrangea Along lane #2 Container, staked 6Ligularia dentata 'Desdemona' Ligularia Desdemona 2'-0" O.C. #1 Container94 Liriope muscari Lily Turf 15" O.C. #1 ContainerTBD Pachysandra terminalis Japanese Spurge 9" O.C. 10cm Container45 Rudbeckia 'Irish Eyes' Irish Eyes Cone Flowers 15" O.C. #1 Container44 Stipa tenuissima Mexican Hair Grass 2'-0" O.C #1 ContainerAll labour and Materials to conform to BCSLA/BCNTA Landscape Standard, latest edition.Refer to Landscape Specification for soil depths etc.Contractor is responsible for verification of plant quantities.AAKCF*HLLMMRCGSSTLigFENCE AT 121st AVENUESCALE: 1/2" = 1'-0" PLANT LISTSECTIONS;IMAGES;PLANT LIST**39.1239.133300STSTRCGRCGRCGRCGRCG********RCGRCGRCGRCGRCGRCGSTSTSTHSTST**RCGCORNER PLAZAANDPUBLIC ART:SCULPTURAL SEAT WALL WITH PLANTINGALONG WALL ANDLIGHTING INCORPORATEDINTO WALL DECORATIVE COLOURED CONCRETELANDSCAPE CORNER FEATURE / PUBLIC ARTSCALE: 1 : 50 metric REFERENCEIMAGES OF SCULPTURALSEATING WITHPLANTINGLIGHT BOLLARD IN COMMON AREASSTEP LIGHTING IN COMMONSTAIRS AND WALL AT BIKERACK AREA AT WEST SIDENOTE: LAYOUT AND TREATMENT OF HARDSCAPE IN THE PLAZA TO BE REFINED AND TO BE COORDINATED WITH PROJECTCIVIL ENGINEER AT BUILIDNG PERMIT STAGE
- 1 -
Appendix E: Advisory Design Panel Comments and Responses
That the following concerns be addressed and digital versions of revised drawings and memo be
submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design
Panel for information:
Provide more information about hard surfacing to be used, including a legend.
Response: Plans revised to provide additional notations
Provide revised sections with landscaping, sloping and grading information that demonstrate
the underground parking building slope and height out of the ground is properly coordinated
with the ultimate curb and sidewalk elevation for convenient pedestrian access and to
minimize the slope of the front yards for ground level units.
Response: The landscape section through a private yard is updated and coordinated with the
architectural section.
Improve the identity and detail of the vehicle and two pedestrian entrances.
Response: The identity of the vehicular entry is enhanced by adding entry columns with
lighting and a strip of textured paving. Both pedestrian entry courts feature concrete pavers,
seasonal planting and seating.
Provide more definition to the front entrance canopy.
Response: The entrance canopy design complements the balcony column structures. The
design features timber columns, beams and rafters, covered with a low pitch metal roof with
areas of tempered glass. The columns have stone cladding base.
Improve the front entrance with more decorative surface treatment, pavers, etc, as well as
confirming the ramp slope is code compliant.
Response: Notes added on plans to clarify the decorative surface treatment and ramp slopes
are code compliant for access by disabled.
Improve the Edge Street entrance and interface by adding decorative surface treatment,
incorporating a ramp if necessitated by access requirements.
Response: The main entrance with entry phones remains located at 121 Street, however
enhancements are made for the entry feature on Edge Street to improve the pedestrian
environment.
Review and provide more clarity about the stairwells to the underground parking. Consider
adding canopies and landings at exterior stairs.
Response: The stairwell is designed for emergency exiting compliance from the parking area,
consequently the need for weather protection is not necessary. This also discourages
loitering. For security reasons, keyed re-entry is not proposed.
Review vestibule requirements for interior stairs.
Response: The plans were adjusted for this in accordance with Code.
Review exiting requirements from the upper floors to the exterior through lobbies.
Response: Some of the proposed exterior colors were revised to provide more contrast and
color highlights.
APPENDIX E
- 2 -
Use a more colorful palette for the building.
Response: Some of the proposed exterior colors were revised to provide more contrast and
color highlights.
Improve the relationship between the loft windows and the building elements and windows
used on the lower floors. Add architectural details to tie in the penthouses with the lower part
of the building.
Response: The loft level window proportion as well as the balcony window layout and
proportion were revised to tie in the penthouses with the lower part of the building.
Confirm use of battens or reveals as this may inform architectural expression.
Response: Board and batten siding will be used.
Add weather protection to upper balconies that may be exposed
Response: A small roof overhang was added above the sliding door and window at the 4th
floor balconies.
Describe more fully how the underground parking areas will function, and consider adding a
separate gate between the parking for visitors and residents thereby improve the security of
the resident parking area.
Response: Satisfactorily described in Architect’s letter. (All parking provided behind a single
security gate, to function in the same manner as approved for the Edge 1 project.
In addition to providing public art, consider a stronger relationship with the institutional uses
to the north (Church, schools and community gardens) with seating and features such as
lighting or water at the corner.
Response: A public art element in the form of a sculptural seating wall is proposed to be
incorporated into the seating area, with feature planting and lighting, including a t oken low
maintenance herb garden to relate to the community gardens.
Staff noted (1) a vertical art feature such as a sun screen element was desirable to give the
plaza a stronger visual identity; and (2) the modified plaza shown extended into the grass
boulevard beside the road would conflict with underground utilities and have liability issues.
Shifting the plaza to contain all the public art elements entirely on the apartment site is
prevented by the underground. Therefore, a simpler plaza is proposed and the developer is
prepared to make a voluntary contribution for public art elsewhere in the Town Centre Area
as described in the report.
Consider having a different colour and texture for the decorative pavement and increasing
the seating wall depth from 12” to 18” for the amenity patio area.
Response: Decorative pavers and 18” deep seating shown in revised plans..
Provide details for pedestrian and building lighting.
Response: Suitably shown in revised plans.
Provide details for stormwater management (SMP) suitably coordinated with landscaping.
Response: High lot coverage (underground parking close to 100% as permitted by Zoning)
limits available options. Some features integrated within the landscaping plan and other
details included in Rezoning Servicing Agreement and final Building Permits. Staff notes SMP
the potential to incorporate SMP into the plaza/planter elements.
- 1 -
Appendix F: 19-point SAFERhome Standards
SAFERhome is an overlay for homes that brings flexibility, safety, comfort, and cost savings. All
criteria are within the existing Provincial and National Building Codes. SAFERhome Standards are
measurable and tangible "gold standards" in universal home design. Universal design is a way to
build homes that work for all people.
Standards
Criteria 1: Exterior Thresholds
All exterior thresholds are flush.
Criteria 2: Interior Thresholds
All interior thresholds meet minimal code constraints (e.g., shower entrance).
Criteria 3: Positioning of Bath and Shower Controls
All controls are offset from centre, roughly halfway between the centre and the outside edge of the
shower or bathtub enclosure.
Criteria 4: Pressure/Temperature Control Valves (Canada for renovations only)
Control valves are installed on all shower faucets.
Criteria 5: Washroom Wall Reinforcements
Reinforced with 2"x12" solid lumber in all washroom bathtub, shower, and toilet locations.
Criteria 6 Waste Pipes
All pipes are brought in no higher than 14" to the centre of the pipe from floor level.
Criteria 7: Sink Cabinets
Cabinets underneath each sink are easily removed.
Criteria 8: Doors (pinch points)
All doors and pinch points are a minimum of 34" but ideally 36" wide.
Criteria 9: Hallways
All hallways are a minimum of 40" but ideally 42" wide.
Criteria 10: Positioning of Light Switches
All switches positioned at 42" to the centre of the electrical box from the finished floor.
Criteria 11: Positioning of Electrical Outlets
All outlets positioned at 18" to the centre of the electrical box from the finished floor.
Criteria 12: Placement Locations of Electrical Outlets
- Beside windows, especially where draperies or blinds may be installed;
- Bottom of stairways;
- Beside the toilet;
- Above external doors (outside and inside);
- On the front face of the kitchen counter;
- At Node Zero Location (the communications control centre for smart home options) where all the
house wiring meets in one place.
APPENDIX F
- 2 -
Criteria 13: Electrical Boxes
All light switches and A/C outlets use Smart electrical boxes.
Criteria 14: Four-Plex Outlet Locations
Placed in master bedroom, home office, garage, and recreation room.
Criteria 15: Telephone Pre-Wiring
CAT 5E (4 pair) homerun to all areas and return to one central area (Node Zero).
Criteria 16: RG-6 Coaxial Cables Runs
All homeruns return to one central area. (Node Zero)
Criteria 17 Low-Voltage Runs
All other low-voltage homeruns (eg. door bells, security systems, etc.) return to one central area.
(Node Zero)
Criteria 18: Wall Reinforcements (Top of the Stairs)
At the top of all stairways, walls are reinforced with 2"x12" solid lumber at 36" to centre.
Criteria 19: Provision for Multi-storey Connection
Either an allowance for an elevator option in stacked closets, or build all staircase(s) with a minimum
width of 42".
(from http://www.saferhomesociety.com/index.php/saferhome-standards/19-point-standards)
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2014-054-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7152-2015 and
Second Reading
Zone Amending Bylaw No. 7103 - 2014
23627 and 23598 Dogwood Avenue
EXECUTIVE SUMMARY:
An application has been received for a Zoning Bylaw text amendment for the subject properties,
located at 23627 and 23598 Dogwood Avenue. The site specific text amendment is to allow a
density bonus for smaller lot dimensions and area consistent with the RS-1c (One Family Urban (Low
Density) Residential) in the RS-2 (One Family Suburban Residential) zone (see Appendix A).
The text amendment will permit a future subdivision into approximately 14 single family lots in
exchange for dedication of 25% of the developable lot area for conservation of the subject
properties’ significant and unique tree stands based on a density bonus framework.
The subject application is supported from a policy perspective because the housing form and
suburban zone align with the Estate Suburban Residential land use designation; and proposed lots
can be serviced by sanitary sewer due to the subject properties’ location in the Fraser Sewer Area.
The OCP also includes Policy 2-9, which allows Council to consider density bonuses and amenity
contributions for OCP and zone amending applications to help provide a variety of amenities and
facilities throughout the community. The additional park land dedication will ensure the long term
preservation of significant stands of trees, which is identified as a community benefit.
This application requires an amendment to the OCP to designate portions of the development site as
Conservation and Forest. Council granted first reading to Zone Amending Bylaw No. 7103–2014
and considered the early consultation requirements for the Official Community Plan (OCP)
amendment on September 9, 2014. The minimum lot size for the current RS-2 (One Family
Suburban Residential) zone is 4,000 m2 (1 acre).
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. 7152-2015 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. 7152-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
1102
- 2 -
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7152-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7152-2015 be given first and second readings
and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7103 – 2014 be amended as described in this report dated June
15, 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 Schedules "B" and “C”;
iii) Road dedication on Dogwood Avenue as required;
iv) Park dedication as required, including portions to be transferred back to the Crown as
necessary; construction of walkways and a maintenance access road; and removal of all
debris and garbage from park land;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject properties for the proposed development;
vii) Registration of a Tree Protection Covenant at the Land Title Office;
viii) Removal of the existing buildings; and
ix) In addition to the Site Profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storag e tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject properties are not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Damax Consultants Ltd.
Owner: AFN Enterprises Inc.
Legal Descriptions: Parcel One (Exp. Plan 8154) of Parcel “B” (Reference Plan
8155) of the Southeast Quarter of Section 28, TWP 12 NWD;
Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part
Subdivided by Plan 38973, Section 28 TWP 12 NWD Plan 1105
OCP:
Existing: Estate Suburban Residential
Proposed: Estate Suburban Residential, Conservation, Forest
- 3 -
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-2 (One Family Suburban Residential), with a site specific
Zoning Bylaw text amendment
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 3.3 ha (8.2 acres)
Access: Dogwood Avenue
Servicing requirement: Urban Standard
2) Background:
In 2014, DAMAX Consultants Ltd. approached the City of Maple Ridge with a proposal to develop the
subject properties, located at 23627 and 23598 Dogwood Avenue, to the RS-1C (One Family Urban
(Low Density) Residential) zone standard. The subject properties have a combined land area of
approximately 3.3 ha (8.2 acres), including some riparian setback lands along the South Alouette
River. Under the current Estate Suburban Residential land use designation, and the current RS-2
(One Family Suburban Residential) zone, subdivision into approximately seven (7) one acre lots
serviced by municipal water and sanitary sewer is possible without a rezoning process.
The subject properties are characterized by significant stands of trees comprising primarily of
Western Hemlock, Western Red Cedar and Douglas Fir trees, which are scattered throughout the
property located at 23627 Dogwood Avenue as well as portions of the property to the west. Maple
Ridge’s Tree Protection Bylaw regulates tree cutting within 15 metre riparian areas and steep slopes
in rural areas, therefore the bylaw would offer little protection for most of the trees on the subject
properties.
Rather than a conventional one acre lot subdivision plan, the applicant is proposing a more unique
approach to the development of the subject properties. The applicant proposes to dedicate a
minimum of 25% of the developable lot area to the City for tree protection purposes in order to
ensure the long term preservation of the existing significant stands of trees. In exchange for the tree
protection dedication, the applicant is seeking a density bonus for reduced lot sizes of 1,200 m2
- 4 -
(12,917 ft2) to 1,598 m2 (17,200 ft2). These lots conform to the RS-1c (One Family Urban (Low
Density) Residential) zone, and the submitted subdivision plan is for 14 single family lots.
In order to achieve the development as proposed, a site specific Zoning Bylaw text amendment is
required to the RS-2 (One Family Suburban Residential) zone. This text amendment will allow for the
reduced lot area, in exchange for dedication of 25% of the developable lot area for conservation of
the site’s significant and unique tree stands within a density bonus framework.
3) Project Description:
The applicant proposes to subdivide the subject properties into 14 single family lots. The lots will be
accessed via a new local road running north-south. Dogwood Avenue will be extended to a local
urban standard from the western property line to the new north-south road. To the east of the new
road, a 4 m (13 ft) vehicle access lane will be constructed to facilitate maintenance of a new
stormwater outfall.
The new local road has been designed to maintain a large isolated stand of mature trees through the
creation of a 1,158 m2 (12, 464 ft2) ‘parkette’ within the road allowance. The ‘parkette’ feature is
land in excess of the road all owance requirement; however, a Development Variance Permit is
required for the width of the carriageway around the ‘parkette’. Similar road designs have been
used in Silver Valley Eco-Cluster developments, and in Albion. The proposed road will loop around
this stand of trees so that they can be preserved in their natural state.
In addition, the applicant proposes to dedicate 6,601.1 m2 (71,054 ft2) of developable land along
the eastern property line for preservation of mature trees. These combined areas are equivalent to
25% of the development site area, which does not include Environmentally Sensitive Areas (ESA)
that are undevelopable. A pedestrian trail will be constructed through the dedicated park land to the
river and will connect to the vehicle access road. As this area has not been identified as part of the
trail network, ongoing maintenance for the trail, as well as the ‘parkette’, will be funded through a
Local Area Service Bylaw for the benefitting 14 lots created through subdivision.
On the north-east corner of the development site, approximately 2,106 m2 (22,669 ft2) of
environmentally sensitive land within 30 metres of the South Alouette River top of bank will be
dedicated as park for conservation purposes (see Appendix D). Additional private property beyond
the high water mark will be returned to Crown prior to final rezoning consideration. Nine tree
protection restrictive covenant areas will also be used to ensure protection of significant stands of
trees on private property, predominantly on the eastern property located at 23627 Dogwood Avenue.
4) Planning Analysis:
i) Regional Growth Strategy:
Metro Vancouver’s Regional Growth Strategy includes six land use designations and sets an Urban
Containment Boundary. The subject properties are designated General Urban in the Regional
Growth Strategy and are located within the Urban Containment Boundary. The General Urban
designation indicates that the subject properties can be serviced with sanitary sewer without
requiring approval from the Greater Vancouver Sewerage and Drainage District, as they are within
the Fraser Sewer Area.
Consequently, this regional designation gives Council some flexibility to direct land uses on Estate
Suburban Residential designated lands, as no regional approvals are required in order for this
- 5 -
application to proceed as proposed. Although the subject properties are not considered available for
urban levels of development under OCP policies, Council may consider using density bonusing to
achieve specific community benefits as outlined in Policy 6-62.
ii) Official Community Plan:
The subject properties are currently designated Estate Suburban Residential. Properties designated
Estate Suburban Residential in the OCP are outside of the City of Maple Ridge Urban Area Boundary,
but are within the Metro Vancouver Urban Containment Boundary. While the City’s Urban Area
Boundary aligns with the Silver Valley Planning Area, the Regional Urban Containment Boundary
includes the Estate Suburban Residential designated lands directly south of Silver Valley. In total,
there are approximately 207 hectares (512 acres) of Estate Suburban Residential designated land
within the Regional Urban Containment Boundary not included in the City’s Urban Area Boundary.
The Estate Suburban Residential designation also aligns with land that is serviceable by the regional
sanitary service within the Fraser Sewer Area and municipal water, which allows greater opportunity
for modest densification than for Suburban Residential designated lands, which is serviceable by a
private sanitary septic only. The following OCP policies guide the form and density supported in the
Estate Suburban Residential land use designation:
Policy 3-14 Urban-level residential densities will not be supported in areas designated Estate
Suburban Residential
Policy 3-15 Maple Ridge will support single detached and two -family residential housing in
Estate Suburban Residential areas. The Estate Suburban Residential land use
designation is characterised generally by 0.4 hectare lots.
The proposed text amendment will result in a higher residential density than permitted in the current
land use designation; however, it is noted that lots smaller than 0.4 hectares (1 acre) are already
found in the Estate Suburban Residential land use designation. The existing range of lot sizes is
reflected in the language of Policy 3-15 above. The single detached form and RS-1c (One Family
Urban (Low Density) Residential) zone proposed by the applicant meet the intent of the above
mentioned policies. Furthermore, the OCP also includes the following policy, which allows Council to
consider a density bonus approach as proposed in this application:
Policy 2-9 Density Bonuses and Amenity Contributions may be considered at Council’s
discretion for all Official Community Plan and Zoning Bylaw amending applications to
help provide a variety of amenities and facilities throughout the municipality.
The proposed density bonus structure used to accommodate the RS-1c (One Family Urban (Low
Density) Residential) zone will not require an OCP amendment; rather a Zoning Bylaw text
amendment will be established to create the density bonus framework. This approach is similar to
the Albion Area Community Amenity Program, with one significant difference. Whereas a density
bonus contribution is required for all developments taking advantage of the density bonus program
in Albion, this application will be providing additional parkland dedication for tree protection rather
than a cash contribution. As a result, a reserve fund is not required as no cash amenity is being
provided.
An OCP amendment will be required to re-designate a portion of the subject properties to
Conservation for the riparian setback area of the South Alouette River. The nature of this
amendment is consistent with how other Environmentally Sensitive Areas are designated through the
rezoning process, and is independent to the density bonus land dedication. Lands dedicated for tree
- 6 -
conservation as a density bonus will be designated Forest. The Forest designation is described in
the OCP as a designation for the protection and maintenance of the ecological diversity and integrity
of forested land within the City. The preservation of forested lands is recognized as both
environmentally and economically beneficial to the community, as outlined in the following OCP
policy:
Policy 5-13 Maple Ridge will promote the retention of urban and mature trees and of natural
forests and woodland areas, and ensure that additional trees and plant material are
provided as part of all development proposals. To enhance the ecol ogical integrity of
the City, the use of native trees, plants and naturescape principles will also be
encouraged.
In summary, the subject application is supported from a policy perspective for several important
reasons. First, the housing form and suburban zone align with the Estate Suburban Residential land
use designation and can be serviced by sanitary sewer due to the subject properties’ location in the
Fraser Sewer Area. Second, Policy 2-9 allows Council to consider a density bonus approach. Third,
the proposed development will ensure long term protection of significant stands of mature second
growth trees in dedicated parkland in alignment with Policy 5-13 of the OCP. This protection would
not be provided under the Maple Ridge Tree Protection Bylaw, and many of the trees are located
within developable land that is not within an environmentally sensitive area subject to an
environmental development permit.
iii) Zoning Bylaw:
The minimum lot size for the current RS-2 (One Family Suburban Residential) zone is 4,000 m2. The
applicant is proposing to dedicate an additional 25% of developable land in exchange for smaller lot
dimensions and area consistent with the RS-1c (One Family Urban (Low Density) Residential) zone.
A site specific text amendment will be used to permit a minimum lot area range of 1,200 m2 (12,917
ft2) to 1,598 m2 (17,200 ft2), a minimum lot width of 24 m and a minimum lot depth of 36 m, all
within the current RS-2 (One Family Suburban Residential) zone. This is a similar zoning approach
as the Community Amenity Program in the Albion Area, where a per lot density bonus charge allows a
smaller lot area and dimensions in a larger residential zone in exchange for an amenity cash
contribution.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and inv olves the
following relaxations:
1. Subdivision and Development Servicing Bylaw No. 4800 -1993, Schedule A, to waive
conversion of the overhead utility wiring to underground wiring.
2. Subdivision and Development Servicing Bylaw No. 4800 -1993, Schedule A, to waive
constructing Dogwood Avenue east of the entrance to the subdivision.
3. Subdivision and Development Servicing Bylaw No. 4800-1993, Schedule C, Section 3.5 Roads,
SD-R1 Urban Local Street to reduce the road carriageway around the ‘parkette’ from 8.6 m
(28.2 ft) to 7.3 m (24 ft).
- 7 -
4. Maple Ridge Zoning Bylaw No. 3510-1985, to reduce the exterior side yard setback for
proposed lots 1 and 14 from 9 m (29.5 ft) to 6 m (19.7 ft).
The requested variances to the Subdivision and Development Servicing Bylaw No. 4800-1993 and
the Maple Ridge Zoning Bylaw No. 3510 -1985 have been reviewed by staff and will be the subject
of a future Council report.
v) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50
metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3
and 4 in the Silver Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
All floodplain areas and forest lands identified on Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
vi) Development Information Meeting:
A Development Information Meeting was held at Yennadon Elementary School on March 12, 2015.
Approximately 16 local area residents attended the meeting. A summary of the main comments and
discussions with the attendees was provided by the applicant and include the following main points:
Increased traffic due to 14 new homes
Truck traffic during construction stage of development; and
Effects of development on wildlife.
The following are provided by the applicant in response to the issues raised by the public:
New homes will generate more vehicle trips on Dogwood Avenue. The
subdivision is designed to allow for a future road connection to 128 Avenue;
The engineering servicing work including road construction will be fairly limited
in scope, and is expected to take place over a 10 week time period; and
Approximately 2.3 acres of park land is proposed to be dedicated as part of this
development application. The preservation of significant stands of trees will
protect wildlife habitat.
5) Environmental Implications:
The subject properties are located adjacent to the South Alouette River, therefore a Watercourse
Protection Development Permit is required. The applicant has submitted an Environmental
Assessment Report, prepared by Phoenix Environmental Services Ltd., dated October 2014. The
- 8 -
Environmental Assessment states that the Alouette River is a permanent, fish-bearing watercourse
that is a tributary of the Pitt River which subsequently drains into the Fraser River. The watercourse
supports chinook salmon, coho salmon, chum salmon, sockeye salmon, and steelhead trout among
other fish species. The river banks at the subject properti es are approximately five metres in height
and steep, with extensive residential disturbance along the riparian zone. The report notes that
despite this, the area offers very good spawning and fish rearing habitat. Due to the South Alouette
River’s classification as a permanent, fish-bearing watercourse, a 30 m (98 ft) setback from the top
of bank is required under the Streamside Protection Regulations (SPR) in order to protect the
riparian area. The riparian area setback on the south side of the river b ordering the subject
properties will therefore be dedicated as park for conservation purposes. Because a portion of the
land extends under the South Alouette River, the applicant’s surveyor is aware of the process
established by the Surveyor General for transfer of land back to the Crown.
In addition to the riparian setback area to the South Alouette River, the Environmental Assessment
further notes two vegetation areas on the subject properties. Approximately 70% of the subject
properties are characterized by the Qualified Environmental Professional as Mature Mixed Forest
Vegetation, with the remainder of the site comprised of Disturbed Vegetation Type. The report
describes the Mature Mixed Forest as a second growth forest with approximately 85-90% closed
canopy with veteran trees, meaning trees greater than 100 years old and/or trees with diametres
greater than 100 cm (39 in).
Land that is proposed to be dedicated to the City as park will be subject to enhancement and
replanting where invasive plants or buildings were noted by Phoenix Environmental Services Ltd.
The Qualified Environmental Professional has indicated that there are three types of invasive plant
species on the subject properties that will require removal, treatment, and management as a
requirement of the Watercourse Protection Development Permit. These include Japanese Knotweed
along the banks of the South Alouette River, English Ivy on several mature trees, and blackberry
bushes throughout the proposed park area. Additionally, portions of three small cabins on the
properties located within future park areas will be removed, and their building footprints re-planted.
The applicant has also submitted an Arborist Report prepared by Michael J. Mills Consulting dated
October 2014. Following a site visit, the Certified Arborist reports that there are a total of 462 trees
identified on the tree survey plan. The dominant tree species are Western Red Cedar, Douglas Fir,
and Western Hemlock. Deciduous sp ecies are comprised primarily of Cottonwood, Alder and Big
Leaf Maple. Of the 462 trees identified on the appended tree survey, 327 trees have been identified
for preservation.
i) Proposed Tree Management Bylaw:
The proposed density bonus of additional park dedication in exchange for smaller lot sizes is
supportable because it results in a stronger level of tree protection than the current or proposed tree
bylaws provide. Under either bylaw, trees within Environmentally Sensitive Areas would be preserved
because of the watercourse protection requirements. Through the current environmental
development permit guidelines and the proposed Tree Management Bylaw, the applicant’s arborist
report needs to identify tree retention opportunities within the developable portion of the site as part
of their efforts to demonstrate low impact development practices. The old Tree Protection Bylaw
5896-2000 and the current interim Tree Protection Amending Bylaw 7134-2015 do not include any
verbage that speaks to tree retention measures on development sites. The proposed Tree
Management Bylaw 7133-2015 does not restrict the removal of trees for development purposes
outside of Environmentally Sensitive Areas, although there is a mi nimum number of trees per acre
that would need to either be retained, replanted, or compensated for with a cash -in-lieu
- 9 -
contribution. There is also a requirement for the arborist to include recommendations for retention
of significant trees where possible on new developments. In the case of the subject application,
larger healthy trees on site within the developable area are proposed to be retained which is the
preferred option from a tree management perspective, and the retained forest area is also pro posed
to be dedicated as park. This will ensure long term preservation of these stands compared to if the
trees remained on private property.
6) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that all
required services do not exist; therefore a rezoning servicing agreement is required. Dogwood
Avenue is currently not constructed to an urban local standard along the subject properties’
frontage. As part of the servicing upgrades, the applicant will be required to build Dogwood Avenue
from the western property line of 23598 Dogwood Avenue, to the intersection of the new local road .
To the east of the new local road, the Dogwood Avenue road right-of-way will not be constructed to a
local urban standard, which will require approval of a Development Variance Permit. Instead, the
applicant will be responsible for building a 4 m (13 ft) access road to allow service vehicles to reach
the new storm outfall at the South Alouette River. This access road will also function as a pedestrian
trail, and will connect with a new trail that will run the length of the entire park area. The access
route will be designed to preserve existing trees located in the road right -of-way. Some additional
road dedication will be required to connect the existing Dogwood Avenue road right-of-way to the
river.
The Engineering Department has further advised that this location may serve as a future bridge
crossing for the South Alouette River, should the Transportation Plan deem this location as a desired
route along the South Alouette River. At a later date, the access road may be upgraded and a bridge
constructed to provide a secondary access point across the South Alouette River primarily for
emergency vehicles and pedestrians.
Lastly, the Engineering Department has noted that a Development Variance Permit will also be
required for the road carriageway width around the proposed ‘parkette’ in the new local road right-of-
way. On-street parking along the ‘parkette’ will be restricted to compensate for the narrower
pavement width. A similar road design has been used in two recent development applications in the
Albion and Silver Valley neighbourhoods. The variance request to waive conversion of the overhead
utility wiring to underground wiring is supported in Council Policy 9.05, as the existing overhead
utility system on Dogwood Avenue is noted on the poli cy’s map for retention.
ii) Parks & Leisure Services Department:
The Parks & Leisure Services Department has commented that the proposed trail network through
the dedicated park area is not identified in the Parks Master Plan as a f uture trail location in Maple
Ridge. As a result, ongoing maintenance of the trail is required to be funded through a Local Area
Service Bylaw from the 14 benefitting properties. This bylaw must be approved prior to subdivision
approval.
iii) Licenses, Permits and Bylaws Department:
The Licenses, Permits and Bylaws Department notes that the north -east portion of the subject
properties is in the localized South Alouette River floodplain. The applicant has submitted a
Geotechnical Assessment Report from Braun Geotechnical Ltd. dated November 2014, which
- 10 -
includes a review of 1991 provincial floodplain mapping and modelling carried out by Northwest
Hydraulic Consultants in 2011. The report findings state that the South Alouette River occupies an
oversized channel, such that warmer wetter winters or increased frequency of short-duration high
intensity rainfall events are not considered likely to significantly impact the risk of 200 year flooding
at the study site. A flood construction level of 20.5 m (67.3 ft) is considered appropriate for
development.
iv) Fire Department:
The Fire Department has reviewed the development application and has noted that on-street parking
will need to be restricted around the ‘parkette’ in the new local road to ensure that there is adeq uate
width for emergency access vehicles. Signage indicating no parking areas is also required.
7) School District No. 42 Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required when preparing or amending the OCP. A referral was sent to School District No. 42 on
February 24, 2015. 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 ele mentary 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, from Estate Suburban Residential to
Estate Suburban Residential, Conservation and Forest, is considered to be minor in nature. It has
been determined that no additional consultation beyond existing procedures and School District 42
is required. Referrals to the Board of the Regional District, the Council of an adjacent municipality,
First Nations, or agencies of the Federal and Provincial Governments were not required.
Section 904 of the Local Government Act permits the establishment of different density regulations
for a zone, subject to certain conditions being met. Those conditions can be related to the
conservation or provision of the number, kind, and extent of amenities. The proposed density bonus
framework has been reviewed by the City’s solicitor and is felt to meet the intent of this provision of
the Local Government Act.
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.
- 11 -
CONCLUSION:
OCP Policies 2-9 and 5-13 support the use of a density bonus framework in exchange for the
protection of ecological diversity and the provision of a variety of amenities within the municipality .
Given that there are significant stands of trees on the subject properties that would be lost if the
lands were to be developed in a conventional manner, the applicant is pursuing the use of a density
bonus framework, which permits the clustering of development in areas of that site that are less
sensitive. In exchange for smaller lots and greater numbers of lots, the applicant will dedicate a
minimum of 25% of the developable land area to the City in order to preserve the unique natural
amenity and area character that the existing trees provide. This proposal is supportable, as it is both
sensitive to the environment and to the character of the neighbourhood, and is in compliance with
the density bonus policies of the OCP.
The subject application is supported for two important reasons. First, the subject properties are
serviceable by sanitary sewer due to their location in the Fraser Sewer Area and the Metro Vancouver
Urban Containment Boundary. Second, the proposed development will ensure long term protection
of significant stands of mature second growth trees in dedicated parkland.
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7152-2015,
that second reading be given to Zone Amending Bylaw No. 7103 - 2014, and that application 2014-
054-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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B –OCP Amending Bylaw No. 7152-2015
Appendix C –Zone Amending Bylaw No. 7103 - 2014
Appendix D –Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 16, 2014 FILE: 2014-054-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
23598 & 23627 DOGWOOD AVENUE
128 AVE
FERN CR
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7152-2015
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 desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7152-2015
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “One” (Explanatory Plan 8154) of Parcel “B” (Reference Plan 8155) of the South East
Quarter Section 28 Township 12 New Westminster District
Lot 1 Except: Firstly: Part on Plan 7806 Secondly: Part Subdivided by Plan 38973; Section
28 Township 12 New Westminster District Plan 1105
and outlined in heavy black line on Map No. 904, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended as shown.
3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “One” (Explanatory Plan 8154) of Parcel “B” (Reference Plan 8155) of the South East
Quarter Section 28 Township 12 New Westminster District
Lot 1 Except: Firstly: Part on Plan 7806 Secondly: Part Subdivided by Plan 38973; Section
28 Township 12 New Westminster District Plan 1105
and outlined in heavy black line on Map No. 905, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation and Forest.
APPENDIX B
4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the day of , 20 .
READ A SECOND TIME the day of , 20 .
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED, the day of ,20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
23463/652362723685236942345212835 23496235322356523681234832355313034
2344712870 2361223444236692366223679234612344812865
12895 235242349023505235252357523611/192364723653236892347123497235982364123647234 B ST.DOGW
O
O
D
A
V
E
.
128 CRE
S
C
E
N
T
A Rem 11
P 77771
24
F RP 1309542
1
RP 15169P 6734
3
2
P 7806P 17199
P 50674
P 2637
P 19475P 11117P 6735
4
P 38973
Rem 1
P 46567P 635483
A
E
EP 8154 2
38 PARK2
4
A
D
P 1105
4
P 6438
P 46567
1
3
P 20363
5
P 77771P 11075B
37
Rem 16
P 6734
AP 17199Pcl. 1
A
41
P 50674
2
P 6438
1
3
P 6438
EP 77772 EP 67619BCP 44989LMP 29631
FERN CRESCENT
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Estate Suburban Residential
Conservation Forest
7152-2015904
Urban Area Boundary
Urban Area Boundary
23463/652362723685236942345212835 23496235322356523681234832355313034
2344712870 2361223444236692366223679234612344812865
12895 235242349023505235252357523611/192364723653236892347123497235982364123647234 B ST.DOGW
O
O
D
A
V
E
.
128 CRE
S
C
E
N
T
A Rem 11
P 77771
24
F RP 1309542
1
RP 15169P 6734
3
2
P 7806P 17199
P 50674
P 2637
P 19475P 11117P 6735
4
P 38973
Rem 1
P 46567P 635483
A
E
EP 8154 2
38 PARK2
4
A
D
P 1105
4
P 6438
P 46567
1
3
P 20363
5
P 77771P 11075B
37
Rem 16
P 6734
AP 17199Pcl. 1
A
41
P 50674
2
P 6438
1
3
P 6438
EP 77772 EP 67619BCP 44989LMP 29631
FERN CRESCENT
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Add to Conservation and Forest on Schedule C as shown
7152-2015905
Conservation Forest
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7103 - 2014
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7103 - 2014."
2.Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3, RS-1,
RS-1a, RS-1b, SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE, CD-1-93) Subsection C.
REGULATION FOR THE SIZE, SHAPE AND SITING OF BUILDINGS AND STRUCTURES of
Maple Ridge Zoning Bylaw No. 3510 – 1985 is amended by adding the following as
item 18:
“(18) DENSITY BONUS REGULATIONS
(a) A Density Bonus is permitted on the parcels or tracts of land and premises
known and described as:
23598 Dogwood Avenue, Lot 1 Except: Firstly: Part on Plan 7806, Secondly:
Part Subdivided by Plan 38973, Section 28 TWP 12 NWD Plan 1105 AND
23627 Dogwood Avenue, Parcel One (Exp. Plan 8154) of Parcel “B”
(Reference Plan 8155) of the Southeast Quarter of Section 28, TWP 12 NWD,
provided that the owner dedicates park land for the purpose of tree preservation,
exclusive of Environmentally Sensitive Area lands and park dedication required by
Local Government Act Section 941 Provision of Park Land.
(b)+ The base density is a minimum subdivision lot area of 4,000 m 2, minimum
subdivision lot width of 36 metres, and minimum subdivision lot depth of 60 metres.
A Density Bonus is an option in the RS-2 zone as follows:
(i) The owner must dedicate as park land at least 7,759 m2 in any
subdivision containing one or more lots with an area of less than 4,000 m 2, as
a condition of subdivision approval by the Approving Officer, such area to be
acceptable to the Approving Officer for the purpose of preserving mature trees
on the parent parcel.
(ii) The maximum density bonus is:
A) Minimum lot area of 1,200 m2
B) Minimum lot width of 24 m
C) Minimum lot depth of 36 m
APPENDIX C
3. Zoning requirements for the RS-1c zone shall apply and supersede the zoning
requirements for the RS-2 zone for any subdivision approved pursuant to this item
18.”
READ a first time the 9th day of September, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2015-158-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7155-2015
23980 Kanaka Way
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment to allow for a Commercial
Daycare (Child Care Centre) on the ground floor of a two (2) storey commercial/residential building
nearing completion located at 23980 Kanaka Way. The property is zoned C-1 Neighbourhood
Commercial and has a site specific text amendment allowing two (2) rental housing units . The
proposed daycare use is in compliance with OCP policies.
The daycare is proposed to occupy about 289 square metres (3,110 square feet) of the total
commercial floor area of 479.26m² (5,158.76 square feet). It would accommodate 12 infant
toddlers, 16 children ages 3-5 and 20 preschool or out of school children for a total capacity of 48
children. The operators would like to be in place for the start of this school year in September, 2015
RECOMMENDATION:
That Maple Ridge Zone Amending Bylaw No. 7155-2015 be given first and second reading,
and forwarded to Public Hearing;
DISCUSSION:
1)Background Context:
Applicant: Ankenman Associates Architects Inc. (Agent: Mark Lesack)
Owner: A.L. Mortgageline Ltd., INC.NO. BC0427170
Legal Description: Lot 19 District Lot 404 Group 1 NWD Plan EPP32520
OCP:
Existing: Commercial
Zoning:
Existing: C-1 Neighbourhood Commercial
Surrounding Uses:
North: Use: Commercial (Vacant)
Zone: C-1 (Neighbourhood Commercial)
Designation: Commercial
1103
- 2 -
South: Use: Residential
Zone: R-2 (Urban Residential District) and
RST (Street Townhouse Residential)
Designation: Urban Residential
East: Use: Residential
Zone RST (Street Townhouse Residential)
Designation: Urban Residential
West: Use: Residential
Zone: RST (Street Townhouse Residential)
Designation: Urban Residential
Existing Use of Property: Commercial and two (2) rental dwelling units
Proposed Use of Property: Commercial and two (2) rental dwelling units
Site Area: 0.176 HA (0.43 Acres)
Access: 240 Street and lane parallel to Kanaka Way)
Servicing: Urban or Rural Standard: Urban
Companion Applications: 2015-158-VP
2) Background:
This property was rezoned to the C-1 Zone (Neighbourhood Commercial) accompanied by a site
specific text amendment allowing for rental dwelling units on the second level on January 28, 2014.
This was part of a larger application for 24 rowhouses and a subdivision containing about 40 R 2
single family lots, and across the street from another future mixed use development with about 16
rental units above commercial and 156 townhouses. Staff has been in discussions with the
applicant to accommodate a commercial daycare at this location for some months.
3) Project Description:
The daycare is proposed to occupy about 289 square metres (3,110 square feet) of the total
commercial floor area of about 479 square metres (5,158.76 square feet). It would accommodate
12 babies, 16 children ages 3-5 and 20 preschool or out of school children for a total capacity of 48
children.
The site plan will be adjusted to enlarge the open space to provide the space necessary for the
daycare play area. The parking layout will be rearranged to accommodate the daycare drop off and
pick up patterns as recommended by a Traffic Study supplied by the applicant.
4) Planning Analysis:
i) Official Community Plan:
The Official Community Plan contains the following policies:
Policy 4 - 22 Maple Ridge encourages the development of accessible quality child care
facilities throughout the community, and will encourage the provision of
space for child care in all assisted rental housing projects developed
under senior government programs.
- 3 -
Policy 4 - 36 Maple Ridge supports the establishment of child-care facilities in
Residential, Institutional, Commercial and Industrial land use designations
subject to compliance with District bylaws and regulations.
Establishment of a daycare centre would comply with these policies because: the site has
commercial designation, the potential numbers of rental units and the likely demand for
daycare generated by new residents moving into the emerging neighbourhoods nearby.
ii) Zoning Bylaw:
The building in which the proposed daycare is to be located is under construction in
accordance the regulations of the C-1 Neighbourhood Commercial, as relaxed by 2012-
021-VP. The relaxations were: for height (for roof architecture) and setbacks (closer to
Kanaka Way and 240 Street to achieve more urban streetscape). It also established 2
spaces required for each rental unit plus one visitor space. As part of the building permit
process, the restrictive covenant will be amended to show the proposed new location for
these residential parking spaces.
With this site-specific text amendment, a large commercial style daycare will be permitted
on the site, and will require approval from Fraser Health.
iii) Off-Street Parking and Loading Bylaw and Parking Variance:
This application does not involve a development proposal but is a “use” addition. It is a site
specific text amendment on a property where construction of an approved mixed-use
building is nearing completion. Therefore, this report contains a more rigorous variance
analysis than is normally included in a rezoning report.
A Traffic Study and a Parking Requirement Review prepared by Donna Howes P.Eng. has
been submitted by the applicant focusing primarily on justifying the parking reduction and
the traffic requirements for child drop-offs for the daycare. The requested reductions are
from 6 to 5 parking spaces for the commercial unit and from 15 to 7 parking spaces for the
daycare. No changes are proposed for the residential parking.
Among the recommendations supporting these numbers are as follows:
Daycare provider to encourage walking, transit use and carpooling for drop off and
pick up;
The planned parking availability can accommodate the peak morning demand with
the implementation of a parking management strategy which should include the
following:
10 minute drop off zone for 5 stalls.
Use of a parking attendant to monitor drop off zone.
No appointments with teachers between 8 and 10am.
No Daycare vehicles on site.
Two dedicated stalls for staff parking – no other staff vehicles on site.
Discuss with the City for an on street drop off on Kanaka Way are recommended to
provide another option for morning peak drop off time.
- 4 -
Staff comments are as follows:
Daycare Parking: Staff reviewed the assumptions upon which the justification to reduce
daycare parking requirements from 15 to 7 parking spaces was based and has observed
the following:
1. Reduction of 10% for transit use is too high given the transit service levels in this
area. Reduction of 10% for carpooling may be too low given that a large percentage
of parents have multiple children attending the facility. Staff is satisfied that on
balance the assumed reduction is reasonable. The start times for the different
categories/ages of care spread out the parking and traffic peaks. To establish these
more clearly, the consultant’s report should assess the p eak time in 15 minute
increments to reflect actual conditions.
2. Queuing in the driving lane from a traffic management perspective is not desirable
and could create potential hazards for other vehicles and children. Moving the
daycare parking spaces further west on the site would improve the queuing issue .
3. Creating an on-street “drop off” zone is unlikely to be supported due to proximity to
the Kanaka Way / 240 Street intersections and the potential reduction in the
vehicle capacity of Kanaka Way this could cause.
4. Sharing the residential visitor parking could be a consideration given that residential
visitor use will generally occur outside of the facility’s operating hours.
5. The report should compare parking stall allotment at the other daycare facilities this
operator owns.
Possible solutions discussed with the applicant to further manage peak time parking and
traffic include:
1. Modifying the design of the play area to increase parking by 2 stalls.
2. Locating additional parking on private property offsite .
3. No employee parking on the subject site.
Commercial and Residential Parking: The Study considers the pattern of trips generated by
the daycare and the reduced floor area for commercial uses. The supply being proposed for
the commercial parking is 5 spaces rather than 6 spaces as required in the bylaw. This is a
reasonable variance.
No change for the residential parking was considered. The original application specified two
(2) spaces per dwelling unit (for a total of 4 spaces) plus 1 visitor parking space. Similar
mixed use developments in such zones as the C-2 Community Commercial Zone, C-5 Village
Centre Commercial Zone or CRM Commercial/Residential zone require one (1) parking
space plus 0.2 visitor spaces per dwelling unit (for a total of 2 spaces plus 1 visitor space).
The Traffic Study documented that daycares have certain peak demand times and no
demand when closed in evenings and on weekends. Therefore, there is some potential to
use the freed-up spaces for a commercial business and by visitors to the dwelling units, or
the possibility of not needing a parking space set aside for visitors.
Conclusion: Therefore, it is recommended that staff continue working with the applicant’s
consultant and architect to achieve a sounder justification and a reconfiguration that
minimizes the proposed reduction of spaces. These solutions will result in a reduction to a
level that will be reasonable and supportable. The exact variance will be established and be
the subject of a separate report for the issuance of a development variance permit.
- 5 -
In the interim, by applying the forgoing possible solutions, analysis and comparing it to the
variance currently proposed, the following will be the likely variance to accommodate a
daycare use on the subject site:
Parking as Currently Proposed Potential alternate applying
possible solutions
4 residential parking units
1 visitors parking space
(no variance)
Applying more typical C-2, C-5 or CRM parking standards
to require 2 - 3 residential parking spaces.
(no variance)
5 commercial parking spaces
(variance of 1 parking space)
5 commercial parking spaces.
(variance of 1 parking space)
7 daycare parking spaces
(variance of 8 spaces)
9 - 10 daycare parking spaces created through
reconfiguration of the play area. Further addition of 1
parking space through shared use.
(variance of 4 -5 parking spaces)
TOTAL VARIANCE 5 -6 parking spaces
Development Permits:
The change to the parking and landscaping is a minor amendment and a new development
permit is not required.
CONCLUSION:
Given that the proposal Child Care Centre (Daycare) is in compliance with the OCP and peak parking
and traffic activity can be spread out during the morning by the operator, it is recommended that first
and second reading be given to Maple Ridge Maple Ridge Zone Amending Bylaw No. 7155-2015,
and that application 2015-158-RZ be forwarded to a Public Hearing.
There are some concerns with the number of parking variances being sought, but staff will continue
working with the applicant with the goal of having as many parking spaces as possible on the site
and minimizing the number of parking spaces being varied. The revised consultant report on the
parking variances will be available before the Public Hearing. The variance will be the subject of a
separate Council Report for the issuance of the development variance permit.
“Original signed by Adrian Kopystynski”_______________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”_______________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”_________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge Zone Amending Bylaw No. 7155-2015
Appendix C – Site Plan
DATE: Jun 3, 2015 2015-158-RZ BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
240 STREET´
Scale: 1:1,500
23980 Kanaka WayLegend
\\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
CITY OF MAPLE RIDGE
BYLAW NO. 7155-2015
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7155-2015
2.Adding the following subsection after Section 1. PERMITTED USES subsection e):
g) Child care centre is permitted specific to the following sites:
Lot 19 District Lot 404 Group 1 New Westminster District Plan EPP32520;
PID 029-263-948
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the day of , 20 .
PUBLIC HEARING held the day of , 20 .
READ a second time the day of , 20 .
READ a third time the day of , 20 .
ADOPTED, the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2012-031-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6914-2012
11055 Hazelwood Street
EXECUTIVE SUMMARY:
Rezoning Application 2012-031-RZ is to rezone from RS-3 (One Family Rural Residential) to M-3
(Business Park) to permit industrial development in a Business Park format.
On October 9, 2012, Council gave this application first reading under Bylaw No. 6914-2012, as
outlined in the following resolution:
That Bylaw 6914-2012 be given first reading; and
That the applicant provide further information as described on Schedules B , D, E, and F of the
Development Procedures Bylaw No 5879-1999.
The Development Procedures Bylaw outlines all pertinent applications and required information in
the application process. As discussed in the Council resolution:
Schedule B is for a rezoning application;
Schedule D is for a development permit application;
Schedule E is for a development variance permit;
Schedule F is for a watercourse protection development permit application.
In compliance with Council’s direction, the applicant has provided more detailed consultant reports,
including Geotechnical Assessment and Traffic Assessment reports. At this October 9, 2012
meeting, Council also expressed concern over the potential for retail uses to be located on this site,
as these uses are permitted in the M-3 Business Park Zone. More discussion on this issue follows
in in this report.
Prior to granting first reading, Council requested that the applicant meet with residents of Lower
Hammond to clarify development implications of this proposal as it related to amenity provisions
such as a multi-purpose trail and the interface between industrial and residential users. This
information has been provided and community involvement has been incorporated into the approval
process.
This proposal will proceed in two phases. Phase one is the development of a lot pattern for a
business park, on the north portion of the property. The proposed subdivision will create parcels
conducive to the construction of multi-tenanted structures suitable for small to medium sized
businesses, with tenures of either leasehold or strata title ownership. Phase 2 involves the southern
1104
- 2 -
portion of the site, for which the target customer will be a larger manufacturing company. The
irregular shape of the subject property lends itself to this mix of industrial users.
Off-site works in support of this application will be provided by the applicant. These will be described
in greater detail in this report.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6914-2012 be given second reading; and be forwarded to Public
Hearing, and
2. That the following terms and conditions be met prior to final reading.
i) Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement;
ii) Road dedication as required;
iii) Registration of a 219 Restrictive Covenant must be registered at the Land Title Office for
Habitat Conservation purposes;
iv) Registration of a 219 Restrictive Covenant for g eotechnical issues to address the
suitability of the site for the proposed development must be registered;
v) Registration of a 219 Restrictive Covenant to limit the amount of retail floor space
permitted on the subject property.
vi) A landscape plan prepared by a Landscape Architect; including detailed landscape buffer
and acoustic fence detail, must be submitted along with cost estimates and security to
do the works;
vii) Completion and submission of a Storm Water Management and Drainage Study for the
entire area including subject site;
DISCUSSION:
a) Background Context:
Applicant: Christopher Bozyk Architects Limited, Christopher Bozyk
Owner: Camp Developments Corporation
Legal Description: Lot 2, DL 280, NWD Plan BCP50883
OCP:
Existing: Industrial
Proposed: Industrial
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: M-3 (Business Park)
- 3 -
Surrounding Uses:
North: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
South: Use: 13 properties, 1 industrial, 12 residential use
Zone: 1 property zoned M2 (General Industrial),
12 zoned RS-3 (One Family Rural Residential)
Designation: Industrial
East: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Civic, Recreational
Zone: RS-3 (One Family Rural Residential)
Designation: Industrial
Existing Use of Property: Vacant
Proposed Use of Property: Business Park
Site Area: 16.637 HA (41.1 acres)
Access: Hazelwood Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is within the 200 year flood plain of the Fraser River. For this reason,
requirements for flood construction levels would apply to any new structures on the site. The most
recent active use of the subject property was for agricultural purposes (1938-2004), although the
site was never within the Agricultural Land Reserve and its Industrial land use designation has been
in place for 2 decades or more. The irregularly shaped subject property is located in the southwest
corner of Maple Ridge near the Golden Ears Bridge.
Since 1981, there have been 5 applications for rezoning of the subject property, although none were
completed. The most recent application, (RZ/057/07) was made by South Coast BC Transportation
Authority (Translink). The Translink proposal, pertaining to the southern part of the subject site, was
for a “Combined Bus Fleet Overhaul Facility and Heavy Equipment Training Facility”. As site
preparation for this project, a significant amount of fill was placed on this portion of the subject site
in 2008, where it remains. However, the application was withdrawn in 2009.
The site is adjacent to the lower Hammond residential neighbourhood to its east, and industrial
development to its north. To its west is the Golden Ears Bridge and vacant land designated
Industrial that is owned by Translink.
c) Project Description:
This application proposes to rezone the site at 11055 Hazelwood Street (Appendix A) from RS-3 (One
Family Rural Residential) to M-3 (Business Park) to allow for the creation of a business park, aimed
at the needs of small to mid-size industrial users on the north portion of the site.
It is anticipated that the southern portion of the site will be developed to accommodate one larger
industrial tenant, and a process is in place to attract a suitable tenant. However, it is possible that
this portion could also be subdivided at some later date with a development patter n similar to that
proposed on the northern portion.
- 4 -
This application is subject to a Watercourse Protection Development Permit. Before construction
commences on a lot, the need for an Industrial Development Permit will be triggered. An Official
Community Plan amendment will not be required as the habitat conservation area will be protected
through a covenant.
The applicant intends to address the interface between these two uses with trail networks,
landscape buffering with sound mitigation and a stormwater management plan that accommodates
onsite and adjacent stormwater.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Hammond Area. The subject property is designated
Industrial, Business Park category, which provides for a range of industrial uses and services, with an
emphasis on landscaping and design. This rezoning applicati on is therefore consistent with the
Industrial designation of the subject property.
Hammond Area Plan Review
The property is within the study are for the Hammond Are a Plan, which is currently underway.
Changes to the land use designation of the subject property are not being contemplated as a result
of this review. For this reason, the application is supportable.
Commercial and Industrial Strategy
The Maple Ridge Commercial and Industrial Strategy was endorsed by Council in August 2014. The
Strategy commenced in 2012 in recognition of the role of employment generating lands in providing
employment and needed goods and services within the community.
The Strategy notes that based on forecasted population growth and demand for industrial land
supply, Maple Ridge will require between 69 to 93 hectares (170 to 230 acres) of additional
industrial land in order to meet demand. The subject property is 16.6 hectares (41 acres) and
therefore constitutes a significant portion of the City’s inventory of designated industrial land. Due to
its proximity to transportation networks, the subject property is within the community’s most
strategically located designated industrial land base.
In addition to business park development, the permitted uses in the M-3 (Business Park) Zone
include large format (big box) retail. In recognition of the forecasted shortage of industrial land
supply within the community, a recommendation of the Strate gy is to remove large retail as a
permitted use in the M-3 (Business Park) Zone, in order to retain these lands for their intended
economic function.
As there are no structures and no form and character development permits being required for this
application, there is potential for other permitted uses such as large format retail to be located there,
once the site is rezoned. This possibility is of some concern as it may erode the City’s ability to meet
its future demand for industrial land supply. On this basis, a recommended condition of this
rezoning application is the registration of a restrictive covenant that would limit the amount of retail
that could be developed on the site.
Zoning Bylaw:
The current application proposes to rezone the property located at 11055 Hazelwood Street from
RS-3 (One Family Rural Residential) to M-3 (Business Park) to permit 11 lots. The minimum lot size
for the current RS-3 One Family Rural Residential Zone is 8000 m2, (2 acres) and the minimum lot
- 5 -
size for the proposed M-3 Business Park Zone is 2000 m2 (half acre). Any variations from the
requirements of the proposed zone will require a Development Variance Permit application.
Development Permits:
This application will conclude with a subdivision application. As no structures are being proposed at
this time, the usual requirement for a form and character development permit will not apply to this
application. However, once building permits are appl ied for on the subject property, this requirement
will be triggered, pursuant to Section 8.6 of the OCP, to ensure that the current proposal meets the
needs of industry, through attractive design.
To ensure compatibility with adjacent development, the applicant has provided a landscape plan that
includes multi-purpose trails and sound attenuation. Cost estimates along with securities to do the
works will be required as part of the required Watercourse Protection Development Permit. Pursuant
to Section 8.9 of the Official Community Plan, this development permit application is required for all
developments and building permits within 50 metres of the top of bank of all watercourses and
wetlands. The purpose of the Watercourse Protection Development Pe rmit is based on the principles
outlined in the Stream Protection Regulations to ensure the preservation, protection, restoration and
enhancement of watercourse and riparian areas.
The City of Maple Ridge Parks and Leisure Services staff and the Planning Department Environment
section have reviewed the landscape plan for the multiple objectives it is trying to achieve, which
include stormwater management, enhanced aquatic habitat, and new recreational opportunities.
Facets of the plan include the integration of bio-filtration opportunities within the conservation areas
and compensation areas both on site and off site along the west side and on the north side of the
main property within the portion of the site that will include recreati onal areas.
These habitat features are identified as compensation areas designed for aquatic habitat featuring
complexity mechanisms including meandering channels, undulating topographic features with
deeper pool sections and wetlands built within the ponds. This design should require minimum
maintenance to avoid disturbance of aquatic species and long-term habitat integrity.
More design details about how the landscape plan and its maintenance program can meet these
multiple objectives will need to be developed prior to final reading. This approach will require the
integrated inputs of qualified professionals including the landscape architect, engineer, and
environmental professional. In addition, as this portion of the site will be protected through a
restrictive covenant, the applicant will need to set up a Local Area Service for its ongoing
maintenance.
Advisory Design Panel:
As no construction is proposed at this point, a form and character development permit is not
required, and therefore, there is no need for a review by the Advisory Design Panel. Prior to
construction on each lot, an Industrial Development Permit will be required, along with a review by
the Advisory Design Panel.
Development Information Meeting:
The need for a development information meeting is triggered when a rezoning application includes
an amendment to the Official Community Plan, or is a residential development of 25 dwelling units
or more. This application is therefore exempt from this requirement.
However, the applicant has met with local residents and in response to concerns received, has
integrated stormwater management, trail networks, and sound attenuation into the landscape plan.
- 6 -
These multiple objectives provide both amenities and an interface to buffer potential conflicts
between adjacent uses.
e) Interdepartmental Implications:
Referrals have been sought from the various internal departments and external agencies listed
below:
a) Engineering Department; (comments have been provided)
b) Operations Department; (no concerns noted) and
c) Fire Department; (no concerns noted),
Engineering Department
Comments noted by the Engineering Department in support of this application include transportation
improvements such as the construction of an off-site traffic circle to address access and traffic
issues. The suggested location for this traffic circle at this time is 113B Avenue and Kingston Street.
This improvement will involve dedication from other properties, and the City of Maple Ridge is
working to address this acquisition of property for this purpose. Additional required improvements
include the construction of a sidewalk for the connector road from Kingston Street to Wharf Street,
and sidewalks and/or trails for Hazelwood Street, Wharf Street as a condition of subdivision.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant second reading and forward this application to Public Hearing. It should be noted, however,
that the proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, MA (Planning), 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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 6914-2012
Appendix C – Proposed Site Plan showing landscaping.
DATE: May 27, 2015 2012-031-RZ BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:7,500
11055 Hazelwood St
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 A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6914-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6914-2012"
2.That parcel or tract of land and premises known and described as:
Lot 2, District Lot 280 and District Lot 281; Group 1; New Westminster District
Plan: BCP50883
and outlined in heavy black line on Map No. 1565 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to M-3 (Business Park Zone).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 9th day of October, A.D. 2012.
READ a second time the day of , A.D. 201 .
PUBLIC HEARING held the day of , A.D. 201 .
READ a third time the day of , A.D. 201 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 201 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
531
Pcl. 1 Lot 1
A
BCP 50883
52
2
52
9
RP 63014
53
4
P 11453
5
4
39
9
50
8
2
24
6
40
3
50
7
50
2
53
9
25
5
2P 74952L
M
P
8
8
5
40
8
11
40
9
41
1
41
2
BCP 23657
36
4
14
26
2P 1147*PP028*PP 0428
26
7
54
7
P 11422
8
35
3
42
1P 1144322
4
18
41P 11447
6
24
55
3
P 114L
M
P
8
8
3
R
43
5
55
4
3736Pc
l
.
'
1
0
'
21
47
2
Pcl. A P 11489
28
6
43
8
46
5
90
96
P
1
7
7
1
6
33
3
P 114
10
6
1
44
6
A
2710
0
19
9P 114P 114*L
M
P
1
1
5
7
3
29
8
P 35482
*LMP 20289
P 37901
9
52
3
51
7
51
9
39
2
38
2
38
1
P 11450
9
*LMP867237
7
53
7
50
5
B
50
4
37
2
49
7
*PP043
25
9*PP02740
6
26
4
49
5
49
2
54
36
3
35
8
41
9
48
8
54
6
60
26
8P 11448
5
4522
5
L
M
P
8
8
4261
Pc
l
.
'
6
'
27
5 P 11447
3
11
0
3P 46939P 11428
4
26
11
0
4
28
8
98
10
5
20
7
M
29
3
45
8
19
7
2
1
45
6
532 533
10
52
6
52
5
52
4
Pcl. 1
51
4
53
3P 1142
P 4183
39
3*PP030L
M
P
8
8
Pcl. A
24
8
25
1
25
3P 11450
1 P 11411
A*PP02712
12
25
7
26
0P 8800949
6
54
3
41
5
54
5
55
36
1
41
6
4658
22
9
41
7
41
8
P 114L
M
P
8
8*PP02727
3
27
4
35
5
42
5
47
8
TP 1141
Pc
l
.
'
9
'
21
9P 11443
6
55
5
L
M
P
8
8
78
Pc
l
.
'
1
2
'
43
9
44
0
46
8
46
6
84P 11420
8P 11444
1
44
4
46
3
84926*PP 040A29
7
2
45
0
BCP 50883 BCP 45137*LMP 202892
39
5
LMP 25175
P 62771
38
4
51
0
39
7
6
24
9
3
24
4
49
9
54
2
49
4
54
4
P 11425
8
26
1
36
2
56
57
26
5
L
M
P
8
8
49
1
A
65
Pc
l
.
A
BCP 2854122
7
27
2
17
42
2
54
9
Pcl.'7'35
2
48
0
(114)22
1
P
42
6
47
9
55
2
42
9
47
5
Pc
l
.
'
1
6
'
21
5
47
1
46
9
21
2
33*
P
P
0
4
2
21
1
29
1 P 11444
2
44
5
46
1
2984
8
10
3
P
7
0
1
0
5
1
EP 21614A
52
7 *PP03453
1P 8665951
6
39
0
38
3
51
2
1
P 1145
39
8
40
0
*PP031P 11450
3
24
3
1
54
1
23
8P 11436
8
36
7
1
13
L
M
P
8
8
13
49
0
P
3
7
6
2
2
*PP031
59
54
8
Pcl.'1'9P 11442
4
48
2
*LM
P
1
6
8
2
9
L
M
P
4
4
2
0
5Pcl.'2'10
OP 114L
M
P
8
8
23LMP 3124922
0P 1144
43
0
25
Pc
l
.
'
1
1
'
21
4
43
4
20
9
27
3297
85
E
P 11420
3
2
*L
M
P
1
1
5
7
3
*P
P
0
3
7
(114)19
8
P
8
4
2
2
45
2
112BCP 32752
Pcl. 3
P 86659
P 9487
52
1
53
0
35
1
51
8
38
8
39
1
38
9
39
4
51
1
53
6
*PP033
37
6
37
4
P 4183
37
5
4
L
M
P
8
8
P 4183
24
1
37
1
40
7
51
50
53
23
9
23
6
26
3
L
M
P
8
8
B
4823
5
15
22
6
42
0LMP 5236027
0
35
4
*L
M
P
6
4
2
9
B
P 2000348
3
55
1
68
21
8
35
1
43
1
38LMP 44205Pc
l
.
'
1
7
'
21
6
21
7
LMP 44205
Pc
l
.
'
1
5
'
21
3
L
M
P
8
8
28
7
RP 55932
86E
P
2
8
8
3
5
30*PP041
29
0
1
2899
(114)
11
3
44
9
11
4
Pcl. 2
P 11438
7
52
0
LMP 25176
38
6
53
2
38
5P 114*LMP 241763
24
7
38
0
37
8
39
6
40
1
53
8
LMS 2889
25
0
25
2
49
8
24
2
37
0
A
23
4
L
M
P
8
8
6
41
3
49
3
41
4
81
5
22
26
6
35
9
16
42
3
48
7P 11427
1
55
0
22
2
L
M
P
8
8
42
7
Pcl.'4'Pcl.'3'2
P 8398642
8
L
M
P
8
8
Pc
l
.
'
1
8
'
27
7
27
8
43
2
43
3
47
0
3534Pc
l
.
'
1
4
'
43
7
Rem33
4
44
3
46
2
31P 114N 1/2 330P 11420
4
29
4
P
7
1
2
0
7
G
45
1
2552
8
2 P 1141131
*L
M
P
2
4
1
7
6
51
5
51
3
50
6
37
9
L
M
P
8
8
24
5
37
3
40
4*PP03954
0
25
4
25
6P 11450
0
*PP03124
0P 11423
7
P 4183
49
52
2
41
0 P 11423
3
23
0*LMP 34591L
M
P
8
8
36
0
81
6
47*LMP 3459123
2
23
1
35
7
4426
9
35
6
48
4
48
1
Pc
l
.
B P 11447
7
Pc
l
.
'
5
'
22
3
19
72
20
47
4
*P
P
0
3
5
Pcl.'8'P 114
79
Pc
l
.
'
1
3
'
21
0
PARK
*P
P
0
2
9
46
7
20
6
28
9
Pc
l
.
A
46
4
P
4
1
0
7
1
95
10
4
N P 11420
1
33
1
46
0
45
9
10
7
20
0
30
0P 11432
5
WHARF
S
T
.
KI
N
G
S
T
O
N
S
T
.
H
A
Z
E
L
W
O
O
D
S
T
.OSPRING ST.WANSTEAD ST.LO RNE AVE.HAMPTO N ST.DIT TON ST.CHIG WELL ST.
B
R
O
M
L
E
Y
S
T
.
´
SCALE 1:5,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6914-2012Map No. 1565
From: RS-3 (One Family Rural Residential)
To: M-3 (Business Park Zone)
APPENDIX C
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2012-102-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Maple Ridge Zone Amending Bylaw No. 6965-2013
25638 112 Avenue
_____________________________________________________________________________________
EXECUTIVE SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application under
Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to rezone the
southern portion of the property located outside of the Agricultural Land Reserve (ALR) from RS-3
(One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit a future
subdivision into four (4) RS-2 lots and one RS-3 lot remaining in the ALR.
RECOMMENDATION:
That a one year extension be granted for rezoning application 2012-102-RZ and that the following
conditions be addressed prior to consideration of Final Reading:
i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii.Road dedication as required;
iii.Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
iv.Registration of a Tree Protection/Steep Slope Restrictive Covenant at the Land Title
Office;
v.Registration of a Agricultural Impact Assessment report and a Landscaping Plan for a
buffer along the Agricultural Land Reserve Boundary at the Land Title Office;
vi.Entering into a Restoration and Enhancement Agreement for the unconstructed
portion of the 256 Street allowance abutting the site;
vii.Removal of the existing buildings;
viii.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
1105
- 2 -
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land(s).
DISCUSSION:
a) Background Context:
Applicant: Paul Hayes
Owner: Walter and Karoline Heckmann
Legal Description: Lot 8, Section 13, Township 12, Plan 8336
OCP:
Existing: Agricultural, Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
Surrounding Uses:
North: Use: Single Family Residential in ALR
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
East: Use: Single Family Residential in ALR
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
Existing Use of Property: Vacant, forested
Proposed Use of Property: Residential
Site Area: 4.047 Ha (10 acres)
Access: Non-ALR lots: Bosonworth Avenue
ALR lot: 112 Avenue
Servicing requirement: Non-ALR lots: Municipal water and on-site septic disposal;
ALR lot: Well water and on-site septic disposal
- 3 -
This application is to rezone the southern portion of the property located outside of the Agricultural
Land Reserve (ALR) from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban
Residential) to permit a future subdivision into four (4) RS-2 lots and one RS-3 lot remaining in the
ALR.
Further to Council’s October 28, 2014 resolution, the subject property is now located within the
Wildfire Development Permit Area. A Development Permit application for wildfire prevention must be
submitted for this project.
The following dates outline Council’s conside ration of the application and Bylaw No. 6965-2013:
Application submitted September 18, 2012;
Applicant reminded on December 10, 2012 to place a Development Information Sign (the
Sign) on the site before a First Reading report could be taken to Council;
Applicant confirmed with photograph the sign installed on January 21, 2013;
Applicant advised on January 23, 2013 to consider rezoning remnant ALR parcel to A-1
Small Holding Agriculture Zone to align with OCP policies;
Applicant confirmed with photograph the sign revised showing A-1 on February 26, 2013;
The First Reading Report (see attached) was considered on March 4, 2013;
First Reading was granted March 12, 2013;
Supporting applications and detailed consultant reports and plans received from
applicant and circulated to City Departments for review and comment on June 6, 2013.
Concerns with incomplete environmental and slope information emailed to applicant on
July 24, 2013;
Meeting with environmental consultant on October 23 identified outstanding information;
Reminder emails sent on December 2, 2013 and February 3, 2014. With sufficient
preliminary information provided, remaining environmental issues made conditions for
Final Reading;
The Second Reading Report (see attached) was considered on March 17, 2014;
Second Reading was granted March 25,2014;
Being that the rear portion of the property was identified as one of the “Remnant
Properties” in comments from the Agricultural Land Commission concerning the Albion
Flats Concept Plan, the applicant chose not to rezone the rear portion to A-1, and pursue
his own exclusion application (submitted June 6, 2014 and forwarded to the ALC by
Council on October 28, 2014) rather than awaiting for a Block Exclusion;
Second Reading was rescinded and Second Reading as amended for the change to the
proposed zone for the rear portion was granted April 8, 2014;
Public Hearing was held May 20, 2014;
Third Reading was granted May 27, 2014;
Applicant reminded on July 31 and November 17, 2014 about outstanding enivonmental
information; and on February 5, 2015 about new wildfire protection development permit
requirements;
Meeting held March 5, 2015 with applicant and main consultant to review and finalize all
outstanding requirements;
New Environmental consultant retained by Applicant and contacted Environmental
Planner on May 4, 2015;
- 4 -
The requirements for subdivision application 2012-102-SDassociated with the rezoning
was amended to add the wildfire protection development permit application requirement
on May 13, 2015; and
Extension application was made June 2, 2015.
Application Progress:
The applicant has completed most terms and conditions to be met prior to Final Reading of the zone
amending bylaw. The major outstanding items are being addressed through the environmental
development permit with a new Environmental Consultant retained by the applicant to finalize all
information and a wildfire protection development permit (WPDP) application. The applicant advised
the WPDP application and the supporting consultant report will be submitted by mid-June 2015. A
separate report for the issuance of a WPDP will be forwarded to Council.
Alternatives:
Council may choose one of the following alternatives:
1.Grant the request for extension;
2.Deny the request for extension; or
3.Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing.
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied
for a one year extension.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Second Reading Report
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 5, 2013 2012-102-SD BY: JV
25638-112 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T2553 62554 92567 62555 62559 52559 62557 52557 7
1119 8 (PUMP STATIO N)2563 82560 92559 02555 92558 02560 82566 3/97
11 360
2554 02557 22559 2
11 438
2554 12563 0
11 267
2555 42558 02573 1
11 2252552 02554 22558 8256 S T.
11
2
A
V
E
.PA L M E R R O LP H S T.PA L M E R R O LP H S T.
EPS 234
13 14
1
A
EP 17454
SL49
P 17459
12
SL47
8
P 8336
SL59
11
SL58 SL57
2
P 27239
SL60
SL48
Rem 6
3
SL50
P 17459 5
P 2713
710
15
Subject Property
´
Scale: 1:2,500
APPENDIX A
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014
and Members of Council FILE NO: 2012-102-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6965-2013
25638 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the portion of the subject property located outside of
the Agricultural Land Reserve (ALR) from RS-3 (One Family Rural Residential) to RS-2 (One Family
Suburban Residential) to permit a future subdivision into four (4) RS-2 lots and one RS-3 lot
remaining in the ALR
This application received first reading for Zone Amending Bylaw No. 6965-2013 on March 12,
2013 and second reading on March 25, 2014. The site is identified by the Agricultural Land
Commission as one of the “Remnant Properties” in their comments concerning the Albion Flats
Concept Plan. The applicant was given the option of proceeding with an exclusion application on
the rear portion of the development site ahead of rezoning. The applicant did not choose to do
the exclusion; therefore, instead of rezoning from RS-3 to RS-2 (One Family Suburban
Residential) and A-1 (Small Holding Agricultural), the northern portion located in the ALR will
retain its current RS-3 zoning.
This report is being brought forward because the bylaw granting second reading on March 25,
2014 contained an error – the map schedule correctly showed the front being rezoned from RS-3
to RS-2 and the rear retaining RS-3; however the bylaw text still referred to the A-1 Zone. This
inconsistency needs to be corrected by rescinding second reading, amending the bylaw and
granting second reading to the amended bylaw before being advanced to Public Hearing.
The southern portion is proposed to be subdivided into 4 RS-2 lots. The proposed RS-2 (One
Family Suburban Residential) zoning complies with the Official Community Plan.
RECOMMENDATIONS:
1.That second reading for Zone Amending Bylaw No. 6965-2013 be rescinded;
2.That Zone Amending Bylaw No. 6965-2013 be amended as identified in the staff report
dated April 7, 2014, be given second reading, and be forwarded to Public Hearing; and
APPENDIX B
- 2 -
3. 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. Road dedication as required;
iii. Registration of a geotechnical report as a Restrictive Covenant at the Land Title
Office which addresses t he suitability of the site for the proposed development;
iv. Registration of a Tree Protection/Steep Slope Restrictive Covenant at the Land Title
Office;
v. Registration of a Agricultural Impact Assessment report and a Landscaping Plan for
a buffer along the Ag ricultural Land Reserve Boundary at the Land Title Office;
vi. Entering into a Restoration and Enhancement Agreement for the unconstructed
portion of the 256 Street allowance abutting the site;
vii. Removal of the existing building/s;
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is
evidence, a site profile pursuant to the Waste Management Act must be provided in
accordance with the regulations.
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land(s).
DISCUSSION:
a) Background Context:
Applicant: Paul Hayes
Owner: Walter and Karoline Heckmann
Legal Description: Lot 8, Section 13, Township 12, Plan 8336
OCP:
Existing: Agricultural, Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
- 3 -
Surrounding Uses:
North: Use: Single Family Residential in ALR
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
East: Use: Single Family Residential in ALR
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
Existing Use of Property: Vacant, forested
Proposed Use of Property: Residential
Site Area: 4.047 Ha (10 acres)
Access: Non-ALR lots: Bosonworth Avenue
ALR lot: 112 Avenue
Servicing requirement: Non-ALR lots: Municipal water and on-site septic disposal;
ALR lot: Well water and on-site septic disposal
b) Project Description:
The subject property slopes down from Bosonworth Avenue northward through the ALR and to 112
Avenue. The property is currently forested, except for a clearing at the northern end. A small existing
structure will be removed prior to final reading. The site is serviced with a well and septic fields.
The applicant proposes to rezone the southern portion of the property that is not in the ALR from
RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential. This will permit the
creation of about 4 lots having an area of 0.45 Ha (1.1 acres) each fronting along Bosonworth
Avenue. The northern 2.22 Ha (5.5 acres) portion of the property within the Agricultural Land
Reserve will retain its RS-3 (One Family Rural Residential) zone.
The attached preliminary site plan shows the lot layout, proposed building envelopes and on -site
septic disposal areas (Appendix C). This subdivision does not require Agricultural Land Commission
approval because Section 10 (1) (d) of the Agricultural Land Reserve Use, Subdivision and
Procedure Regulations allows the Approving Officer to establish a legal boundary along the boundary
of the Agricultural Land Reserve.
- 4 -
c) Planning Analysis:
Official Community Plan :
The southern portion of the development site is currently designated Suburban Residential and the
northern portion located and being subdivided along the Agricultural Land Reserve boundary is
currently designated Agricultural. The proposed rezoning complies with the established
designations.
Zoning Bylaw:
The application proposes to rezone the southern portion of the property located at 25638 112
Avenue from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to
permit four 0.45 Ha (1.1 acre) RS-2 lots, and a remnant 2.22 Ha (5.5 acres) RS-3 parcel in the
Agricultural Land Reserve. The proposed lots will comply with Zoning Bylaw requirement for lot area,
width and depth.
Subdivision and Development Services Bylaw:
256 Street is an unconstructed road to the west of the subject site. Due to excessive grade, the
Engineering Department determined it cannot be built within municipal road standards and a
development variance permit is required to dispense with its construction. Engineering is supp ortive
of this variance. A separate report will be forwarded to Council on this matter at a future date.
The road allowance contains a water pumping station at the bottom of the hill on 112 Avenue, and
municipal water main from the station up the hill to Bosonworth Avenue and then further south to
the Grant Hill Reservoir.
Development Information Meeting :
A development Information Meeting was not required because the proposed subdivision will result in
fewer than 25 dwelling units.
Development Permits:
Pursuant to Section 8.5 of the Official Community Plan, a Natural Feature Development Permit is
required to address excessive sloping conditions on portions of the site.
This development permit will be coordinated with these landscaping requirements:
Restoration and enhancement plantings will be undertaken by the applicant in lieu of
plantings on the subject site and another to the south (2011-002-RZ). This planting will be
designed not to impact the recently installed water main and to stabilize the sloping 256
Street right-of-way.
- 5 -
Landscaping will be planted along the rear of the proposed 4 lots and on the eastern side of
the easternmost lot to create a buffer with the Agricultural Land Reserve in accordance with
the Landscaping Buffer Specification established by the Agricutural Land Commission.
d) Environmental Implications:
The site is covered by a tree canopy that increases in intensity from north (along 112 Avenue) to
south (along Bosonworth Avenue). The site is characterized by s lopes between 10 and 25 percent.
The southeastern portion of the site has excessive sloping (more than 25%) conditions. Therefore,
the proposed eastern lot will be subject to a Tree Protection/Steep Slope Restrictive Covenant to be
registered on title as a third reading condition.
The Arborist Report and Tree Survey identify trees to be removed to provide envelopes for building
sites and septic fields. Plans have been submitted identifying these envelopes. These envelopes will
need to be adjusted for best practices as part of fulfilling subdivision conditions, particularly on the
easternmost lot.
A geotechnical engineer must insure that any lot grading will have no impact on slope stability.
A combination of Development Permit and Restoration and Enhancement Agreement will be used to
protect sensitive sloping areas and provide the specification for the necessary plantings to maintain
slope stability on the site and along the 256 Street right-of-way.
e) Agricultural Impact:
Policy 6-12 b) strives to protect the productivity of agricultural lands by “requiring agricultural impact
assessments (AIAs) and Groundwater Impact Assessment of non -farm development and
infrastructure projects and identifying measures to off-set impacts on agricultural capability.”
An Agricultural Impact Assessment report has been provided that satisfies District requirements for
this purpose. This report confirms that there will be no direct or indirect drainage, water quality,
noise and traffic impact on the agricultural area. A Landscaping Buffer Plan in accordance with ALC
and District standards will be completed by the applicant.
Registration of a Restrictive Covenant, with the Agricultural Impact Assessment report, a
Landscaping Buffer Plan and submission of a security, is a third reading requirement.
f) Interdepartmental Implications:
Building Department:
Comments from Building include: referencing the 2012 Building Code in the Geotechnical Report,
insuring building permits are obtained to demolish existing buildings, and insuring the final site
grading plan provides for smooth grade transitions between lots.
- 6 -
Engineering Department:
Comments from Engineering have identified some off-site requirements that the applicant needs to
address. These include: road widening along 112 and Bosonworth Avenues, and the construction of
Bossonworth Avenue (currently a gravel road) to a rural standard. Engineering further advises that
the location and design of each driveway be reviewed to avoid excessive driveway grades.
Fire Department:
Due to heavy tree cover, Fire requires adequate clearance to each future residential dwelling. When
constructed, the driveways will need to be clear of vegetation 6 metres wide and minimum 5 metres
high with a 5 metre wide drivable surface.
CONCLUSION:
It is recommended that Maple Ridge Zone Amending Bylaw No. 6965 -2013 have second reading
rescinded, be amended as identified in the staff report dated April 7, 2014, be given second reading
as amended, and be forwarded to Public Hearing.
"Original signed by Adrian Kopystynski"
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & D evelopment Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw
Appendix C – Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 25, 2013 FILE: 2012-102-RZ BY: PC
25638 112 AVENUE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:3,000
BOSONWORTH AVE PALMER ROLPH ST
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6965-2013
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. 6965-2013."
2.That parcel or tract of land and premises known and described as:
Lot 8 Section 13 Township 12 New Westminster District Plan 8336
and outlined in heavy black line on Map No. 1579 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 12th day of March, 2013.
READ a second time the 25th day of March , 2014
PUBLIC HEARING held the day of , 2014.
READ a third time the day of , 2014.
APPROVED by the Minister of Transportation this day of , 2014.
RECONSIDERED AND FINALLY ADOPTED, the day of , 2014.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
25536255922554925638256082554225663/972555411198 (PUMP STATION)25676255722558025575112252560911360
1126725520
256302559025731256 ST.112 AVE.
10
SL47
SL60 SL59
SL48
14
SL50
P 17459
SL49
11
13
P 17459
SL58
7
15
5
12
P 8336
Rem 6
EPS 234
SL57
EP 17454
8
P 27239
A
EPP 18221
BOSONWORTH AVE.256 ST.256 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
6965-20131579
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO: 2014-032-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
10151 248 Street
EXECUTIVE SUMMARY:
Development Variance Permit application 2014-032-DVP has been received in conjunction with
subdivision application 2014-032-SD to create 25 R-1 (Residential District) and 8 RS-1b (One Family
Urban (Medium Density) Residential) lots, for a total of 33 single family lots. The requested variance
is to reduce the R-1 (Residential District) rear yard setback from 8 m (26 ft) to 6 m (19.7 ft) for lots
99-107.
The subject property was rezoned on December 8, 2010 and the first subdivision phase was
approved in October 2012. Although several variances were approved for the subject property under
Development Variance Permit DVP/040/09, the applicant is requesting one additional variance for
the second phase of subdivision. It is recommended that Development Variance Permit 2014-032-
DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2014-032-DVP respecting property located
at 10151 248 Street.
DISCUSSION:
a)Background Context
Applicant: Aplin & Martin Consultants Ltd.
Owners: Harry and Norma Redmond
Jennifer Redmond
Legal Description: Lot A, Section 3, Township 12, New Westminster
Plan BCP46878 Except Plan EPP23645
OCP :
Existing: Urban Residential
Zoning:
Existing: R-1 (Residential District), RS-1b (One Family Urban
(Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: SRS (Special Urban Residential)
Designation: Low Medium Density Residential
1106
- 2 -
South: Use: Single Family Residential
Zone: R-1 (Residential District)
Designation: Urban Residential
East: Use: Single-Family Residential
Zone: A-2 (Upland Agricultural), RS-3 (One Family Rural
Residential)
Designation: Agricultural, Urban Reserve
West: Use: Vacant
Zone: RS-3 (One Family Rural Residential) under
application 2011-082-RZ
Designation: Low/Medium Density Residential, Medium
Density Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 3.221 ha (7.9 acres)
Access: 247 Street, 247B Street
Servicing: Urban
Lot Sizes: 403 m2 -1,691 m2
Concurrent Application: 2014-032-SD
Previous Applications: RZ/040/09, SD/040/09, VP/040/09
b) Requested Variance:
1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601, C. 11 (c) (ii), to reduce the
rear yard setback from 8 m (26 ft) to 6 m (19.7 ft) for lots 99-107 (see Appendix C).
c) Project Description:
The subject property is under application 2014-032-SD, to create 25 R-1 (Residential District) and 8
RS-1b (One Family (Medium Density) Residential) lots, for a total of 33 single family lots. The
subdivision design is similar to the first phase, and will be accessed from extensions to 247 Street
and 247B Streets.
An emergency vehicle access is provided from 248 Street. A landscaped ‘parkette’ will be featured
in the 247B Street right-of-way to create an attractive vegetated space within the subdivision. Both
features will be maintained through Upper Jackson Local Area Service Bylaw 6948-2012.
Under a previous Development Variance Permit, the maximum building height for the R -1
(Residential District) zoned lots was increased from 9 m (30 ft) to 11 m (36 f t). Servicing variances
were also approved to reduce the 247B Street road carriage way and road right-of-way widths.
d) Planning Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process. The requested variance aligns with the draft Zoning Bylaw.
- 3 -
The applicant is requesting the rear yard setback relaxation for a row of lots that have a depth of 28
metres (92 ft), which back onto a row of lots that have a depth of 30 m (98 ft). The longer lots will
have an 8 m (26 ft) building setback from the rear property line. The reduced rear yard setback on
the shorter lots will allow homes with the same depth to be built as t hose on the longer lots. Should
the draft Zoning Bylaw be approved prior to completion of this project, this variance will be
redundant. Therefore, this variance is supportable.
e) Citizen Implications:
The rear yard setback will bring the future homes on lots 99-107 closer to the future homes on lots
91-98. As this is a new subdivision, the requested variance will not impact existing homes. Should
the lots 91-98 be built on once the draft Zoning Bylaw is approved, the same rear yard setback
would apply.
CONCLUSION:
The proposed variance to reduce the rear yard setback from 8 m (26 ft) to 6 m (19.7 ft) is supported
by the Planning Department, as this is the proposed rear yard setback in the draft Zoning Bylaw for
the R-1 (Residential District) zone.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2014-032-DVP.
“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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Subdivision Plan
Appendix C - Requested Variance Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 28, 2014 2014-032-SD BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P LA N NIN G DE P A R T M E N T2463 0
10
2
6
8
1004
6
1007 0
1009
0
1005
6
1006
5
1003
8
1004
2
1010 4
2462 02463 6
1
0
2
6
2
1004
5
1005
9
1004
9
1008
1
2475 62476 0
1002
2
1006
6
2475
1
1018 0 2485 51025 62464 0
1005
4
1007
4
1007
9
2472 01008 6
1007
8
1003
9
2470 6
1004
2
1004
8
2472 8
2472
0
1003
1
1008
9
2474 62475 02476 6
1008
02477 1
1007 6
10
2
8
6
2466 82468 0
1009
9
1005
3
1006
8
2473 6
2473
5
2476
5
2478 02479 52479 02462 6
10
2
7
5
1003
6
1009
6
102
9
2
2469 6
1007
6 2473 02474 0
2475
5
1009 22477 8
1007
22477 0
1015
1
10
2
7
2
10
2
7
8
2465 2
1006
6
1008
7
1006
7
1007
1
1003
2
1006
2
1008
8
1009
8
1004
1
1005
7
2474
5
1004 01025 01026 5
1004
32464 62465 82467 62468 8
1008
2
2471 2
1007
5
1009
7
2472
5
1003
0
1005
2
1005
8
100 A A V E .247 B S T.
101 A V E .246 B S T.
102 A A V E .247 S T.102 B A V E .
BCP 33649
3 4
EPP 9830
PARK
6
Rem N 1/2 of NE 1/4BCP 3463563
70
11 13
58
55PARK 7
8
42
29
33
P 36818
PARK
6
BCP 46878
A
3
12
BCP 23574
15
48
1918
39
36
27
27
28
1
29
2
BCP 46878
BCP 46878PARK
8
5
Section 3 Township 12
5
71
60
54
51
52
Rem A
9
5
10
22
34
BCP 17387
23
31
6
EPP 23645
38BCP 1738721
BCP 17387
33
4
25
24
30 30
10
PARK
8
7
68
EPP 2364514 16
45
35
6
11
26
32
P 29247
Rem 17
Municipal gravel pit
PARK
Provincial gravel pit
9
10
62
57
17
44
50
20 EPP 23645PARK
2
26
25
P 1208
Rem 16
EPP 23645
7
9
65
64
66
67
53
43
41
40
37569
4
61
59
56
46
47
49
BCP 46878
3
12
P 1208
P 64785
Subject Property
´
Scale: 1:2,500
10151-248 St
APPENDIX A
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO:
FROM: Chair, Community Heritage Commission MEETING: CoW
SUBJECT: Robertson Family Cemetery in Whonnock
EXECUTIVE SUMMARY:
A Municipal Heritage Designation Bylaw was adopted on December 9, 2008 for the Robertson Family
Cemetery site (Appendix A). Under this bylaw, no alterations are permitted to the site without a
Heritage Alteration Permit. Additionally, the site is currently designated for Institutional use and is
zoned P-6 Civic Institutional.
The process undertaken to protect the site was initiated by local historian Fred Braches, who
provided his research into the Robertson family to the City. A September 30, 2008 Council report
discusses the site’s history and Robert Robertson, a Whonnock pioneer who arrived in approximately
1860 (Appendix B). Historical records show that 10 Robertson family members are buried at the
site, including Robert who died in 1912 and appears to be the last burial.
Fred Braches attended the April 7, 2015 Community Heritage Commission meeting and shared his
knowledge of the site with the group. Discussion focused on adding an additional layer of protection
to the site, through establishing the site as a Place of Interment, which would formalize the use of
the site as a cemetery with the Province. At the April 7th, Community Heritage Commission meeting,
the following resolution was passed (Appendix C):
That it be recommended to Council that the Robertson Burial Site be established as a Place
of Interment.
RECOMMENDATIONS:
That the Maple Ridge Community Heritage Commission be directed to research the process and
related costs involved in establishing the Robertson Family Cemetery as a Place of Interment and
provide a recommendation at a future Council meeting.
DISCUSSION:
a)Background Context:
The subject site is currently protected through Municipal Heritage Designation Bylaw 6622-2008,
which was adopted on December 9, 2008. A Council report, dated September 30, 2008, outlines
some history of the Robertson family burial site and the options available to protect the site in
perpetuity. Both the Municipal Heritage Designation and the Place of Interment options were
presented and the Municipal Heritage Designation Bylaw option was recommended, along with an
amendment to the Official Community Plan to re-designate the site for Institutional use and to rezone
the site to P-6 Civic Institutional. Due to various challenges with the site, including a registered
owner who has been deceased for many years, proceeding with a Place of Interment designation was
1107
2
not recommended. The same challenges remain today. Note that a Place of Interment is a
provincial designation that is legislated through the Cremation, Interment and Funeral Services Act.
The report discussed challenges with the Place of Interment option as follows:
This measure would formalize the use of the site as a cemetery, and offer the
greatest protection. The difficulty with this approach is that proof of ownership or
the intention to acquire the site is a requirement of this application process. The
District does not own this site, but does have a charge registered against the site
as being sold for taxes. For a few reasons, ownership has not been transferred to
the District. Legal Counsel advises that such a transfer could be found invalid if
legally challenged. As it stands, there are known descendants of Robert Robertson
still living; however, their legal claim to this site would have to be established before
a property transfer could take place for this purpose.
It is further noted in the report that the Place of Interment process is fairly onerous, but that Council
may wish to consider this option at some point.
CONCLUSIONS:
The Municipal Heritage Designation, Official Community Plan Institutional designation and the P -6
(Civic Institutional) zoning all contribute to ensuring protection of Robertson Family Cemetery in
perpetuity. There is some concern that due to a lack of lasting visual evidence of the site’s heritage
value (i.e. no head stones, etc.) awareness may wane over time and the Robertson burial site may be
at risk. It is the intent of the Community Heritage Commission and Mr. Fred Braches that all
available options for heritage protection be enacted, so that all possible checks and balances are in
place to help create awareness for future generations and ultimately the site’s protection in
perpetuity.
______________________________________
Brenda Smith, Chair
Community Heritage Commission
/lz
The following appendices are attached hereto:
Appendix A: Aerial Photo showing subject site – Byrnes Road, Whonnock
Appendix B: September 30, 2008 Council Report regarding protection of the Robertson Family
Cemetery on Byrnes Road in Whonnock
Appendix C: April 7, 2015 Resolution of the Community Heritage Commission
City of PittMeadows
District ofLangley District of MissionFRASER R.^DATE: Jun 4, 2015 FILE: Untitled BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
City of Maple Ridge´
Scale: 1:1,000
ROBERTSON CEMETERY
APPENDIX A
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: 15-June-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 May 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 Kelly Swift”
______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
1131
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 Conference405.00 JuneJulyAugustSeptemberOctoberNovemberDecember1,078.57 125.00 - 340.26 1,543.83 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 Conference405.00 JuneJulyAugustSeptemberOctoberNovemberDecember1,158.75 32.95 - 387.39 1,579.09 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 JuneJulyAugustSeptemberOctoberNovemberDecember405.00 - - 375.32 780.32 Robson, GordyJanuaryiPad charges18.19 FebruaryiPad charges18.19 MarchiPad charges5.35 AprilRCMP Regimental Ball65.00 5.35 iPad chargesMayLMLGA Conference405.00 JuneJulyAugustSeptemberOctoberNovemberDecember405.00 65.00 - 47.08 517.08
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 JuneJulyAugustSeptemberOctoberNovemberDecember- 225.00 - 361.62 586.62 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 Conference405.00 JuneFCM Conference799.00 JulyAugustSeptemberOctoberNovemberDecember1,474.00 250.00 - 606.08 2,330.08 Totals4,871.32 1,038.85 - 2,117.75 8,027.92
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read DATE:DATE:DATE:DATE: June 15, 2015
and Members of Council Committee of the Whole
FROM:FROM:FROM:FROM: Chief Administrative Officer
SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended May 31, 2015
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The disbursements summary for the past period is attached for information. All voucher payments are
approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the
disbursements listing through Council resolution. Expenditure details are available by request through
the Finance Department.
RECOMMENDATION: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 May 31May 31May 31May 31, 2015, 2015, 2015, 2015 bebebebe received for received for received for received for
information only.information only.information only.information only.
GENERALGENERALGENERALGENERAL $$$$ 6,605,5526,605,5526,605,5526,605,552
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 2,623,3372,623,3372,623,3372,623,337
PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 83,18283,18283,18283,182
$$$$ 9,312,0719,312,0719,312,0719,312,071
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
•First Truck Centre Vanc Inc – Freightliner walk in service van $ 145,515
•Fort Fabrication & Welding Ltd – Freightliner recycling truck $ 204,434
•G.V. Water District – water consumption Feb 4 – Mar 3/15 $ 430,524
•Receiver General for Canada – three payroll remittances $ 1,214,424
•RG Arenas – Ice rental Feb, Mar & Apr & related expenses $ 191,562
• 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 May 31, 2015 have been reviewed and are in order.
______________________________________________
Prepared by: G’Ann RyggG’Ann RyggG’Ann RyggG’Ann Rygg
Accounting Clerk IIAccounting Clerk IIAccounting Clerk IIAccounting Clerk II
_______________________________________________
Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning
_______________________________________________
Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
GM GM GM GM –––– Corporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial Services
_______________________________________________
Concurrence: Kelly SwiftKelly SwiftKelly SwiftKelly Swift
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 Kelly Swift"
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
0788434 BC Ltd Security refund 63,612
AOK Tree Service Ltd Chipping program 16,656
AMEC Environment & Infrastruct 104 Ave sidewalk (244 St - 245 St)18,386
Fern Crescent (232 St - 240 St)2,984 21,370
Ansan Industries Ltd Traffic control 21,633
BC Hydro Electricity 134,047
BC SPCA Contract payment 28,230
Billesberger, Valerie Document Management Mar 15 - May 4/15 18,331
Boale, Wood & Company Ltd Security refund 46,700
Boileau Electric & Pole Ltd Maintenance: Banners 296
Firehalls 1,666
Golden Ears Winter Club 1,187
Lapidary Club 396
Leisure Centre 4,325
Library 1,085
Maple Ridge Fairgrounds 666
Municipal pole replacement 46,725
Operations 66
Pumpstation @ 225 St 694
PRV Kiosk 1,455
Randy Herman Building 147
RCMP 2,537
Reservoir @ 256 St 2,514
Street lights 3,150
Thomas Haney tennis courts 118
Traffic camera 139
Whonnock Lake Park 150 67,316
CUPE Local 622 Dues - pay periods 15/09 & 15/10 25,765
Chevron Canada Ltd Gasoline & diesel fuel 75,608
City Of Pitt Meadows 2015 property insurance - buildings, parks & arena 87,077
1/3 share of True North Fraser domain 21
PM Family Rec Centre Telus charges 4,898 91,996
Corix Water Products Maple Ridge Main West 56,352
Waterworks supplies 8,877 65,229
Drake Excavating Retaining wall reconstruction 23000 blk of Abernethy Way 41,497
Ecotainer Sales Inc MMBC program recycling grey boxes 70,371
Electro Motors Co Ltd Pump repair at 225 St pumpstation 20,705
Dyke 13 emergency pump repair - third party charge 8,943 29,648
First Truck Centre Vanc Inc Freightliner walk in service van 145,515
Fort Fabrication & Welding Ltd Freightliner recycling truck 204,434
FortisBC - Natural Gas Natural gas 17,495
Fred Surridge Ltd Waterworks supplies 18,407
Friends In Need Food Bank Community grant 17,000
Gotraffic Management Inc Traffic control 15,874
Greater Vanc Water District Water consumption Feb 4 - Mar 3/15 430,524
Water sample analysis 1,400 431,924
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - MAY 2015MONTHLY DISBURSEMENTS - MAY 2015MONTHLY DISBURSEMENTS - MAY 2015MONTHLY DISBURSEMENTS - MAY 2015
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Hallmark Facility Services Inc Janitorial services & supplies
Firehalls 4,462
Library 4,200
Caretaker houses 840
City Hall 3,360
Hammond Community Centre 1,470
Operations 3,990
Randy Herman Building 1,418
RCMP 7,455
South Bonson Community Centre 2,746 29,941
IDRS Tax notice mailing 24,192
ISL Engineering & Land Serv Abernethy Way (210 St - 224 St)35,950
Kev Construction Ltd.Work related to Abernethy Way property acquisitions 21,189
Lafarge Canada Inc Roadworks material 42,689
Letts Environmental Consultant Emergency notification for beaver management 508
2015 instream works sites 14,241
Water line works 1,539 16,288
Manulife Financial Employer/employee remittance 299,019
Maple Ridge & PM Arts Council Arts Centre contract payment 52,224
BCRPA family day grant 1,000
Program revenue Mar & Apr 35,653
Theatre lighting dimmer replacement 13,216 102,093
Medical Services Plan Employee medical & health premiums 78,260
Mertin Imports Ltd Three Hyundai Sonata 80,811
Morningstar Homes Ltd Security refund 133,150
Municipal Pension Plan BC Employer/employee remittance 872,865
Nederman Canada Limited Vehicle exhaust extraction system at Firehall #1 42,161
Nustadia Recreation Inc Subsidized ice purchased by P&LS on behalf of user groups 96,163
Overwaitea Food Group Security refund 16,000
Panorama LMS 4011 Panorama strata fees May & Jun 26,139
Property Owners Land acquisitions - Abernethy Way statutory right of way 61,340
Property Owners Land acquisitions - 128 Ave road dedication 25,283
Qualico Dev (Vancouver) Inc Security refund 15,000
Raybern Erectors Ltd Chain link fencing repairs & installation:
Albion Sports Complex 767
Brickwood Park 404
Cliff Avenue 368
Hammond Stadium Park 2,443
Merkley Park 1,422
Ruskin Park 9,928
Telosky Stadium 1,051
Thomas Haney Centre 388 16,771
RCR Technologies Inc Sparc server replacement 64,571
Receiver General For Canada Employer/Employee remittance PP15/09, PP15/10 & PP15/11 1,214,424
RG Arenas (Maple Ridge) Ltd Ice rental Feb, Mar & Apr less public skate collections 164,998
Additional weekend ice Feb & Mar 8,406
Curling rink operating expenses Feb & Mar 11,215
Onsite supervision of curling rink 6,943 191,562
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Ridge Meadows Recycling Society Monthly contract for recycling 187,464
Weekly recycling 556
Litter pickup contract 1,848
Recycling station pickup 330
Roadside waste removal 102
Toilet rebate program 301 190,601
RJ Construction Hammond Hall renovations 26,320
Solihull Lodges Ltd Refund payment made to utilities account in error 49,820
Spyders Inc Juniper software support & license renewal 33,699
Juniper hardware & support 2,120
Juniper consulting 1,568 37,387
Terra Link Horticulture Inc Overseeding turf mixture & turf starter 15,790
Tundra Plumbing Ltd Hammond outdoor pool repairs 59,682
Lawn Bowling Club 2,090
Leisure Centre 289
Maple Ridge Spray Park 6,579
Rental property 682 69,322
Twin Brook Development Ltd Security refund 61,850
Warrington PCI Management Advance for Tower common costs plus expenses 77,418
Westview Sales Ltd Meter boxes & storm sewer/sanitary covers 18,137
WWBE Investment Trust Security refund 27,373
Young, Anderson - Barristers Professional fees Mar & Apr 59,232
Disbursements In Excess $15,000 5,807,7665,807,7665,807,7665,807,766
Disbursements Under $15,000 797,786797,786797,786797,786
Total Payee Disbursements 6,605,5526,605,5526,605,5526,605,552
Payroll PP15/09, PP15/10 & PP15/11 2,623,3372,623,3372,623,3372,623,337
Purchase Cards - Payment 83,18283,18283,18283,182
Total Disbursements May 2015 9,312,0719,312,0719,312,0719,312,071
Page 1 of 2
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: June 15, 2015
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO:
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: COW
SUBJECTSUBJECTSUBJECTSUBJECT: 2014 Annual Report and 2014 Statement of Financial Information
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The 2014 Annual Report has been prepared in accordance with Section 98 of the Community Charter
and Municipal Council is required to formally receive this report before June 30. A major component of
the report is the 2014 Audited Consolidated Financial Statements. These statements were presented to
Council at the April 20 Council Workshop meeting and Council passed a resolution formally accepting the
statements at the April 28 Council meeting. The 2014 Annual Report will be submitted to the
Government Finance Officers Association for consideration for the Canadian Award for Financial
Reporting, an award the City has received for the past twenty four years.
Under the Financial Information Act, the City is required to file a Statement of Financial Information with
the Province of British Columbia prior to June 30 each year. This report must approved by Council and
the Corporate Financial Officer.
RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That the 201That the 201That the 201That the 2014444 Annual Report be received as required by the Community CharterAnnual Report be received as required by the Community CharterAnnual Report be received as required by the Community CharterAnnual Report be received as required by the Community Charter....
That the Statement of Financial Information be approved as required by the Financial Information Act.That the Statement of Financial Information be approved as required by the Financial Information Act.That the Statement of Financial Information be approved as required by the Financial Information Act.That the Statement of Financial Information be approved as required by the Financial Information Act.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
The 2014 Annual Report has been prepared in accordance with Section 98 of the Community Charter. As
required in the Charter, the report contains our Audited Consolidated Financial Statements; a Progress
Report detailing municipal objectives and progress toward their achievement; a Development Cost
Charges report showing collections and expenditures for each component; information about the services
provided by Municipal Departments; and lists the Permissive Tax Exemptions awarded for the 2014 fiscal
year. The report was made available for public inspection on May 28 and notice posted in the local
newspaper as required by Section 94 of the Charter indicating that the report is being presented at the
Council meeting of June 23.
The City of Maple Ridge has been a recipient of the Canadian Award for Financial Reporting for the past
twenty four years. This award is presented by the Government Finance Officers Association (GFOA) to
recognize Municipalities that publish high quality financial reports that are easily readable, efficiently
organized and clearly communicate the government’s financial picture. The 2014 Annual Report will be
submitted to the GFOA for consideration for this year’s award.
In addition to the Annual Report required by the Community Charter, the City of Maple Ridge is required to
publish an annual Statement of Financial Information (SOFI) under the Financial Information Act. This
report must be approved by Council and the Corporate Financial Officer, and filed with the Province of
British Columbia prior to June 30, 2015.
1133
Page 2 of 2
The SOFI is attached for your review and approval. The package consists of:
• A completed checklist
• A statement of assets and liabilities
• An operational statement
• A schedule of debt
• A schedule of guarantee and indemnity agreements
• A schedule of remuneration and expenses
• A schedule of disbursements to suppliers of goods or services
• A statement of cash flow
• A statement of change in net financial assets
• Notes to the financial statements
• A statement of change in equity in capital assets
• A statement of severance agreements
• A statement of approval of the financial information submitted
• A management report
Citizen/Customer Implications:Citizen/Customer Implications:Citizen/Customer Implications:Citizen/Customer Implications:
The Annual Report and the SOFI provide additional information to the residents of Maple Ridge and the
general public, contributing to Council’s commitment to transparency.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
Prior to June 30 of each year council is required to receive the City’s Annual Report in accordance with
Section 98 of the Community Charter and to approve the Statement of Financial Information in
accordance with the Financial Information Act. It should be noted that a detailed presentation on our
2014 Audited Consolidated Financial Statements was provided at the April 20 Council Workshop
meeting and Council passed a resolution formally accepting the statements at the April 28 Council
meeting.
The Statement of Financial Information is attached and the Annual Report is available for viewing on the
City of Maple Ridge website.
“Original signed by Catherine Nolan”____________
Prepared by: Catherine Nolan, CPA, CGA
Manager of Accounting
“Original signed by Paul Gill”___________________
Approved by: Paul Gill, CPA, CGA
GM: Corporate and Financial Services
“Original signed by Kelly Swift”__________________
Concurrence: Kelly SwiftKelly SwiftKelly SwiftKelly Swift
Acting Chief Administrative OfficeActing Chief Administrative OfficeActing Chief Administrative OfficeActing Chief Administrative Officerrrr
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council
FROM: Chief Administrative Officer MEETING: Committee of the Whole
SUBJECT: Fibre Optic Network – E.A.C. Follow-Up
SUMMARY:
At the Council Workshop of March 30th, staff presented a memo on the City’s efforts to develop a fibre
optics based telecommunications network. That memo, which is appended for reference, covered the
following issues:
- a recounting of the ‘history’ of the network;
- a description of efforts undertaken to identify a business partner;
- a description of key network connections staff are working on in order to complete the network; and
- suggested next steps.
At that workshop meeting, Council requested staff take the memo to the Economic Advisory Commission
(EAC) to gather their views. Staff met with 2 Commissioners on April 29th and attended the May 20th
meeting of the EAC to present the information.
A summary of EAC feedback is provided below.
RECOMMENDATIONS:
That staff be directed to continue support for the development of the fibre optic network in the City by:
1.Continuing to take advantage of our capital works program where feasible;
2.Targeting specific investments to the interconnections necessary to complete a sustainable network;
and
3.Proceed to develop a demonstration project in the downtown to showcase the economic
development possibilities of modern high-speed telecommunications.
BACKGROUND:
Economic Advisory Commission Feedback
The EAC was supportive of City efforts in the fibre optics area and recognized there could be shared
benefit with private sector interests. General comments included:
- an appreciation of the emphasis to support new and existing businesses;
1 1134
- recognition that telecom investments should be around a ‘connectivity’ plan: a planned balance
between technologies (ie - fibre and wireless);
- although there is a partial network of conduit, there is a long way to go to connect up citizens;
- an interest in a multi-year plan to minimize impacts on other infrastructure; and
- an interest in making completion of the network a priority infrastructure investment, perhaps over
time.
Some discussion occurred around the extent to which the network needs completion and how to make it
a priority. Staff noted the significant capital investments to complete the project should be considered
during budget deliberations later in the year along with other community interests.
CONCLUSION:
In recognition of the EAC’s considered views, and evident support, staff seek Council reconsideration of
the recommendations from the memo of March 30, 2015. Those recommendations are reproduced
above. The memo from March 30th is appended for reference.
“Original signed by J.Bastaja”_______________________
Prepared by: J. Bastaja, B.A., M.R.M.
Director Corporate Support
“Original signed by P. Gill”__________________________
Approved by: P. Gill, BBA, CGA
General Manager: Corporate and Financial Services
“Original signed by K.Swift”_________________________
Concurrence: K. Swift
Acting Chief Administrative Officer
2
District of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 30, 2015
and Members of Council
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Fibre Optic Network – Status Update and Proposed Next Steps
EXECUTIVE SUMMARY:
The City has been working on developing a fibre optic network in a slowly progressive and systematic
manner over a number of years. The network has grown as funding becomes available, as opportunities
to extend it arise, and as we gain experience in designing and creating such networks.
The initial priorities were to take care of City communication needs first, and then to route the network to
areas of commercial and industrial interest for economic development purposes. A final consideration
may be to target residential areas, which might be attractive to a partner, but is less of a priority for City
purposes.
In developing our network, there has been good progress and some set-backs (Appendix 2, Existing Fibre
Conduit Network). Presently, the City has over 16 km of buried communications pipe (ie – conduit) with 3
km being used for active fibre optic communications between City facilities. The City continues to bury
empty conduit when opportunity arises for future use where consistent with the Plan and available
resources (see Appendix 1, Fibre Network Plan).
This memo summarizes salient network history and seeks Council support on further initiatives to extend
and capitalize on the network.
RECOMMENDATIONS:
It is recommended that Council support the continued development of the fibre optic network in the City
by:
- Continuing to take advantage of our capital works program where feasible;
- Targeting specific investments to the interconnections necessary to complete a sustainable network;
and
- Proceed to develop a demonstration project in the downtown to showcase the economic
development possibilities of modern high-speed telecommunications.
1
DISCUSSION:
a) Background Context:
In summary, there are 4 takeaways from this memo:
- a recounting of the ‘history’ of our fibre optic network: where we are and how we got here;
- a brief description of efforts undertaken to identify a business partner;
- a description of key connections staff are working on in order to complete the network; and
- suggested next steps.
Each of these will be reviewed in turn.
1. The History:
To have a modern, sustainable, high-speed telecommunications infrastructure is a necessary
underpinning to the city of the future. The City has recognized this imperative and supported efforts to
develop a telecommunications footprint in public rights-of-way that is controlled by the City.
Presently, our network plan is guided by attempting to interconnect the following features of the
community (see Appendix 1, Fibre Network Plan):
- Municipal facilities (eg – Leisure Centre, recreation facilities, Fire Halls, Operations Centre,
community centres, etc.);
- Municipal infrastructure (eg – roadways, traffic control, sewer, water, etc.);
- The high density, office oriented downtown;
- The north-east institutional and industrial presence;
- The Albion Industrial Park;
- The Maple Meadows Industrial Park; and
- two interregional connections: one at the foot of 224th Street and the other westbound down
Lougheed Highway.
In developing our own fibre optic network, the first priority was to look after City needs first and to
interconnect our outlying buildings and facilities. Some of that has been accomplished. For example, the
Operations Centre and Fire Hall #1 are currently connected to City Hall utilizing fibre optics, thereby
allowing staff at those facilities to access the full range of technology services the City has to offer. The
network conduit now extends to the new Fire Hall #4 site and only needs fibre cable to be pulled and
terminated to have that site on the City computer network.
As a secondary priority, by careful routing of the network and building in excess capacity, secondary
spin-offs become feasible in the higher density urban areas such as downtown and the industrial parks.
This approach will present attractive business development opportunities for any private sector partner
who wishes to take advantage of our network (see Appendix 2, Existing Fibre Conduit Network).
A third priority was to investigate the feasibility, and the necessary business models, to support
extending the fibre network to lower density residential areas. However, our preliminary analysis
suggests that extending buried conduit to each house in a new subdivision may not make economic
sense unless certain conditions can be met. These conditions include having an external connection, a
2
completed network, and a suitable ‘take-rate’1 for services offered. This may become feasible to a
private sector operator as our network matures. However, the City should concentrate on extending the
network to higher density areas and employment lands.
The City has, to date, over 16 km of conduit in the ground achieved through a combination of:
- capital investments in conjunction with City improvements in sewer, water and road infrastructure;
- adaptively reusing abandoned infrastructure such as watermains;
- Provincial contributions as part of new sewer infrastructure funding; and
- private sector contributions.
Of the 16 km of conduit, the City utilizes over 3 km for active fibre optic communications between City
facilities (see Table 1 and Appendix 2, Existing Fibre Conduit Network).
Table 1: Communications Conduit Construction by Year
Table 2: Abandoned Infrastructure To Be Considered for Reuse
2. Seeking Partners:
To gain the economic development benefits of an extensive fibre based communications network, an
external connection to interregional networks is necessary (see Appendix 3, Major Network Linkages for
desired extensions).
1 ‘Take-rate’ refers to the degree to which customers commit to connect to the network.
Year Distance (m)
2000 100
2002 98
2008 3,041
2009 2,680
2010 702
2011 8,097
2012 760
2013 387
2014 212
16,077
Distance (m)
GVRD watermain - 200 St to 227 St 5,309 watermain
GVRD Watermain - 200 St to Old Dewdney 5,000 Pitt Meadows
DTR - Laity to 216 St 630 watermain
248 St - Halnor to Alouette/246 St 1,858 force main
240 St - 112 Ave to Kanaka Creek Road 690 watermain
12,797
3
The external connection would be necessary to lower the costs of transport to customers on the
network, and to open up markets for innovative digital services. Presently, Telus and Shaw can
transport digital traffic in and out of the community for routing purposes, but at a relatively high cost.
The external connection, combined with access to our internal conduit network, will be essential to
attracting participants to develop the commercial component of the network. It will also be a source of
secondary revenue to the City for the foreseeable future once it reaches maturity. Staff have been
mindful of strategies to gain that external connection and to attract partners, but have not had much
success.
Two noteworthy efforts in attempting to attract private sector interest are summarized here:
- In 2009, the City was able to secure a business arrangement with Cygnal Technologies Corporation,
a new telecommunications company interested in offering advanced commercial services in the
community enabled by access to the City’s fibre network.
Despite some initial progress, Cygnal was incapable of continuing as it was unable to secure a
favourable arrangement for an external connection out of the community, and it was severely
affected by the 2009 economic recession.
- In 2014, the City issued a request for information (RFI) to determine if the telecom sector had
recovered sufficiently from the economic downturn to rejuvenate interest in accessing the City fibre
network for economic development purposes.
The City received two responses, one from Lightcore, an Alberta based fibre services company, and the
other from a B.C. based company called Vitreo. The City decided not to proceed further as the proposed
business arrangements in both instances saw the City covering all the costs and accepting all the
revenue risks to extend and improve the network for private use.
Despite the challenges in gaining a City controlled out-bound connection, it is an essential element of
success to our network.
It is important to note the lifespan of buried conduit is 40 years or more, and fibre cable can last more
than 30 years. Given those lifespans, network investments will pay major dividends back to the
community if we take the time to get it right.
3. Seeking Connections:
For the last number of years, the City has been targeting major roadways for developing
communications conduit, to develop the ‘backbone’ of a City controlled high-tech communications
network. The backbone is the major network element interconnecting major land uses in the
community, such as downtown, industrial areas, and City facilities. The backbone is also intended to
interconnect facilities outside the community so that data traffic can be routed externally. The backbone
is equivalent to an arterial road in a community, and like a key part of the road network, it must connect
efficiently to external networks.
In developing the backbone, the City identified key locations and took advantage of key opportunities to
develop segments of the network. The practice has been to bury empty communications conduit along
these segments of the network when opportunities arise, for example when a roadway is rebuilt, or a
4
development project requires improved access. Fibre optic wires would be pulled into the conduit at a
later date based upon need.
Although this approach leverages planned infrastructure investments, and attempts to salvage
abandoned water and sewer mains, it is a slow process and results in disparate network segments that
may take some time to connect up. However, it gets us along our journey at lower cost and risk.
As noted earlier, a communications network is of limited utility unless interconnections to the outside
world are achieved. For internet based services, these interconnection points are known as “internet
exchanges”2. Along the way to getting to an internet exchange, network traffic is aggregated into larger
and larger nodes typically at ‘co-location’ facilities. The closest co-location facility is at QNET at
Coquitlam City Hall 3. The ultimate destination would be the main ‘node’, the Vancouver Internet
Exchange (ie – VANIX)4.
Presently, Maple Ridge out-bound traffic is routed via one of the 2 incumbent carriers: Telus or Shaw.
They offer out-bound services, but their business model is one of promoting scarcity through retail
pricing. To truly realize the benefits of the new information economy, competition is needed, and
business models of abundance, in carry capacity, should be promoted. In essence, the City needs our
own outbound circuit that we manage for community benefit.
For our external connection, City staff have been working on 2 options, a connection at the CPR tracks
at the foot of 224 Street by the river, and of one westbound along Lougheed Highway to either the
Golden Ears Bridge, or the Pitt River Bridge. Both linkages, to the river and to the bridges, are necessary
and are not mutually exclusive. There are potential interconnection options to different carriers at each
location, and two external links are necessary in order to provide a back-up option in case one of the
lines goes down. However, both segments are incomplete and require a modest investment to finalize
(see Appendix 3 which shows major network linkages).
The connection down to the CPR tracks requires additional conduit to be buried along 224 St between
Callaghan Ave and North Ave to interconnect to City Hall. However, some indication from carriers along
the railroad tracks of a willingness to interconnect to our network is necessary before committing to the
investment. Discussions with service providers about this possibility have happened but have yet to
yield a result.
Our second option, is repurposing an abandoned GVRD watermain westbound on Lougheed Highway.
The old watermain routes through downtown Maple Ridge, traverses through Pitt Meadows, and
terminates in the vicinity of the Pitt River bridge. The City controls the portion of the abandoned
watermain within Maple Ridge city limits.
Such infrastructure, should it be made available for adaptive reuse as a communications conduit, would
be very beneficial to gaining a significant direct inter-regional connection westbound. It is by having our
own external connection that the City can grow the value of our network and increase the value of
services to be offered. An inter-regional connection will gain strategic economic development advantage
for our network, and allow the City to perhaps begin to participate in shared City services to citizens.
Presently, the City has control over about 5,000 metres of the Maple Ridge portion of this abandoned
watermain. The Ministry of Highways is very interested in the Pitt Meadows portion, for the same
2 An internet exchange is the physical location wherein service provider networks (eg – Telus, Shaw, etc.) meet, and they exchange traffic. These are
essential to allowing the fast delivery of internet based services and communications. The largest local internet exchange is in Vancouver, with
smaller ones in Victoria, Kelowna, Kamloops, and Prince George.
3 QNET is the City of Coquitlam’s fibre optic network which some have considered a model of success: http://www.qnetbc.net/about-us/overview .
4 VANIX is the Vancouver Internet Exchange and is one of the major ‘nodes’ on the west coast: http://www.vanix.ca/ .
5
reasons we are, and has undertaken some preliminary investigations of the condition of the pipe. The
Ministry is interested in adaptive reuse of the watermain for telecommunication purposes and City staff
see an opportunity to work collaboratively with the Ministry to make it happen. Although the Ministry
acknowledges value in the asset, it is not a current priority for them. Discussions are ongoing.
4. Next Steps:
There are 3 approaches staff feel are worthy of pursuing:
i) Consider targeted investments to complete major linkages including external connections;
ii) Continue to leverage other infrastructure upgrades through the Capital Program;
iii) Undertake a demonstration project to develop commercial interest.
Each of these is discussed next.
i) Targeted Investments to Complete Key Linkages:
Appendix 3 identifies major interconnections to complete by targeted expenditures over time to allow
key areas of the community to be connected to a sustainable, City controlled, fibre network.
These include the following:
- An outbound linkage west along Lougheed Highway by repurposing an abandoned GVRD
watermain;
- An outbound linkage south down 224 Street to the river;
- An eastward connection along Dewdney Trunk Road to 248 Street and north;
- A southward connection on 240 Street from 112 Ave to the Albion Industrial Park; and
- A northward connection along 232 Street into the Silver Valley area.
The connections described above are in priority order, but can be completed in any sequence based
upon funding, interest, and opportunity, with the 2 outbound connections being the immediate focus.
Each is briefly described next.
a) Watermain Connector:
Our preliminary analysis suggests the abandoned GVRD watermain along Lougheed can be refurbished
for our use at a cost of about $400,000. Should we be prepared to commit to the project it will likely
attract participation from the Ministry of Highways for a financial contribution and commitment to
upgrade the Pitt Meadows portion of the same watermain. Staff fully expect, in collaboration with the
Ministry, that this is achievable and should be a priority.
b) 224 St Connector:
The other priority connector is the outbound link down 224 St to the river. Staff have undertaken a
design for this segment and anticipate the costs to be around $200,000. If completed in conjunction
with anticipated road paving of 224 St, it should be less. This connector will allow an alternative route
into, and out of, the community and function as a back-up to the watermain connector along Lougheed
Highway. Completing this 224 St connector should attract private sector interest from current service
providers using the railway right-of-way for their fibre optics networks.
6
c) 248 St Connector:
The next connection that should be considered for targeted investment is the link eastward along
Dewdney Trunk Road to 248 Street and north. This link will extend our continuous fibre conduit from the
Operations Centre eastward to 248 St, and then north to an abandoned forcemain. Repurposing the
abandoned forcemain will allow us to interconnect to the existing conduit segment serving the
institutional facilities and the industrial parks in the northeast sector. As well, it could connect up the
Justice Institute campus to support the growth of that postsecondary institution. It is projected that this
link could be completed for about $400,000.
d) 240 St and 232 St Connectors:
The remaining 2 links, that of an extension south along 240 St to Lougheed, and the other of a
northward connection along 232 St, provide key segments in support of growth areas or redevelopment
of employment lands. These links do not have a clear cost estimate attached but are located on
segments of roads that will need to be rebuilt or repaved in the near future.
ii) Continue To Take Advantage of Capital Program Investment In Infrastructure:
In the absence of targeted investment, staff rely on redevelopment opportunities to grow the network
consistent with the network plan. This approach requires funds to be available on an ad-hoc basis to
contribute our part of roadway or infrastructure improvements.
For the coming year, several opportunities present themselves, such as the beautification program
along Lougheed Highway between 224 St and 227 St. Participating in this project will allow us to
refurbish a portion of the abandoned watermain along Lougheed Highway. Other opportunities this year
include the following highway improvement projects along priority segments:
• Fern Crescent upgrade between 240 St to 236 St; conduit would need to be included into the
western end of this project;
• 240 St and Dewdney Trunk Road intersection improvements; a conduit extension through the
intersection is necessary;
• 203 St highway improvement from south of Lougheed Highway to Dewdney Trunk Road; a key
linkage and conduit crossing;
• Selkirk Ave highway improvement between 225 St to 227 St; conduit should be included along
this rebuild project;
• 207 St highway improvement between Lougheed and Dewdney Trunk Road; a key link for the
future.
Staff feel it is worth continuing to take advantage of such capital investment opportunities as they
occur. It may take some time to get segments of the network completed, but fibre conduit investments
responsive to other scheduled infrastructure upgrades (eg – roads, sewer, water), or development
opportunities, will provide the circumstance to grow parts of the network at lower cost and risk.
A recent example involved the Provincially funded upgrade to the northeast sewer servicing the prisons.
In designing, funding and building that 2011 project, the Province agreed to include a buried
telecommunications conduit for the City. The conduit is over 7,000 metres in length and permits access
into the underserviced northeast area.
7
However, growing the network by “piggy-backing” onto other infrastructure upgrades typically results in
unconnected segments. As a consequence, targeted investments are needed to stitch together the
disparate sections to create a fully functional sustainable network.
iii) Undertake a Demonstration Project:
The major impediment to attracting high-tech service providers is access to customers. Not many small
companies have sufficient network infrastructure, they typically have to lease access to network
capacity from the major telephone or cable companies to reach new customers. Such arrangements
can create cost prohibitive barriers of entry to new markets.
To garner interest in our network, staff are proposing a demonstration project. Given our existing
network presence and functional fibre based out of City Hall, it would be possible to build a connection
to a location, building, business, or area in the downtown, and pre-service it on City based fibre. The
project would be a matter of investigating what businesses or service offerings would be of interest to
new service providers, and then evaluating either the existing businesses or the imminent
redevelopment opportunities occurring in downtown to see which would be the best match to showcase
our network.
There are some conditions that would need to be present for it to be feasible, but conceptually, this
approach would demonstrate if our offerings would be attractive enough to innovative service providers.
Locations that should be of interest to the private sector include:
• recent, and future, mixed use residential and commercial redevelopments around City Hall;
• offices in the City owned Business Tower;
• City owned redevelopment lands immediately east of 226 St; and
• the School District offices, the Library, and other community support services in the downtown.
Staff believe that the existing City investment in the hard costs, a compact commercial downtown core,
and an embracing business ethic, are the best conditions to test whether our aspirations can be met.
Should it be successful, the concept can grow and evolve into a wider network presence of secondary
spin-offs for the community.
b) Desired Outcome:
Council support for continued investment in the fibre conduit network and support for a demonstration
project.
c) Strategic Alignment:
The development of an advanced telecommunications network supports Council objectives of:
- promoting the technology sector;
- encouraging employment;
- developing sources of secondary revenue; and
- taking the long-view on decisions.
8
Role of the City:
An important consideration in this project is the role of the City. It has been recognized the City
should not compete with the private sector by offering modern enhanced digital services. This
project, as envisioned, is not based upon the City as a service provider, but rather on leveraging a
core competency of the City: that of the responsibility to manage rights-of-way and underground
infrastructure. The infrastructure in rights-of-way now includes City telecommunications conduit.
Some consider this viewpoint as a communications ‘utility’, which makes sense as City controlled
infrastructure would tend to minimize the number of privately owned network segments buried under
City rights-of-way, and thereby reduce underground congestion and pavement cuts.
The City would utilize this telecommunications infrastructure to develop network connections to our
own facilities, to generate secondary revenue, and also to acknowledge community development
objectives. Beyond City needs, access to such infrastructure for commercial purposes would be
shared with the private sector.
The City spends on the order of $60,000 a year on telecommunications services from the private
sector, and can off-set much of that cost by developing our own assets through the control of rights-
of-way. It is common practice amongst Municipalities. Although this realization was the beginning of
our strategy, the potential benefits could go far beyond.
The City has recognized the following as key community development objectives in pursuing our
network development ambitions:
Achieve secure and reliable internet services for all City sites and for future non-profit
participants in the City network;
Interconnect the City’s fibre optic plant to a service providers network;
Improve service delivery to the City’s internal and external customers based upon leveraging the
City’s telecommunications network;
Improve the cost-effectiveness of internet services to the community as a whole;
Grow the network footprint for the future including external connections to one or more transit
exchanges;
Develop a plan to achieve a co-locate facility at City Hall;
Develop secondary revenue sources for the City;
Develop a business structure where the City does not ‘manage’ the network directly; and
Encourage economic development opportunities based upon access to quality and innovative
telecommunications services in the City.
d) Business Plan/Financial Implications:
Business plans have recognized the importance of economic development and the benefits of
advanced communications technologies. Support for this particular City initiative has been
acknowledged in the Economic Development Strategic plan, the Information Technology Business Plan,
and the Capital Works Business Plan. There has also been good support from the Engineering and
9
Operations Departments. This emphasis should continue to keep the network affordable and keep it
moving forward.
Once the City has an external connection, it will enable us to move some of our business to that
connection and to engage other community support services to participate (eg – Library, SD 42, etc.). It
will also allow us to commercialize the excess capacity of the network.
To date, developing the fibre conduit network has relied on:
- Capital funding approved during previous business planning processes;
- Provincial funding contributions in association with infrastructure upgrades; and
- Private sector contributions.
The present funding envelope from the current Capital Program has the following sources of committed
funding earmarked for the noted improvements:
- $600,000 for an extension to 248 St and the northeast;
- $400,000 for repurposing the abandoned GVRD watermain as an outbound connection;
- $200,000 for the 224 St major link to the waterfront and an outbound connection; and
- $70,000 for studies, design work and minor projects.
Staff will be returning for Council support in completing the noted major segments to the network, and
to seek support to undertake the demonstration project.
e) Alternatives:
The benefits of the existing network have been limited to City operations. Undertaking a demonstration
project should allow us to determine private sector interest, and better define the future role of the City.
This future role could include anything from looking after our own interests only, to selling the excess
capacity of the network to a service provider, to creating a City run communications ‘utility’ wherein the
maximum benefits to the City and citizens are realized and shared with the private sector.
In addition to one of the alternatives noted above, however, the City could get out of the business
altogether and sell off the assets and simply contract internet connectivity with one of the incumbent
service providers.
CONCLUSIONS:
To have a modern, sustainable, high-speed telecommunications infrastructure is a necessary
underpinning to the city of the future. The City network was originally guided by general principles of
taking advantage of our road works, look after City interests first, build in extra capacity, and provide for
economic development spin-offs through that extra capacity. These principles served the City well as the
network started, but it is time to consider enhanced business models if the City is to achieve the benefits
of an information economy.
For most similar networks, there is private sector involvement and benefits typically are not targeted to
community development purposes. However, in our model, this should be the role of the City: promoting
the development, evolution, and maturity of modern high-tech networks as a foundation to a ‘smart’
10
inclusive community. The City has a good start and needs to take a few more incremental steps along
the road.
Given it is much more desirable to have a continuous conduit network interconnecting key areas, as it
would be more attractive to telecommunication service providers, staff are also recommending we
continue with the strategy:
- Continue to take advantage of our capital works program where feasible;
- Target specific investments to the interconnections necessary to complete a sustainable network;
and
- Proceed to develop a demonstration project in the downtown to showcase the economic
development possibilities.
This memo seeks to update Council on this important aspect of infrastructure development and to
receive support to continue modest investments as opportunity arises, and to seek out partnership
opportunities through support for a demonstration project.
_______________________________________________
Prepared by: J. Bastaja, B.A., M.R.M.
Director Corporate Support
_______________________________________________
Approved by: P. Gill, BBA, CGA
General Manager: Corporate and Financial Services
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
11
"Original signed by J.Bastaja"
"Original signed by D. Spence" for
"Original signed by J.L. (Jim) Rule"
Appendix 1: Fibre Network Plan
12
Appendix 2: Existing Fibre Conduit Network
13
Appendix 3: Major Network Linkages
14
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 15, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Maple Ridge Resilience Initiative
EXECUTIVE SUMMARY:
The “Maple Ridge Resilience Initiative: A Call to Action” (MRRI) was launched by the City of Maple
Ridge on May 26, 2015. This launch marks the transition of the Mayor’s Homeless Solutions Task
Force to a new structure that will be overseen by all of Council. The MRRI engages a number of
community partners, funders and policy makers to collectively address three primary objectives.
1.Increase access to treatment for people dealing with drug addiction.
2.Increase adequate support for people with significant mental illness.
3.Increase a sense of health and safety in the community.
The structure of the MRRI includes four teams with specific yet connected mandates. The four teams
include: Community Standards Enforcement, Street Action, Strong Kids and Housing Action Team.
The teams will be implementing short-term solutions and planning for long term approaches to
address these identified needs. The Maple Ridge Resilience Initiative has a unique opportunity to
provide an innovative response to issues that have faced most communities across the region,
province and nation. This report includes a number of recommendations that forward this work.
RECOMMENDATIONS:
That the amended Terms of Reference attached to the report dated June 15, 2015 regarding a
transition from the Mayor’s Homelessness Solutions Task Force to the Maple Ridge Resilience
Initiative be approved; and, that the Mayor’s Homelessness Solutions Task Force cease to exist.
That staff be directed to review the Crime Free Multi-Housing program to increase subscription
amongst those currently not using the program.
That staff be directed to review Schedule C of the Business Licencing & Regulation Bylaw the bylaw
that governs how second hand stores report items received by their businesses and provide a staff
report for consideration.
That staff be directed to provide a report on an improved delivery model for security services in the
downtown core.
1151
2
DISCUSSION:
a) Background Context:
The Mayor’s Homelessness Solutions Task Force (MHSTF) was established on January 5, 2015
and its Terms of Reference adopted on February 10, 2015. On May 28, the Task Force
launched the Maple Ridge Resilience Initiative (MRRI) with over 70 people in attendance. A
recording of this announcement is available on the City’s website and on the Maple Ridge
Resilience Initiative Facebook Page. A revised Terms of Reference reflecting the transition from
the MHSTF to the MRRI is attached to this report..
Communications Update:
Communications are being managed by Fred Armstrong, Communications Manager with
guidance from Shawn Matthewson, Social Planning Coordinator and project lead for the MRRI.
The development of a communication strategy is underway.
Community Standards Enforcement Team Update:
The Community Standards Enforcement Team be led by Sgt. Casey Baker (RCMP) is comprised of
Chief Dane Spence (Fire), Robin McNair (Bylaws), Fred Armstrong (Communications) and David
Boag (Parks). The goal of this team is to use efficient and effective tools to ensure that
Community Standards are met in the areas of housing, shelter and service provision. This team
is also working to ensure that citizens have greater access to the tools that create safer
communities. The Team has met weekly to develop a work plan and address the action items.
One of the more significant roles of this team is to monitor the Cliff Avenue encampment as well
as to monitor the formation of new camps.
The CSET has also overseen the completed or pending remediation or removal of the following
derelict buildings:
Address Status
11960 - 221 St Demolition permit in place and the owner has a contractor in place
and the demo process is underway. Anticipate completion June 20th
12041 - 256 St Property is down.
22333 - 122 Ave Appeal of the demolition order was turned down. Owner has ordered
a HAZMAT survey and is committed to remove the structure.
12667 - 227 St Property was sold. The new owner is aware of the order and has
committed to remove by end of the month.
22332 - 122 Ave Owner has not responded to the demolition order from council. Fire
Department will start to work on the owners behalf. A HAZMAT
report has been ordered to begin the process.
Other actionable items that the CSET would like to proceed with include a review of the Crime
Free Multi-Housing program to increase the participation of those not currently using the
program; a review of the bylaw that governs how second hand stores report items received by
their businesses; and, a review of the overall security program in the downtown. This report
includes recommendations that will provide staff with direction to proceed with this work if they
are endorsed by Council.
Street Action Team Update:
The Street Action Team led by Annika Polegato, Executive Director of Alouette Addictions is
comprised of Heather Steele from Canadian Mental Health Association and the four Outreach
3
Workers funded through the City’s grant. The goal of the Street Action Team is to connect
populations who are living on the streets with appropriate supports and services. This team will
use a typical triage outreach approach where outreach is defined as an activity of
providing services to populations who might not otherwise have access to those services. A key
component of outreach is that the groups providing the service are not stationary, but mobile; in
other words they are meeting those in need of outreach services at the locations where they are.
All Outreach Workers are in place and are currently working with people who are not housed who
are staying on Cliff Avenue or in other encampments in the community. This team has received
full training and has been connected with local service providers to streamline access to services
and shelter or housing for the people they are working with.
A key instrument that the team will use to support clients and prioritize their needs will be the
Vulnerability Assessment Tool (VAT) developed by the Downtown Emergency Service Center
(DESC) in Seattle Washington as “a structured way of measuring a homeless person’s
vulnerability to continued instability”. It provides ten different items measured on unique scales
to assess the relative vulnerability of clients completing the tool. The VAT is intended to allow
services providers to identify those at highest vulnerability or those who are the highest services
users and prioritize service to them. This tool was used by the Carnegie Outreach workers to
work with the individuals camped in Oppenheimer Park. This is the first time that it will be used
by outreach workers in Maple Ridge. Outcomes that result from the Outreach Workers efforts
will also be measured. All of the above data will be beneficial to the upcoming research project
that Council recently endorsed.
Strong Kids Team Update:
The Strong Kids Team (SKT) is being led by Susann Carr, who is a Trustee on the Board of SD No.
42. This team is in the process of forming and building their implementation plan, which will
likely include a community forum.
Housing Action Team:
The Housing Action team will focus on the provision of housing across the continuum.
Foundational to the work of this team is the City of Maple Ridge’s Housing Action Plan. Meetings
with BC Housing, Atira, Rain City, Look Out, Salvation Army and Alouette Home Start Society have
taken place to explore some innovative measures to address housing gaps. This team will focus
on some short, mid and long term goals to increase housing options in the City. Although the
team has yet to be fully formed recent discussions indicate that that there is some opportunity to
achieve a net gain in housing resources.
In addition, the Team will be featuring a presentation from Rain City Housing First Speakers
Bureau who will profile success stories from a speaker’s panel of people who have experienced
homelessness. Detailed planning for this event is underway and once finalized, invitations will
be sent to local media, Mayor and Council, and the public.
b) Desired Outcome:
The most pressing outcome is that the campers on Cliff Avenue be supported to find shelter
and/or permanent housing that meet their current needs. This will allow all residents on Cliff
Avenue to feel safe in their neighbourhood. The goal to limit the formation of new camps is also
a desired outcome.
4
c) Strategic Alignment:
This resolution aligns with the Safe and Livable Communities Strategic Direction by pro-actively
addressing the impacts of social issues on the local community and citizens through social
planning and collaboration with other levels of government and local service providers
d) Citizen/Customer Implications:
The work of the Maple Ridge Resilience Initiative will benefit individuals in at-risk situations as
well as the overall health of the community.
e) Interdepartmental Implications:
The teams will require input from a number of departments including Fire, Police, Parks and
Community Services.
CONCLUSIONS:
This report provides a brief overview of the work of the MRRI and identifies some next steps,
including an updated Terms of Reference and work plan items that require Council endorsement to
proceed.
The Maple Ridge Resilience Initiative is taking an innovative response to issues that have faced most
communities across the region, province and nation. Some of the new tools and practices being
used and developed could provide a template for other communities to utilize in addressing similar
issues.
“Original signed by Shawn Matthewson”
_______________________________________________
Prepared by: Shawn Matthewson, Recreation Coordinator, Social Planning
“Original signed by Kelly Swift”
_______________________________________________
Approved by: Kelly Swift, General Manager,
Community Development, Parks & Recreation Services
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
1
Maple Ridge Resilience Initiative: A Call to Action
Terms of Reference
Purpose
The Mayor’s Homelessness Solutions Task Force was created pursuant to a resolution of Council on
January 5, 2015 to conduct an assessment of social service delivery funding models and to develop
recommendations that will enhance community health for Council’s consideration .On June 1, 2015,
Council passed a resolution that the name of the Mayor’s Hom elessness Solutions Task Force be
changed to “Maple Ridge Resilience Initiative: A Call to Action”(MRRI).
Mandate
The Maple Ridge Resilience Initiative will:
1.Increase access to treatment for people dealing with drug addiction.
2.Increase adequate support for people with significant mental illness.
3.Increase a sense of health and safety in the community.
Membership
The Mayor and all members of Council will oversee the work of the Maple Ridge Resilience Initiative.
Expert advice on various topics will be a pivotal component of the MRRI’s work. Participation will
occur through four working groups:
1.Street Action Team:
The purpose of this working group is to increase timely access to services that respond to the
individual needs of our unsheltered population, and to identify immediate interim shelter
solutions for people in the community that are currently unsheltered while longer-term solutions
are being pursued, including those identified in the Housing Action Plan.
2.Strong Kids Team:
The purpose of this working group is to develop a pro-active community approach to youth
education on the prevention of drug use.
3.Community Standards Enforcement Team:
The purpose of this working group is to ensure a consistent and effective approach to
enforcement of community standards and safety.
4.Housing:
The Housing Action team will focus on the provision of housing across the continuum.
Foundational to the work of this team is the City of Maple Ridge’s Housing Action Plan.
Non-members
The CAO or his representative is expected to attend all meetings of the MRRI. Other participants may
be invited at the discretion of the Chair.
Meetings
2
The business of the Maple Ridge Resilience Initiative will take place at designated Council Meetings.
Quorum and reporting requirements will follow Council procedures.
Term
Work on the Maple Ridge Resilience Initiative is expected to conclude near year-end. A full report
and recommendations will be brought back to Council in the first quarter of 2016.
Accountability
The working group members are accountable to Mayor and Council.
Funding
On April 4, 2015, Council approved funding from the Protective Services Reserve for the work that
the MRRI will oversee, including:
Up to a maximum of $160,000 for four outreach workers for up to six months;and
A maximum of $75,000 for consulting services to conduct a thorough assessment of current
social service provision in Maple Ridge to identify efficiencies,gaps and redundancies and
deliver a report with the appropriate recommendations;and
Up to $65,000 to backfill a staff person selected to assist in the coordination and support of the
task force teams and overall task force objectives,if necessary;and
$25,000 to increase security services.