HomeMy WebLinkAbout2015-09-14 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 Overview of the Property Tax Collection Period 2015
•S. Rutledge, Manager of Revenue and Collections
2.PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2015-213-AL, 25425 and 25465 Hilland Avenue
Staff report dated September 14, 2015 recommending that Application 2015-
213-AL involving 2 properties within the Agricultural Land Reserve and
requesting subdivision (lot line adjustment) to allow a westerly parcel of the
property to access a portion of the easterly property be authorized to proceed
to the Agricultural Land Commission.
COMMITTEE OF THE WHOLE
AGENDA
September 14, 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
September 14, 2015
Page 2 of 5
1102 2015-200-RZ, 21010 119 Avenue, RS-1 to R-1
Staff report dated September 14, 2015 recommending that Maple Ridge
Zone Amending Bylaw No. 7168-2015 to rezone from RS-1 (One Family Urban
Residential) to R-1 (Residential District) to permit subdivision into 2 single
family residential lots and that the application provide further information
required as described on Schedule B of the Development Procedures Bylaw
No. 5879-1999, along with the information required for a Subdivision
application.
1103 2015-201-RZ, 22830 Nelson Court, R-1 to R-2
Staff report dated September 14, 2015 recommending that Maple Ridge
Zone Amending Bylaw No. 7163-2015 to rezone from R-1 (Residential
District) to R-2 (Urban Residential District) to permit a subdivision of
approximately 25 lots be given first reading and that the applicant provide
further information as described on Schedule B and J of the Development
Procedures Bylaw No. 5879-1999, along with the information required for a
Subdivision application.
1104 2014-019-RZ, 24815 & 24837 Dewdney Trunk Road; 12040 248 Street,
RS-1 to C-2
Staff report dated September 14, 2015 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7171-2015 to designate a
portion of property from Estate Suburban Residential to Commercial be given
first and second reading and be forwarded to Public Hearing, that second
reading of Maple Ridge Zone Amending Bylaw No. 7070-2014 be rescinded
and that Maple Ridge Zone Amending Bylaw No. 7070-2014 as amended to
rezone from RS-1 (One Family Urban Residential) to C-2 (Community
Commercial) to permit construction of 2 commercial buildings be given
second reading and be forwarded to Public Hearing.
1105 2014-054-RZ, 23627 and 23598 Dogwood Avenue, Addendum to Second
Reading Report dated July 28, 2015
Staff report dated September 14, 2015 recommending that the “Addendum
to Second Reading Report” dated September 14, 2015 providing updated
information on Application No. 2014-054-RZ and including a revised
subdivision layout be received for information.
Committee of the Whole Agenda
September 14, 2015
Page 3 of 5
1106 2012-034-RZ, 12101 208 Street, First One Year Extension
Staff report dated September 14, 2015 recommending that a one year
extension be granted for rezoning application 2012-034-RZ to permit 8
townhouse units under the RM-1 (Townhouse Residential) zone.
1107 2013-080-RZ, 24086 104 Avenue, First One Year Extension
Staff report dated September 14, 2015 recommending that a one year
extension be granted for rezoning application 2013-080-RZ to permit 18
townhouse units under the RM-1 (Townhouse Residential) zone.
1108 2015-041-DVP, 20070 113B Avenue
Staff report dated September 14, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2015-041-DVP to allow for an increase
in maximum retaining wall height, a reduction in the exterior side yard
setbacks and a reduction in the minimum landscape strip along the front and
exterior side lot lines.
1109 2015-041-DP, 20070 113B Avenue
Staff report dated September 14, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2015-041-DP to permit a two-storey
industrial office building under the M-3 (Business Park) zone for a freight-
broker business, with a small amount of warehouse space.
1110 2015-081-DVP, 22464 Lougheed Highway
Staff report dated September 14, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2015-081-DVP to allow for a reduction
in the minimum height requirement of a new commercial building from three
storeys to one storey.
1111 2015-081-DP, 22464 Lougheed Highway
Staff report dated September 14, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2015-061-DP to permit construction of
a commercial building under the C-3 (Town Centre Commercial) zone.
1112 2015-043-DP, 20159 115A Avenue, Industrial Development Permit
Staff report dated September 14, 2015 recommending that the Corporate
Officer be authorized to sign and seal 2015-043-DP to permit construction of
a single-storey industrial building under the M-3 (Business Park) zone.
Committee of the Whole Agenda
September 14, 2015
Page 4 of 5
1113 Excess Capacity/Extended Services Agreement LC 157/14, 24371 112
Avenue
Staff report dated September 14, 2015 recommending that the Corporate
Officer be authorized to sign and seal Excess Capacity Latecomer Agreement
LC 157/14.
1114 Maple Ridge Subdivision and Development Servicing Amending Bylaw No.
7093-2014
Staff report dated September 14, 2015 recommending that Maple Ridge
Subdivision and Development Servicing Amending Bylaw No. 7093-2014 to
update engineering practices and regulations be given first, second and third
readings.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 City-Owned Town Centre Lands – Purchase and Sale Agreement
Staff report dated September 14, 2015 recommending that staff be directed
to complete a Purchase and Sale Agreement between the City of Maple Ridge
and Falcon Homes Ltd. for the City’s 3.04 acre Town Centre Lands and that
the Corporate Officer be authorized to execute the agreement.
1132 Disbursements for the month ended August 31, 2015
Staff report dated September 14, 2015 recommending that the
disbursements for the month ended August 31, 2015 be received for
information.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
Committee of the Whole Agenda
September 14, 2015
Page 5 of 5
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: September 14, 2015
and Members of Council FILE NO: 2015-213-AL
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Application for subdivision / lot line adjustment in the Agricultural Land Reserve
25425 and 25465 Hilland Avenue
EXECUTIVE SUMMARY:
An application has been received under Section 21 (2) of the Agricultural Land Commission Act for
subdivision (lot line adjustment) involving 2 properties, of approximately 1.21 hectares (3.0 acres)
and 2.37 hectares (6 acres). Both parcels are within the Agricultural Land Reserve. No new parcels
will be created with this proposal. The Applicant’s submission conforms with the application
requirements of the Agricultural Land Commission.
The reason for this request is for the westerly parcel (25425 Hilland Ave.) to be able to access a
portion of the easterly property (25465 Hilland Ave.) that is currently isolated due to topography.
RECOMMENDATION:
That application 2015-213-AL be authorized to proceed to the Agricultural Land Commission.
DISCUSSION:
a)Background Context:
Applicant: David C Koehn
Owner: David C Koehn, Julia E Koehn
Legal Description: Lot: 24, Section: 23, Township: 12, Plan:
NWP42322
OCP :
Existing: Agricultural
Proposed: No Change
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: No Change
Surrounding Uses
North: Use: Farm Use
Zone: RS-3 (One Family Rural Residential)
Designation Agricultural
South: Use: 2 properties, Rural Residential and Congregate
Care
Zone: RS-3 One Family Rural Residential and P-2
Institutional
Designation: Agricultural
1101
- 2 -
East: Use: Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
West: Use: Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
Existing Use of Property: Hobby Farming
Proposed Use of Property: no change
Site Area: 2.37 hectares (6 acres)
Access: Hilland Avenue
Servicing: Community water, septic
b)Project Description:
This application proposes an eastward lot line adjustment of two properties in the vicinity of Hilland
Avenue and 252nd Street. Currently, the property furthest west (25425 Hilland Ave.) has a site area
of 2.4 hectares (5.9 acres) and the eastern property (25465 Hilland Ave.) comprises a site area of
1.21 hectares (3.0 acres). Should this lot line adjustment be approved, the resulting properties
would be 2.6 hectares (6.3 acres) on the west side, and 1.0 hectares (2.5 acres) on the east side.
No additional parcel would be created, and the resulting parcels will comply with the requirements of
the RS-3 (One Family Rural Residential) Zone where community water is provided. This application is
for the approval of the Agricultural Land Commission. If approved, the property owners will have to
proceed with a formal application for subdivision (lot line adjustment) through the City of Maple
Ridge.
c)Planning Analysis:
Official Community Plan
Development applications within the Agricultural Land Reserve are guided by the Official Community
Plan. While lot line adjustments are not specifically referred to within the agricultural policies of the
Official Community Plan, they are considered to be a form of subdivision. Policy 6-12 states the
following about subdivision on agricultural land:
Maple Ridge will protect the productivity of its agricultural land by:
…
d)discouraging the subdivision of agricultural land into smaller parcels, except
where positive benefits to agriculture can be demonstrated.
…
Agricultural Plan
The Agricultural Plan notes challenges with farming smaller agricultural properties and recommends
retention of lots 2 acres or larger in the Agricultural Land Reserve.
Research provided by the Ministry of Agriculture in their most recent inventory work validates this
concern1. Conclusions drawn from this region wide information have been summarized by Metro
Vancouver, as follows:
1 Maple Ridge was a project partner for the Ministry of Agriculture inventory work in 2011
- 3 -
Evidence exists that small parcels are less likely to be farmed and therefore further
subdivision of parcels in the ALR is not warranted and will only encourage more non-farm
use of ALR land. Currently 75% of the parcels less than 2 ha (5 acres) are not farmed. The
average size of parcels not used for farming is 3 ha (7.4 acres), while the average size of
parcels used for farming is 7 ha (17 acres).2
Based on Ministry data, the table below demonstrates the connection between parcel size and
farming activity.
Figure 1 Source: Metro Vancouver, Farming in Metro Vancouver, Metro Facts in Focus | Policy
Backgrounder, 2014
This application proposes to take lot area from a small property to make another parcel larger. In
light of data provided by the Ministry of Agriculture, the creation of a larger and a smaller lot appears
to increase agricultural potential more than equalizing the lot area of both lots would. In addition,
due to existing slopes on the subject properties, the proposed lot line adjustment may make an
isolated portion of the eastern subject property accessible to the western property. On this basis,
this application is supportable.
d)Intergovernmental Issues:
Agricultural Land Commission. As no additional parcels are proposed to be created, the applicants
initially sought to clarify whether provisions in Part 5 of the Agricultural Land Reserve Use,
Subdivision And Procedure Regulation, would apply. This section outlines conditions under which
the Approving Officer could permit a lot line adjustment without first requiring the approval of the
Agricultural Land Commission.
2 Metro Vancouver, Farming in Metro Vancouver, Metro Facts in Focus | Policy Backgrounder, 2014
- 4 -
These conditions are listed below:
No more than 4 parcels involved in the development proposal, with minimum parcel
sizes of 1 hectare (2.5 acres), and;
o no increase in the number of parcels;
o improved agricultural potential with adjusted lot lines (as determined by the
approving officer);
o no resulting parcel to be less than 1 ha;
Upon further investigation of the subject properties, the approving officer was not able to establish
reasonable justification that such a lot line shift would improve the agricultural capability of the
subject properties. It should be noted that the applicant has diverse small scale agriculture on his
property, but does not at present have assessed farm status. Without a defensible rationale, the
Approving Officer could not approve an application for subdivision without the application first
proceeding to the Agricultural Land Commission. For this reason, the property owner is required to
apply first to the Commission.
e)Interdepartmental Implications:
Should this application to the Agricultural Land Commission be successful, the applicants will have
to proceed with an application for subdivision examination / lot line adjustment, where it will be
referred to the Engineering Department for their consideration. Demonstration of adequate
capability for on-site sewage disposal, and water, (as well as watercourse protection) will be a
requirement prior to allowing the lot line adjustment to be completed. However, for the purpose of
this application, the lot geometry is supportable contingent upon demonstration of adequate site
servicing capacity (septic disposal systems) for each lot.
f)Environmental Implications:
A watercourse traverses the site, and there are steep slopes on both sites. These features will
require survey and groundtruthing by a qualified professional. In addition, they will need to be
protected from development by restrictive covenants registered on title. This will be addressed by
the Approving Officer at the subdivision stage.
g)Alternatives:
As with other applications to the Agricultural Land Commission, Council has the option to deny
forwarding this application. Should Council choose this option, the application will be considered
denied.
CONCLUSION:
As no additional properties are proposed to be created, and the resulting new parcels will comply
with the requirements of the RS-3 One Family Rural Residential Zone, it is recommended that this
application be permitted to proceed to the Agricultural Land Commission. It should also be noted
that the agricultural potential of this property may be enhanced with the lot line adjustment. Due to
the location of steep slopes, the existing property lines effectively isolate a portion of the eastern
property. This lot line adjustment may make this portion more accessible for farming. In addition,
- 5 -
based on regional research on the topic, there appears to be some justification to create a larger
parcel from a smaller parcel in order to maximize agricultural potential.
“Original signed by Chuck Goddard” for
_______________________________________________
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 Christine Carter” for
_______________________________________________
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 – Ortho Map
Appendix C – Slope Analysis
Appendix D – Subdivision Sketch prepared by Applicant.
DATE: Aug 28, 2015
2015-213-AL
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
25425/25465 Hilland Ave
2011 Image
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
DATE: Aug 28, 2015
2015-213-AL
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
City of Maple Ridge´
Scale: 1:2,534
25425/25465 Hilland Ave
2011 Image
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX B
DATE: Sep 8, 2015
FILE: Untitled
BY: RS
PLANNING DEPARTMENT 8381
87
79
87
79 8187
8383828486
88 828688
888488
8
2848585
80
80 80
City of Maple Ridge
The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.´
Scale: 1:907
25425 Hilland Ave.
Site Context Map
Legend
!(Ponds
\\Wetlands
Rivers & Lakes (Topographic)
Flooded Land
Marsh
26 - 30
Canal
Lake/Reservoir
River
Slope (2014 LiDAR)
30+
APPENDIX C
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2015-200-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7168-2015
21010 119 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 21010 119 Avenue, from
RS-1 (One Family Urban Residential) to R-1 (Residential District), to permit future subdivision into 2
(two) single family residential lots. To proceed further with this application additional information is
required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7168-2015 be given first reading; and
That the applicant provides further information required as described on Schedule B of the
Development Procedures Bylaw No. 5879-1999, along with the information required for a
Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Kambiz Parvizi
Owner: Kambiz Parvizi
Legal Description: D.L. 249, Plan LMP24454
OCP: Urban Residential
Zoning: Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
1102
- 2 -
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: CS-3 (Recreation Commercial)
Designation: Urban Residential
Site Area: 0.101 HA. (0.25 acres)
Access: currently 119 Ave, proposed 210 Street
Servicing requirement: Urban Standard
b)Site Characteristics:
The subject property is approximately 0.25 acres (1,010 m2) in size and is bound by single family
residential properties to the north, east and south, and a recreation/commercial property to the west
(Ridge Meadows Inn & Trailer Park). There are no known streams or slopes on the property. A single
family home is located on the property, which is proposed to be demolished as a condition of
rezoning.
c)Project Description:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District), to permit future subdivision into 2 (two) single family
residential lots. The existing single family home on the property would encroach significantly into the
required rear yard setback of the proposed R-1 lots, and thus will be demolished. Access will be off
of 210 Street.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d)Planning Analysis:
Official Community Plan (OCP):
The subject property is designated Urban Residential in the OCP, and is subject to the Major Corridor
infill policies as stated in chapter 3.1.4. These policies require that development be compatible with
the surrounding neighbourhood, with particular attention given to site design, setbacks and lot
configuration; respecting and reinforcing the existing pattern and characteristics of established
neighbourhoods in the area. The proposed rezoning to R-1 (Residential District) is in conformance
with the Urban Residential designation and infill policies.
- 3 -
Zoning Bylaw:
The current application proposes to rezone the property located at 21010 119 Avenue from RS-1
(One Family Urban Residential) to R-1 (Residential District) to permit future subdivision into 2 (two)
single family residential lots.
The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668m2. The
minimum lot size for the proposed R-1 (Residential District) zone is 371 m2 with the actual proposed
lots being significantly larger at 502 m2 each (See Appendix D). The subject property is 1,010m2 and
meets the lot area and dimensions of both zones. Any variations from the requirements of the
proposed zone will require a Development Variance Permit application.
e)Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)Engineering Department;
b)Building Department;
c)Operations Department;
d)School District;
e)Ministry of Transportation and Infrastructure; and
f)Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. For instance, road
dedication on 119 Avenue could be required. This evaluation will take place between first and
second reading.
f)Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1.A complete Rezoning Application; and
2.A complete Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 4 -
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
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 – Ortho Map
Appendix C - Zone Amending Bylaw No. 7168-2015
Appendix D – Proposed Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jul 6, 20152015-200-RZ BY: JV
PLANNING DEPARTMENT210421186020994 210492093220940 21077209692
0
9
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119 Ave
210 StLougheed Hwy
´
Scale: 1:1,500
21010-119 Ave
APPENDIX A
DATE: Jul 6, 2015
2015-200-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
119 Ave
210 StLougheed Hwy
City of Maple Ridge´
Scale: 1:1,500
21010-119 AveLegend
\\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
2011 Photography
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7168-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7168-2015."
2.That parcel or tract of land and premises known and described as:
Parcel 1 District Lot 249 Group 1 New Westminster District Plan LMP24454
and outlined in heavy black line on Map No. 1643 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
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Rem 3230
228
225Rem 224234
291
233
P 447802
295
240
P 75992
301
Rem
NWS 355
P 5824366
54
60
91
LMS 2494221 1
Rem P 44780236
294
LMS 3869
279
241
P 44780
243
299
P 48175
RW 34023RW 58245
EP 58496
LMP 24089
LTO T86328
RW 58244 RW 44781RW 15888
COOK AVE.
119 AVE.
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-1 (Residential District)
7168-20151643
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2015-201-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7163-2015
22830 Nelson Court
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property from R-1 (Residential
District) to R-2 (Urban Residential District) (Appendix A) to permit approximately 12 lots. This
property was part of an earlier rezoning application, and will result in an increase of 2 lots from the
previous subdivision proposal. To proceed further with this application additional information is
required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7163-2015 be given first reading; and
That the applicant provide further information as described on Schedule B and J of the Development
Procedures Bylaw No. 5879–1999, along with the information required for a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Damax Consultants Ltd
Owner: Insignia Homes Silvervalley 2 Ltd
Legal Description: Lot A, Section 29, Township 12, NWD Plan EPP27906 except
Plans EPP39985, EPP32166 and EPP52568
OCP:
Existing: Eco Clusters
Zoning:
Existing: R-1 (Residential District)
Proposed: R-2 (Urban Residential District), R-1 (Residential District)
Surrounding Uses:
North: Use: Neighbourhood Park (Nelson)
Zone: P-1 (Park and School)
Designation: Neighbourhood Park
South: Use: Park
Zone: RS-3 (Rural Residential
Designation: Conservation 1103
- 2 -
East: Use: Park, Single Family Residential
Zone: RS-3 (Rural Residential, R-1 (Residential District)
Designation: Conservation, Eco-Clusters
West: Use: Park, Vacant
Zone: RS-3 (Rural Residential
Designation: Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.4 hectares (3.46 acres)
Access: Nelson Court
Servicing requirement: Urban Standard
b)Site Characteristics:
The subject property at 22830 Nelson Court (Appendix A) is 1.4 ha (3.46 acres) in size and is the
third phase of the Nelson Peak eco-cluster development in Silver Valley by Portrait Homes that was
originally 9.9 ha in size. It is located at the end of the Nelson Court cul-de-sac to the west of Nelson
Peak Drive and south of 136 Street. The site is almost completely surrounded by park land that was
dedicated at the rezoning stage for the overall Nelson Peak project (Appendix B). The subdivision
plan has just recently been approved and construction is expected to start soon. A neighbourhood
park site is located at the end of the cul-de-sac which will be developed by the Parks department in
the future.
c)Project Description:
Rezoning application 2015-201-RZ has been received to rezone a portion of the subject property
from R-1 (Residential District) to R-2 (Urban Residential District) (Appendix C). The Nelson Peak site
is an eco-clusters development that received final zoning approval on April 8, 2014 with three single
family zones (R-1, R-3, and RS-1b), the street townhouse zone (RST), and P-1 for the neighbourhood
park. The site is being developed in three subdivision phases, with construction of the second phase
to start soon.
The developer has found that the larger homes on larger lots are not as desirable to purchasers and
has requested that a portion of the third phase of the development be rezoned to R-2 (Urban
Residential District) to provide smaller more saleable homes. The area to be rezoned will result in
the addition of two lots to the third phase subdivision plan, as shown on Appendix D.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d)Planning Analysis:
Official Community Plan:
The development site is designated Eco-Clusters within the Blaney Hamlet of the Silver Valley Area
Plan. The proposed rezoning is consistent with the OCP designation. With the original rezoning
application for this site (RZ/013/10) all areas required for the protection of watercourses and steep
- 3 -
slopes were designated as Conservation and were dedicated as Park. This application will n ot
change the boundaries of the park areas. The overall density for the Nelson Peaks subdivision is 8.4
units per gross hectare. This is well within the area plans’ target densities for eco -cluster of 5 – 15
units per hectare.
Zoning Bylaw:
The current application proposes to rezone a portion of the property located at 22830 Nelson Court
from R-1 (Residential District) to R-2 (Urban Residential District) to permit approximately 12 lots in
the portion to be rezoned to R-2 (Urban Residential District). This is an increase of 2 lots from the
previous subdivision proposal. The remaining land within this application will retain the R-1
(Residential District) zone. If approved, a total of 25 lots are proposed. (Appendix D)
The minimum lot size for the current R-1 zone is 371m2, and the minimum lot size for the proposed
R-2 zone is 315m2. Any variations from the requirements of the proposed zone will require a
Development Variance Permit application.
Development Permits:
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire
Development Permit is for the protection of life and property in designated areas that could be at risk
for wildland fire; and where this risk may be reasonably abated through implementation of
appropriate precautionary measures. The subject property is located within the Wildfire
Development Permit Area, identified on Map 1 in Section 8.12 of the Official Community Plan. Prior
to second reading a Registered Professional Forester’s Report will be required to determine wildfire
mitigation requirements.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application because not more than 25
lots are proposed, and the land use is consistent with the OCP designation.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Canada Post;
e) School District.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
- 4 -
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f)Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1.A complete Rezoning Application (Schedule B);
2.A Wildfire Development Permit Application (Schedule J);
3.A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading, subject to additional information being provided and assessed prior to second
reading.
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 Chuck Goddard” for
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
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 – 2011 Ortho Map
Appendix C – Zone Amending Bylaw No. 7163-2015
Appendix D – Proposed Subdivision Plan
DATE: Aug 28, 2015
FILE: 2015-201-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
22830 NELSON COURTLegend
!(Ponds
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 28, 2015
FILE: 2015-201-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:2,500
22830 NELSON COURT
(2011 photography)
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7163-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7163-2015."
2.That parcel or tract of land and premises known and described as:
Lot A Section 29 Township 12 New Westminster District Plan EPP27906 Except
Plans EPP39985 EPP32166 and EPP52568
and outlined in heavy black line on Map No. 1642 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-2 (Urban Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
13603
228301356022870
135422295213557
13569
1355622996
13525 13579229761359022972228161359313517 135861358813550
13566 2291013573
1350313585
2297513572
13613
2282813533
13541 1354613537 13582229781
3
4
6
8
13602
13556 2296222960
13485
13495
2296922982229902298113608
22808228221357513501
13509
1357622902 2293013563
13531
13475 1357813612
13604
13601
13585135821353613580135302291813545
22956
1351922802228361358113589228501357022966
13511
13525
2296613465
13562
13568227B ST.229 LOOP136 AVE.NELSON
PEAK
DR
.
4
3EPP 32166
45
EPP 3216610
14
20
26
29 28
78
62
BCP 27885
BCP 49303
1 BCP 4730517
Rem A
9
15
EPP 32166
33
21
19
18
BCP 48906
14
36
25
23
19
60BCP 51504
11
PARK
4
7
PARK
17
13
32
Rem A
18
27
73
1 5
8
PARK
PARK
22
23
25
35
22
12
2
2 6
EPP 27906
12
30
27
16
15
PARK
64
3
EPP 39985
EPP 39985
BCP 27885
EPP 3216624
34
17
BCP 4930375 74
63
28
72
59
10
9
1
11
16
31
79 77 EPP 32166
61
26
58
9
16
Rem A
24
20
21
13BCP 49303
65
29
E
P
P
3
3
3
6
7
BCP 48909BCP 47309
BCP 27887
BCP 51506BCP 47311EPP 33367EPP
3
3
3
6
6BCP 47311
EPP 39564
EPP 35484BCP 51506BCP 47312EPP 35219
EPP 35197E
P
P
3
4
9
6
1BCP 47313EPP 37737
E
P
P
3
8
9
7
3
B
C
P
4
9
3
0
5
BCP
4
9
3
0
6
EPP 27908 EPP 34960136 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
R-1 (Residential District)
R-2 (Urban Residential District)
7163-20151642
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2014-019-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7171-2015
Second Reading
Zone Amending Bylaw No. 7070-2014
24815 & 24837 Dewdney Trunk Road; 12040 248 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24815 Dewdney Trunk
Road, from RS-1 (One Family Urban Residential) to C-2 (Community Commercial), to permit the
construction of two commercial buildings with six (6) ground level commercial units and two (2)
rental residential units on a second floor (see Appendix F). The applicant has recently purchased the
adjacent property to the east, located at 24837 Dewdney Trunk Road, and will be including
approximately 130 m² of the western portion of the additional property into the commercial
development to improve its functionality.
Council granted first reading to Zone Amending Bylaw No. 7070-2014 and Official Community Plan
(OCP) Bylaw No. 7086-2014 on May 27, 2014 and second reading to Zone Amending Bylaw No.
7070-2014 and OCP Bylaw No. 7086-2014 on July 28, 2015. The addition of the western 130 m²
portion of 24837 Dewdney Trunk Road will require that second reading to Zone Amending Bylaw No.
7070-2014 be rescinded, amended and granted second reading to rezone the subject properties
from RS-1 (One Family Urban Residential) to C-2 (Community Commercial). A new OCP Amending
Bylaw No. 7171-2015 will be required for the land use designation change to the portion of the
property located at 24837 Dewdney Trunk Road from Estate Suburban Residential to Commercial,
as outlined in the ‘Recommendation’ section. No changes are required to the existing OCP
Amending Bylaw No. 7086-2014 (see Appendix D).
Summary of Bylaw changes:
Zone Amending Bylaw No. 7070-2014: rescind second reading and amend to include 130
m² of the western portion of 24837 Dewdney Trunk Road;
New OCP Amending Bylaw No. 7171-2015: first and second reading; and
Existing OCP Amending Bylaw No. 7086-2014: no changes.
The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668 m2. Note that
Zone Amending Bylaw No. 7070-2014 has been amended since it received first reading on May 27,
2014 to exclude the property located at 12040 248 Street from the current application to the C-2
(Community Commercial) zone.
The Commercial and Industrial Strategy prepared by GP Rollo and Associates discusses commercial
nodes located in various locations of the City. Through a development enquiry on the subject site,
GP Rollo and Associates was asked to prepare a comparison on the viability of a commercial node at
248 Street and Dewdney Trunk Road and the impacts it may have on the historic commercial node
1104
- 2 -
located at 256 Street and Dewdney Trunk Road in Webster’s Corner. That addendum to the
Commercial and Industrial Strategy was presented to Council in September 2013, and indicates that
a commercial node at 248 Street and Dewdney Trunk Road would be viable based on its location
and inclusion in the Greater Vancouver Fraser Sewer Area. The addendum has been included as an
attachment to this report as Appendix J.
The creation of a new Village Commercial category in the OCP will provide a greater level of
commercial opportunities in key locations within the City. The intent of the Village Commercial
category is to serve as an intermediary scale between the Community Commercial Nodes and
Neighbourhood Commercial Centres, incorporating limited components of each category.
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. 7171-2015 on the municipal website, and Council considers it unnecessary to provide
any further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7171-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7171-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Maple Ridge Official Community Plan Amending Bylaw No. 7171-2015 be given first and
second reading and be forwarded to Public Hearing, along with companion Official Community
Plan Amending Bylaw No. 7086-2014;
5) That second reading to Maple Ridge Zone Amending Bylaw No. 7070-2014 be rescinded,
amended and granted second reading as identified in the staff report dated July 20, 2015 and
September 14, 2015, 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) Road dedication as required;
iii) Consolidation of the subject properties;
iv) Registration of a Reciprocal Cross Access Easement Agreement with 12040 248 Street;
v) Registration of a Restrictive Covenant for protecting of the required Residential and Visitor
Parking;
vi) Registration of a Restrictive Covenant for Stormwater Management;
vii) Registration of a Housing Agreement in accordance with Section 905 of the Local
Government Act and a Restrictive Covenant stating that the second floor of Building 2 will
be restricted to residential rental unit use only; and
- 3 -
viii) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. 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: Rudy Di Giovanni
Owner: 0981077 BC Ltd.
Legal Description: Lot 22 Section 23 Township 12 NWD Plan 15267
Lot 21 Section 23 Township 12 NWD Plan 15267
OCP:
Existing: Commercial (Neighbourhood), Estate Suburban Residential
Proposed: Commercial - with the creation of a new Village Commercial
category
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Office (Albion FC)
Zone: CS-1 (Service Commercial)
Designation: Commercial
South: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Estate Suburban Residential
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Estate Suburban Residential
West: Use: High School (Garibaldi Secondary)
Zone: P-1 (Park and School)
Designation: Institutional
Existing Use of Property: Vacant
Proposed Use of Property: Commercial
Site Area: Rezoning: 0.208 ha (0.51 acres)
OCP: 0.378 ha (0.93 acres)
Access: 248 Street; Dewdney Trunk Road
Servicing: Urban
2) Background:
The current application is proposing to rezone the subject property, located at 24815 Dewdney
Trunk Road, from RS-1 (One Family Urban Residential) to C-2 (Community Commercial) to permit the
construction of two commercial buildings with six (6) commercial units on the ground floor and two
- 4 -
(2) rental residential units on a second floor. The applicant has recently purchased the property
directly east, located at 24837 Dewdney Trunk Road , and will be rezoning approximately 130 m² of
the western portion of the property from RS-1 (One Family Urban Residential) to C-2 (Community
Commercial), an area equivalent to 3.05 m (10 ft.) X 43 m (140 ft.). The remaining portion of 24837
will retain the existing house and keep its designation of Estate Suburban Residential, as well as, the
existing zoning of RS-1 (One Family Urban Residential). At a later date the owner intends to rezone
the lot north of the subject properties, located at 12040 248 Street, from CS-1 (Service Commercial)
to C-2 (Community Commercial) to align zones with the southern lot. The application at first reading
included both properties located at 12040 248 Street and 24815 Dewdney Trunk Road to be
rezoned; however, now the lot at 24815 Dewdney Trunk Road and 130m² of 24837 Dewdney Trunk
Road will proceed to C-2 (Community Commercial) at this time. It is the applicant’s intention to
assess the needs of the surrounding area with the current application and then develop the northern
lot based on future needs. The OCP amendment to the proposed Village Commercial however, will
establish a new Village Commercial node that will include both the southern and northern properties.
3) Project Description:
Form and Character:
The proposed development will contain two commercial buildings with a total of six (6) commercial
units on the ground floor and two (2) rental residential units on a second floor. Proposed Building 1
is a single storey structure that will contain one commercial unit. The total area of Building 1 is
approximately 180 m² (1,936 ft²), which the applicant is intending to lease to a food tenant.
Building 2 will consist of five commercial units on the ground floor and two rental residential units
above on the second floor. A housing agreement will be put in place to keep the residential units as
rental space only and a Restrictive Covenant will be registered on title for residential parking. The
floor space for the commercial component of Building 2 is approximately 473 m² (5,094 ft²) and the
floor space of the two residential units on the second floor combined is approximately 247 m²
(2,656 ft²). Building materials will consist of hardie board painted in the traditional colours of yellow,
red, blue and green. A charcoal metal roof will be used for both buildings; goose-neck lighting to
accentuate signage; black framed aluminum cased windows; and black metal awnings covering the
outer windows.
Circulation and Parking:
Access to the subject property is proposed from 248 Street, as well as a second proposed access in
the form of a right-in-only, westbound, from Dewdney Trunk Road. The required amount of parking
for the development site is 24 stalls, however, 38 stalls are being provided, including 2 for the
residential units, 2 small car, 1 for persons with disabilities and 1 designated for a loading bay. Part
of the property to the north will be used as additional parking with access to this site provided
through a Cross Access Easement Agreement (see Appendix F). Pedestrian connectivity is provided
throughout the development via raised stamped concrete crossings and various access points from
both frontages.
Landscaping:
Landscaping will occur along the two property frontages of Dewdney Trunk Road and 248 Street.
The existing cedar trees will remain along the eastern property boundary, along with additional cedar
hedges and a cedar fence to separate the neighbouring properties. An outdoor patio is proposed on
Building 1, along with a cedar pergola. Outdoor amenity space with land scaping and bench seating
is to be located on the interior portion of the development, in order to deter students from the
schools congregating in front of proposed Building 1 (see Appendix H).
- 5 -
4) Planning Analysis:
i) Official Community Plan:
The development site is located at the intersection of Dewdney Trunk Road and 248 Street
and is outside of the Urban Area Boundary identified on Schedule “B” of the Official
Community Plan. The current commercial classification for this location is Neighb ourhood
Commercial, as outlined in Section 6.3.6 of the Official Community Plan (Bylaw No. 7060-
2014). The current land use designation of the western portion of 24837 Dewdney Trunk
Road is Estate Suburban Residential, to be re-designated to Commercial.
A new commercial category of ‘Village Commercial’ is being proposed through this
development application, supported by the recommendations of the Commercial and
Industrial Strategy. GP Rollo and Associates were asked to evaluate the viability of an
expansion to the Neighbourhood Commercial Node at the intersection of Dewdney Trunk
Road and 248 Street, including the impact it could have on the Historic Commercial Node
of Webster’s Corners located at Dewdney Trunk Road and 256 Street. The addendum to
the Strategy was presented to Council in September 2013, and indicates that a Commercial
Node at 248 Street and Dewdney Trunk Road would be viable based on:
its strategic location in east Maple Ridge to capture increased commercial demand
as the population grows; and
its inclusion in the Greater Vancouver Fraser Sewer Area.
The addendum to the Strategy has been included in Appendix J to this report.
Proposed Village Commercial Policies
Issues:
Population growth in east Maple Ridge and in existing developed areas has created a
need for Village Commercial Nodes outside of the Urban Area Boundary.
Village Commercial Nodes are comprised of commercial developments that typically
serve more than one neighbourhood and provide a range of daily convenience
shopping and limited community retail opportunities. Commercial space within the
Village Commercial Node is typically less than 2,400m2 (25,833 ft2) in area.
Property designated commercial at 248 Street and Dewdney Trunk Road is within the
Metro Vancouver Fraser Sewer Area and for that reason is suitable for Village
Commercial development.
Objective:
To facilitate Village Commercial Nodes at key locations throughout the City which
provide a mix of daily convenience shopping and limited community retail
opportunities.
- 6 -
Policies:
Maple Ridge will encourage the development of Village Commercial Nodes that serve
a variety of daily convenience and commercial shopping needs within close proximity
to established and/or emerging neighbourhoods.
The Village Commercial Node is located outside the Urban Area Boundary but is
within the Metro Vancouver Fraser Sewer Area. Similar properties located at other
key intersections may also be suitable for Village Commercial development.
The establishment of Village Commercial Nodes will serve as an intermediary scale
between the Community Commercial and Neighbourhood Commercial nodes that
incorporates limited components of each category. As such, they are typically less
than 2,400m2 (25,833 ft2) in area.
Commercial developments proposed as part of a Village Commercial Node will be
considered subject to satisfying Zoning Bylaw and Parking Bylaw requirements, site
access, traffic, must be designed to be compatible with the surrounding area and will
be evaluated against the following:
o adherence to additional design criteria as detailed in the Section 8
Development Permit Area Guidelines section of the Official Community Plan;
o commercial building(s) along the street frontage in the Village Commercial
Nodes will typically fall within 25 m of the intersection;
o the ability of the existing infrastructure to support the new development.
In addition to the new Commercial category, a number of other amendments to the OCP are
required as part of the OCP Amending Bylaw No. 7086 -2014 in order to align the ‘Village
Commercial Node’ policies within the overall commercial framework. These changes
include:
Adding ‘Village Commercial Node’ in Section 6.3.1 policy 6-22 as a permitted
commercial area outside of the Urban Area Boundary;
Adding ‘Village Commercial Node’ in Section 6.3.2 Commercial Designations as item
‘c)’ following Community Commercial Node;
Deleting the following sentence from the Issues section of the Neighbourhood
Commercial Centres:
‘Property designated at 248th Street and Dewdney Trunk Road is within the Metro
Vancouver Fraser Sewer Area and for that reason is suitable for neighbourhood
commercial development.’; and
Adding ‘Village Commercial Node’ to Appendix D, Figure 2 at the intersection of 248th
Street and Dewdney Trunk Road.
Metro Vancouver Regional Growth Strategy: Rural
Rural areas are intended to protect the existing character of rural communities, landscapes
and environmental qualities. Land uses include low density residential development, small
scale commercial, industrial, and institutional uses, and agricultural uses that do not require
the provision of urban services such as sewer or transit. Rural areas are not intended as
future urban development areas, and generally will not have access to regional sewer
services.
- 7 -
The subject properties are currently designated Rural in the Metro Vancouver
Regional Growth Strategy, which allows for small scale commercial uses. This area is
also within the Fraser Sewer Area. No changes are required to the Metro Vancouver
Regional Growth Strategy.
ii) Zoning Bylaw:
The current application proposes to rezone the properties, located at 24815 Dewdney
Trunk Road and a portion of 24837 Dewdney Trunk Road, from RS-1 (One Family Urban
Residential) to C-2 (Community Commercial) to permit the construction of two commercial
buildings with six (6) commercial units at ground level and two (2) residential units on a
second floor. The proposed development would align with the proposed new ‘Village
Commercial Node’ category that recommends a maximum of 2,400 m2 (25,833 ft2) of
commercial floor space be permitted in this location. The applicant has requested a
variance to increase the height of the buildings to enable the two rental residential units on
the second floor, and to reduce the exterior and rear setback requirements. It is important
to note that Zone Amending Bylaw No. 7070-2014 has been amended since it received first
reading on May 27, 2014 to exclude the property located at 12040 248 Street from the
current application to the C-2 (Community Commercial) zone. The applicant has also
requested to add a 130 m² portion of 24837 Dewdney Trunk Road into the commercial
development.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves
the following relaxations:
Maple Ridge Zoning Bylaw No. 3510-1985, Part 7, Section 702, Community
Commercial, 6 a: To increase the maximum building height from 7.5 metres (25 ft.)
to 10.4 metres (34 ft.).
Maple Ridge Zoning Bylaw No. 3510-1985, Part 7, Section 702, Community
Commercial, 7 b: To reduce the minimum rear yard setback from 6 metres (20 ft.) to
1.7 metres (6 ft.).
Maple Ridge Zoning Bylaw No. 3510-1985, Part 7, Section 702, Community
Commercial, 7 c: To reduce the minimum exterior yard setback from 3 metres (10
ft.) to 1.9 metres (6 ft.).
The requested variances to the C-2 (Community Commercial) zone will be the subject of a
future Council report.
iv) Development Permits:
Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit
application is required to address the current proposal’s compatibility with adjacent
development, and to enhance the unique character of the community in accordance with
the following key development permit guidelines:
1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting,
landscaping, traffic calming and the transition of building massing to fit with
adjacent development;
- 8 -
2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the
visual impact of parking areas, creating landmarks and visual interest along street
fronts;
3. Promote sustainable development with multimodal transportation circulation, and
low impact building design;
4. Respect the need for private areas in mixed use development and adjacent
residential areas; and
5. The form and treatment of new buildings should reflect the desired character and
pattern of development in the area by incorporating appropriate architectural
styles, features, materials, proportions and building articulation.
v) Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed commercial
development and the landscaping plans at a meeting held June 9, 2015. The ADP
concerns have been addressed and are reflected in the current plans. The Advisory Design
Panel resolution and responses from the project architect are included as Appendix I.
vi) Development Information Meeting:
A Development Information Meeting was held at Blue Mountain Elementary on July 6,
2015. Four people 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:
Concern about garbage from the development being deposited on Smith Street by
local students.
Concern of traffic noise coming in and out of the development and the location of
entrance into the site.
Concern that the pedestrian crossing at 248 Street and Smith Avenue is going to be
relocated to the south side of the intersection from the existing north side.
Concern about site improvements and drainage.
The following are provided in response to the issues raised by the public:
Site maintenance would be done on a regular basis, and would exten d to cover the
street.
Noise from traffic and parking lot will be buffered, as well as existing traffic noise
will be further reduced by the location of the proposed buildings along the east
property line (current development) and north property line (future development).
Commercial entrance is proposed off 248 Street, and not Smith Ave.
Having the sidewalk on the north side of the intersection allows it to line up with the
sidewalk. One local resident had petitioned the City 20 years ago to have it
changed to its current location.
Street upgrades, including sidewalks will be provided on all frontages. Stormwater
Management is required for the site, and drainage will be directed south.
- 9 -
5) Interdepartmental Implications:
Engineering Department:
The Engineering Department has determined that upgrades are required for curb and gutter, road
widening on all frontages, possible sanitary sewer and water service upgrades, sidewalks on all
frontages, existing drainage ditches to be eliminated, and street lighting and street trees required.
A Traffic Impact Study has been submitted by Creative Transportation Solutions Ltd. (CTS). The
Engineering Department has provided feedback on the report, and is working with the applicant and
CTS to determine the feasibility of traffic patterns and access to the development site.
6) School District No. 42 Comments:
The School District has noted that the subject properties fall within the Blue Mountain Elementary
and Garibaldi Secondary school catchments. For the 2014-15 school year, Blue Mountain
Elementary is at 65% utilization. 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 elementary and secondary school capacity
for the proposed development.
7) Intergovernmental Issues:
Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 882 of the Local
Government Act. The amendment required for this application, the creation of a new Village
Commercial category, was discussed as part of the preparation of the Commercial and Industrial
Strategy. It has been determined that no additional consultation beyond existing procedures is
required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
8) Citizen Implications:
A Development Information Meeting was held on July 6, 2015. The results of the concerns
expressed at that meeting are discussed above. The Public Hearing will provide an additional venue
for citizens to express their concern or support of the development.
CONCLUSION:
The subject application will permit construction of six commercial units and two rental residential
units in two buildings. The applicant has requested that an additional 130 m² of the western portion
of 24837 Dewdney Trunk Road be included in the commercial development. A new commercial land
use type is proposed for the intersection of 248 Street and Dewdney Trunk Road. The creation of a
new Village Commercial category in the OCP will provide a greater level of commercial opportunities
in key locations within the City. The intent of the Village Commercial category is to serve as an
- 10 -
intermediary scale between the Community Commercial Nodes and Neighbourhood Commercial
Centres, incorporating limited components of each category.
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7171 -2015,
that second reading be rescinded and amended for Zone Amending Bylaw No. 7070-2014 to include
the portion of 24837 Dewdney Trunk Road, and that application 2014-019-RZ be forwarded to
Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Co-Prepared by: Adam Rieu
Planning Technician
“Original signed by Jim Charlebois”
_______________________________________________
Co-Prepared by: Jim Charlebois, MURP, RPP, MCIP
Manager of Community Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – 2011 Ortho Map
Appendix C – OCP Amending Bylaw No. 7171-2015
Appendix D – OCP Amending Bylaw No. 7086-2014
Appendix E – Zone Amending Bylaw No. 7070-2014
Appendix F – Site Plan
Appendix G – Building Elevation Plans
Appendix H – Landscape Plan
Appendix I – Advisory Design Panel Comments and Responses
Appendix J – Potential for Community Serving Commercial at 248 and Dewdney Trunk Road,
GP Rollo and Associates, August 19, 2013
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 3, 2015
FILE: 2014-019-RZ
BY: PC
PLANNING DEPARTMENT
2
4
8
A
S
T
.248 ST.248 ST.SMITH AVE.249 ST.238341196124789 12071
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11966 2487712
0
8
5
24883´
Scale: 1:1,500
24815, 24837 DEWDNEY TRUNK &12040 248 STREET
DEWDNEY TRUNK RD
SUBJECT PROPERTIES
248 STAPPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 3, 2015
FILE: 2014-019-RZ
BY: PC
PLANNING DEPARTMENT
2
4
8
A
S
T
.248 ST.248 ST.SMITH AVE.249 ST.2383411961
12071
24789119542486512067
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5
City of Maple Ridge´
Scale: 1:1,500
24815, 24837 DEWDNEY TRUNK &12040 248 STREET(2011 IMAGERY)
DEWDNEY TRUNK RD
SUBJECT PROPERTIES
248 STAPPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7171-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7171-2015."
2.That parcel or tract of land and premises known and described as:
Lot 21 Section 23 Township 12 New Westminster District Plan15267
and outlined in heavy black line on Map No. 915, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Commercial.
3.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
APPENDIX C
11961
12067
11953
248132482524849248401195411945
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S
T
.248 ST.249 ST.3
1
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10
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17
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30P 71405
5
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9
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of 1P 6316
P 15267
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EP 71406 EP 73318RW 22043 EP 71406
DEWDNEY TRUNK RD.
´
SCALE 1:1,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Estate Suburban Residential
Commercial
7171-2015915
CITY OF MAPLE RIDGE
BYLAW NO. 7086-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend 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. 7086-2014.
2.That Chapter 6 Employment Section 6.3.1 policy 6-22 is amended by adding ‘Village
Commercial Node’ preceding ‘Rural Commercial’.
3.That Chapter 6 Employment Section 6.3.2 Commercial Designations is amended by adding
‘c) Village Commercial Node’ following b) Community Commercial Node and renumbering the
remainder of the list accordingly.
4.That Chapter 6 Employment is amended by adding the following as Section 6.3.6 and
renumbering the remainder of the Sections and policies accordingly:
‘6.3.6 Village Commercial Node
Issues:
Population growth in east Maple Ridge and in existing developed areas may create a
need for Village Commercial Nodes outside of the Urban Area Boundary.
Village Commercial Nodes are comprised of commercial developments that typically
serve more than one neighbourhood and provide a range of daily convenience
shopping and limited community retail opportunities. Commercial space within the
Village Commercial Node is typically less than 2,400m2 (25,833 ft2) in area.
Properties designated Commercial at the intersection of 248 Street and Dewdney
Trunk Road is within the Metro Vancouver Fraser Sewer Area and for that reason is
suitable for village commercial development.
APPENDIX D
Objective:
To facilitate Village Commercial Nodes at key locations throughout the City to provide
a mix of daily convenience shopping and limited community retail opportunities.
Policies:
6-30 Maple Ridge will encourage the development of Village Commercial Nodes that serve
a variety of daily convenience and commercial shopping needs within close proximity
to established and/or emerging neighbourhoods.
6-31 The Village Commercial Node is located outside the Urban Area Boundary but is
within the Metro Vancouver Fraser Sewer Area. Similar properties located at other
key intersections may also be suitable for village commercial development.
6-32 The establishment of Village Commercial Nodes will serve as an intermediary scale
between the Community Commercial Nodes and Neighbourhood Commercial
Centres and incorporates limited components of each category. As such, they are
typically less than 2,400m2 (25,833 ft2) in area.
6-33 Commercial developments proposed as part of a Village Commercial Node will be
considered subject to satisfying Zoning Bylaw and Parking Bylaw requirements, site
access, traffic, must be designed to be compatible with the surrounding area and will
be evaluated against the following:
i. adherence to additional design criteria as detailed in the Section 8 Development
Permit Area Guidelines section of the Official Community Plan;
ii. commercial building(s) along the street frontage, within 25 m of the intersection;
iii. the ability of the existing infrastructure to support the new development.’
5. That the following sentence be deleted from the Issues section of the Neighbourhood
Commercial Centres:
‘Property designated Commercial at 248 Street and Dewdney Trunk Road is within the Metro
Vancouver Fraser Sewer Area and for that reason is suitable for neighbourhood commercial
development.’
6. That Appendix E (in the OCP) Figure 2 ‘Community Commercial, Village Commercial and
Historic Commercial Centres’ is amended by deleting, in its entirety, and replacing it with
Map 1 attached hereto and forming part of the Bylaw .
7. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ A FIRST TIME the 27th day of May, 2014.
READ A SECOND TIME the 28th day of July, 2015.
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
ADOPTED the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
´JULY 14, 2015 Figure 2.COMMUNITY COMMERCIAL NODES, VILLAGE COMMERCIAL NODES AND HISTORIC COMMERCIAL CENTRESCORPORATION OFTHE DISTRICT OFPLANNING DEPARTMENTCity ofPitt MeadowsDistrict of MissionFras
er RiverWhonnockWhonnockCrDEWDNEY TRUNK RD240 ST248 ST252 ST256 ST112 AVE104 AVE124 AVE100 AVE102 AVEGRANT AVE256 ST272 ST276 ST280 ST104 AVE108 AVE96 AVE264 ST112 AVEMCNUTT RD264 ST124 AVE128 AVE128 AVE130 AVEALOUETTE RD132 AVE136 AVE132 AVE216 STABERNETHY WAY232 STCEDAR WAYPARK LANELOUGHEED HWY216 STLakeKanakaCreekN o r t h AlouetteRiverA lo uetteRiver116 AVE277 STBELL AVE268 STFERGUSONAVE116 AVEMARC RD224 STLAITY ST110 AVE144 AVECOMMUNITY COMMERCIAL NODES (SUBJECT TO SECTION 6.3.5)Adopted Feb 11, 2014Bylaw No. 7060-2014MAPLE RIDGE^_^_^_^_^_^_^_^_!(!(!(!(HISTORIC COMMERCIAL CENTRES (SUBJECT TO SECTION 6.3.8) URBAN AREA BOUNDARYNot To Scale")VILLAGE COMMERCIAL NODES (SUBJECT TO SECTION 6.3.6)")
CITY OF MAPLE RIDGE
BYLAW NO. 7070-2014
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. 7070-2014."
2.That parcel or tract of land and premises known and described as:
Lot 22 Section 23 Township 12 New Westminster District Plan 15267
Lot 21 Section 23 Township 12 New Westminster District Plan 15267
and outlined in heavy black line on Map No. 1614 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 27th day of May, 2014.
READ a second time the 28th day of July, 2015.
RESCINDED, amended and 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 E
2471011961
11929
12104
12067
11888
11955
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2494711953
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0
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11970
11937 2482624827248612484612068
2487324877119402489624910249212491224940CRAWFORD ST.249A ST.2
4
8
A
S
T
.
SMITH AVE.248 ST.248 ST.119 AVE.
121 AVE.
119 AVE.249 ST.249A ST.249A ST.3
1
47
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20
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10
4
27
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18 E 1/2 449
7
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LMP 12454EP 71406
LMP12453
LMP 8428
EP 73318 LMP 12453EP 71406EP 71406
LMP 2711
EP 71406
RW 22043
EP 71406EP 71406
DEWDNEY TRUNK ROAD
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
C-2 (Community Commercial)
7070-20141614
APPENDIX F
APPENDIX G
APPENDIX H
[1]
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:
Consider a stronger connection between Building 1 and Dewdney Trunk Road .
Response: Sidewalk with stamped concrete banding extended to Dewdney Trunk.
Consider gating the rear walkway for Building 2.
Response: Two 5' cedar gate with lattice at either end but not blocking off
mechanical/electrical room.
Consider identification marker for pedestrian entry and clearly marking one way entry with
signage.
Response: Banded sidewalk and additional landscaping for pedestrian entry off 248th. One
way entry sign designated on plan.
Consider enhancing the pedestrian connection between Building 1 and 248 th with additional
architectural / landscape accents and /or structures.
Response: Banded sidewalk added out to 248th.
Consider a higher level of detail for hard surfaces on all hardscaping and extend to the
municipal sidewalk and the corner of Dewdney Trunk and 248 th.
Response: All connecting sidewalks with stamp concrete banding. Store fronts with stamped
concrete pad at each entry.
Increase the cedar hedge height to six feet.
Response: Cedar hedge height increased to 6 feet.
Consider refining the design by simplifying the architectural expression.
Response: Flat canopies over flat roof areas of building only, and sloped canopies over
sloped roof areas. Building 2 elevation simplified and symmetrical by redesigning of centre
unit storefront.
Drive through should be excluded from this application and warrants further consideration
for suitability on the impact of the pedestrian experience.
Response: Drive thru eliminated.
Consider adding landscaping (ie overhead trellis) to add further definition to patio space
adjacent to Dewdney Trunk Road.
Response: Pergola and low level trellis added. Ultimate design to depend on tenants
corporate requirements.
Provide an updated rendering to reflect the updated elevations submitted with further details
on façade treatments.
Response: Rendering updated as required.
Endorse the metal roof detailing.
Response: Metal roofs will be constructed for both Building 1 and Building 2.
APPENDIX I
[2]
Provide additional let downs to sidewalks.
Response: Let downs provided for as required.
Use the overall building design façade treatment to complement the garbage enclosure.
Response: Open black tubular metal truss with metal roof proposed over garbage enclosures
as per owners design. Slope roof pitch to match buildi ng 1.
Relocate the loading area to rear parking lot.
Response: Loading area relocated to center of rear parking area to allow for ease of
maneuvering.
Provide mechanical unit screening.
Response: Screening provided by lower center roofs height and building parapet walls.
Additional mechanical unit screening to be provided if required.
Consider adding a window to master bedroom in Building 2.
Response: Window added to the east side of residential unit doors to roof top patio area.
Consider a stronger statement to provide more emphasis on the entry to the residential
units.
Response: French glass doors added for each residential unit.
Provide clearly defined resident parking including the use of signs, surface treatment and
landscaping.
Response: Residential parking designated through signage and paint marking.
Consider further detailing pedestrian crosswalk within parking lot to interconnect Buildings 1
and 2 and ensure future connection to the northern expansion.
Response: Interconnection provided for between buildings and newly created interior
amenity space.
Consider providing public amenity space at the corner of Dewdney Trunk Road and 248 th.
Response: Amenity space will not be provided for in front of Building 1 in orde r to discourage
neighbouring students from the high school from congregating in front of the building and
littering area with cigarette butts. Amenity space with landscaping and benches has been
designed within the interior of the complex between Building 1 and Building 2 along the inter-
building sidewalk connections.
APPENDIX J
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2014-054-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Addendum to Second Reading Report
Official Community Plan Amending Bylaw No. 7152-2015 and
Zone Amending Bylaw No. 7103 – 2014
23627 and 23598 Dogwood Avenue
EXECUTIVE SUMMARY:
This Zoning Bylaw text amendment application for the subject properties, located at 23627 and
23598 Dogwood Avenue, 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).
Council granted first reading to Zone Amending Bylaw No. 7103–2014 on September 9, 2014. First
and second readings for Official Community Plan Amending Bylaw No. 7152-2015 and second
reading for Zone Amending Bylaw No. 7103 – 2014 were granted on June 23, 2015. The
application was subsequently presented at a Public Hearing held on July 21, 2015. Third reading
was deferred on July 28, 2015 with the following Council resolution:
That the motion be deferred to a meeting following the final reading of the tree management bylaw.
Since deferral of the project, the applicant has expressed concern to staff regarding the uncertainty
of the timeline for when the application will be able to be considered by Council. In light of this, and
feedback received at the July 28, 2015 Council meeting, the applicant has revised the development
proposal. The revised subdivision layout is now for 12 single family lots, a reduction in two lots from
the original proposal. The Local Government Act includes the following provision, which allows
Council to adopt, defeat, or alter and adopt a bylaw following Public Hearing under certain
conditions.
Procedure after a public hearing
894 (1) After a public hearing, the council or board may, without further notice or hearing,
(a) adopt or defeat the bylaw, or
(b) alter and then adopt the bylaw, provided that the alteration does not
(i) alter the use,
(ii) increase the density, or
(iii) without the owner's consent, decrease the density of any area from that
originally specified in the bylaw.
This report is provided for information purposes and includes a revised subdivision plan.
1105
- 2 -
RECOMMENDATION:
That the “Addendum to Second Reading Report” dated September 14, 2015 be received as
information.
DISCUSSION:
1) Revised Information:
Since deferral of the application on July 28, 2015, the applicant has notified staff that they wish to
revise the subdivision layout from 14 to 12 single family lots (see Appendix C) and have the item
reconsidered by Council. The owner has proposed and consents to the decrease in density from the
original proposal.
2) Options:
A) Status Quo:
This addendum report is provided to Council for information purposes, and includes a revised
subdivision layout. Council has the option to continue to defer the application until the T ree
Management Bylaw is approved, as originally stated in the July 28, 2015 resolution.
B) Favourable Support:
A second option for Council consideration is to support the revised subdivision layout with a lower lot
yield. If Council is satisfied with the reduced density, Council has the option to grant third reading to
the amending bylaws. Should Council wish to proceed with this application, the recommended terms
and conditions for final reading are as follows:
1) 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;
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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; and
x)A subdivision layout with no more than 12 single family lots.
The final condition has been added to the original 9 terms and conditions to ensure that the revised
subdivision layout is used instead of the original subdivision layout showing 14 single family lots.
C)Denial:
The last option for Council is to deny the application in its entirety. The applicant could pursue a
subdivision application under the current RS-2 (One Family Suburban Residential) zone provisions,
which has a minimum lot area of 0.4 hectares (1 acre).
CONCLUSION:
A revised subdivision layout was provided by the applicant on September 8, 2015, with a reduction
in the lot yield from 14 to 12 single family lots. This report is provided for information purposes and
outlines the three options for consideration. Section 894 of the Local Government Act allows Council
to adopt, defeat, or alter and adopt a bylaw following Public Hearing provided that the use is not
altered, the density is not increased, and the owner is aware of any decreases in density.
“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 Christine Carter” for
_______________________________________________
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 – Ortho Map
Appendix C – Revised Subdivision Plan
Appendix D – Second Reading Report dated June 15, 2015
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 16, 2014 FILE: 2014-054-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
23598 & 23627 DOGWOOD AVENUE
128 AVE
FERN CR
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 16, 2014 FILE: 2014-054-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
District of Maple Ridge´
Scale: 1:2,500
23598 & 23627 DOGWOOD AVENUE
128 AVE
FERN CR
2011 photography
APPENDIX B
APPENDIX C
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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;
APPENDIX D
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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 storage 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
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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
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(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 allowance 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
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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
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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 ecological 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 involves 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).
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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
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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 properties 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 bordering 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 species 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 minimum number of trees per acre
that would need to either be retained, replanted, or compensated for with a cash-in-lieu
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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 proposed
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 future 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 elementary schools in the
central Maple Ridge area can accommodate the student population from the proposed development.
Harry Hooge Elementary school is below the walk limit of 4 – 4.8 km, while Alouette Elementary is at
the high end of the walk limit.
In terms of secondary school enrollment capacity, for the 2014-2015 school year, the student
enrolment at Garibaldi Secondary is at 63% utilization, including 290 out-of-catchment students.
Therefore, there is available secondary school capacity for the proposed development.
8) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties, and to
adopt related bylaws in compliance with the procedures outlined in Section 882 of the Local
Government Act. The amendment required for this application, 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 of
Langley District of MissionFRASER R.
^
DATE: Jun 16, 2014 FILE: 2014-054-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
23598 & 23627 DOGWOOD AVENUE
128 AVE
FERN CR
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.
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 CR
E
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
A
P 1719
9
Pcl. 1
A
41
P 50674
2
P 6438
1
3
P 6438
EP 77772 EP 67619BCP 44989
LMP 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 CR
E
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
A
P 1719
9
Pcl. 1
A
41
P 50674
2
P 6438
1
3
P 6438
EP 77772 EP 67619BCP 44989
LMP 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
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
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2012-034-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Official Community Plan Amending Bylaw No. 6920-2012 and
Zone Amending Bylaw No. 6921-2012
12101 208 Street
EXECUTIVE SUMMARY:
The applicant for the subject property, located at 12101 208 Street (see Appendices A and B), has
applied for an extension to this rezoning application under the Development Procedures Bylaw No.
5879-1999. This application is to permit 8 townhouse units under the RM-1 (Townhouse
Residential) zone (see Appendix C).
RECOMMENDATION:
That a one year extension be granted for rezoning application 2012-034-RZ and that the following
conditions be addressed prior to consideration of final reading:
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Approval from Fortis BC for visitor parking stalls located within Right-of Way;
iii.Amendment to Official Community Plan Schedules "B" and “C”;
iv.Road dedication as required;
v.Removal of the existing buildings;
vi.Park dedication as required;
vii.A letter assuring that removal of all debris and garbage from park land has occurred;
viii.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ix.Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the subject property for the proposed development;
x.Registration of a Restrictive Covenant for the Visitor Parking;
xi.Registration of a Restrictive Covenant for Tree Protection;
xii.Registration of a Restrictive Covenant for the Stormwater Management Plan; and
1106
- 2 -
xiii. In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Inve stigation Report is
required to ensure that the subject property is not a contaminated site.
DISCUSSION:
a) Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
Owner: 0929304 B.C. Ltd.
Legal Description: Lot 6, District Lots 241 and 242, Group 1, NWD Plan 24517
OCP:
Existing: Urban Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Park, Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Conservation, Urban Residential
South: Use: Townhouse, Single Family Residential
Zone: RM-1 (Townhouse Residential), RS-1 (One Family Urban
Residential)
Designation: Conservation, Urban Residential
East: Use: Townhouse
Zone: RM-1 (Townhouse Residential)
Designation: Conservation, Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Townhouse
Site Area: 0.64 ha (1.6 acres)
Access: 208 Street
Servicing requirement: Full Urban Standard
Companion Applications: 2012-034-DP/VP and 2013-104-DP
This application is to permit 8 townhouse units under the RM-1 (Townhouse Residential) zone.
The following dates outline Council’s consideration of Official Community Plan Amending Bylaw No.
6920-2012 and Zone Amending Bylaw No. 6921-2012:
First reading was granted May 22, 2012
Second reading was granted on August 26, 2014
Public Hearing was held September 16, 2014
Third reading was granted September 30, 2014
- 3 -
b) Application Progress:
The applicant has been working on completing the terms and conditions to be met prior to final
reading of the Zone Amending Bylaw and Official Community Plan Amending Bylaw. The major
outstanding item is approval from Fortis BC for having parking stalls within the Right-of-Way.
c) Alternatives:
Council may choose one of the following alternatives:
1. Grant the request for extension;
2. Deny the request for extension; or
3. Repeal third reading of the bylaws and refer the bylaws to Public Hearing.
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has app lied
for a one year extension. It is recommended that a one year extension be granted.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
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 – 2011 Ortho Map
Appendix C – Second Reading Report
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 1, 2013 2013-104-DP BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FIN A N C E D E P A RT M E N T20685206682067420677
12131
12200
12146
12044
12220
20841208842066020691206
7
220673
12025
12075
12194
12020 207962080412080
12163
2082012174
12186
2083220695
12111
12206
12060
12187
12217
20844208802066412145
12193
12209
12114
12134
12170
12182
12070
12025
12034206752066920676
12157
12199
2070912158
12037
12014
2082512196
2085612122
12015
12053
12065
12079
12101
12024
12050
12072
12108
2066520685206992070112203
12119
12098
12045
12209
208352
0
6
6
8 2068612169
12179
2070512210
12088 2079012088
12201
20868120A AVE.207A S T.208 ST.120B AVE.207A S T.P 7297816
23
30
335
16
15
13
7
1
P 86477
7
15
23
4
7
20
26
51
P 24517P 23063LMP 4151
LMP 4151 4
2
32
12
9
13
1
LMS 4312NWS 25666
19
LMP 31287
P 24517
9
8 P 19087P 190873
9
LMS 4067A
P 45046
47
LMS
5
PARK
8
22P 72978
NWS 2686
24
13 P 73290P 7329025
17
12
336
P 18811
5
P 23063LMS 753
3
2
10
8P 7329010
P 7329021
P 73290
29 P 73290P 54659
P 65204
11
10
Rem 2
PARK
6
8
1
2
21
25
P 72978
11
3
22
NWS 2582
28 P 73290P 5347512
111
68
P 86477
P 70271
14
27 26
12
15
5
24
18
27
Rem 13P 245177 LMP 3909314
4
22
P 63453P 19087W 1/2
1
9 P 7297811
14
P 73290P 73290BCS 1311
6
228
69
21
PARK
6
1
Subject Property
´
Scale: 1:2,000
12101-208 St
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 1, 2013 2012-034-DP BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FIN A N C E D E P A RT M E N T20685206682067420677
12131
12200
12146
12044
12220
20841208842066020691206
7
220673
12025
12075
12194
12020 207962080412080
12163
2082012174
12186
2083220695
12111
12206
12060
12187
12217
20844208802066412145
12193
12209
12114
12134
12170
12182
12070
12025
12034206752066920676
12157
12199
2070912158
12037
12014
2082512196
2085612122
12015
12053
12065
12079
12101
12024
12050
12072
12108
2066520685206992070112203
12119
12098
12045
12209
208352
0
6
6
8 2068612169
12179
2070512210
12088 2079012088
12201
20868120A AVE.207A S T.208 ST.120B AVE.207A S T.P 7297816
23
30
335
16
15
13
7
1
P 86477
7
15
23
4
7
20
26
51
P 24517P 23063LMP 4151
LMP 4151 4
2
32
12
9
13
1
LMS 4312NWS 25666
19
LMP 31287
P 24517
9
8 P 19087P 190873
9
LMS 4067A
P 45046
47
LMS
5
PARK
8
22P 72978
NWS 2686
24
13 P 73290P 7329025
17
12
336
P 18811
5
P 23063LMS 753
3
2
10
8P 7329010
P 7329021
P 73290
29 P 73290P 54659
P 65204
11
10
Rem 2
PARK
6
8
1
2
21
25
P 72978
11
3
22
NWS 2582
28 P 73290P 5347512
111
68
P 86477
P 70271
14
27 26
12
15
5
24
18
27
Rem 13P 245177 LMP 3909314
4
22
P 63453P 19087W 1/2
1
9 P 7297811
14
P 73290P 73290BCS 1311
6
228
69
21
PARK
6
1
District of Maple Ridge´
Scale: 1:2,000
12101-208 St
(2011 photography)
APPENDIX B
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MMEETING DDATE: August 25, 2014
and Members of Council FFILE NO: 2012-034-RZ
FROM: Chief Administrative Officer MMEETING: C of W
SUBJECT: FFirst and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6920 – 2012
Second Reading
Maple Ridge Zone Amending Bylaw No. 6921 – 2012
112101 208 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12101 208 Street, from
RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to permit the future
construction of 8 townhouse units.
The proposed RM-1 (Townhouse Residential) zoning complies with the policies of the Official
Community Plan (OCP); however, an OCP amendment is required to adjust the area designated
Conservation around the watercourses.
This application received first reading for Zone Amending Bylaw No. 6921 – 2012 on May 22, 2012.
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. 6920 – 2012 on the municipal website, and Council considers it unnecessary to
provide any further consultation opportunities, except by way of holding a Public Hearing on
the bylaw;
2.That Maple Ridge Official Community Plan Amending Bylaw No. 6920 – 2012 be considered
in conjunction with the Capital Expenditure Plan and Waste Management Plan;
3.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6920 –
2012 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4.That Maple Ridge Official Community Plan Amending Bylaw No. 6920 – 2012 be given first
and second readings and be forwarded to Public Hearing;
5.That Maple Ridge Zone Amending Bylaw No. 6921 – 2012 be amended as identified in the
staff report dated August 25, 2014, bbe given second reading, and be forwarded to Public
Hearing; and
APPENDIX C
- 2 -
66. That the following terms and conditions be met prior to final reading:
i. Approval from the Ministry of Transportation and Infrastructure;
ii. Approval from Fortis BC for visitor parking stalls located within Right-of Way;
iii. Amendment to Official Community Plan Schedules "B" and “C”;
iv. Road dedication as required;
v. Removal of the existing buildings;
vi. Park dedication as required;
vii. A letter assuring that removal of all debris and garbage from park land has occurred;
viii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ix. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the subject property for the proposed development;
x. Registration of a Restrictive Covenant for the Visitor Parking;
xi. Registration of a Restrictive Covenant for Tree Protection;
xii. Registration of a Restrictive Covenant for the Stormwater Management Plan; and
xiii. In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
DISCUSSION:
a) Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
Owner: 0929304 B.C. Ltd.
Legal Description: Lot 6, District Lots 241 and 242, Group 1, NWD Plan 24517
OCP:
Existing: Urban Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
- 3 -
Surrounding Uses:
North: Use: Park, Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Conservation, Urban Residential
South: Use: Townhouse, Single Family Residential
Zone: RM-1 (Townhouse Residential), RS-1 (One Family Urban
Residential)
Designation: Conservation, Urban Residential
East: Use: Townhouse
Zone: RM-1 (Townhouse Residential)
Designation: Conservation, Urban Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Townhouse
Site Area: 0.64 ha (1.6 acres)
Access: 208 Street
Servicing requirement: Full Urban Standard
Companion Applications: 2012-034-DP/VP and 2013-104-DP
bb) Project Description:
The subject property is located on the west side of the cul-de-sac of 208 Street, north of Dewdney
Trunk Road (see Appendix A). The property slopes down from a level area by the street to creeks on
three sides. The sloped areas of the site have a significant number of trees.
The applicant is proposing a townhouse development on the relatively level area of the subject
property with an on-site strata road from the cul-de-sac. Eight townhouse units are proposed in four
duplex-style buildings. Road dedication would be required to complete the cul-de-sac bulb. The
balance of the site would be dedicated as Conservation for protection of the environmentally
sensitive areas.
Applications accompanying this rezoning application include a Watercourse Protection and Natural
Features Development Permit application, a Multi-Family Development Permit application, and a
Development Variance Permit application.
c) Planning Analysis:
i. Official Community Plan:
The subject property is designated Urban Residential – Neighbourhood Residential category in the
OCP. Single detached dwellings will remain the predominant housing form within neighbourhoods;
however, other housing forms are possible, subject to compliance with the Neighbourhood
Residential Infill policies. This proposed rezoning to RM-1 (Townhouse Residential) and townhouse
development consisting of four duplex buildings is in compliance with the Zoning Matrix in Appendix
- 4 -
C of the OCP; however, an OCP amendment is required to adjust the area designated Conservation
around the watercourses (see Appendix B).
ii. Zoning Bylaw:
The subject property is proposed to be rezoned from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential) to permit the development of 8 townhouse units (see Appendix C). A
preliminary review of the plans indicates that the proposal generally complies with the Zoning Bylaw;
however, several variances will be requested, as outlined below. Map No. 1568, attached to the
bylaw has been amended from when it was first presented at first reading, to reflect the area that is
being dedicated as Conservation.
iii. Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variances (see Appendix D):
1. To vary the minimum front yard setback from 7.5 m to 1.4 m;
2. To vary the minimum rear yard setback from 7.5 m to 5.8 m;
3. To vary the minimum interior yard setback (south) from 4.5 m to 0 m;
4. To vary the minimum interior yard setback (north) from 4.5 m to 1.8 m;
5. To vary the maximum retaining wall height to be greater than 1.2 m; and
6. To vary the maximum building height from 10.5 m nor 2.5 storeys to 10.6 m and 3
storeys for Buildings 1 and 2; to 11.0 m and 3 storeys for Building 3; and to 11.5 m and 3
storeys for Building 4.
The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future
report to Council.
iv. Off-Street Parking and Loading Bylaw:
The Off-Street Parking and Loading Bylaw No. 4350 – 1990 requires 2 parking spaces per unit and
0.2 spaces per unit to be provided as visitor parking spaces, which for 8 units, amounts to a total of
16 residential parking spaces and 2 visitor parking spaces. Tandem garages are provided for each
of the units, providing the required 16 residential parking spaces. The aprons for the units range
from approximately 2 m to 4 m and are not long enough to accommodate a small vehicle. Two
visitor parking spaces are provided. It should be noted that this development application was
received in 2012, prior to the direction to review tandem parking in multi-family developments.
v. Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses. Accordingly, prior
to final zoning approval, the Development Permit must be reviewed and approved. An application
for the Development Permit has been received. Adherence of this project to the guidelines will be
the subject of a future report to Council.
Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features
Development Permit application has been received to ensure the preservation and protection of the
natural environment of McKenney Creek, its tributaries, and the adjacent slopes. The developer will
- 5 -
provide restoration, enhancement and replanting works as required, and a security will be taken as
a condition of the issuance of the Development Permit to ensure that the Development Permit Area
guidelines are met. Prior to final zoning approval, the Development Permit must be reviewed and
approved.
vvi. 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 June 10, 2014.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolutions:
x Consider a more substantial entry in the building units.
x Consider a quality material for the soffits.
x Consider a common refuse area on the east of visitor parking stall number 2.
x Consider more interest on the staircase down to the common activity area and
consider accessibility.
x Consider a natural seating area for interest in the common activity area that may
include rocks or logs.
x Consider more interest in the retaining wall by stepping the retaining wall and
softening the façade.
The ADP concerns have been addressed and are reflected in the current plans (see Appendices E
and F). A detailed description of how these items were incorporated into the final design will be the
subject of a future report to Council.
d) Environmental Implications:
The Environmental Impact Assessment Report has been reviewed, including the Habitat
Enhancement Strategy, the Tree Evaluation Report, the Geotechnical Report, and the Stormwater
Management plan. The geotechnical consultant is to coordinate their recommendations with the
environmental consultant, civil engineer, and arborist to ensure the environmental objectives are
achieved. Restoration measures with a cost estimate and security deposit are required, including a
five-year maintenance period.
e) Traffic Impact:
As the subject property is located within 800 m of the Lougheed Highway, a referral has been sent to
the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending Bylaw No.
6921 – 2012 will be required as a condition of final reading. At this time, the Ministry has granted
preliminary approval of the development application.
- 6 -
ff) Outside Agencies
A Statutory Right-of-Way for a Fortis BC gas pipeline is located across the south portion of the
subject property. Approval from Fortis BC will be required for the two visitor parking stalls located
within the Statutory Right-of-Way area. A referral was sent to Fortis BC on June 19, 2014.
g) Interdepartmental Implications:
i. Engineering Department:
The Engineering Department has identified that all the services required in support of this
development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing
Agreement and provide the securities to do the required work in that Agreement. Required servicing
include:
x Dedicating and constructing the remainder of the cul-de-sac at the end of 208
Street, complete with a roll-over curb and catch-basin;
x Upgrading the existing sanitary sewer service connection;
x Ensuring the storm service connection fronting the subject property is of adequate
capacity;
x Providing street trees where possible;
x Removing existing overhead services; and
x Providing an adequately-sized water service connection.
ii. Parks Planning and Development:
The Parks Planning and Development Section has reviewed the development application and
supports the park dedication for watercourse protection purposes.
iii. Fire Department:
The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m
and rated to their specifications, which were provided to the developer. Signage indicating that the
lanes are fire lanes and that no parking is permitted within the lanes is required. A unit directional
addressing sign, which is visible day and night, is to be permanently mounted at the main entrance.
The cul-de-sac will be required to have “No Parking” signs installed prior to occupancy.
iv. Licences, Permits and Bylaws Department:
The Licences, Permits and Bylaws Department has reviewed the development application and has
provided comments related to Building Code requirements which have been provided to the
developer. These comments will be reviewed again at the Building Permit stage.
h) School District Comments:
Pursuant to Section 881 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on August 11, 2014.
- 7 -
ii) 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 879 of the Local
Government Act. The amendment required for this application, to designate additional area around
the watercourse as Conservation, is considered to be minor in nature. It has been determined that
no additional consultation beyond existing procedures is required, including referrals to the Board of
the Regional District, the Council of an adjacent municipality, First Nations, the School District or
agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 6920 – 2012, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 6921 - 2012, and that application 2012-034-RZ be forwarded to Public Hearing.
“Original signed by Michelle Baski”_________________
Prepared by: Michelle Baski, AScT
Planning Technician
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter”_____________for_____
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”______________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – OCP Amending Bylaw No. 6920 – 2012
Appendix C – Zone Amending Bylaw No. 6921 – 2012
Appendix D – Site Plan
Appendix E – Building Elevations
Appendix F – Landscaping Plans
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Nov 1, 2013 2012-034-DP BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT0685206682067420677
12131
12200
12146
12044
2084120884206602069120
6
7
220673
12025
12075
12194
12020 207962080412080
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12065
12079
12101
12024
12050
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12119
12098
12045
12209
20835206682068612169
12179
2070512210
12088 2079012088
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20868E.207A ST.208 ST.120B AVE.207A ST.P 7297816
23
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16
15
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20
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51
P 24517P 23063LMP 4151
LMP 4151
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2
32
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19
LMP 31287
P 24517
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8 P 19087P 19083
9
LMS 4067
A
P 45046
47
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5
8
22978
WS 2686
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13 P 73290P 7329025
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336
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5
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P 7329021
P 73290
29 P 73290P 54659
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Subject Property
´
Scale: 1:2,000
12101-208 St
CCORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6920 – 2012
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, EENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6920 – 2012
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517
and outlined in heavy black line on Map No. 830, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517
and outlined in heavy black line on Map No. 885, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
4. Maple Ridge Official Community Plan Bylaw No. 6425 – 2006 is hereby amended
accordingly.
READ A FIRST TIME the day of , 2014.
READ A SECOND TIME the day of , 2014.
PUBLIC HEARING HELD the day of , 2014.
READ A THIRD TIME the day of , 2014.
RECONSIDERED AND FINALLY ADOPTED , the day of , 2014.
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
20
6
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12020
12024
12050
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´
Bylaw No.
Map No.
From:
To:
Urban Residential
Conservation
6920-2012
830
1:2,000
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
20
6
7
220673 2070112025
12020
12024
12050
12187
206642066812193
12119
12194
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12065
12034
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20677
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12114
12210
12045
12072
12080
12088 2082020880207A ST.208 ST..207A ST.120B AVE.
10
12
8
11
13
15
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27
P 54659
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P 24517PARKP 5347515 69
P 864
9P 729783
10
23
P 24517
11
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2 P 732909029
26
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9
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P 7329025
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17
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22 P 73290451716
4
6
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14
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P 732909P 7329014
16
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P 73290
28
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5
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´
Bylaw No.
Map No.
Purpose:To Add to Conservation on Schedule C
6920-2012
885
1:2,000
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
CCORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6921 – 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, EENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6921 – 2012."
2. That parcel or tract of land and premises known and described as:
Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517
and outlined in heavy black line on Map No. 1568, a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 22nd day of May, 2012.
READ a second time the day of , 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
20
6
7
220673 2070112025
12020 12024
12050
12187
206642066812193
12119
12194
12088
12065
12034
12186
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12122
12170
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12079
12108 2085612053
12060
12196
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2070512203 12206
12182
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2067485
20676
12157
12070
12101
12044
12163 2083520868206692069912075
12158
12134
12146
2080412209
12174
2068612179
12111
2070912200
12114
12210
12045
12072
12080
12088 2082020880207A ST.208 ST..207A ST.120B AVE.
10
12
8
11
13
15
NWS 25665
27
P 54659
335
P 24517PARKP 5347515 69
P 864
9P 729783
10
23
P 24517
11
7
7
P 23063P 230635P 63453271
2 P 732909029
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9
228
8
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8 P 7297824
P 7329025
19
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17
LMS 4067
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47
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LMP 4151
2
P
2
11
316
22 P 73290451716
4
6
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1
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14
26
32
P 732909P 7329014
16
2
4
P 73290
28
30
6
LMP 39093P18811
5
22
PARKP 190874
25
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23 P 7329024
21
20
12
10
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14
9 111LMS
1 3
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13
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7
18
P 732908 P 190873
LMP 4151
LMP 5263
EP 88
RW 22EP 73291RW 22050
LMP 4152
RW 18394 EP 46757
LMP 5047RW 72980EP 78607
LMP 12
EP 73292EP 72979
EP 73291
LMP 1286LMP 88221RW 86795LMP 39094EP 723523LM
EP BCP 52097292907492EP 73291EP 73292LMP 4231SKILLEN ST.WICKLUND AVE.
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDING
Bylaw No.
Map No.
From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
6921-2012
1568
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2013-080-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Rezoning – First Extension
Zone Amending Bylaw No.7027-2013
24086 104 Avenue
EXECUTIVE SUMMARY:
The applicant for the subject property, located at 24086 104 Avenue, has applied for an extension to
rezoning application 2013-080-RZ under Maple Ridge Development Procedures Bylaw No. 5879-
1999. This application is to permit 18 townhouse units under the RM-1 (Townhouse Residential)
zone. The proposed RM-1 (Townhouse Residential) zoning complies with the Official Community
Plan.
RECOMMENDATION:
That a one year extension be granted for rezoning application 2013-080-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.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;
iii.Registration of a Cross Access Easement Agreement at the Land Title Office;
iv.Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking
v.Removal of the existing buildings;
vi.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
1107
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Homestead Developments Ltd.
Owner: Homestead Developments Ltd.
Legal Description: Lot 7, Section 3, Township 12, Plan: NWP11176
OCP:
Existing: Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Residential
Zone: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
South: Use: Residential
Zone: RS-3 (One Family Rural Residential),
RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
East: Use: Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.4 hectares (1.0 acre)
Servicing requirement: Urban Standard
This application is to permit 18 townhouse units. The following dates outline Council’s consideration
of the application and Bylaw 7027-2013:
First reading was considered and granted on September 24, 2013;
Second reading was considered and granted on July 22, 2014;
Public Hearing was held September 16, 2014; and
Third reading was granted on September 30, 2014.
- 3 -
Application Progress:
Since third reading was granted on September 30, 2014, the subject property has been sold to a
new owner. The applicant’s lawyer has prepared most of the legal documents required prior to final
reading; however, the rezoning servicing agreement is not yet finalized. The applicant is also in the
process of demolishing the existing single family house. It is anticipated that the applicant will be
completing the terms and conditions of the application this year.
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 to rezoning application 2013-080-RZ under Maple Ridge Development
Procedures Bylaw No. 5879-1999. This application is to permit 18 townhouse units under the RM-1
(Townhouse Residential) zone. It is recommended that a one year extension to rezoning application
2013-080-RZ be granted.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
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 & Ortho Map
Appendix B – Second Reading Report
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 9, 2013 2013-080-RZ BY: JV
24086-104th Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
10310
10322
10352
10325
10331 2416410307 2409310316
10332
10346
10386
10420
1034324028 24027241562402210337
10355 2406110328
10358
103362406010349 2410810340
10319 2408610366
10313
103 AVE.240A ST.104 AVE.
10
1718
PARK
K
3
A
P 22743
45
8
13
P 11176
BCP 36407
7
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LMP 48057
19
P 20434
3
6
7
11
15
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P 14750
4
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Rem D
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4
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P 9393
BCP 3139
BCP 1010
9
P 21769
12
16
NWP7139
P 13554
8
B
A
PARK
Subject Property
´
Scale: 1:1,500
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Sep 24, 2013 FILE: 2013-080-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:1,500
24086 104 AVENUE
SKRWRJUDSK\
APPENDIX B
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 21, 2014
and Members of Council FILE NO: 2013-080-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.7027-2013
24086 104 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential), to permit a future development of 18 townhouse
units. The proposed RM-1 (Townhouse Residential) zoning complies with the Official Community
Plan. This application is in compliance with the Official Community Plan. This application received
first reading for Zone Amending Bylaw No. 7027-2013 on September 23, 2013.
RECOMMENDATIONS:
1.That Maple Ridge Zone Amending Bylaw No. 7027-2013 be given second reading, and be
forwarded to Public Hearing; and
2.That the following terms and conditions be met prior to final reading:
i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii.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;
iii.Registration of a Cross Access Easement Agreement at the Land Title Office;
iv. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking
v.Removal of the existing building s;
vi. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks.
APPENDIX C
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Tejinder Saluja
Owner: Tejinder Saluja
Legal Description: Lot 7, Section 3, Township 12, Plan: NWP11176
OCP:
Existing: Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Residential
Zone: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
South: Use: Residential
Zone: RS-3 (One Family Rural Residential),
RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
East: Use: Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.4 hectares (1.0 acre)
Servicing requirement: Urban Standard
b) Project Description:
The proposed townhouse development is comprised of three buildings: one at the northern end of
the property, one on the west side, and one on the east side. The northern building contains four
units, while the east and west buildings each propose seven units, for a total of 18 units. Eleven of
the units contain four bedrooms, and the remaining units have three bedrooms. There are a total of
six different floor plans available. The units range in size from 129 m 2 (1390 ft2) for the three
bedroom units up to 141 m2 (1520 ft2) for the larger four bedroom units. The vehicle access point
is located on 104 Avenue and will be shared with the townhouse development to the east. A cross
- 3 -
access easement is required to allow residents of both developments to enter and exit across the
adjacent property. All 18 units have been designed with a double car parking arrangement,
additionally, building one on the east side includes driveway aprons with sufficient parking width and
depth for two additional vehicles per unit. The buildings are three storeys in height. Three visitor
parking spaces are located close to the entry point into the development.
c) Planning Analysis:
Official Community Plan:
The subject property is located within the Albion Area Plan, and is subject to the regulations as
outlined in the Official Community Plan. The Area Plan designation for the subject property is
Medium Density Residential, which allows for a range of housing styles and densities, including
townhouses. The proposed rezoning to RM-1 (Townhouse Residential) is in compliance with the
regulations of the Official Community Plan.
Zoning Bylaw:
The current application proposes to rezone the property located at 24086 104 Avenue from RS-3
(One Family Rural Residential) to RM-1 (Townhouse Residential) to permit the construction of 18
residential townhouse units. The applicant has requested a variance to increase the height of the
proposed building and reduce the front yard setback.
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 602, 6a), to reduce the front
yard setback from 7.5 to 4.5 metres;
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 602,7a), to increase the
height from 10.5 metres and 2.5 storeys to 11 metres and 3 storeys.
3. Maple Ridge Off-Street Parking And Loading Bylaw No. 4350-1990. ‘Schedule A’ 1c), to
reduce the required number of visitor parking spaces from 4 to 3.
The requested variances are supported by the Planning Department, and will be the subject of a
future report to Council.
Off-Street Parking and Loading Bylaw:
The proposed development has 18 townhouse units, each requiring two parking spaces per dwelling
unit, and 0.2 visitor parking spaces per unit according to the Maple Ridge Off-Street Parking and
Loading Bylaw No. 4350-1990. Therefore, 36 off-street parking spaces and four visitor spaces are
required. All of the 18 townhouse units have a double car garage, and building 1 on the east side
has driveway aprons of sufficient width and depth that can accommodate an additional two parking
spaces. The applicant has requested a variance for the visitor parking space requirement from four
to three visitor parking spaces.
- 4 -
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed townhouse
development and the landscaping plans at a meeting held December 10, 2013. Following
presentations by the project Architect and Landscape Architect, the Advisory Design Panel resolved
that:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Confirm FSR calculations to determine if more space can be allotted for
building entries.
Provide architectural treatment and possible glass panels on garage doors
and entry doors.
Look at reducing building overhang on visitor parking.
Consider contrasting surface treatment at building entries.
Consider more robust landscape treatment at main vehicle entry.
Look into providing pedestrian connection to adjacent site.
Consider reducing setback along east property line and provide sidewalk in
front of building 2.
Provide pedestrian connection to 104th.
Consider alternate border/fence treatment along east property line with a
lower profile.
Consider adjusting landscape alignment of retaining walls with a clear
integration along adjacent property.
Consider relocation entry gate to child play area so as not to interfere with
parking.
Consider increasing child play area with a possible reduction to the patio.
Consider entry element to amenity area.
Provide combined site sections through both the development sites.
The Advisory Design Panel concerns have been addressed and the architectural plans have been
revised.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the development proposal and has determined that
servicing upgrades are required along 104 Avenue, therefore a Rezoning Servicing Agreement is
required prior to final approval of the rezoning application.
- 5 -
Fire Department:
The Fire Department has reviewed the strata road circulation pattern in terms of emergency access
and fire truck turning radii, and is satisfied with the development proposal. Detailed fire
requirements will be provided through the Building Permit application process.
CONCLUSION:
The proposed application is in compliance with the Official Community Plan. It is recommended that
second reading be given to Maple Ridge Zone Amending Bylaw No. 7027-2013, and that application
2013-080-RZ be forwarded to Public Hearing.
“Original signed by Amelia Bowden”
___________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Jim Rule”
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7027-2013
Appendix C – Site Plan
Appendix D – Building Elevation Plans
Appendix E– Landscape Plans
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 9, 2013 2013-080-RZ BY: JV
24086-104th Ave
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
10310
10322
10352
10325
10331 2416410307 2409310316
10332
10346
10386
10420
1034324028 24027241562402210337
10355 2406110328
10358
103362406010349 2410810340
10319 2408610366
10313
103 AVE.240A ST.104 AVE.
10
17
18
PARK
K
3
A
P 22743
4
5
8
13
P 11176
BCP 36407
7
PARK
LMP 48057
19
P 20434
3
6
7
11
15
P 14750
P 14750
4
1
14
Rem D
Rem 7
B
P 13554
4
2 BCP 36407A
P 9393
BCP 3139
BCP 1010
9
P 21769
12
16
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P 13554
8
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A
PARK
Subject Property
´
Scale: 1:1,500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7027-2013
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. 7027-2013."
2.That parcel or tract of land and premises known and described as:
Lot 7 Section 3 Township 12 New Westminster District Plan 11176
and outlined in heavy black line on Map No. 1596 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 24th day of September, 2013.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
RECONSIDERED AND FINALLY ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
10337
10310
10322
10352
10325
10331 2416410291
10307 240932417210316
10332
10346
10386
10420
1034324028 2402724156241762402210337
10355 24061241772413710389
10328
10358
1033624060 2417810349 2410810340
10456
10319 240862417010366
10313 24171240 ST.103 AVE.241B ST.240A ST.104 AVE.
10
17
18
PARK
K
3
P 10921
A
P 22743
4
5
8
Rem 1
13
P 11176
LMP 51757
BCP 36407
7
PARK
LMP 48057
19
P 20434
P 1486423
C
3
6
7
11
15
P 14750
P 14750
4
PARK
24
1
P 8149
14
Rem D
Rem 7
B
P 13554
9
4
1
2 BCP 36407A
P 10921
18
P 9393
BCP 3139
BCP 14595
BCP 1010
2
21
9
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12
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SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
7027-20131596
INTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]Tejinder Saluja24086 104th Avenue12297July 2, 2014-TownhomeDevelopment1:200A-1.000SITE PLANMaple Ridge, BC4.506.407.504.504.506.1013.4114.336.106.4129.3610.877.324.7351.3116.36 9.30 5.187.589.3014.339.306.144.7351.3115.75 9.30 5.797.618.066.116.574.734.735.185.7910.876.10R 10.82R 10.8258.21 m2DG. 24.9181'-9"DG. 24.3079'-9"DG. 26.7187'-8"DG. 27.6190'-7"DG. 27.8091'-2"DG. 27.3589'-2"DG. 25.8184'-8"DG. 27.0888'-10"DG. 26.8888'-2"DG. 25.9885'-3"DG. 26.9888'-6"DG. 26.4386'-9"DG. 25.5383'-9"6m SETBACK4.5m SETBACKPROPERTY LINE7.5m SETBACKPROPERTY LINE4.5m SETBACK4.5m SETBACKPROPERTY LINEDG. 26.7287'-8"23.6023.9224.2424.5524.8725.1925.5125.8326.1526.4726.7927.1127.4324.14(future CL grade)24.33(future CL grade)24.54(future CL grade)24.77(future CL grade)25.01(future CL grade)25.27(future CL grade)25.55(future CL grade)PROPOSED SIDEWALKPROPOSED PARKING LANEPROPOSED BICYCLE LANEPROPOSED CENTER LINE W/ GRADING104th Avenue90° 07'-56"46.643m86.876mVISITORSCCBUILDING 2CN07'74.60026.20RB30.48RBRB29.68RBRB33.8229.69CHKCHKRB22.79RB22.53RB35.72RB28.75RB24.82RB22.59RB22.92RB22.67CN22.65RB28.7629.98CL29.24CL28.11CL26.52CL24.90CL23.82CL23.09CL22.88CL22.99CL27.9227.92T/WALL27.1326.5630.22chk35.71chkchk27.6128.1128.1628.74chk22.80chk22.52chkUTILITY POLE28.48UTILITY POLE32.38UTILITY POLE28.0226.7925.6725.1324.4226.4427.0627.1327.6227.8327.1027.7728.3826.1929.4330.5730.1530.1630.8628.5430.0931.6231.9531.1635.6435.7535.8533.8133.0533.3031.7831.2033.7032.5431.7130.7527.9927.1727.2126.9427.3627.9926.5026.5727.2727.0631.0730.9632.2230.7128.8728.2229.8531.9133.0631.6526.9827.5028.6424.9124.3824.6524.9324.8625.5925.1123.4323.2021.9622.1522.1522.6522.4622.8222.7022.2922.7122.6722.1922.2321.8221.9821.9922.0722.3022.3122.0922.0022.4522.2022.7022.7522.7622.7024.6525.2425.3725.8827.2427.2222.8522.6635.7935.6335.2135.3035.8323.1722.4025.4032.02B31.97B31.80B32.34B32.23B34.66B34.84B27.97B27.89B27.24B26.27B25.15B24.67B27.84B27.87B28.93B28.89B29.02B28.88B28.63B25.46B25.50B22.79B22.27B22.99B23.04B22.81B22.54B22.58B28.7028.3028.2728.9028.8028.8926.4728.1129.2129.9429.9029.2128.1026.5124.8523.7923.0622.8822.8722.9922.8423.0523.7624.8525.3825.4125.9025.9325.9225.9825.9325.7325.3325.1225.3426.30T26.87T26.99T26.87T26.81T29.17T29.86T30.77T31.51T33.22T33.90T35.23T35.47T35.54T35.48T35.66T35.48T35.39T35.06T34.63T34.83T35.58T35.55T34.07T33.97T28.28T28.43T28.22T28.20T28.23T28.74T28.68T28.62T28.41T28.02T28.76T29.68T30.46T30.22T29.94T30.17T30.07T26.63TT26.97T24.92T25.01T24.97T24.08T24.0424.12T24.08T31.90T32.02T22.89B23.75B24.17B25.44B26.13B27.16B28.10B28.30B28.94B21.39B21.68B22.10BB26.0126.0525.8625.5723.58T24.77T25.20T25.26T24.97T24.85T24.13T24.25T23.12T22.77T29.78T29.61T29.16T28.99T28.90T28.87T28.78T27.88T28.22T28.04T27.12T26.39T26.02T25.8226.52T27.58T22.87T22.66T22.89T22.89TT22.55T22.48T22.03T22.02TT22.79T22.91T22.89con/tree 0.422.80con/tree 0.431.96con/tree 0.3531.23con/tree 0.3030.99con/tree 0.6030.77con/tree 0.530.21con/tree 0.533.61con/tree 0.934.54con/tree 0.732.49con/tree 0.732.41con/tree 0.432.41con/tree 0.532.39con/tree 0.532.43con/tree 0.532.65con/tree 0.534.89con/tree 0.735.01con/tree 0.729.2928.8723.2022.8622.8822.4822.5225.6723.7522.26con/tree 0.522.6222.6522.69con/tree 0.5con/tree 0.4con/tree 0.422.7033.56dec/tree 0.333.67dec/tree 0.2x432.5632.1632.5034.03dec/tree 0.3x430.02dec/tree 0.322.6931.6725.7424.5124.1524.07dec/tree 0.323.96dec/tree 0.323.3922.77dec/tree 0.3522.39dec/tree 0.3021.93dec/tree 0.421.87dec/tree 0.322.71dec/tree 0.423.0222.8722.8122.6822.9222.8728.11B25.45B25.41B25.2022.25BB25.9730.0028.3027.2031.2031.3031.1032.0035.3035.8035.9035.5034.5033.9035.2033.6027.2029.8034.1035.2034.9031.6731.1530.6429.5030.3430.3027.9929.2928.3827.5227.6026.8726.6427.4726.3031.1831.6031.6831.5031.9031.6531.5431.8730.0230.5029.0628.4925.9722.3422.6522.6622.7423.1122.9022.8022.0823.4823.9723.6824.0123.8123.2323.2622.7923.3123.1422.1822.1822.4922.8822.6222.5122.3322.6822.5622.6722.7622.5122.4322.4922.3422.6822.3922.4426.4125.5126.0125.7825.2325.5624.8724.8024.9225.9824.2824.9024.8324.6724.8824.5624.5824.3424.2923.9123.9923.7225.0424.9124.6923.6723.6623.9323.6123.3423.1122.7322.7123.0123.3822.55R/WALLR/WALLTTTT TTTR/WALL
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ColourManufacturerColour to match...Reference No. ElementsColourManufacturerColour to match...Reference No. ElementsINTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]EGHJKLFMDCBATejinder Saluja24086 104th Avenue12297Nov. 15, 20135TownhomeDevelopment1:100A-2.013BUILDING 1ELEVATIONSMaple Ridge, BCBUILDING 1 - EAST ELEVATION3NKEY PLAN312104 A V E N U EBUILDING 1 - SOUTH ELEVATION2BUILDING 1 - NORTH ELEVATION41BUILDING 1 - WEST ELEVATIONMATERIAL & COLOUR LEGEND (BROWN SCHEME)52112-30Stone BrownVinyl WindowsBenjamin MooreBenjamin MooreBenjamin MooreSupermelPower CoatingsWhiteGentek AluminumColoursMakin Metals LtdPrepainted FlashingSlateStandard ColourCharcoalHS 410- 943SRideau BrownAluminum picket railingWood trim, wood columns, fascia,floor edge, louversEntry doors to suitesFlashings at balcony edge,roof edgeWindow/ door trims, garage doorWindows2134-20Midsummer NightOC- 47AshwoodGutters, downspoutsAmarrStratford CollectionGarage doorsSandstoneWhiteDark BrownLight BeigeDark BrownBlackDark GreyDark GreyLight BrownPabcoLaminated Asphalt Shinglesat Sloped RoofsPremier 30Weathered WoodBlack/GreyLinenGentek Vinyl Board & Batten Siding3rd floor exterior wallsLight BeigePebble KakiGentek Vinyl Siding 1st, 2nd, & 3rd floorexterior wallsLight BrownBenjamin MooreCC-510BuckhornHardi Shingles @walls, gable ends & columnsDark Brown
ColourManufacturerColour to match...Reference No. ElementsColourManufacturerColour to match...Reference No. ElementsSage2054-10Bavarian Forest2139-30SharkskinGreyINTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]9.301.222.723.022.46EGHJKLFMDCBATejinder Saluja24086 104th Avenue12297Nov. 15, 20135TownhomeDevelopmentA-2.023BUILDING 2ELEVATIONSMaple Ridge, BCNKEY PLAN312104 A V E N U E1:100BUILDING 2 - WEST ELEVATION3BUILDING 2 - NORTH ELEVATION24BUILDING 2 - SOUTH ELEVATIONUNIT B2CDFGJKLE1BUILDING 2 - EAST ELEVATIONMATERIAL & COLOUR LEGEND (GREEN SCHEME)52112-30Stone BrownVinyl WindowsBenjamin MooreBenjamin MooreBenjamin MooreSupermelPower CoatingsWhiteGentek AluminumColoursMakin Metals LtdPrepainted FlashingSlateStandard ColourCharcoalHS 410- 943SRideau BrownAluminum picket railingWood trim, wood columns, fascia,floor edge, louversEntry doors to suitesFlashings at balcony edge,roof edgeWindow/ door trims, garage doorWindowsOC- 47AshwoodGutters, downspoutsAmarrStratford CollectionGarage doorsWhiteDark BrownLight BeigeDark GreenBlackDark GreyDark GreyGreyPabco Laminated Asphalt Shinglesat Sloped RoofsPremier 30Weathered WoodBlack/GreyLinenGentek Vinyl Board & Batten Siding3rd floor exterior wallsLight BeigeGentek Vinyl Siding 1st, 2nd, & 3rd floorexterior wallsLight GreenBenjamin Moore Hardi Shingles @walls, gable ends & columnsDark Green
ColourManufacturerColour to match...Reference No. ElementsColourManufacturerColour to match...Reference No. ElementsSage2054-10Bavarian Forest2139-30SharkskinGreyINTEGRA ARCHITECTURE INC.416 WEST PENDER STREETVANCOUVER, BC V6B 1T5T 604.688.4220 F 604.688.4270info@integra-arch.comwww.integra-arch.com⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.[ T I T L E ][ P R O J E C T ][ D A T E ][ S C A L E ][ I S S U E ][ D R A W I N G ][ P R O J E C T ][ C L I E N T ][ A R C H I T E C T S E A L ]9.30EGHJKLFMDCBATejinder Saluja24086 104th Avenue12297Nov. 15, 20135TownhomeDevelopmentA-2.033BUILDING 3ELEVATIONSMaple Ridge, BCNKEY PLAN312104 A V E N U E1:100BUILDING 3 - NORTH ELEVATION (104th AVENUE)34BUILDING 3 - WEST ELEVATIONCDEFGHJKLMUNIT C2North Property Line1BUILDING 3 - SOUTH ELEVATIONBUILDING 3 - EAST ELEVATION2MATERIAL & COLOUR LEGEND (GREEN SCHEME)52112-30Stone BrownVinyl WindowsBenjamin MooreBenjamin MooreBenjamin MooreSupermelPower CoatingsWhiteGentek AluminumColoursMakin Metals LtdPrepainted FlashingSlateStandard ColourCharcoalHS 410- 943SRideau BrownAluminum picket railingWood trim, wood columns, fascia,floor edge, louversEntry doors to suitesFlashings at balcony edge,roof edgeWindow/ door trims, garage doorWindowsOC- 47AshwoodGutters, downspoutsAmarrStratford CollectionGarage doorsWhiteDark BrownLight BeigeDark GreenBlackDark GreyDark GreyGreyPabcoLaminated Asphalt Shinglesat Sloped RoofsPremier 30Weathered WoodBlack/GreyLinenGentek Vinyl Board & Batten Siding3rd floor exterior wallsLight BeigeGentek Vinyl Siding 1st, 2nd, & 3rd floorexterior wallsLight GreenBenjamin MooreHardi Shingles @walls, gable ends & columnsDark Green
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2015-041-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
20070 113B Avenue
EXECUTIVE SUMMARY:
Development Variance Permit application 2015-041-DVP has been received in conjunction with a
Development Permit application to permit an industrial office building with a small amount of
warehouse space in the M-3 (Business Park) zone. The requested variances are to:
1.Increase the maximum retaining wall height;
2.Reduce the exterior side yard setback; and
3.Reduce the minimum landscape strip required along the front and exterior side lot lines.
It is recommended that Development Variance Permit 2015-041-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-041-DVP respecting property located
at 20070 113B AVenue.
DISCUSSION:
a)Background Context
Applicant: Spire Development, Kent Fawcett
Owner: MCF Holdings Ltd. Inc. No. BC1021706
Legal Description: Lot 9, District Lot 280, Group 1, New Westminster District
Plan 86659, Except Plan BCP45137
OCP:
Existing: Industrial
Proposed: Industrial
Zoning:
Existing: M-3 (Business Park)
Proposed: M-3 (Business Park)
Surrounding Uses:
North: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
South: Use: Vacant (Greater Vancouver Transportation Authority ROW)
Zone: M-3 (Business Park)
Designation: Industrial
East: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
1108
- 2 -
West: Use: Golden Ears Way Off-Ramp
Zone: M-3 (Business Park)
Designation: Industrial
Existing Use of Property: Vacant
Proposed Use of Property: Industrial
Site Area: 2,040m2 (0.5 acre)
Access: 113B Avenue
Servicing: Urban Servicing
Companion Application: 2015-041-DP
b) Project Description:
This application is for an Industrial Development Permit for the subject property, located at 20070
113B Avenue, to permit the construction of an industrial office building with a small amount of
warehouse space in the M-3 (Business Park) zone.
The subject property is undeveloped, relatively flat and is located on the south side of 113B Avenue
(see Appendices A and B). The property is a remnant parcel that resulted after construction of the
Golden Ears Bridge. The subject property is surrounded by industrial development to the north and
east, backs onto the vacant Greater Vancouver Transport Authority Right-of-Way to the south, and
Golden Ears Way off-ramp to the west.
c) Variance Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for industrial
development. A Development Variance Permit allows Council some flexibility in the approval
process.
The requested variances and rationale for support are described below:
1. Maple Ridge Zoning Bylaw No. 3510-1985, Part 4, Section 403, 8) Maximum Retaining Wall
Height: To increase the maximum exposed height of a retaining wall from 1.2m (4 ft.) to
2.01m (6.6 ft.).
There is a significant change in grade on the southern end of the subject property. A retaining wall is
required for pre-loading the property for development and is proposed to remain in place with the
development.
2. Maple Ridge Zoning Bylaw No. 3510-1985, Part 8, Section 803, 6) SITING d): To reduce the
minimum setback from an exterior side lot line from 4.5m (14.8 ft.) to 1.5m (4.9 ft.).
The subject property is a remnant parcel that was created after the construction of the Golden Ears
Bridge. The setback variance is requested in order to achieve a feasible industrial development and
have the appropriate access and parking onsite.
3. Maple Ridge Zoning Bylaw No. 3510-1985, Part 8, Section 803, 8) OTHER REGULATIONS e):
To reduce the minimum continuous 3m (9.8 ft.) landscape strip along the front lot lines and
along the exterior side lot line of a corner lot to 0.5m (1.6 ft.) at the narrowest points along
the front and exterior lot lines.
- 3 -
As described above, the subject property is a remnant parcel with limited area. Requiring a 3m (9.8
ft.) landscape strip along the front and exterior lot lines would significantly reduce t he floor area and
parking space for the development. The reduction in the landscaping requirement is supportable as
there is landscaping provided offsite along both property lines and landscaping is provided onsite
along both property lines, just not as a continuous 3m (9.8 ft.) strip. The landscaping strip ranges
from 0.5m (1.6 ft.) to 5m (16 ft.) along the front and exterior property lines. It should be noted that
in the traffic study provided, it was recommended that an obstruction-free sight triangle must be
maintained in order not to obscure visibility.
d) Citizen/Customer Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to
the permit.
CONCLUSION:
The proposed variances to increase the maximum allowable retaining wall height, reduce the exterior
side yard setback, and reduce the minimum landscape strip required along the front and exterior
side lot lines are supportable because the subject property is a remnant parcel restricted by the
construction of the Golden Ears Bridge. In order to achieve a feasible industrial development at this
location, it is reasonable to allow some relaxations to the Zoning Bylaw.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2015-041-DVP.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – 2011 Ortho Map
Appendix C – Plans Indicating Proposed Variances
DATE: Mar 2, 2015 FILE: 2015-041-VP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20070 113B AVENUEKINGSTON STGOLDEN EARS WAYLegend
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
Major Rivers & Lakes
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 2, 2015 FILE: 2015-041-VP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,000
20070 113B AVENUEKINGSTON STGOLDEN EARS WAY3KRWRJUDSK\
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2015-041-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit
20070 113B Avenue
EXECUTIVE SUMMARY:
An Industrial Development Permit application has been received for the subject property, located at
20070 113B Avenue. The development proposal is for a two-storey industrial office building under
the M-3 (Business Park) zone, for a freight-broker business, with a small amount of warehouse
space. The plans for the development are consistent with the policies of the Official Community Plan
(OCP) and comply with the provisions of the Zoning Bylaw No. 3510-1985 and the Off-Street Parking
and Loading Bylaw No. 4350-1990.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-041-DP respecting property located
at 20070 113B Avenue.
DISCUSSION:
a)Background Context:
Applicant: Spire Development, Kent Fawcett
Owner: MCF Holdings Ltd. Inc. No. BC1021706
Legal Description: Lot 9, District Lot 280, Group 1, New Westminster District
Plan 86659, Except Plan BCP45137
OCP:
Existing: Industrial
Proposed: Industrial
Zoning:
Existing: M-3 (Business Park)
Proposed: M-3 (Business Park)
Surrounding Uses:
North: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
South: Use: Vacant (Greater Vancouver Transportation Authority ROW)
Zone: M-3 (Business Park)
Designation: Industrial
East: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
West: Use: Golden Ears Way Off-Ramp
Zone: M-3 (Business Park)
Designation: Industrial 1109
2
Existing Use of Property: Vacant
Proposed Use of Property: Industrial
Site Area: 2,040m2 (0.5 acre)
Access: 113B Avenue
Servicing: Urban Servicing
Companion Application: 2015-041-VP
b) Project Description:
This application is for an Industrial Development Permit for the subject property, located at 20070
113B Avenue, to permit the construction of an industrial office building with a small amount of
warehouse space in the M-3 (Business Park) zone.
The subject property is undeveloped, relatively flat and is located on the south side of 113B Avenue
(see Appendices A and B). The subject property is surrounded by industrial development to the north
and east, backs onto the vacant Greater Vancouver Transport Authority Right-of-Way to the south,
and Golden Ears Way off-ramp to the west.
c) Planning Analysis:
Official Community Plan
The development proposal is subject to section 8.6 of the OCP for Industrial Development Permit
Area Guidelines. The purpose of the Industrial Development Permit Area Guidelines is to promote
development that meets the needs of industry, through attractive design that is compatible with
adjacent development. The key concepts are described below, followed by the architect’s response
as to how they are being addressed.
1. Provide a street presence with entrances and architectural interest in building designs
fronting public streets.
“Consideration is given to having the owner occupied office building present to the streets
with the parking placed internally in the site, behind the building, to maintain a visual
interest along the public streets and approach from the exit ramp of the highway.”
2. Loading facilities should be located away from public streets and into the rear or the interior
of a site.
“The loading area is located by the main site access point due to maneuverability restriction,
with the warehouse overhead door located internally on the east side so as not to disrupt an
aesthetically pleasing street frontage. The loading area will be used infrequently, given the
office use.”
3. Outdoor storage and less attractive structures such as accessory buildings should be
screened with fencing or landscape.
“The garbage and recycling areas are located within the proposed building. No outdoor
storage is provided.”
4. The transportation needs of diverse users should be accommodated through amenities such
as bicycle facilities, and accessible design for the mobility impaired.
“Bicycle racks are provided and accessibility for the mobility impaired is being addressed by
providing a handicap stall close to the entrance with an automatic door opener push button
for the main entry doors, as well as main level accessible shower and washroom.”
3
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features,
materials, proportions and building articulation.
“This contemporary two-storey, tilt-up, concrete construction is for office use, thoughtfully
articulated in different volumes, recessed planes on the facades and canopies to create a
visual interest. The building’s design with expansive glazing and the bold sloped roof
element act as a welcoming element on the approach from the exit ramp of the highway.”
Zoning Bylaw
A Development Variance Permit application has been received for this project and involves the
following variances:
1. To increase the maximum retainting wall height;
2. To reduce the minimum side yard setback; and
3. To reduce the minimum continuous landscape strip along the front and exterior side lot
lines.
The requested variances to the M-3 (Business Park) zone are discussed in a separate report to
Council.
Off-Street Parking
The Off-Street Parking and Loading Bylaw No. 4350–1990 requires that the M-3 (Business Park)
zone provide 1 parking space per 40m² (430 ft²) of gross floor area for office use and 1 parking
space per 186m² (2,002ft²) of gross floor area for warehouse use. The total gross floor area of
office space is proposed to be 932.5m² (10,037ft²), requiring 23 parking spaces. The total gross
floor area of warehouse space is proposed to be 97.1m² (1,045ft²), requiring 0.5 parking spaces, for
a total of 24 required parking spaces. The applicant is providing 24 parking spaces. One of the
spaces is sized for parking for persons with disabilities, and two of the spaces are sized for small car
parking. A bike rack is provided (see Appendix C).
d) Advisory Design Panel:
The application was reviewed by the Advisory Design Panel on May 12, 2015. The Panel does not
require the project to come back for review, but would like the following resolutions to be addressed
with Planning Staff. The applicant’s responses to the resolutions are provided below.
i. Consider expanding the footprint of the bio-swale to accommodate a rain garden.
“Hub Engineering Inc. have reviewed the stormwater drainage calculations regarding the
drainage area entering the bioswale, voids and storage volume of the bioswale and the
dissipation rate of the bioswale into the subsurface soils. The proposed bioswale has the
capacity to absorb up to one inch of rainfall runoff over a 24 hour period which is considered
a significant rainfall event and accounts for 85-90% of the rainfall events. Increasing the
bioswale area further would be over-designed and is not going to be that more beneficial to
the project as the efficiency of the bioswale is currently sized to accommodate the majority
of rainfall events before overflowing. During the heavy rainfall event when it does overflow, it
overflows to the underground perforated drainage pipe which in return infiltrates into the
subsurface soils before being released from the site.”
4
ii. Consider an 8cm or greater caliper tree as the “feature tree” in the front of the site.
“Feature tree increased to 8cm from 7cm initially and reviewed by the traffic consultant with
regards to the sight angle.”
iii. Consider installing a wheelchair-friendly picnic table in the employee outdoor amenity area.
“This has been provided.”
iv. Provide a design detail in the plans showing roof-top mechanical screening and any
screening of at-grade utility metres/connections.
“This has been provided.”
v. Include a let-down at the plaza entry area to increase accessibility.
“This has been provided.”
vi. Enhance the hardscape detail in the surfacing treatment for a wider walkway along the
building by adding some decorative surface treatment in place of wheel-stops.
“This has been provided.”
vii. Consider extending the retaining wall eastward to the east property line and adding
architectural detailing to the south exposed face.
“The retaining wall has been extended to the east property line. We will be considering a
split face or patterned face retaining wall blocks with planted vines all along.”
viii. Consider relocating the southern catch basin.
“Hub Engineering Inc. considered the comment and advised that relocating the catch basin
further south is not recommended. The ADP comment was that the site slopes north to
south and the low point of the site is at the south end. The southern end of the site will
actually be a level platform with localized low points to drain the proposed pavement.
Moving the catch basin further south is not the balanced low point location. It would also be
best to avoid having the catch basin located with the wheelchair accessible parking stall.”
ix. Consider further strengthening the design of the entrance area, including a wider red band
element forming part of the entry canopy.
“We feel that making the canopy thicker will not improve the design. Given the size of the
building and the already proposed projection of the canopy, including the highlight in red
colour, we think that we have achieved a canopy design balanced in proportion and
integrated with the rest of the building, which announces adequately the entrance.”
e) Environmental Implications:
The subject property is within the floodplain and a restrictive covenant specifying the minimum
construction elevation is registered on Title. This restrictive covenant will need to be updated at the
Building Permit stage to reflect the current flood construction levels. A stormwater management
plan has been provided and is in compliance with the Watercourse Protection Bylaw No. 6410-2006.
f) Intergovernmental Issues:
A Traffic Study was requested for a safety analysis of the proposed access point, a fire and
emergency access review, and a safety review for the overall site design. Based on the findings of
the Traffic Study, the access to the subject property will be limited to right-in/right-out only, and an
obstruction-free sight triangle must be maintained. The Traffic Study and site plan were provided to
5
Translink for review, as the Golden Ears off-ramp is a Translink network element. Translink has
provided preliminary approval of the development plans.
A retaining wall is proposed within a Greater Vancouver Water District (Metro Vancouver) statutory
right-of-way, in order to retain soils for the proposed pre-load period, and then to remain as a
permanent grade separator once the building is complete. Metro Vancouver has provided approval
of the development plans.
g) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $18,285.00, the security will be $18,285.00.
CONCLUSION:
As the development proposal complies with the guidelines for the Industrial Development Permit
Area for form and character, it is recommended that 2015-041-DP be given favourable
consideration.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
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 – 2011 Ortho Map
Appendix C – Site Plan, Elevations and Landscape Plan
DATE: Mar 2, 2015 FILE: 2015-041-VP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20070 113B AVENUEKINGSTON STGOLDEN EARS WAYLegend
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
Major Rivers & Lakes
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 2, 2015 FILE: 2015-041-VP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,000
20070 113B AVENUEKINGSTON STGOLDEN EARS WAY3KRWRJUDSK\
APPENDIX B
APPENDIX C
BOARDROOMLOUNGELUNCH RMKITCHENETTEMEETING RMMANAGER OFFICEENTRY/ RECEPTIONVESTIBULESTG/SUPPLIESCLOSETFLEX SPACE / FUTUREACCOUNTING/ ADMINWAREHOUSEEXIT STAIR#1EXIT STAIR#2UPUPGARBAGE/RECYCLING(97 SF/9.0 SM)MALE WRFEMALE WRUNIV. WR & SHOWERJANITOR/ STG RMMECH. RMREPROMANAGER OFFICE4.1 SM MIN.(44.1 SF)O/H DOOR 9'x9' 5.50M5.26m5.41m5.28m5.39m6.05m5.54m5.20m5.48mLSCROSSWALKBIKE LANECONC S/W
CONC BARRIERSHIGHWAY EXIT RAMPBOT OF SLOPETOP OF SLOPESRW PLAN 87419
GASHEDGEDRIVEWAY MAPLE
SRW PLAN BCP32419
HIGH PRESSUREWATER LINE
WARNING SIGN FOR
BOT OF SLOPEBOT
O
F
SL
O
P
E
TREE
¯:2X0.20
BIRCH
WHITE SOLID LINE
CROSSWALK
LSTOP OF SLOPETREE¯:0.20113B AVENUE
PMT INDUSTRIAL OFFICEBUILDINGDRAWING TITLE :DESCRIPTIONDATENo.LANDSCAPE PLANFEB 13/15PLOT:1:200SCALE:SHEET:L-1PROJECT TITLE :DRAWING STATUS:ISSUES:REV:LANDSCAPE ARCHITECT12ISSUED FOR ADPApr 23'1520070 113B AVENUE,MAPLE RIDGE, B.C.3456400 - 8085 North Fraser WayBurnaby, B.C. V5J 5M8778ISSUED FOR DPMay 28'15REISSUED FOR DPAug 24'15REISSUED FOR DP (columar trees at srow per metro vanc)Sept 01'15CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCJJJJJJCCCCCCCCCCCCCJCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCECCCCCCECCCCCECCCCEJJACCAAJAAJIIIJICCCCIIIEEEJEJJJACCCAAAAAACCCCECCIICIICCCCCCCCCCCCCCCCCCEECCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCJJJJJJJJJJJJJJJJJJJJJJJJCCCCCCCCCCCCCCCCACCCCCCCCCCCCCCCCCACCCCCCCCCCCCCCCCCCACCCJCCCCCCCJCCJCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCPPPPPCCCPPPPCCCCCCCCCCCCCCPMTCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCJJJJCJCCJJCCCCCCCCCCCCCCCCAAAAAAAACCCCCCCCAAAACCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCAAAAAAAAACCCAAAAAACCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCJJJJCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCJJJJP OFPTOPOCCCCCCJCJJJJJCCJJJJBOOTTTOBOBBOPEOTOTTF SLOPFFSSSBBOOTTBCCBBOOCCOOTOTCCCCCCTTTOCCOCCCCCCCOFCFCCCCCCCCSCCCCCCCCCCCPCCPEEOFSLOPEOOFFSSSLLOOPPEECCCCCCCCCCCCCCCCCCCCCCCCCCCJCBIOSWALEPARKING BIOSWALE TYPICAL SECTIONPPLANT LISTSSYMBOLQQTY.BBOTANICAL NAMECCOMMON NAMESSIZETTrees 1Fagus sylvatica 'Purpurea'Copper Beech Var.8cm cal. / 2m stnd1 Prunus serrulata 'Pink Perfection'Flowering Cherry Var.6cm cal. / 1.8m stnd2Fagus sylvantica 'dawickii'Columnar Beech Var. 6cm cal. / 1.8m stndSShrubs / Vines4 Azalea japonica 'Coral Bells'Japanese Azalea#3 pot7 Pennisetum alopecurioidesFountain Grass#2 pot46 Lonicera pileata Evergreen Honeysuckle #2 pot88 Nandina 'Fire Power'Heavenly Bamboo Var (low)#3 pot9 Parthenocissus T. Veitchii Boston Ivy#2 pot6 Rhododendron 'Unique'Rhododendron (medium var.)#3 pot6Rosa meidiland 'Carefree Delight' Hardy French Rose#3 pot3Pieris japonica 'Temple Bells'Japanese Andromeda#3 pot16 Taxus media 'Hicksii' Yew Hedge1.2m ht / clipped top & sidesBBioswale9Andropogon gerardiiBig Blue Stem#2 pot198 Carex (3 var's)Carex Var's#1 pot9Elymus hystrixBottle Brush Grass (Rye)#1 pot9 Iris versicolor Blue Flag Iris#2 pot34 Juncus effusus Common ('Soft') Rush#2 PotNNotes:Specifications as per the most recent issue of the 'BC Landscape Standards' and LandSpace 'Spec Notes'.JIECAPNORTHSIGNATURE FEATURETREE (High Clearance)EXISTING CONIFERTREES (To Confirm)PAVERSBIKE RACK (4)(See Detail)TABLE & SEATSINCLUDES H/C(See Detail)SWALE (Dashed)SIGHT TRIANGLEPROPOSED BUILDINGOFFICEGAS LIGHTSTANDARDBIOSWALE (Dashed) WITHRAINGARDEN1 Min Loc ForWheel ChairRETAINING WALLSee Arch. (TOW 5.45m)VINES(Attached To Wall)COLUMNAR NARROW TREESBIKE RACKModel: "Advantage Ribbon Series"(Or Approved Equivalent -Color TBD)TABLE & SEATSModel: FRANCE ANDREW"Modern Series M16-T534"C/W Seat Backs & Up ToSeven Seats AvailableAND 1 Min Wheel Chair Loc. (Or Approved Equivalent - Color TBD)BIOSWALE PLANTSJuncus effusus / Common ('Soft') RushCarex Varieties / SedgesAndropogon gerardii / Big Blue StemIris versicolor / Blue Flag IrisElymus hystrix / Bottle Brush Grass (Rye)FEATURE BEECH TREELeaf Close-upNANDINA 'FIRE POWER'
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2015-081-DVP
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Development Variance Permit
22464 Lougheed Highway
EXECUTIVE SUMMARY:
Development Variance Permit application 2015-081-DVP has been received in conjunction with a
Development Permit application to construct a new commercial building. The requested variance is
to reduce the minimum height requirement from three storeys to one storey.
It is recommended that Development Variance Permit 2015-081-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-081-DVP respecting property located
at 22464 Lougheed Highway.
DISCUSSION:
a)Background Context
Applicant: Harj Enterprises
Owner: 931919 BC Ltd.
Legal Description: Lot 1 District Lot 398 Group 1 New Westminster District Plan
6645
OCP:
Existing: Town Centre Commercial
Proposed: Town Centre Commercial
Zoning:
Existing: C-3 (Town Centre Commercial)
Proposed: C-3 (Town Centre Commercial)
Surrounding Uses
North: Use: Commercial (Haney Place Mall)
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
South: Use: Vacant
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
East: Use: Commercial (Restaurant)
Zone: CD-2-85 (Town Centre Commercial
(Comprehensive Development))
Designation: Town Centre Commercial
1110
- 2 -
West: Use: Commercial (Restaurants)
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Commercial (Nail Salon)
Proposed Use of Property: Commercial (Restaurant)
Site Area: 234 m2 (2519 ft²)
Access: Rear Lane and Lougheed Highway
Servicing: Urban
Concurrent Application: 2015-081-DP
b) Project Description:
The subject property is approximately 234 m² (2519 ft²) in size and is bounded by commercial
developments (restaurants) to the east and west, a lane and vacant lot to the south , and Lougheed
Highway to the north (see Appendices A and B). Access to parking will be provided from the rear
lane, while access to the development is from Lougheed Highway.
The applicant proposes to construct a new commercial building, which will be occupied by a
franchised restaurant, “Freshii”. A new building will replace the existing structure and will consist of
brick cladding, split-face concrete and cedar panel siding. The building will front Lougheed Highway
and is situated near the front property line to provide a continuous storefront with the neighbouring
businesses. Outside seating will be provided at the front, along with a tempered glass awning (see
Appendix C). Street level windows will open up and add natural light to the space.
c) Variance Analysis:
Zoning Bylaw 3510-1985 establishes general minimum and maximum regulations for commercial
development. A Development Variance Permit allows Council some flexibility in the approval
process.
The requested variance and rationale for support are described below:
1. Zoning Bylaw No. 3510-1985, Part 7, Section 703, Town Centre Commercial, 6) BUILDING
HEIGHTS: To reduce the minimum building height within Town Centre Area for properties
identified on Schedule “H” from 3 storeys to 1 storey.
The decrease in height is supportable due to the limited size of the subject property (234 m²);
therefore, limiting the amount of available off-street parking. The parking requirements could not be
met with a structure greater than 1 storey. The proposed new building will be limited to 1 storey;
however, the front façade will resemble a 2 storey structure (see Appendix D). This 2 storey
appearance will allow for a uniform look along this portion of Lougheed Highway, as no buildings
adjacent to the subject property meet the minimum 3 storey requirement for height.
d) Citizen/Customer Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to
the permit.
- 3 -
CONCLUSION:
The proposed variance to reduce the minimum building height from 3 storeys to 1 storey is
supported due to the limited size of the subject property, which limits the amount of available off-
street parking.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2015-081-DVP.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – 2011 Ortho Map
Appendix C – Site Plan
Appendix D – Elevation Plans
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 31, 2015 FILE: 2015-081-DP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
224 ST´
Scale: 1:1,500
22464 LOUGHEED HWY
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 31, 2015 FILE: 2015-081-DP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
224 STDistrict of Maple Ridge´
Scale: 1:1,500
22464 LOUGHEED HWY
3KRWRJUDSK\
APPENDIX B
APPENDIX C
Reduced height from 3 storeys to 1 storeyFront facade to appear as 2 storeysAPPENDIX D
Reduced height from 3 storeys to 1 storeyFront facade to appear as 2 storeys
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2015-081-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit
22464 Lougheed Highway
EXECUTIVE SUMMARY:
A Development Permit application has been received for the above-noted property to permit the
construction of a new commercial building under the existing C-3 (Town Centre Commercial) zone.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-081-DP respecting property located
at 22464 Lougheed Highway.
DISCUSSION:
a)Background Context:
Applicant: Harj Enterprises
Owner: 931919 BC Ltd.
Legal Description: Lot 1 District Lot 398 Group 1 New Westminster District Plan
6645
OCP:
Existing: Town Centre Commercial
Proposed: Town Centre Commercial
Zoning:
Existing: C-3 (Town Centre Commercial)
Proposed: C-3 (Town Centre Commercial)
Surrounding Uses
North: Use: Commercial (Haney Place Mall)
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
South: Use: Vacant
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
East: Use: Commercial (Restaurant)
Zone: CD-2-85 (Town Centre Commercial
(Comprehensive Development))
Designation: Town Centre Commercial
West: Use: Commercial (Restaurants)
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
1111
- 2 -
Existing Use of Property: Nail Salon
Proposed Use of Property: Restaurant
Site Area: 234 m2 (2519 ft²)
Access: Rear Lane and Lougheed Highway
Servicing: Urban
b) Project Description:
The subject property, located at 22464 Lougheed Highway, is approximately 234 m² (2519 ft²) in
size and is bounded by commercial developments (restaurants) to the east and west, a lane and
vacant lot to the south, and Lougheed Highway to the north (see Appendices A and B). Access to
parking will be provided from the rear lane, while access to the development is from Lougheed
Highway.
The applicant proposes to construct a new commercial building, which will be occupied by a
franchised restaurant, “Freshii”. A new building will replace the existing structure and will consist of
brick cladding, split-face concrete and cedar panel siding. The building will front Lougheed Highway
and is situated near the front property line to provide a continuous storefront with the neighbouring
businesses. Outside seating will be provided, along with a tempered glass awning. Street level
windows will open up to give the building a feeling of openness, and will add natural light to the
space (see Appendix C). The applicant is proposing a mural on the east facing wall as a permanent
art piece. At this point, there is not a specific artist or design; however, it is the applicant’s intention
to work with local youth artists to come up with a proposal that is appropriate for the space.
The proposed new building will be limited to 1 storey; however, the front façade will resemble a 2
storey structure (see Appendix D). This 2 storey appearance will allow for a uniform look along this
portion of Lougheed Highway, as no buildings adjacent to the subject property meet the minimum 3
storey requirement for height.
c) Planning Analysis:
In accordance with the Official Community Plan (OCP) Section 8.11, a Town Centre South of
Lougheed (SOLO) Development Permit is required for this application. The key development
permit guidelines for the SOLO Precinct of the Town Centre are listed below, with rationale for how
the guidelines are being met:
1. Develop a diverse shopping, employment and residential district.
The new development will create employment opportunities in the Town Centre, and
provide a healthy fast-food option for the surrounding area.
2. Create pedestrian-oriented streetscapes.
The outdoor patio will create an interactive space between the building and the sidewalk.
The building is situated to the front of the property, with parking to the rear.
3. Enhance the quality, character and vibrancy of SOLO
The proposal for a new restaurant, “Freshii”, to the Town Centre will provide a healthy
eating alternative, whose aim is to offer fresh and nutritious meal choices. The building
- 3 -
style consists of traditional brick with a mix of cedar siding and modern concrete that will
add an aesthetically pleasing element to the surrounding neighbourhood.
4. Maintain cohesive building styles.
Brick is a traditional building material; combined with cedar siding, split-faced concrete
and seagull lighting that will provide a mix of both traditional and modern elements. The
proposed height of the building is one storey, but will appear as a two storey structure
with the front façade being higher than the rear of the building to maintain consistency
with the surrounding neighbourhood.
5. Capitalize on important views.
Due to the nature of this development, this key guideline has been identified as not
applicable to the project.
6. Provide public outdoor space.
The key guideline is not reflected in the development application due to the scale of the
project; however, the applicant intends to work with local youth artists to create a mural
on the outside east facing wall. This mural will be visible when looking westward from
Lougheed Highway.
7. Provide climate appropriate landscaping and green features.
The development site is limited in size; however, the applicant proposes to add
landscaping features to the front of the property, within the patio area, in the form of
concrete planter boxes. There will also be a continuous row of hedging along the eastern
boundary at the rear of the property to create a natural barrier with the adjacent property.
8. Maintain street interconnectivity.
An outdoor eating space, located at the front of the property, with a covered glass awning,
helps to create an interactive streetscape. Large windows that open up, located at the
front of the building, will allow visibility and natural light to enter the space, further
creating an open feel to the storefront and maintaining a connection to the outside.
d) Advisory Design Panel:
This application was presented to the Advisory Design Panel on June 9, 2015 and the Panel
resolved that the applicant address the following concerns and return to the Advisory Design
Panel:
Provide further refinements with supporting architectural details such as café style
windows that open to the street, a canopy, enhanced brick façade and signage design on
building frontage. Consider recessing the building on the lot and providing a small seating
area in the front of the building.
Consider expanding landscaping between loading area and property line; use different
types of plantings to add interest.
Consider levelling the roof at the back of the building to incorporate the electrical room
into the design of the building.
- 4 -
Consider reversing location of parking space and loading bay to provide more space for
landscaping and garbage enclosure.
Work with City staff to further refine design for east side façade mural.
The applicant revised their drawings accordingly and the application was presented a second time
to the Advisory Design Panel on July 14, 2015. The Advisory Design Panel resolved that the
applicant work with Planning Staff and address the following resolutions. The applicant’s
response to the resolutions are included below:
Confirm the cornice is within the property line on the east side.
o The cornice has been adjusted to keep within the property line at all sides.
Provide further details on profile of canopy and confirm canopy is within City bylaws for
covering sidewalk. Confine the canopy within the concrete pilasters.
o Bylaw compliance has been confirmed. See plans, sections and elevations for the
canopy.
Consider consistency between front and rear façade materials.
o We have changed the infill material at the upper part of the rear façade to wood
siding, to match the front.
Consider additional architectural feature on rear upper façade.
o A new ladder from low roof to high adds shadow lines and detail to this area. In
addition, the horizontal wood siding now matches the inset siding at the front and
northeast side of the upper façade, unifying that part of the building.
Consider formalizing the mural on the east façade with context for art a nd provide
further details on installation.
o The mural will be painted directly on the wall surface. The drawings show a
rectangular area for it, as we don’t know what the artist will do yet; but the
painting could take any shape and area along that wall. Exact details remain to
be determined as we work with the artists to develop this installation.
Consider additional landscape details for planter boxes in front and rear areas.
o Two concrete planters are called out in the elevations. New plant specs can be
found on the site plan and sheet L-1.
Provide additional landscape in rear planter.
o A yew hedge has been specified for the rear planter, on advice of our landscape
designer. Yews will create a dense, drought tolerant hedge that provides good
screening and enhances the adjacent space. New plant specs can be found on
the site plan and sheet L-1.
Consider additional window features on frontage.
o The windows on the front will have classic, white painted trim and traditional
details. We do not think that awnings are suitable on these windows, as they face
north. These windows will bring even daylighting into the building interior, but this
will be most effective if we can keep the windows’ full surface area clear.
Provide additional details for frontage hardscape pavers.
o Mutual Materials’ Roman Clay pavers in Mauna Loa have been selected for the
hardscape. This is noted on the elevations / materials sheet A3.1.
Provide additional detail of garbage area and ensure materials are consistent with
building façade.
o The garbage enclosure will be white painted wood to match the building trim.
- 5 -
e) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $2,835.00, the security will be $2,835.00.
CONCLUSION:
This development application is for a new commercial building in the South of Lougheed precinct of
the Town Centre. Staff have reviewed the proposal’s compliance with the Town Centre Development
Permit Guidelines of the OCP for form and character, and it is recommended that the Corporate
Officer be authorized to sign and seal Development Permit 2015-081-DP respecting property located
at 22464 Lougheed Highway.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – 2011 Ortho Map
Appendix C – Site Plan
Appendix D – Elevation Plans
Appendix E – Landscaping Plans
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 31, 2015 FILE: 2015-081-DP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
224 ST´
Scale: 1:1,500
22464 LOUGHEED HWY
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 31, 2015 FILE: 2015-081-DP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
224 STDistrict of Maple Ridge´
Scale: 1:1,500
22464 LOUGHEED HWY
3KRWRJUDSK\
APPENDIX B
APPENDIX C
APPENDIX D
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#7;-5):16=;7..1+16)41;#7;-5):A /)487<APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO: 2015-043-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Industrial Development Permit
20159 115A Avenue
EXECUTIVE SUMMARY:
An Industrial Development Permit application has been received for the subject property, located at
20159 115A Avenue. The proposal is for a single-storey industrial building under the M-3 (Business
Park) zone. The plans for the development are consistent with the policies of the Official Community
Plan and comply with the provisions of the Zoning Bylaw No. 3510-1985 and the Off-Street Parking
and Loading Bylaw No. 4350-1990.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-043-DP respecting property located
at 20159 115A Avenue.
DISCUSSION:
a)Background Context:
Applicant: Krahn Engineering Ltd., Cheryl Bijl
Owner: M.D.Z. Holdings Ltd. Inc. No.BC0296121
Legal Description: Lot 15, District Lot 280, Group 1, New Westminster District
Plan 86659
OCP:
Existing: Industrial
Proposed: Industrial
Zoning:
Existing: M-3 (Business Park)
Proposed: M-3 (Business Park)
Surrounding Uses
North: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
South: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
East: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
West: Use: Industrial
Zone: M-3 (Business Park)
Designation: Industrial
1112
- 2 -
Existing Use of Property: Vacant
Proposed Use of Property: Industrial
Site Area: 4,452 m2 (1 acre)
Access: 115A Avenue
Servicing: Urban Servicing
b) Project Description:
This application is for an Industrial Development Permit for the subject property, located at 20159
115A Avenue, to permit the construction of an industrial development in the M-3 (Business Park)
zone (see Appendices A and B). The subject property is located on the north side of 115A Avenue, at
the north end of 201A Street, is relatively flat and surrounded by industrial development.
c) Planning Analysis:
Industrial Development Permit Area
The purpose of the Industrial Development Permit is to promote development that meets the needs
of industry through attractive design that is compatible with adjacent development. The key
concepts are as follows:
1. Provide a street presence with entrances and architectural interest in building designs
fronting public streets.
“The narrow end of the building fronts the street, so the entrance has been provided at
the street-facing corner of the building to provide maximum interest. Articulation through
parapet steps and color is also provided wherever practical, and the street-facing
elevation sees the majority of glazing.”
2. Loading facilities should be located away from public streets and into the rear or the interior
of a site.
“All loading stalls have been set back as far from the street as possible, on the parking lot
side wall of the building, while still providing loading stalls for each potential tenant
space.”
3. Outdoor storage and less attractive structures such as accessory buildings should be
screened with fencing or landscape.
“Outdoor storage is provided to the north of the building, therefore the storage area is
screened from the street by the building itself.”
4. The transportation needs of diverse users should be accommodated through amenities such
as bicycle facilities, and accessible design for the mobility impaired.
“Vehicle parking is provided in accordance with the Off-Street Parking and Loading Bylaw,
and includes parking for people with disabilities. Bicycle facilities are intended to be
provided within each unit.”
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features,
materials, proportions and building articulation.
“The proposed building is in keeping with existing buildings along 115A Avenue in its
style, features, materials and proportions. Building articulation along the street face
mimics and blends with other similar buildings in the area.”
- 3 -
d) Advisory Design Panel:
The application was reviewed by the Advisory Design Panel on July 14, 2015. The Panel did not
require the project to come back for review, but requested that the following resolutions be
addressed with Planning Staff. The applicant’s responses to the resolutions are provided below.
i. Consider a corner massing element on the south west corner.
“Massing element is considered and introduced to the south-west corner of the building.”
ii. Consider a stronger colour element on the building.
“Revised colour pattern is considered and introduced.”
iii. Consider west façade entries with design elements that may include canopies and spaces for
signage for each unit.
“West elevation has been revised to add cover/accents to the door entrances.”
iv. Consider providing a continuous pedestrian corridor along the west façade that matches
hard scape surfacing of entry ways.
“A consistent site surface for pedestrian traffic is provided along the west face of the
building.”
v. Consider providing an outdoor amenity space.
“A parking stall has been relocated to accommodate an amenity area at the north end of the
property.”
vi. Portray an accurate image of the art work on the south façade.
“The proposed artwork image has been removed to facilitate a better massing element.”
vii. Consider additional architectural features on south façade (Consider modifying design of
windows on south elevation.)
“The south elevation has been modified with different windows.”
viii. Provide additional detailing for rear and east fencing.
“Fence details have been provided.”
ix. Provide additional security for rear access path.
“The fence extent is more clearly defined on the drawings. The intent of the fencing is not to
provide a secure area, as much as to inconvenience access to this area. Fence will have a
locked pedestrian gate at either end of the building, with no key access required to get out of
the space, but a key will be required to access the area form the exterior of the building.”
x. Provide additional detail for standalone sign to ensure sign does not conflict with art work. In
addition to confirming consistency of materials between building and sign.
“Free-standing sign is not able to be provided to the site with the extents required for the
rain garden area at the front of the building and pedestrian access from main sidewalk. As
such, reference to this sign is removed.”
xi. Provide further design refinement of outdoor storage area (screening, buffering of storage,
fencing details).
“Outdoor storage area is intended only for temporary staging for loading purposes. Primary
screening to street side is provided by the building itself. Screening to adjacent industrial
property is not required.”
- 4 -
xii. Show bollards on elevations for overhead doors.
“Bollards are now shown on the plans.”
xiii. Show further information on retaining wall details.
“Retaining walls are now shown on the plans.”
xiv. Preference for providing accessible pathway connection between sidewalk and building.
“Accessible pathway is not able to be provided from the main sidewalk and building because
of the grade difference and area required for rain gardens. Accessible parking is provided
onsite and should be sufficient to address barrier-free requirements.”
xv. Consider providing exterior lighting on artwork
“Artwork has been removed.”
e) Environmental Implications:
The property is within the floodplain and a restrictive covenant specifying the minimum construction
elevation is registered on Title. This restrictive covenant will need to be updated at the Building
Permit stage to reflect the current flood construction levels.
f) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $22,938.00, the security will be $22,938.00.
CONCLUSION:
As the development proposal complies with the guidelines for the Industrial Development Permit
Area for form and character, it is recommended that 2015-043-DP be given favourable
consideration.
“Original signed by Michelle Baski”_____________
Prepared by: Michelle Baski, AScT, MA
Planner 1
“Original signed by Christine Carter”____________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
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 – 2011 Ortho Photo
Appendix C – Site Plan, Elevations and Landscape Plan
DATE: Mar 3, 2015 FILE: 2015-043-DP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20159 115A AVENUE
Legend
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
Major Rivers & Lakes
APPENDIX A
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Mar 3, 2015 FILE: 2015-043-DP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,000
20159 115A AVENUE
3KRWRJUDSK\
APPENDIX B
APPENDIX C
City of Maple Ridge
TO:Her Worship Mayor Nicole Read MEETING DATE:September 14, 2015
and Members of Council FILE NO:11-5245-20-1206
FROM:Chief Administrative Officer 06-2240-20
MEETING:C of W
SUBJECT:Excess Capacity/Extended Services Agreement LC 157/14
EXECUTIVE SUMMARY:
The Albion Area is identified in the Official Community Plan (OCP) as a Growth Area in the City and
development has been proceeding since the mid 1990’s. Development has largely unfolded in
accordance with the OCP with some changes occurring in areas as more detailed ground-truthing is
undertaken.It was noted however that proposed developments on 112 Avenue east of 240 Street
would represent considerable servicing challenges as a result of the significant costs to extend the
underground servicing from 240 Street to the proposed developments given that a number of
properties on 112 Avenue have limited development potential.
Several approaches were considered to support the extension of the infrastructure from the current
limits on 240 Street including a Local Area Service (LAS); a Development Works Agreement (DWA),
under Section 937.1 of the Local Government Act (LGA); and a so-called Development Cost Charge
(DCC) Front-end Agreement as well as Latecomer Agreements.The traditional approach, where
services are provided as development occurs in a systematic manner is a challenge in North Albion
given the multiple property owners and limited development potential on some lots.In reviewing the
different approaches,it was deemed essential that the financial risks associated with development
investment would not be borne by taxpayers.
The standard Latecomer Agreement applies where a developer builds infrastructure (road, water,
sanitary sewer or storm sewer)fronting properties other than his own and in turn the City imposes a
charge on adjacent owners who benefit from the infrastructure extension.The monies collected
would then be forwarded to the original developer.An Area Latecomer Agreement may typically also
be considered for infrastructure such as pump stations, reservoirs or where there are properties with
large conservation areas where development may not proceed or development potential is limited.
When discussed by Council in early 2013,staff were directed to evaluate the feasibility of an Area
Latecomer Agreement for the now-constructed Montgomery Acres (Subdivision SD 091/10)
development on 112 Avenue that had to extend services approximately 1.2 kilometres east from
existing mains on 240 Street. It was thought that a template could be developed for consideration in
subsequent projects but having undertaken extensive analysis and considering various scenarios it
has been determined that future potential Area Latecomer Agreements would be considered on a
case-by-case basis.
The water and sewer main infrastructure extended along 112 Avenue to the Montgomery Acres
development at 24371 112 Avenue are considered to be excess or extended servicing in
accordance with the Local Government Act. The extended servicing benefits adjacent properties that
could be developed as a result of the services having been installed. Latecomer Agreement LC
157/14 provides the City’s assessment of the attribution of the costs of the excess or extended
servicing to the benefiting lands.The body of this report provides a summary of the approach that
was used to develop the Area Latecomer Agreement for this project.1113
RECOMMENDATION:
That with respect to the subdivision of lands involved in subdivision SD 091/10 located at 24371
112 Avenue, be it resolved:
1.That the cost to provide the excess or extended services is, in whole or in part, excessive to the
municipality and that the cost to provide these services shall be paid by the owners of the land
being subdivided, and
2.That Latecomer Charges be imposed for such excess or extended services on the parcels in
the amounts as set out in the staff report dated September 14, 2015;and
3.That the Corporate Officer be authorized to sign and seal Excess Capacity Latecomer
Agreement LC 157/14 with the Subdivider of the said lands; and further
4.That staff be directed to develop a Latecomer Policy.
DISCUSSION:
a)Background Context:
The North Albion Area east of 240 Street is a designated growth area within the urban
boundary. This was reaffirmed in 2006 with the incorporation of the Albion Area Plan into the
OCP Bylaw. Development has been proceeding in the area since the mid 1990 ’s and has
largely unfolded in accordance with the OCP with some changes occurring in response to
ground-truthing.
As land is developed,the developers are responsible for the construction costs associated
with the provision of water, sewer and drainage utilities to service the proposed subdivision
or development as well as providing any additional capacity for any adjacent lands serviced
by the works. Typically,the costs associated with providing additional capacity are recovered
by the developer through transferring the costs to benefitting property via latecomer
agreements.
The current latecomer practice,as set out in a Memorandum to Council permits developers
to only recover costs incurred for the additional capacity associated with subdivision and
development applications and not rezoning.This practice possess several challenges for the
development of North Albion as the natural features and topography result in the balance of
works being completed at the rezoning phase of a project, and precludes the ability to
recover costs.This reduces the opportunity for strong business cases for the development of
individual parcels and necessitates either waiting for a larger project to complete the utility
work, assemble parcels of land or enter into private agreements between owners.
In addition to excluding rezoning works, sections of infrastructure in North Albi on provide no
direct benefit to the adjacent lands and therefore have no cost recovery for the original
developer. To address this concern,an Area Latecomer concept has been prepared which
distributes the construction costs for infrastructure that has no direct benefit to adjacent
lands to all the properties that receive an indirect benefit. Indirect benefits are identified as
infrastructure that supports the implementation of the OCP and has no direct benefit for an
individual lot, for instance pump stations, water reservoirs,storm water detention facilities
and infrastructure extensions through conservation areas.
The City was approached by a developer to consider providing latecomer agreements for the
extensive works that would be required to service all of North Albion.The property in
question,24371 112 Avenue represented a large pocket of developable land and required
the sanitary sewer main to be extended 1.2 km as well as the existing water main being
upgraded.It was recognized that these service upgrades would benefit many properties in
the area and work towards achieving the goals of the OCP.
The City’s legal counsel advised that under the Local Government Act the works could be
applied to a latecomer agreement and further consideration would also be given by Council
to using this project as a test case to update the existing latecomer practice.
Through a review of the servicing works required to develop the Albion Area Plan,discussion
with other municipalities and City legal counsel, the following two principles were followed in
the preparation of the test Area Latecomer Agreement and for consideration of inclusion into
the development of the contemplated latecomer policy:
1.Inclusion of rezoning works
2.Inclusion of area benefits.
Rezoning works include municipal service upgrades which are in support of a concurrent
subdivision or development application by the same applicant. The distribution of the
construction cost will be determined based upon the benefitting properties fronting
development potential as determined by the City.
Area works apply to upgrades to a municipal service which has no direct benefit to a single
parcel of land.The distribution of the construction cost will be determined based upon the
benefiting properties full development potential as determined by the City.
The attached map identifies 24371 112 Avenue,the land involved in the subdivision as well
as properties that will benefit from the excess or extended services and land to which the
developer provided services via a private agreement. The cost breakdown for each excess or
extended service is shown on attached Schedule A.
Upon acceptance of Excess Capacity Latecomer Agreement LC 157/14 and the principles for
an Area Latecomer Agreement,staff will develop a new Latecomer Policy for Council’s
consideration to replace the current practices document.
b)Strategic Alignment:
Administration of excess or extended services legislation complies with the Smart Managed
Growth element of the Corporate Strategic Plan. The administration procedure supports the
requirement for a developer to construct municipal infrastructure in support of land
development and recognizes that the infrastructure may provide benefit to other land.
c)Policy Implications:
Part 26, Division 11, of the Local Government Act provides that where a developer pays all
or part of the cost of excess or extended services, the municipality shall determine the
proportion of the cost of the service which constitutes excess or extended service and
determine the proportion of the cost of the service to be attributed to parcels of land which
the municipality considers will benefit from the service. Latecomer Agreement LC 157/14
will provide such determination for Subdivision SD 091/10.
CONCLUSION:
Based upon the services required to support the proposed subdivision,the existing latecomer
practice has been reviewed and two changes have been proposed. The first is to include rezoning
work, and the second is to assess certain aspects of projects as an area benefit. Both concepts are
supported by the Local Government Act and provide a fair distribution of development costs to the
properties involved.
Further, the services in support of the subdivision of 24371 112 Avenue form the test case for the
proposed changes.As the services benefit adjacent lands,it is appropriate to impose Latecomer
Charges on the benefitting lands.Latecomer Agreement LC 157/14 summarizes the municipality’s
determination of benefitting lands and cost attribution and also establishes the term over which
such Latecomer Charges will be applied.
“Original signed by Stephen Judd”
Prepared by:Stephen Judd, PEng.
Manager of Infrastructure Development
“Original signed by David Pollock”
Reviewed by:David Pollock, PEng.
Municipal Engineer
“Original signed by Christine Carter” for
Approved by:Frank Quinn, MBA, PEng.
GM: Public Works & Development Services
“Original signed by Kelly Swift”
Concurrence:Kelly Swift
Acting Chief Administrative Officer
TG/mc
Page 1
Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
1.EXTENDED NOMINAL SERVICE
SERVICE # BENEFITTING
LOTS
COST OF
BENEFIT
COST PER
LOT
BENEFIT
ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Sanitary Sewer
On 112 Avenue
5 $120,980.00 $24,196.00 Lot 1,, NWP 3452
RN 84497-0000-0
2 x $24,196.00
Lot 9, NWP 809
RN 84330-0000-7
3 x $24,196.00
Sanitary Sewer
On 112 Avenue
15 $206,925.00 $13,795.00 Parcel A (RP13033),
RN 84485-0100-7
2 x $13,795.00
Lot 18, NWP 50696
RN 84485-1000-8
4 x $13,795.00
Lot 1, NWP 68166
RN 84484-0400-0
2 x $13,795.00
Lot 2, NWP 68166
RN 84484-0500-0
1 x $13,795.00
Lot 10, NWP 809
RN 84332-0600-X
1 x $13,795.00
Lot 45, NWP 43601
RN 84333-0700-9
2 x $13,795.00
Lot 11, NWP 809
RN 84333-0800-2
2 x $13,795.00
Parcel A (Ex. Plan 15693)
RN 84333-0100-7
1 x $13,795.00
Page 2
SERVICE # BENEFITTING
LOTS
COST OF
BENEFIT
COST PER
LOT
BENEFIT
ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Sanitary Sewer
On 112 Avenue
19 $125,685.00 $6,615.00 Lot 2, NWP 77744
RN 84483-0300-3
2 x $6,615.00
Lot B, NWP 23217
RN 84481-0200-9
3 x $6,615.00
Lot A, NWP 7408
RN 84334-0000-9
7 x $6,615.00
Lot 3, NWP 61001
RN 84349-5400-2
1 x $6,615.00
Water Main
On 112 Avenue
5 $38,000.00 $7,600.00 Lot 1,, NWP 3452
RN 84497-0000-0
1 x $7,600.00
Lot 9, NWP 809
RN 84330-0000-7
2 x $7,600.00
Water Main
On 112 Avenue
15 $62,160.00 $4,144.00 Parcel A (RP13033),
RN 84485-0100-7
1 x $4,144.00
Lot 18, NWP 50696
RN 84485-1000-8
4 x $4,144.00
Lot 1, NWP 68166
RN 84484-0400-0
1 x $4,144.00
Lot 45, NWP 43601
RN 84333-0700-9
1 x $4,144.00
Lot 11, NWP 809
RN 84333-0800-2
1 x $4,144.00
Parcel A (Ex. Plan 15693)
RN 84333-0100-7
1 x $4,144.00
Page 3
2.EXTENDED OVERSIZED SERVICE
SERVICE # BENEFITTING
LOTS
COST OF
BENEFIT
COST PER
LOT
BENEFIT
ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Water Main
On 112 Avenue
19 $48,165.00 $2,535.00 Lot 2, NWP 77744
RN 84483-0300-3
1 x $2,535.00
Lot B, NWP 23217
RN 84481-0200-9
2 x $2,535.00
Lot A, NWP 7408
RN 84334-0000-9
6 x $2,535.00
SERVICE # BENEFITTING
LOTS
COST OF
BENEFIT
COST PER
LOT
BENEFIT
ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Sanitary Sewer
On 112 Avenue
1 $1,677.00 $1,677.00 Parcel A (RP13033),
RN 84485-0100-7
1 x $1,677.00
1 $8,944.00 $8,944.00 Lot 18, NWP 50696
RN 84485-1000-8
1 x $8,944.00
1 $1,118.00 $1,118.00 Lot 17, NWP 50696
RN 84485-0900-6
1 x $1,118.00
1 $3,913.00 $3,913.00 Lot 1, NWP 68166
RN 84484-0400-0
1 x $3,913.00
1 $2,236.00 $2,236.00 Lot 2, NWP 68166
RN 84484-0500-0
1 x $2,236.00
1 $13,975.00 $13,975.00 Lot 10, NWP 809
RN 84332-0600-X
1 x $13,975.00
1 $5,590.00 $5,590.00 Lot 45, NWP 43601
RN 84333-0700-9
1 x $5,590.00
Page 4
SERVICE # BENEFITTING
LOTS
COST OF
BENEFIT
COST PER
LOT
BENEFIT
ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Sanitary Sewer
(Continued)
1 $1,118.00 $1,118.00 Lot 11, NWP 809
RN 84333-0800-2
1 x $1,118.00
1 $559.00 $559.00 Parcel A (Ex. Plan 15693)
RN 84333-0100-7
1 x $559.00
1 $2,535.00 $2,535.00 Lot 1, NWP 77744
RN 84483-0200-2
1 x $2,535.00
1 $7,605.00 $7,605.00 Lot 2, NWP 77744
RN 84483-0300-3
1 x $7,605.00
1 $5,070.00 $5,070.00 Lot B, NWP 23217
RN 84481-0200-9
1 x $5,070.00
1 $10,140.00 $10,140.00 Lot C, NWP 23217
RN 84481-0300-2
1 x $10,140.00
1 $10,985.00 $10,985.00 Lot A, NWP 7408
RN 84334-0000-9
1 x $10,985.00
1 $845.00 $845.00 Lot 3,NWP 61001
RN 84349-5400-2
1 x $845.00
Water Main
On 112 Avenue
1 $420.00 $420.00 Parcel A (RP13033),
RN 84485-0100-7
1 x $420.00
1 $2,240.00 $2,240.00 Lot 18, NWP 50696
RN 84485-1000-8
1 x $2,240.00
1 $280.00 $280.00 Lot 17, NWP 50696
RN 84485-0900-6
1 x $280.00
1 $980.00 $980.00 Lot 1, NWP 68166
RN 84484-0400-0
1 x $980.00
Page 5
SERVICE # BENEFITTING
LOTS
COST OF
BENEFIT
COST PER
LOT
BENEFIT
ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Water Main
(Continued)
1 $560.00 $560.00 Lot 2, NWP 68166
RN 84484-0500-0
1 x $560.00
1 $3,500.00 $3,500.00 Lot 10, NWP 809
RN 84332-0600-X
1 x $3,500.00
1 $1,680.00 $1,680.00 Lot 45, NWP 43601
RN 84333-0700-9
1 x $1,680.00
1 $280.00 $280.00 Lot 11, NWP 809
RN 84333-0800-2
1 x $280.00
1 $140.00 $140.00 Parcel A (Ex. Plan 15693)
RN 84333-0100-7
1 x $140.00
1 $798.00 $798.00 Lot 1, NWP 77744
RN 84483-0200-2
1 x $798.00
1 $2,394.00 $2,394.00 Lot 2, NWP 77744
RN 84483-0300-3
1 x $2,394.00
1 $1,596.00 $1,596.00 Lot B, NWP 23217
RN 84481-0200-9
1 x $1,596.00
1 $3,192.00 $3,192.00 Lot C, NWP 23217
RN 84481-0300-2
1 x $3,192.00
1 $3,458.00 $3,458.00 Lot A, NWP 7408
RN 84334-0000-9
1 x $3,458.00
1 $266 $266 Lot 3, NWP 61001
RN 84349-5400-2
1 x $266.00
Page 6
A total of all of the aforementioned services for each property is as follows:
Lot 1, Sec. 15, TP 12, NWP 3452
RN 84497-0000-0
$55,992.00
Lot 9, Sec 10, TP 12, NWP 809
RN 84330-0000-7
$87,788.00
Parcel A (RP13033), Sec 15, TP 12, NWP 7709
RN 84485-0100-7
$33,831.00
Lot 18, Sec 15, TP 12, NWP 50696
RN 84485-1000-8
$82,940.00
Lot 17, Sec 15, TP 12, NWP 50696
RN 84485-0900-6
$1,398.00
Lot 1, Sec 15, TP 12, NWP 68166
RN 84484-0400-0
$36,627.00
Lot 2, Sec 15, TP 12, NWP 68166
RN 84484-0500-0
$16,591.00
Lot 10,Sec 10, TP 12, NWP 809
RN 84332-0600-X
$31,270.00
Lot 45, Sec. 10, TP 12, NWP 43601
RN 84333-0700-9
$39,004.00
Lot 11, Sec. 10, TP 12, NWP 809
RN 84333-0800-2
$33,132.00
Parcel A (Ex. Plan 15693), Portion of Lot 11, Sec.
10, TP 12, NWP 809
RN 84333-0100-7
$18,638.00
Lot 1, Sec. 15, TP 12, NWP 77744
RN 84483-0200-2
$3,333.00
Lot 2, Sec 15, TP 12, NWP 77744
RN 84483-0300-3
$25,764.00
Lot B, Sec 15, TP 12, NWP 23217
RN 84481-0200-9
$31,581.00
Lot C, Sec. 15, TP 12, NWP 23217
RN 84481-0300-2
$13,332.00
Lot A, Sec 10, TP 12, NWP 7408
RN 84334-0000-9
$75,958
Lot 3, Sec 10, TP 12, NWP 61001
RN 84349-5400-2
$7,726.00
Page 1 of 6
EXCESS CAPACITY LATECOMER AGREEMENT
LC 157/14 -- SD/91/10
THIS AGREEMENT made the day of , 2015
BETWEEN: Cipe Homes Inc .
20050 Stewart Crescent, Suite 201
Maple Ridge, BC V2X 0T4
(Hereinafter called the “Subdivider”)
OF THE FIRST PART
AND:
THE CITY OF MAPLE RIDGE, a Municipal Corporation under the “Municipal Act”,
having its offices at 11995 Haney Place, in the City of Maple Ridge, in the Province
of British Columbia
(Hereinafter called the “Municipality”)
OF THE SECOND PART
WHEREAS:
A. The Subdivider has developed certain lands and premises located within the City of
Maple Ridge, in the Province of British Columbia, and more particularly known and
described as:
Lot 1, Section 15, Township 12, NWD Plan 7709
(Hereinafter called the “said lands”);
B. In order to facilitate the approval of the subdivision of the said lands, the Subdivider
has constructed and installed the water mains and sanitary sewer shown on the
design prepared by Damax Consultants Ltd., Job number E-10-461, Sheets 1 to 31
of 32, stamped “Reviewed as Noted” by the Municipality August 10, 2012, Municipal
Project No 5245-20-1206.
(Hereinafter called the “Extended Services”);
C. The extended services have been provided with a capacity to service the said lands
and other than the said lands;
D. The Municipality considers its cost to provide the Extended Services to be excessive;
Page 2 of 6
E. The Subdivider has provided the Extended Services in the Amount of $787,178.00.
F. The Municipality has determined that
Lot 1, Sec. 15, TP 12, NWP 3452
Lot 9, Sec 10, TP 12, NWP 809
Parcel A (RP13033), Sec 15, TP 12, NWP 7709
Lot 18, Sec 15, TP 12, NWP 50696
Lot 17, Sec 15, TP 12, NWP 50696
Lot 1, Sec 15, TP 12, NWP 68166
Lot 2, Sec 15, TP 12, NWP 68166
Lot 10, Sec.10, TP 12, NWP 809
Lot 45, Sec. 10, TP 12, NWP 43601
Lot 11, Sec. 10, TP 12, NWP 809
Parcel A (Ex. Plan 15693), Portion of Lot 11, Sec. 10, TP 12, NWP 809
Lot 1, Sec. 15, TP 12, NWP 77744
Lot 2, Sec. 15, TP 12, NWP 77744
Lot B, Sec. 15, TP 12, NWP 23217
Lot C, Sec. 15, TP 12, NWP 23217
Lot A Sec. 10, TP 12, NWP 7408
Lot 3 Sec. 10, TP 12, NWP 61001
(the “Benefitting Lands”) will benefit from the Extended Services;
G. The Municipality has imposed as a condition of the owner of the Benefitting Lands
connecting to or using the Extended Services, a charge (the “Latecomer Charge”) on
the Benefitting Lands in the following amounts:
Lot 1, Sec. 15, TP 12, NWP 3452
RN 84497-0000-0
$24,196.00 per lot to a maximum of $48,392.00 for direct connection to the
sanitary sewer
$7,600.00 for a direct connection to the water main
Lot 9, Sec 10, TP 12, NWP 809
RN 84330-0000-7
$24,196.00 per lot to a maximum of $72,588.00 for direct connection to the
sanitary sewer
$7,600.00 per lot to a maximum of $15,200.00 for direct connection to the
water main
Page 3 of 6
Parcel A (RP13033), Sec 15, TP 12, NWP 7709
RN 84485-0100-7
$13,795.00 per lot to a maximum of $27,590.00 for direct connection to the
sanitary sewer
$1,677.00 for use of the municipal sanitary sewer system
$4,144.00 for direct connection to the water main
$420.00 for use of the municipal water system
Lot 18, Sec 15, TP 12, NWP 50696
RN 84485-1000-8
$13,795.00 per lot to a maximum of $55,180.00 for direct connection to the
sanitary sewer
$8,944.00 for use of the municipal sanitary sewer system
$4,144.00 per lot to a maximum of $16,576.00 for direct connection to the
water main
$2,240.00 for use of the municipal water system
Lot 17, Sec 15, TP 12, NWP 50696
RN 84485-0900-6
$1,118.00 for use of the municipal sanitary sewer system
$280.00 for use of the municipal water system
Lot 1, Sec 15, TP 12, NWP 68166
RN 84484-0400-0
$13,795.00 per lot to a maximum of $27,590.00 for direct connection to the
sanitary sewer
$3,913.00 for use of the municipal sanitary sewer system
$4,144.00 for direct connection to the water main
$980.00 for use of the municipal water system
Lot 2, Sec 15, TP 12, NWP 68166
RN 84484-0500-0
$13,795.00 for direct connection to the sanitary sewer
$2,236.00 for use of the municipal sanitary sewer system
$560.00 for use of the municipal water system
Lot 10, Sec 10, TP 12, NWP 809
RN 84332-0600-X
$13,795.00 for direct connection to the sanitary sewer
$13,975.00 for use of the municipal sanitary sewer system
$3,500.00 for use of the municipal water system
Page 4 of 6
Lot 45, Sec. 10, TP 12, NWP 43601
RN 84333-0700-9
$13,795.00 per lot to a maximum of $27,590.00 for direct connection to the
sanitary sewer
$5,590.00 for use of the municipal sanitary sewer system
$4,144.00 for direct connection to the water main
$1,680.00 for use of the municipal water system
Lot 11, Sec. 10, TP 12, NWP 809
RN 84333-0800-2
$13,795.00 per lot to a maximum of $27,222.00 for direct connection to the
sanitary sewer
$1,118.00 for use of the municipal sanitary sewer system
$4,144.00 for direct connection to the water main
$280.00 for use of the municipal water system
Parcel A (Ex. Plan 15693), Portion of Lot 11, Sec. 10, TP 12, NWP 809
RN 84333-0100-7
$13,795.00 for direct connection to the sanitary sewer
$559.00 for use of the municipal sanitary sewer system
$4,144.00 for direct connection to the water main
$140.00 for use of the municipal water system
Lot 1, Sec. 15, TP 12, NWP 77744
RN 84483-0200-2
$2,535.00 for use of the municipal sanitary sewer system
$798.00 for use of the municipal water system
Lot 2, Sec 15, TP 12, NWP 77744
RN 84483-0300-3
$6,615.00 per lot to a maximum of $13,230.00 for direct connection to the
sanitary sewer
$7,605.00 for use of the municipal sanitary sewer system
$2,535.00 for direct connection to the water main
$2,394.00 for use of the municipal water system
Lot B, Sec 15, TP 12, NWP 23217
RN 84481-0200-9
$6,615.00 per lot to a maximum of $19,845.00 for direct connection to the
sanitary sewer
$5,070.00 for use of the municipal sanitary sewer system
$2,535.00 per lot to a maximum of $5,070.00 for direct connection to the
water main
$1,596.00 for use of the municipal water system
Page 5 of 6
Lot C, Sec. 15, TP 12, NWP 23217
RN 84481-0300-2
$10,140.00 for use of the municipal sanitary sewer system
$3,192.00 for use of the municipal water system
Lot A, Sec 10, TP 12, NWP 7408
RN 84334-0000-9
$6,615.00 per lot to a maximum of $46,305.00 for direct connection to the
sanitary sewer
$10,985.00 for use of the municipal sanitary sewer system
$2,535.00 per lot to a maximum of $15,210.00 for direct connection to the
water main
$3,458.00 for use of the municipal water system
Lot 3, Sec 10, TP 12, NWP 61001
RN 84349-5400-2
$6,615.00 for direct connection to the sanitary sewer
$845.00 for use of the municipal sanitary sewer system
$266.00 for use of the municipal water system
plus interest calculated annually from the date of completion of the Extended
Services as certified by the General Manager – Public Works & Development
Services of the Municipality (the “Completion Date”) to the date of connection of the
Benefitting Lands to the Extended Services;
H. The Latecomer Charge when paid by the owner of the Benefitting Lands and
collected by the Municipality shall pursuant to Section 939 (7) of the Local
Government Act R.S.B.C. 1996, c.323 be paid to the Subdivider as provided for in
this Agreement.
NOW THEREFORE AS AUTHORIZED BY Section 939 (9) of the Local Government Act
R.S.B.C 1996, c. 323, the parties hereto agree as follows:
1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and collected by
the Municipality within fifteen (15) years of the Completion Date shall be paid to the
Subdivider and in such case payment will be made within 30 days of the next June
30th or December 31st that follows the date on which the Latecomer Charge was
collected by the Municipality.
2. This Agreement shall expire and shall be of no further force and effect for any
purpose on the earlier of the payment of the Latecomer Charge by the Municipality to
the Subdivider, or fifteen (15) years from the Completion Date, and thereafter the
Municipality shall be forever fully released and wholly discharged from any and all
Page 6 of 6
liability and obligations herein, or howsoever arising pertaining to the Latecomer
Charge, and whether arising before or after the expiry of this Agreement.
3. The Subdivider represents and warrants to the Municipality that the Subdivider has
not received, claimed, demanded or collected money or any other consideration from
the owner of the Benefitting Lands for the provision, or expectation of the provision
of the Extended Services, other than as contemplated and as provided for herein;
and further represents and warrants that he has not entered into any agreement with
the owner of the Benefitting Lands for consideration in any way related to or
connected directly or indirectly with the provision of the Extended Services. The
representations and warranties of the Subdivider herein shall, notwithstanding
paragraph 2 of this Agreement, survive the expiry of this Agreement.
4. The Subdivider (if more than one corporate body or person) hereby agrees that the
Municipality shall remit the Latecomer Charge to each corporate body or person in
equal shares.
5. If the Subdivider is a sole corporate body or person, the Municipality shall remit the
Latecomer Charge to the said sole corporate body or person, with a copy to the
following (name and address of director of corporate body, accountant, lawyer, etc.):
6. In the event that the Subdivider is not the owner of the said lands, the owner shall
hereby grant, assign, transfer and set over unto the Subdivider, his heirs and
assigns, all rights, title and interest under this Agreement.
IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective Corporate
Seals, attested by the hands of their respective officers duly authorized in that behalf, the
day and year first above written.
SUBDIVIDER
Subdivider - Authorized Signatory
Subdivider - Authorized Signatory
CITY OF MAPLE RIDGE
Corporate Officer - Authorized Signatory
City of Maple Ridge
TO:Her Worship Mayor Nicole Read MEETING DATE:September 14, 2015
and Members of Council FILE NO:11-5220-02
FROM:Chief Administrative Officer MEETING:C of W
SUBJECT:Maple Ridge Subdivision and Development Servicing Amending Bylaw 7093-
2014
EXECUTIVE SUMMARY:
Section 938 of the Local Government Act enables the City to regulate the requirements for the
provision of engineering works and services in conjunction with the subdivision and development of
land.On that basis,the City established the Maple Ridge Subdivision and Development Servicing
Bylaw 4800-1993 to identify the level of servicing based upon zoning, the standard road right-of-way
widths, design criteria and the standard drawings and specifications.
As part of the Subdivision and Servicing Bylaw,the City’s Standard Drawings and Specifications
direct how the engineering works and services are to be designed and constructed. This document
was adopted in 1995 and requires updating to be in line with current engineering practices and
regulations.
In the interim,the Engineering Department has implemented the Master Municipal Construction
Documents (MMCD) for use on capital projects and has worked closely with professional engineers
and the development community to ensure that the proposed design criteria, specifications and
standard drawings meet the City’s needs and reflects industry best practices and regulations.
The purpose of this report is to amend Maple Ridge Subdivision and Development Servicing Bylaw
4800-1993 and this includes clarification of definitions,an update to the Standard Drawings and
Specifications and the reorganization of the schedules appended to the existing bylaw.
RECOMMENDATION:
THAT Maple Ridge Subdivision and Development Servicing Amending Bylaw 7093 -2014,be given
first, second and third readings.
DISCUSSION:
a)Background Context:
Section 938 of the Local Government Act enables the City to regulate the requirements for the
provision of engineering works and services in conjunction with the subdivision and development of
land.The Engineering Department utilizes the Subdivision and Development Servicing Bylaw to
establish the level of services required, identify any servicing deficiencies and provide guidance on
how to design and construct the necessary service improvements to support the development.
1114
A full update of the existing Standard Drawings and Specifications is required to bring the documents
in line with current engineering practices and regulations as the existing Design Criteria was not
formally incorporated into the bylaw and the Standard Drawings and Specifications were last
amended in 1995.
In the interim the Engineering Department has implemented MMCD for use on capital projects that
has formed the foundation for the update to the Design Criteria Manual,Supplementary
Specification and Supplementary Standard Detail Drawings.The Engineering Department has since
worked closely with professional engineering consultants to develop the proposed Design Criteria
Manual,Supplementary Specifications and Supplementary Standard Detail Drawings in order to
meet the City’s needs and reflect industry best practices and regulations.
The bylaw amendments include clarification to definitions to reflect the Local Government Act,
inclusion of the Design Criteria Manual,an update to the Supplementary Specifications and
Supplementary Standard Detail Drawings, and the order of the schedules was also reviewed and
changed to better reflect the development process.
Existing Bylaw Schedules
Engineering requirements for the development process is regulated by Bylaw 4800-1993. The
existing schedules establish the level of servicing,infrastructure design criteria and the construction
standards in Maple Ridge.Schedule A “Services and Utilities”identifies the municipal services
required for each zone;Schedule B “Road Right-of-Way Widths”identifies the road right-of way
widths;Schedule C “Standard Drawings and Specifications”,was prepared in 1995 and is used by
consulting engineers to prepare the detailed design submission for review and acceptance by the
City and ultimately guide the construction and inspection of the municipal works required to address
the servicing deficiencies;Schedule D “Existing Urban Area” is a map that identifies the area which is
exempt from providing underground wiring.
Proposed Bylaw Revision/Amendments
A number of updates are proposed to amend the existing bylaw to better reflect current engineering
standards and best management practices. Each of the proposed amendments has been identified
in the attached Amending Bylaw No 7093-2014. These amendments have been developed over a
period of time through working with consulting engineers on development projects, and were more
recently peer reviewed by an external consultant who has also worked closely on the development of
the MMCD design and contract documents. A final draft document was circulated to engineering
consultants that undertake a number of projects in the City for comments, and subsequent
consideration in the document.The revisions are as follows:
First, amend the Definition of Development,to read as follows:
Development means the improvement of land through subdivision or building permit
which may require the installation of “works” and “Services”.
This change is supported through the Local Government Act Division 11, Section 938(6)
where a local government may require that the owner of the land provide works and services,
in accordance with the standards established in a bylaw, on a highway immediately adjacent
to the site being subdivided or developed, up to the centre line of the highway as a condition
of either a subdivision or building permit.
Secondly, amend Schedule B “Road Right-of-Way Widths”to include the addition of road
classifications with bike lanes, medians and the Silver Valley road standards identified in the
Official Community Plan (OCP). No changes to the right-of-way widths were made with the
exception of collector routes that require bike lanes which increased from 20m to 24m.The
amended Schedule B is included in the attached amending bylaw.
Thirdly, delete the existing Schedule C “Standard Drawings and Specifications” and replace
with three separate documents including Schedule D “Design Criteria Manual”;Schedule E
“Supplementary Specifications”;and Schedule F “Supplementary Standard Detail Drawings”.
The three new schedules are described below and have been incorporated into the “City of
Maple Ridge Design and Construction Documents”and are appended to this report.
The Design Criteria Manual is used by consultants to provide the minimum
engineering requirements for designing infrastructure in support of the development
of land in the City.
The Supplementary Specifications state the standards to which infrastructure is to be
constructed. The MMCD specifications identify general conditions that apply to the
majority of BC municipalities,such as material compaction.Supplementary
Specifications are modifications made to MMCD that are unique to the City. The
Supplementary Specifications have been developed by both the Engineering and
Operations Departments to identify all the necessary modifications required to meet
City standards and construction practices.
The Supplementary Standard Detail Drawings are referenced in engineering designs
by consultants and contractors to provide the configuration of municipal servicing
being designed. To meet the requirements of the City the Supplementary Standard
Detail Drawings provide guidance to specific cross-sectional layouts, for instance the
Silver Valley Streetscapes.
The City of Maple Ridge Design and Construction Documents was prepared through working
closely with professional consulting engineers to ensure that the proposed design criteria
meet the current City needs and reflects industry best practices and regulations. The use of
MMCD for capital projects formed the foundation for this document and has been reviewed
by external consultants for consistency with MMCD.The Design and Construction Document
will be updated by the Engineering Department on a regular basis to remain current with
standard practices and best management principles.
b)Strategic Alignment:
Updating the bylaw schedules is in accordance with the Local Government Act and is necessary to
provide clear and current direction to the design and implementation of municipal infrastructure
through development.
c)Citizen/Customer Implications:
The bylaw update improves the direction provided to professional engineers and contractors for the
design and construction of municipal infrastructure.
d)Interdepartmental Implications:
The consistency of designs and construction specifications will reduce the potential for field issues
that arise during the construction process.
e)Alternatives:
The alternative is to not adopt the updates to the Maple Ridge Subdivision and Development
Servicing bylaw 4800-1993 and continue using the existing bylaw.
Without the adoption of current design guidelines, specifications and detailed design drawings it can
be challenging to provide clear and consistent direction to engineers with regards to the design
requirements necessary to meet the City needs.
CONCLUSIONS:
Schedule C of the Maple Ridge Subdivision and Development Servicing bylaw 4800-1993 was
adopted in 1995 and requires updating to be in line with current engineering practices and
regulations.The updates identified have been developed by City staff over a period of time and have
been peer reviewed for comment by legal counsel,an independent third party consultant,as well as
consulting engineers that undertake multiple projects in the City.
Adoption of the amended bylaw will improve both the direction provided to consulting engineers
during the design phase as well as the consistency of construction expectations placed upon
contactors.
It is anticipated that any minor revisions will be brought to Council as text amendments as required.
The criteria will be modified on a continuous basis to remain current and to address any unique
servicing issue to Maple Ridge with annual updates to Council as necessary.
“Original signed by Stephen Judd”
_______________________________________
Prepared by:Stephen Judd, PEng.
Manager of Infrastructure Development
“Original signed by David Pollock”
_______________________________________
Reviewed by:David Pollock, PEng.
Municipal Engineer
“Original signed by Christine Carter” for
_______________________________________
Approved by:Frank Quinn, MBA, PEng.
GM: Public Works & Development Services
“Original signed by Kelly Swift”
_______________________________________
Concurrence:Kelly Swift
Acting Chief Administrative Officer
SJ:mi
Att.
CITY OF MAPLE RIDGE
BYLAW NO.7093-2014
A Bylaw to further amend Maple Ridge Subdivision and Development Servicing Bylaw 4800-1993
WHEREAS it is deemed expedient to amend the Maple Ridge Subdivision and Development
Servicing Bylaw 4800-1993 to update Schedule C to better reflect current Engineering
Standards and the Platinum MMCD documents used for City Capital Designs;and
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw shall be cited for all purposes as “Maple Ridge Subdivision and Development
Servicing Amending Bylaw 7093-2014”.
2.Maple Ridge Subdivision and Development Servicing Bylaw 4800-1993 be further
amended by:
a)Replacing any reference to the “District of Maple Ridge” with “City of Maple Ridge”
b)In Part 1: General, Section B Definitions,delete and replace the following definition:
Development –means the improvement of land through subdivision or building
permit which may require the installation of “Works” and “Services”.
c)In Part II:Application Procedure, Section B:Application For Preliminary Approval,
delete 2 (b)(vi) in its entirety and replace with the following:
(vi)Accurate location of all existing buildings, structures and services within
the proposed subdivision.
d)In Part IV: General Requirements, Section B: Highways,delete Sub-Section 3 in its
entirety and replace with the following:
3. Where lands are being improved for Commercial, Industrial, Institutional or
Multi-Residential use the Street or Streets fronting the development site must
be designed and constructed to collector street standards as set out in
Schedule D “Design Criteria Manual”, Schedule E “Supplementary
Specifications and Schedule F “Supplementary Standard Detail Drawings”.
e)In Part IV: General Requirements, Section B: Highways, delete Sub-Section 4 in its
entirety and replace with the following:
4. Where the standard of surfacing, curbing, drainage,or other works identified
in Schedule A on existing highways within or immediately adjacent to a
proposed subdivision or development is less than that prescribed by this Bylaw
APPENDIX A
for the existing zone, they shall be improved by the applicant to the standard
prescribed in this Bylaw.
f)In Part IV: General Requirements, Section D:Construction Standards,delete Section
D in its entirety and replace with the following:
D.Design and Construction Standards
All design and construction required under this bylaw shall be performed in
accordance with the standards set out in Schedule D “Design Criteria Manual”,
Schedule E “Supplementary Specifications” and Schedule F “Supplementary
Standard Detail Drawings”as amended from time to time;as well as the
MMCD Volume II. Platinum Edition (2009)Master Municipal Specification and
Detailed Design Drawings together with all supplementaries as approved by
MMCD.
The Schedules shall govern and take precedence in the following order with the
servicing agreement taking precedence over all other documents :
i)Servicing Agreement, including all Schedules
ii)Design Criteria Manual
iii)Supplementary Standard Detail Drawings
iv)Standard Detail Drawings*
v)Supplementary Specifications
vi)Specifications*
NOTE: The Documents noted with “*” are contained in the Master Municipal
Construction Documents –Volume II, Platinum Edition (2009) together with the
updates.
g)In Schedule A “Services and Utilities”, delete Note 3 in its entirety and replace with
the following:
Note 3 Parcels created abutting highway rights-of-way serviceable by an
existing above ground utility system may be exempted from the
requirement to provide underground wiring. This exemption shall not
apply when road upgrading of the fronting street to an urban
standard as part of the subdivision or development.
h)In Schedule A “Services and Utilities”, delete Note 5 in its entirety and replace with
the following:
Note 5 Parcels abutting highway rights-of-way serviced by an existing above
ground utility system are exempted from the requirement to convert
the existing utility system to underground wiring on the abutting
highway, provided that the parcel is located within the area
identified as the Existing Urban Area as shown on the attached map
labeled Schedule “B” and the parcel is serviced by an underground
dip connection.
i)Delete Schedule B, as amended,in its entirety and replace with Schedule B “Existing
Urban Area”, attached hereto.
j)Delete Schedule C in its entirety and replace with Schedule C “Required Right-of-Way
Widths”, attached hereto.
k)Delete Schedule D in its entirety and replace with Schedule D “Design Criteria
Manual”,attached hereto.
l)Add Schedule E “Supplementary Specifications”,attached hereto.
m)Add Schedule F “Supplementary Standard Detail Drawings”,attached hereto.
READ a first time the day of , 20 .
READ a second time the day of ,20 .
READ a third time the day of ,20 .
ADOPTED the day of ,20 .
________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
Attachments:Schedules B, C, D,E & F
Maple Ridge Subdivision and Development Servicing Bylaw
Schedule “B”
Existing Urban Area
Maple Ridge Subdivision and Development Servicing Bylaw
Schedule “C”
Required Right-of-Way Widths
Highway Classification Minimum Width (Note 1)Minimum R-O-W Radius
1.Arterial Street
Undivided Without Bike Lane 26m
Undivided With Bike Lane 26m
Divided Design Specific
Silver Valley 20m
2.Collector Street
Without Bike Lane 20m
With Bike Lane 24m
Silver Valley 20m
3.Through Local Street
Rural standard 20m
Urban standard 18m
Silver Valley 1 13m
Silver Valley 2 16m
Silver Valley 3 18m
4.Limited Local Street
Rural standard 20m 15.5m
Urban standard 15m 14m
5.Lane
Standard 7.5m
Silver Valley 6m
Note 1 Notwithstanding the right-of-way width specified, when the Approving Officer
determines that due to terrain and/or soil conditions a roadway having a width of 8m
cannot be adequately supported, protected and drained, the right-of-way requirement
shall be determined by the width of the cross section of the road plus 3m from the
top of the cutbank or the toe of slope.
Where a highway right-of-way width is less than the required minimum provided for in
this Schedule, the Approving Officer may approve the subdivision where he is
satisfied that:
(a)all required services can be provided within a smaller right-of-way; and
(b)the required right-of-way width may be satisfied in the future by obtaining the
dedication of necessary lands from other lands abutting the right -of-way upon
later subdivision;or
(c)the lands to be subdivided already abut on an open and traveled highway the
width and capacity of which, although not meeting the standard herein, need
not be increased to service either the subdivision to be approved or
foreseeable potential subdivision of other lands also abutting the said
highway.
Maple Ridge Subdivision and Development Servicing Bylaw
Schedule “D”
Design Criteria Manual
The Design Criteria Manual is available on the City Website or for a charge from the
Engineering Department and forms Part 1 of the City of Maple Ridge Design and
Construction Documents.
Link to Appendix B Schedule D, E and F
Maple Ridge Subdivision and Development Servicing Bylaw
Schedule “E”
Supplementary Specifications
The Supplementary Specifications are available on the City Website or for a charge from
the Engineering Department and forms Part 2 of the City of Maple Ridge Design and
Construction Documents.
Link to Appendix B Schedule D, E and F
Maple Ridge Subdivision and Development Servicing Bylaw
Schedule “F”
Supplementary Standard Detail Drawings
The Supplementary Standard Detail Drawings are available Online or for a charge from
the Engineering Department and forms Part 4 of the City of Maple Ridge Design and
Construction Documents.
Link to Appendix B Schedule D, E and F
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 14, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: City-Owned Town Centre Lands – Purchase and Sale Agreement
EXECUTIVE SUMMARY:
The purpose of this report is to notify Council of the completion of the notification process for
disposal of municipally-owned land as required under Sections 26 and 94 of the Community Charter
and to seek Council’s approval to complete the Purchase and Sale Agreement for the sale of the City
of Maple Ridge’s 3.04 acre Town Centre Lands.
On December 15, 2010, the City of Maple Ridge completed the purchase of 14 properties located
between Haney Place Mall and ValleyFair Mall - a development site that encompassed 3.04 acres.
The City’s cost for the property including acquisition costs, demolition of the existing homes and
preliminary environmental remediation amounted to about $4 million dollars.
In October 2014, a Request for Proposals was released and in April of 2015, Council directed staff to
proceed with discussions and negotiations with the lead proponent, Falcon Homes. The Business
Terms and Conditions reached with Falcon were approved by Council on July 20, 2015.
Council approved the Purchase and Sale Agreement on August 31, 2015 and Public Notice of
Disposition was inserted into the Maple Ridge News on September 4, 2015 and September 9, 2015
fulfilling the two-week notice period.
RECOMMENDATION(S):
Whereas the notification process for the disposal of municipally owned land has been completed,
that staff be directed to complete the Purchase and Sale Agreement between the City of Maple
Ridge and Falcon Homes Ltd. for the City’s 3.04 acre Town Centre Lands reflecting
the business terms as approved by Council on August 31, 2015; and further
That the Corporate Officer be authorized to execute the Agreement.
DISCUSSION:
a)Background Context:
On December 15, 2010, the City of Maple Ridge completed the purchase of 14 properties located
between Haney Place Mall and ValleyFair Mall - a development site encompassing 3.04 acres which
cost the City about $4 million dollars.
Staff prepared and released a Request for Proposals (RFP) on October 6, 2014, which closed on
January 16, 2015. In April of 2015, staff presented an overview of the RFP submissions for
1 | Page1131
Council’s consideration and identified Falcon Homes as the primary proponent. From this
presentation, Council directed staff to “enter into discussions and negotiations with the lead
proponent (Falcon Homes) with a view to arriving at a mutual understanding of the key business
points to be included in a formal Letter of Intent and that staff report back to Council on the outcome
of that process.” The key business terms that staff arrived at were approved by Council on July 20,
2015.
The business terms for the Town Centre Lands were incorporated into a formal Purchase and Sale
Agreement (PSA) which was subsequently approved on August 31, 2015. On this date, staff were
also directed to initiate and complete the notification process for disposal of municipally-owned land
as required under Sections 26 and 94 of the Community Charter. Newspaper advertisements were
posted in the Maple Ridge News on September 4, 2015 and September 9, 2015 which fulfilled the
requisite two-week notice period. A copy of the advertisement is included as Appendix A. No
correspondence was received by the City as related to the Disposition Notice.
The final requirement to complete the sale of the City’s Town Centre Lands is signature of the
Purchase and Sale Agreement dated August 27, 2015. This Agreement is included as Appendix B.
b)Desired Outcome
The desired outcome is for completion of the Purchase and Sale Agreement such that the purchaser
can commence the planning and permitting process for the first phase of the development.
c)Citizen/Customer Implications:
City-owned land is an asset of the taxpayers of Maple Ridge. Proactive utilization of this asset will
positively enhance the community as a whole, influencing the creation of special neighbourhoods,
generating new jobs, greater tax revenues, supporting complementary businesses, and producing
greater overall awareness of the community as a whole. While the City’s initial clean-up of the
development site was viewed as very positive step for the community at large, there is the potential
to develop something unique that blends in with, and supports, the surrounding neighborhood. As
such, careful consideration was exercised to ensure that the final Purchase and Sale Agreement as
negotiated with Falcon Homes will lead to a final development that is befitting the site’s true
potential.
d)Interdepartmental Implications:
This initiative will continue to require cooperation and direct collaboration among Planning,
Engineering, Parks and Leisure Services, Financing, Property & Risk Management and Economic
Development as well as the City’s Corporate Management Team.
e)Business Plan/Financial Implications:
There will be direct business plan implications for the 2016 – 2020 planning cycles for the
departments involved and it should be expected that the proposed development will consume staff
resources from within each department.
f)Policy Implications:
While this particular development site falls within the well-defined and articulated Town Centre Area
Plan, it is possible that certain parcels contained within the site may be subject to either re-zoning or
Official Community Plan amendments.
Alternatives:
Council may wish to defer completion of the Purchase and Sale Agreement of the City-owned Town
Centre Lands to a later date.
2 | Page
CONCLUSIONS:
Given the quality of the Falcon Homes RFP submission, coupled with the close alignment of the City’s
development objectives with the negotiated business terms, the recommendation is to complete the
attached Purchase and Sale Agreement.
“Original signed by Darrell Denton”____________________
Prepared by: Darrell Denton
Property and Property Manager
“Original signed by Christine Carter” for_________________
Approved by: Frank Quinn, MBA, P. Eng
General Manager, Public Works and Development Services
“Original signed by Paul Gill”
Approved by: Paul Gill, BBA, CGA
General Manager: Corporate & Financial Services
“Original signed by Kelly Swift”
Concurrence: Kelly Swift
General Manager: Community Development, Parks & Recreation Services
Acting Chief Administrative Officer
Appendix A: Maple Ridge News - Notice of Disposition - September 4, 2015
Appendix B: Purchase and Sale Agreement dated August 27, 2015 between the City of Maple Ridge and
Falcon Homes Ltd.
3 | Page
Appendix A: – Maple Ridge News - Notice of Disposition - September 4, 2015
4 | Page
Q:\00039\0714\Agr-Psa-Falcon-Cr-V4 Final.Docx Aug 27, 2015 12:55 PM/CR
PURCHASE AND SALE AGREEMENT
THIS AGREEMENT dated for reference August 27, 2015 is
BETWEEN:
THE CORPORATION OF THE CITY OF MAPLE RIDGE, 11995 Haney
Place, Maple Ridge, BC V2X 6A9
(the “City”)
AND:
FALCON HOMES LTD. a company incorporated in British Columbia
under No. BC0868845, and having a registered office at 22311 –
119th Avenue, Maple Ridge, BC V2X 2Z2
(the “Developer”)
In consideration of the promises exchanged below and other good and valuable consideration
the receipt and sufficiency of which the City and Developer each acknowledge, the City and the
Developer agree as follows:
ARTICLE 1 - DEFINITIONS
1.1 Definitions – In this Agreement, in addition to any terms defined elsewhere in this
Agreement:
(a) “Business Day” means a day other than a Saturday, Sunday or statutory holiday
in British Columbia.
(b) “City’s Solicitors” means Young, Anderson.
(c) “Completion” means completion of the transfer of a Phase of the Lands to the
Developer in accordance with Article 4.
(d) “Completion Date” means the date for completion of the transfer to the
Developer of fee simple title to the lands in a Phase, determined in accordance
with Article 2.
(e) “Conditions Precedent” means the conditions precedent under Article 3.
(f) “Contaminants” means
(i) as defined in the Environmental Management Act: any biomedical waste,
contamination, contaminant, effluent, pollution, recyclable material,
refuse, hazardous waste or waste;
2
Q:\00039\0714\Agr-Psa-Falcon-Cr-V4 Final.Docx Aug 27, 2015 12:55 PM/CR
(ii) matter of any kind which is or may be harmful to human safety or health
or to the environment; or
(iii) matter of any kind the storage, manufacture, disposal, emission,
discharge, treatment, generation, use, transport, release, remediation,
mitigation or removal of which is now or is at any time required,
prohibited, controlled, regulated or licensed under any Environmental
Laws.
(g) “Day” means ordinary calendar day, provided that if the calculation of time
produces a day is not a Business Day then the next following Business Day will be
the calculated day.
(h) “Deposit” means the sum of $1,000,000.
(i) “Developer’s Solicitors” means Vernon & Thompson Law Group.
(j) “Environmental Law” means any past, present or future common law or
principle, enactment, statute, regulation, order, bylaw or permit, and any
requirement, standard or guideline, of any Governmental Authority having
jurisdiction, relating to the environment, environmental protection, pollution or
public or occupational safety or health.
(k) “Governmental Authority” means any federal, provincial, municipal, regional or
local government or government authority, domestic or foreign, and includes
any department, commission, bureau, board, administrative agency or
regulatory body of any of the foregoing.
(l) “GST” means any tax levied under Part IX of the Excise Tax Act (Canada) as the
same may be amended or replaced from time to time, including for certainty,
goods and services tax or the harmonized sales tax, as applicable.
(m) “GST Certificate” means the certificate referred to in section 6.2.
(n) “Lands” means all of the following properties in the City of Maple Ridge, and all
improvements thereto, legally described as follows:
PID: 009-280-618
Lot “A” District Lot 401 Group 1 NWD Plan 22418
PID: 009-280-642
Lot “B” District Lot 401 Group 1 NWD Plan 22418
PID: 009-280-685
Lot “C” District Lot 401 Group 1 NWD Plan 22418
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(the above three lots together hereinafter called “Phase 1 Lands”)
PID: 011-418-796
Lot 5 District Lot 401 Group 1 NWD Plan 9236
PID: 011-418-800
Lot 6 District Lot 401 Group 1 NWD Plan 9236
(the above two lots together hereinafter called “Phase 2 Lands”)
PID: 011-381-612
Lot 17 District Lot 401 Group 1 NWD Plan 9190
PID: 011-381-663
Lot 18 District Lot 401 Group 1 NWD Plan 9190
PID: 011-281-671
Lot 19 District Lot 401 Group 1 NWD Plan 9190
(the above three lots together hereinafter called “Phase 3 Lands”)
PID: 011-381-604
Lot 15 District Lot 401 Group 1 NWD Plan 9190
PID: 002-605-708
Lot 16 District Lot 401 Group 1 NWD Plan 9190
(the above two lots together hereinafter called “Phase 4 Lands”)
PID: 003-047-024
Lot 13 Parcel “D” District Lot 401 Group 1 NWD Plan 7997
PID: 011-298-235
Lot 14 Parcel “D” District Lot 401 Group 1 NWD Plan 7997
PID: 005-171-563
Lot 15 District Lot 401 Group 1 NWD Plan 7997
PID: 005-113-121
Lot 16 District Lot 401 Group 1 NWD Plan 7997
(the above four lots together hereinafter called “Phase 5 Lands”).
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(o) “LTO” means the appropriate land title office.
(p) “Permitted Encumbrances” means the reservations and exceptions contained in
the original grant from Crown, any liens, charges and encumbrances described in
Schedule A, and any charges and encumbrances to be registered pursuant to this
Agreement.
(q) “Phase” means any of the five groups of lots comprising the Lands, as listed in
the definition of “Lands” above, to be purchased by the Developer in accordance
with the timeline contained in Article 2.
(r) “Proposed Development” means the proposed development of the Lands by the
Developer as described in Schedule B.
(s) “Purchase Price” means the purchase price for each Phase in the amount
identified in section 2.8, which purchase price does not include GST.
(t) “Re-Purchase Option” means the agreement, in the form attached as Schedule C,
to be entered into by the City and the Developer with respect to each Phase
providing the City with an option to purchase the lands in that Phase exercisable
by the City if the Developer does not commence development of the Phase in
accordance with the Re-Purchase Option.
(u) “Transfer” means a transfer or transfers in registrable form transferring the
estate in fee simple of the lands in a Phase to the Developer.
ARTICLE 2 - SALE OF LAND
2.1 Purchase and Sale of Lands – The Developer will purchase from the City, and the City
will sell to the Developer, all of the Lands, free and clear of all liens, charges and
encumbrances, except for the Permitted Encumbrances, in a series of five separate
Completions, on the terms and conditions of this Agreement.
2.2 Re-Purchase Options - Concurrently with the Completion of the transfer to the
Developer of fee simple title to the lands in each Phase, the Developer and the City will
enter into, and the Developer will cause the Re-Purchase Option with respect to the
lands in that Phase to be registered in the LTO.
2.3 Completion Date for Phase 1 Lands – The Completion Date for the transfer of the Phase
1 Lands to the Developer will be the day that is 21 Days following the issuance of a
building permit for the Phase 1 Lands to the Developer, but may not be later than March
1, 2017.
2.4 Completion Date for Phase 2 Lands - The Completion Date for the transfer of the Phase
2 Lands will be the day that is 21 Days following the issuance of a building permit for the
Phase 2 Lands to the Developer but may not be later than January 31, 2018.
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2.5 Completion Date for Phase 3 Lands - The Completion Date for the transfer of the Phase
3 Lands will be the day that is 21 Days following the issuance of a building permit for the
Phase 3 Lands to the Developer, but may not be later than October 31, 2018.
2.6 Completion Date for Phase 4 Lands - The Completion Date for the transfer of the Phase
4 Lands will be the day that is 21 Days following the issuance of a building permit for the
Phase 4 Lands to the Developer, but may not be later than July 30, 2019.
2.7 Completion Date for Phase 5 Lands - The Completion Date for the transfer of the Phase
5 Lands will be the day that is 21 Days following the issuance of a building permit for the
Phase 5 Lands to the Developer, but may not be later than April 30, 2020.
2.8 Purchase Price – The Developer and the City agree that Purchase Price for the Lands
shall be as follows:
(a) Phase 1 Lands $1,500,000.00
(b) Phase 2 Lands $1,500,000.00
(c) Phase 3 Lands: $1,500,000.00
(d) Phase 4 Lands $1,500,000.00
(e) Phase 5 Lands $1,000,000.00
all excluding GST, PROVIDED HOWEVER that if the Completion Date for either of the last
two Phases will take place after August 1, 2019, the Purchase Price for those last two
Phases will be determined by the appraisal mechanism determined pursuant to section
2.9. If either of the last two Phases to complete are appraised using the mechanism
below, the Developer understands that the City will need to give public notice of
disposition showing the revised purchase price.
2.9 Appraisal for Late Completion - The City, if it wishes to use the appraisal method of valuing
either or both of the last two Phases to complete, as the case may be, as described in
section 2.8, will be responsible for obtaining an appraisal of that Phase at the
appropriate time by an appraiser chosen by the City, having at least 5 years real estate
appraisal experience in the Lower Mainland and with the Appraisal Institute of Canada
AACI designation, the American Institute of Real Estate MAI designation, or the Real
Estate Institute of British Columbia (RBC) designation. The City is responsible for half the
cost of the appraisal and the Developer is responsible for half the cost of the appraisal.
The appraiser’s estimate of the market value of that Phase, will be final and conclusive,
and cannot be challenged by either the City or the Developer. The appraisal shall be
based on the following:
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(a) The purpose of the appraisal shall be to estimate the market value of the Lands
as at the date of the fulfilment of the developer’s condition precedent in section
3.1;
(b) Market value shall be defined as the highest price in terms of money which that
Phase, as the case may be should bring in a competitive and open market under
all conditions requisite to a fair sale and the buyer and seller each acting
prudently, knowledgeably and assuming the price is not affected by undue
stimulus;
(c) The highest and best use of that Phase is as a multi-family development, as
described in the developer’s condition precedent in section 3.1without reference
to the development on the remainder of the Lands;
(d) It shall be assumed by the appraiser that there are no hidden conditions that
would render that Phase more or less valuable; and
(e) The appraisal price may not be less than the stipulated applicable purchase price
for that Phase in section 2.8, as the case may be.
The parties agree that the calculation of purchase price for that Phase is reasonable
having regard to the City’s statutorily mandated obligation to receive fair market value
for municipal real property.
2.10 Payment of Purchase Price - The parties agree that, subject to the Purchase Price
adjustments provided for in this agreement, the Purchase Price must be paid by the
Developer s follows:
(a) by payment of the Deposit forthwith upon execution of this agreement by the
Purchaser to be held by the Developer’s Solicitors in trust, with the City and the
Developer agreeing that:
(i) upon Completion, the Deposit must be credited on account of the
Purchase Price for Completion of each Phase as follows:
(1) $200,000 for the Phase 1 Lands;
(2) $200,000 for the Phase 2 Lands;
(3) $200,000 for the Phase 3 Lands;
(4) $200,000 for the Phase 4 Lands; and
(5) $200,000 for the Phase 5 Lands;
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(ii) the Deposit, or any remainder of the Deposit, must be paid to the City if
the Developer is in default of its obligation to Complete the purchase of
the subsequent Phase(s) under this agreement and that default is not
waived in writing by the City, and such payment will constitute liquidated
damages and preclude the City from exercising any other legal remedies
available to it, the parties agreeing that the Deposit constitutes a genuine
pre-estimate of the City’s damages,
(iii) the Deposit, or any remainder of the Deposit, must be repaid to the
Developer if the City is in default of its obligation to complete the sale of
the Land under this agreement and that default is not waived in writing
by the Developer; and
(b) by payment to the Vendor on the Completion Date of the balance of the
Purchase Price for each Phase as adjusted pursuant to section 4.3.
2.11 Right to extend if building permit delayed - If any building permit has been applied for
by the Developer but has not been issued by any of the ultimate deadlines for
completion of a Phase contained in any of sections 2.3 through 2.7, the Developer will
be entitled to and may by written notice to the City elect to either:
(a) extend the deadline for completion of that Phase for a period of not more than
ninety (90) days to allow for the City to issue the required building permit; or
(b) terminate this Agreement with respect to that Phase, in which event the Deposit
for that Phase, plus accrued interest thereon, shall be forthwith returned to the
Purchaser without set-off or deduction and neither the City nor the Developer
will have any rights, duties, obligations or liabilities arising out of or in
connection with that Phase or the transaction for that Phase as contemplated
herein save and except for the obligations of the Developer pursuant to section
5.4.
ARTICLE 3 - CONDITIONS PRECEDENT
3.1 Developer’s Conditions Precedent – The Developer’s obligation to complete the
transactions contemplated by this Agreement is subject to the satisfaction of the
following condition precedent, which is for sole the benefit of the Developer and may be
waived by the Developer at any time at its sole discretion:
(a) On or before 21 Days before the Completion Date for a Phase, the Developer has
obtained a rezoning of the lands within that Phase to a mixed-use zoning under
Zoning Bylaw No. 3510 of the City of Maple Ridge, as amended, in compliance
with both the City’s Official Community Plan and the City’s Town Centre Area
Plan, that permits the construction of the Proposed Development.
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In consideration of $10.00 non-refundable paid by the Developer to the City and other
good and valuable consideration, the receipt and sufficiency of which are acknowledged
by the City, the City agrees not to revoke its acceptance of this Agreement while it
remains subject to the conditions precedent under this section. If the Developer does
not give the City notice of its satisfaction or waiver of any of the conditions precedent
under this section within the time provided herein, this Agreement will automatically
terminate.
3.2 Termination of Agreement – If any of the Conditions Precedent is not satisfied or, if
permitted, waived in accordance with this Article within the applicable time provided
for herein, this Agreement shall automatically terminate and the parties will have no
further obligations under this Agreement except pursuant to section 5.4, which shall
survive such termination.
ARTICLE 4 - COMPLETION
4.1 General - This Article sets out the terms and conditions applicable to the Completion of
the transfer to the Developer of fee simple title to all lands in each Phase. Terms
defined in this Agreement are used in this Article in reference to the applicable lands in
each Phase being transferred, where applicable, in any given case.
4.2 Title and Possession – On the Completion Date, the City will:
(a) convey the estate in fee simple of the lands in each Phase to the Developer free
and clear of all liens, charges and encumbrances except for the Permitted
Encumbrances; and
(b) give vacant possession of the lands in each Phase to the Developer, subject only
to the Permitted Encumbrances.
4.3 Adjustments & Payment – All adjustments in respect of each Phase, both incoming and
outgoing, usually the subject of adjustments between a vendor and a purchaser in
connection with the purchase and sale of land will be made up to and including the
applicable Completion Date. The party owing payment to the other pursuant to the
statement of adjustments with respect to the transfer of a Phase will pay that amount
by delivering a cheque for same to the other party on the Completion Date. Since the
Developer will not pay property taxes on the Phase in the year of acquisition, the
Developer agrees that it will pay, as an addition to the Purchase Price, an amount equal
to the taxes that would be apportioned to a purchaser if the Lands in the Phase were
not tax exempt as a contribution to that year’s property taxes.
4.4 Closing Documents –
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(a) No later than 5 Days before the Completion Date, the Developer will cause the
Developer’s Solicitors to deliver to the City’s Solicitors:
(i) the Transfer, to be approved and executed by the City;
(ii) 2 copies of the City’s Statement of Adjustments, to be approved and
executed by the City; and
(iii) the GST Certificate,
each duly executed by the Developer, as applicable.
(b) Before the Completion Date, the City will cause the City’s Solicitors to deliver to
the Developer’s Solicitors, the Transfer and the Re-Purchase Option, each duly
executed on behalf of the City.
4.5 Completion – On or before the Completion Date:
(a) forthwith after receipt by the Developer’s Solicitors of such payment and of the
applicable documents Purchase Option from the City’s Solicitors under section
4.4(b), the Developer will cause the Developer’s Solicitors to apply to the LTO to,
as applicable, deposit and register the Transfer and Re-Purchase Option in the
LTO, as an all or nothing concurrent application; and
(b) upon the Developer’s Solicitors being satisfied after application to the LTO for to
deposit and register the Transfer and Re-Purchase Option, in the LTO that there
are no transfers, liens, charges or encumbrances, other than the Transfer and
the Permitted Encumbrances, registered or pending registration against title to
the lands in that Phase, the Developer will cause the Developer’s Solicitors to
deliver to the City’s Solicitors a certified solicitor’s trust cheque for the adjusted
Purchase Price for that Phase.
The parties agree that all requirements of this section are concurrent requirements and
that nothing will be Completed on the Completion Date until everything required to be
done by this section is done.
4.6 Risk – Each Phase is at the City’s risk until application is made to register the Transfer in
the LTO, and is thereafter at the Developer’s risk.
ARTICLE 5 - REPRESENTATIONS, WARRANTIES AND RELATED MATTERS
5.1 Developer’s Representations and Warranties – The Developer hereby represents and
warrants to the City that the following are true, and covenants with the City that the
following will be true for each Phase on its corresponding Completion Date:
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(a) the Developer is a company formed and existing under the laws of Canada or a
Province of Canada and duly qualified to purchase and own the Lands and the
Developer has full power, authority and capacity to enter into this Agreement
and carry out the transactions contemplated herein;
(b) there is no action or proceeding pending, or to the Developer’s knowledge
threatened, against the Developer before any court, arbiter, arbitration panel,
administrative tribunal or agency which, if decided adversely to the Developer,
might materially affect the Developer’s ability to perform its obligations
hereunder;
(c) neither the Developer entering into this Agreement nor the performance of its
terms will result in the breach of or constitute a default under any term or
provision of any indenture, mortgage, deed of trust or other agreement to which
the Developer is bound or subject;
(d) the Developer has taken all necessary or desirable actions, steps and other
proceedings to approve and authorize, validly and effectively, the entering into,
execution, delivery and performance of this Agreement; and
(e) the Developer is registered under the Excise Tax Act (Canada) for the purposes of
GST and the Developer’s registration number is 83457 7462 RT0001.
5.2 Acknowledgments and Agreements by Developer – The Developer acknowledges and
agrees that:
(a) the City sells and the Developer purchases the Lands on an “as is” basis and
condition;
(b) the City has not made any representations, warranties or agreements as to the
condition or quality of the Land, including as to:
(i) the subsurface nature or condition of the Land (including soil type,
hydrology and geotechnical quality or stability);
(ii) the environmental condition of the Land (including regarding
Contaminants in, on, under or migrating to or from the Land) or regarding
the compliance of the Land, or past or present activities on it, with any
Environment Laws;
(iii) the suitability of the Lands for the Developer’s intended use for, or
development of, the Lands; or
(iv) access to or from the Lands;
(c) it is the sole responsibility of the Developer to satisfy itself with respect to:
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(i) the environmental condition of the Land (including regarding
Contaminants in, on or under or migrating to or from the Land);
(ii) regarding the compliance of the Land or past or present activities on it,
with any Environmental Laws, including by conducting any reports, tests,
investigations, studies, audits and other enquiries that the Developer, in
its sole discretion, considers prudent;
(d) effective from and after Completion of the transfer of each Phase, the
Developer:
(i) assumes and is solely responsible for, and releases the City (and its
elected and appointed officials, employees, contractors and agents) from
and against, any and all actions, causes of action, liabilities, demands,
claims, losses, damages, costs (including remediation costs (as defined in
the Environmental Management Act (British Columbia)), the costs of
complying with any Environmental Laws and any consultant and legal
fees, costs and disbursements), expenses, fines and penalties whether
occurring, incurred, accrued or caused before, on or after Completion,
which the Developer or any other person has or may have arising out of
or in any way related to or in connection with the Phase, including the
presence of Contaminants in, on, under or migrating to or from the
Phase, and any mandatory or voluntary remediation, mitigation or
removal of any Contaminants; and
(ii) will indemnify and save harmless the City (and its elected and appointed
officials, employees, contractors and agents) from and against, any and
all actions, causes of action, liabilities, demands, claims, losses, damages,
costs (including remediation costs (as defined in the Environmental
Management Act (British Columbia)), the costs of complying with any
Environmental Laws and any consultant and legal fees, costs and
disbursements), expenses, fines and penalties whether occurring,
incurred, accrued or caused before, on or after Completion, which the
City, or its elected or appointed officials, employees, contractors or
agents, or any third party, may suffer, incur, be subject to or liable for,
whether brought against anyone or more of them by the Developer or
any other person, or any government authority or agency, arising out of
or in any way related to or in connection with the Phase, including the
presence of Contaminants in, on, under or migrating to or from the
Phase, and any mandatory or voluntary remediation, mitigation or
removal of any Contaminants;
(e) without limiting section 5.2(d), for the purposes of allocation of remediation
costs pursuant to the Environmental Management Act (British Columbia), after
Completion of the transfer of each Phase the Developer will be, as between the
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City and the Developer, solely responsible for the costs of any mandatory or
voluntary remediation of the Phase under that Act and this binds the Developer
with respect to any allocation of remediation costs, as defined by that Act, by
any procedure under that Act;
(f) the City has not made any representations, warranties or agreements with the
Developer as to whether any GST is payable by the Developer in respect of the
sale of the Lands to the Developer; and
(g) the Developer hereby acknowledges that the laneway through the Proposed
Development between 226 Street and 227 Street will be maintained as a
perpetual east-west public pedestrian and vehicle access.
5.3 Site Profile – The Developer hereby waives delivery by the City to the Developer of a
site profile (as defined in the Environmental Management Act (British Columbia)) with
respect to the Land.
5.4 Access – The Developer, its agents and employees have a licence, exercisable on 24
hours prior written notice to the City, but subject to the rights of any occupants of the
Land and compliance with such rights, to enter upon the Land from time to time prior to
the Completion Date, at the Developer’s sole risk and expense, for the purpose of
making inspections, surveys, tests and studies of the Land. The Developer agrees to:
(a) release and indemnify, and hold harmless, the City from and against any and all
actions, causes of actions, liability, demands, losses, costs and expenses
(including legal fees and disbursements) which the City or any third party may
suffer, incur, be subject to or liable for, arising out of or in any way related to or
in connection with the exercise by the Developer of its rights under this section;
and
(b) leave the Land in the same condition as that in which the Developer found the
Land, including by removing any equipment, refuse or other matter brought
onto the Land by the Developer or its agents or contractors.
ARTICLE 6 - MISCELLANEOUS
6.1 Fees and Taxes – The Developer will pay, as and when due and payable:
(a) the costs of all studies, investigations and reports required by the City or any
Governmental Authority in connection with the planning, rezoning and
subdivision approvals for the Proposed Development;
(b) all fees and charges associated with the planning, rezoning and subdivision
approvals for the Proposed Development;
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(c) the costs of addressing and satisfying any other conditions and requirements as
may be necessary to enable the Proposed Development to proceed as
contemplated;
(d) any property transfer tax payable under the Property Transfer Tax Act (British
Columbia) with respect to the purchase of the Lands hereunder;
(e) LTO fees in connection with the registration or deposit with the LTO of any
document to be registered pursuant to the terms of this Agreement;
(f) its own legal fees and disbursements; and
(g) any GST payable in respect of the sale to the Developer of the Lands hereunder,
with the Developer and the City agreeing that the consideration payable by the
Developer to the City does not include GST.
6.2 GST Certificate – On or before each Completion Date, the Developer will provide the
City with a certificate (the “GST Certificate”), executed by the Developer, stating that
the Developer is registered with Canada Revenue Agency or any successor thereto for
the purposes of GST and setting out its GST registration number. On each Completion
Date, the Developer shall self-assess the GST exigible on the consideration payable by
the Purchase to the City for the applicable Phase, as the case may be, and account
directly to the Canada Revenue Agency therefor on a timely basis. The Developer shall
indemnify and save harmless the City from and against any and all claims, demands,
actions or causes of action and all losses, costs, liabilities and expenses that may be
suffered or incurred by the City in respect of any GST payable in respect of the sale of
the Lands hereunder.
6.3 Currency – All dollar amounts referred to in this Agreement are Canadian dollars.
6.4 Preparation of Documents and Clearing Title – The Developer will at its expense
prepare all necessary conveyancing documentation. At its expense, the City will clear
title to the lands in each Phase, subject only to the Permitted Encumbrances.
6.5 Further Assurances - Each of the parties will at all times execute and deliver at the
request of the other all such further documents, deeds and instruments, and do and
perform such other acts, as may be reasonably necessary to give full effect to the intent
and meaning of this Agreement.
6.6 Notice - Any demand or notice which may be given pursuant to this Agreement will be
in writing and delivered, faxed, sent by e-mail or sent by postage prepaid mail and
addressed to the applicable party as follows:
to the City:
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The Corporation of the City of Maple Ridge
11995 Haney Place
Maple Ridge, B.C. V2X 6A9
Fax Number: 604. 467. 7329
Email Address: ddenton@mapleridge.ca
Attention: Property & Risk Manager
to the Developer:
Falcon Homes Ltd.
22311 - 119 Avenue
Maple Ridge, BC V2X 2Z2
Fax Number: 604-961-0006
Email Address: fred@falconhomes.com
Attention: Fred Formosa
or at such other address as either party may specify by notice in writing to the other.
The time of giving and receiving any such notice will be deemed to be on the day of
delivery or receipt if delivered or sent by fax or email, or on the third Business Day after
the day of mailing thereof if sent by mail. In the event of any disruption of mail services,
all notices will be delivered or sent by fax or email rather than mailed.
6.7 No Effect on Powers – For clarity, this Agreement does not:
(a) affect or limit the discretion, rights, duties or powers of the City or the approving
officer for the City under the common law or any statute, bylaw or other
enactment nor does this Agreement create or give rise to, nor do the parties
intend this Agreement to create, any implied obligations concerning such
discretionary rights, duties or powers;
(b) affect or limit the common law or any statute, bylaw or other enactment
applying to the Land; or
(c) relieve the Developer from complying with any common law or any statute,
regulation, bylaw or other enactment.
6.8 Time of Essence - Time is of essence of this Agreement and the transaction for which it
provides.
6.9 Tender - Any tender of documents or money may be made upon the parties at their
respective addresses set out in this Agreement or upon their respective solicitors.
6.10 Change of Solicitors – A party may change its solicitor by providing notice to the other
party.
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6.11 No Other Agreements - This Agreement (including, for clarity, the agreements to be
executed pursuant to this Agreement) is the entire agreement between the parties
regarding its subject matter and it terminates and supersedes all prior representations,
warranties, promises and agreements regarding its subject matter.
6.12 Assignment – The Developer may only assign this Agreement, or the benefit hereof, to a
company, partnership or joint venture of the Owner, with the prior written consent of
the City, which may not be unreasonably withheld.
6.13 Benefit - This Agreement enures to the benefit of and is binding upon the parties and
their respective heirs, executors, administrators, successors and assigns.
6.14 Schedules – The following Schedules to this Agreement form an integral part of this
Agreement:
Schedule A – Permitted Encumbrances
Schedule B – Proposed Development
Schedule C – Re-Purchase Option
6.15 Modification - This Agreement may not be modified except by agreement in writing
signed by the parties. The parties may agree to change the completion dates for the
Phases, thereby changing the order of transfer of the Phases, by written agreement.
6.16 Interpretation - Wherever the singular or neuter is used in this Agreement, it will
include the plural, the feminine, the masculine or body corporate where the context
requires.
6.17 Governing Law – This Agreement will be governed by and construed in accordance with
the laws of British Columbia.
6.18 No Real Estate Agent – The Developer represents and warrants to the City that no real
estate agent or other agent has assisted the Developer, or in any way directly or
indirectly participated, in the making of this Agreement and that no real estate agent or
other agent is entitled to any commission or other remuneration in any way in
connection with this Agreement or the sale and purchase of the Lands between the City
and the Developer, and the Developer agrees to indemnify and hold the City harmless
from and against any such commission or remuneration, and any action, cause of action
or liability relating thereto.
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6.19 Non-Merger – None of the provisions of this Agreement will merge on Completion of
the transfer of any or all of the Lands.
As evidence of their agreement to be bound by the terms and conditions of this Agreement, the
parties have executed this Agreement below:
FALCON HOMES LTD. by its authorized
signatories:
Name:
Name:
Date: _________________________
THE CORPORATION OF THE CITY OF
MAPLE RIDGE by its authorized
signatories:
Mayor:
Clerk:
Date: _________________________
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Schedule A
Permitted Encumbrances
PIDs: 009-280-618, 009-280-642, 009-280-685 (Phase 1 Lands)
None
PIDs: 011-418-796, 011-418-800 (Phase 2 Lands)
None
PIDs: 011-381-612, 011-381-663, 011-381-671 (Phase 3 Lands)
Undersurface Rights AB81529
PIDs: 011-381-604, 002-605-708 (Phase 4 Lands)
Undersurface Rights AB81529
Undersurface Rights Y170450
PIDs: 003-047-024, 011-298-235, 005-171-563, 005-113-121 (Phase 5 Lands)
None
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Schedule B – Proposed Development
The Proposed Development will include a total of five buildings, each 5 to6 stories in height
with a total finished floor area of approximately 296,000 ft.² including 26,000 ft.² of commercial
space. The residential portion of the Proposed Development will comprise approximately 300 -
1, 2 and 3 bedroom units averaging 900 ft.² per unit.
The Proposed Development will comply with the Official Community Plan and the Town Centre
Area Plan as enacted as of the date of this Agreement.
The Proposed Development will use sustainable building practices and be constructed to meet
the standards known as LEED Bronze for multi-family development. The Proposed
Development will include composting facilities and infrastructure for future alternative energy
sources.
The Proposed Development will incorporate adaptive housing units to accommodate aging in
place. Developer will explore options with the City for partnering with leading housing agencies
to provide affordable and/or rental housing options within each Phase.
The Proposed Development will include prominent, accessible commercial space measured at a
minimum of 700 ft.² to be transferred to the City for community use for nominal fee.
Developer will work with City to explore the potential to secure a post-secondary education
tenant for the Proposed Development.
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Schedule “C”
TERMS OF INSTRUMENT – PART 2
OPTION TO PURCHASE
THIS AGREEMENT dated for reference ___________ is
BETWEEN:
[insert owner name]
[insert owner address]
(the “Owner”)
AND:
THE CORPORATION OF THE CITY OF MAPLE RIDGE, 11995 Haney
Place, Maple Ridge, BC V2X 6A9
(the “City”)
WHEREAS:
A. The Owner is the registered owner in fee simple of those properties located at
__________________________ Road, Maple Ridge, B.C. and legally described as:
Parcel Identifier: ________, Lot _______, Plan ________
(collectively, the “Land”);
B. The City transferred the Land to the Owner on the basis that the Owner would construct a
mixed-use development on the Land (the “Development”) in a timely manner;
C. The City also transferred the Land to the Owner on the basis that the Owner must grant the
City this Option to Purchase the Land, which Option could be exercised by the City should
the Owner fail to substantially commence the Development, as outlined below;
NOW THEREFORE THIS AGREEMENT WITNESSES THAT, in consideration of the transfer of the Land
from the City to the Owner, the premises and promises contained in this Agreement, the payment
of $10.00 by the City to the Owner, and other good and valuable consideration (the receipt and
sufficiency of which are hereby acknowledged by the parties), the parties covenant and agree as
follows:
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ARTICLE 1 INTERPRETATION
1.1 Definitions – In this Agreement, in addition to the words defined herein, the following
terms shall have the meanings set out below:
(a) “Agreement” means this agreement and any amendments or modifications of it;
(b) “Appraised Value” means an appraisal, commissioned and paid for by the City, for
the value of the Land, prepared by an appraiser having at least 5 years real estate
appraisal experience in the Lower Mainland and with the Appraisal Institute of
Canada AACI designation, the American Institute of Real Estate MAI designation, or
the Real Estate Institute of British Columbia (RBC) designation, based on the
following:
(i) The purpose of the appraisal shall be to estimate the market value of the
Land as at the date of exercise of the Option;
(ii) Market value shall be defined as the highest price in terms of money which
the Land, as the case may be should bring in a competitive and open market under
all conditions requisite to a fair sale and the buyer and seller each acting prudently,
knowledgeably and assuming the price is not affected by undue stimulus;
(iii) The highest and best use of the Land is as a multi-family development
consistent with the current zoning of the Land as of the date of the exercise of the
Option; and
(iv) It shall be assumed by the appraiser that there are no hidden conditions that
would render the Land more or less valuable;
(c) “Business Day” means a day other than a Saturday, Sunday or statutory holiday in
B.C.;
(d) “Person” is to be broadly interpreted and includes an individual, a corporation, a
partnership, a trust, an unincorporated organization, the government of a country
or any political subdivision thereof, or any agency or department of any such
government;
(e) “Purchase Price” means the lower of:
(i) the Appraised Value, and
(ii) the unadjusted purchase price that the Owner (or original Owner) paid to
acquire the Land from the City.
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ARTICLE 2 GRANT OF OPTION TO ACQUIRE LAND
2.1 Option – The Owner hereby grants to the City, under seal, and for the consideration
recited above, the sole and exclusive option (the “Option”), irrevocable within the time for
exercise by the City herein limited, to acquire the Land for the Purchase Price, which
Purchase Price does not include GST and other taxes.
ARTICLE 3 EXERCISE OF OPTION
3.1 Exercise of Option – The City may exercise the Option if the Owner has not obtained all
necessary municipal development and building permits for the Development and if the
Owner has not completed construction and obtained a satisfactory inspection of the
foundation of the Development (including any underground parking) within two (2) years
of the date on which the City transferred the Land to the Owner.
3.2 Exercise of Option – The Option may be exercised by the City at any time during the period
commencing on ______________[two years after land transferred], 201__ and ending at
midnight on December 31, 2024 by the City giving written notice to the Owner (in the
manner required for the giving of notices herein).
3.3 Expiry of Option – If the Option is not exercised within the time and the manner herein set
forth, the Option will be null and void and no longer binding upon the parties hereto.
3.4 Non-Exercise of Option – The parties acknowledge that the City may elect not to exercise
the Option for any reason.
ARTICLE 4 COMPLETION
4.1 Binding Contract – If the Option is exercised in the manner herein provided, this
Agreement will become a binding contract of purchase and sale of the Land on the terms
and conditions of this Agreement.
4.2 Completion Date – The purchase and sale of the Land will be completed upon the terms
herein contained on the date (the “Completion Date”) chosen by the City, provided that
the Completion Date must not be more than 180 days after the date on which the City
exercises the Option.
4.3 Possession – Upon deposit of the Transfer, the City will have vacant possession of the Land
and the Owner must transfer the Land to the City free of all liens, interests, charges and
encumbrances except the following:
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(a) ________________
(b) ________________
(the “Permitted Encumbrances”).
4.4 Non-Permitted Encumbrances - If the title to the Land is subject to an encumbrance that is
not a Permitted Encumbrance and the Owner refuses to remove it, the City may (but is not
obliged to) complete the purchase of the Land but in that case, the City may deduct the
cost of removal from the Purchase Price.
4.5 Adjustments – There will be no adjustments to the Purchase Price.
4.6 Risk – The Land will be at the Owner’s risk until the deposit of the Transfer in the Land Title
Office and, subject to section 6.2, thereafter at the City’s risk.
4.7 Site Profile – The City waives any right it may have to receive, under the Environmental
Management Act, a site profile of the Land.
ARTICLE 5 CLOSING PROCEDURE
5.1 GST Certificate – On or before the Completion Date, the City will sign and deliver to the
Owner or its solicitors a GST certificate confirming the City will remit directly any and all
GST payable in respect of the transfer of the Land.
5.2 Residency Declaration - Before the Completion Date, the City will cause to be delivered to
the Owner, or its solicitors, a residency declaration confirming the Owner is not a non-
resident of Canada, and the Owner must execute the declaration and deliver it to the City,
or its solicitors, no later than the day before the Completion Date.
5.3 Transfer – Before the Completion Date, the City will cause to be delivered to the Owner, or
its solicitors, one or more Form A Transfers of the Land (or whichever form is then in use)
(collectively, the “Transfer”) and the Owner must execute the Transfer in registrable form
and deliver it to the City, or its solicitors, on appropriate undertakings, no later than the
day before the Completion Date.
5.4 Closing Procedure – The transfer of the Land by the Owner to the City will be completed in
accordance with the following procedure:
(a) after receipt of the executed Transfer, the City, at its own cost, will cause the City’s
solicitors to apply to register the Transfer in the Land Title Office on the Completion
Date;
(b) following the application referred to in subsection (a) and upon receipt by the City’s
solicitors of a satisfactory title search of the Land showing only the Transfer as a
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pending charge, and indicating that in the usual course of Land Title Office routine,
the City will be the registered owner of the Land subject only to the Permitted
Encumbrances, the City will deliver or the City will cause the City’s solicitors to
deliver to the Owner or to the Owner’s solicitors a cheque for the Purchase Price
(subject to sections 4.4 and 6.3(d)).
ARTICLE 6 OWNER’S COVENANTS, REPRESENTATIONS, AND WARRANTIES
6.1 Owner’s Covenants – The Owner covenants and agrees that it will:
(a) whether or not the City has exercised the Option, permit the City and the City’s
employees, engineers, agents, surveyors and advisors to carry out such inspections,
tests, studies, surveys and other investigations of the Land as the City may desire
and will provide reasonable cooperation and assistance to the City and its
consultants in conducting such investigations;
(b) whether or not the City has exercised the Option, cooperate with the City and its
consultants in allowing the City, at the City’s sole cost and expense, to conduct
environmental tests or audits of the Land and provide to the City or its consultants
all information in its possession or control or to its knowledge relating to those
areas;
(c) maintain in force insurance covering loss or damage to the Land and covering public
liability, in both cases against such risks and to such limits as are in accordance with
prudent business practice and suitable to the Land; and
(d) preserve the Land intact as would a prudent owner during the term of this
Agreement.
6.2 Owner’s Indemnity – The Owner agrees to indemnify and save harmless the City and its
elected officials, officers, employees, agents and others from all losses, actions, demands,
claims, expenses, remediation costs, and harm of any kind which the City or its elected
officials, officers, employees, agents or others may directly or indirectly suffer, whether
before or after the Completion Date, in relation to environmental contamination of or from
the Land. This indemnity survives the Completion Date.
6.3 No Encumbrances – The Owner shall not grant or register or permit any new
encumbrances of any kind on the Land which affect or may affect the Land or the City’s
acquisition of the Land unless the Owner has obtained the prior written consent of the City
to such encumbrance, which consent may be unreasonably withheld.
Notwithstanding the foregoing, the Owner may grant a mortgage over the Land with the
prior written consent of the City provided that:
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(a) the mortgage amount, including possible accrued interest, penalties and other
charges, cannot exceed the Purchase Price;
(b) the mortgagee executes a postponement agreement to this Agreement (if required
by the City);
(c) the mortgagee provides a legal commitment to the City, in a form satisfactory to
the City, that if the City exercises the Option, the mortgagee will not dispute the
rights of the City to registration of the Transfer free of the mortgage pursuant to
section 242 of the Land Title Act; and
(d) if the City exercises the Option, the City may pay all or part of the Purchase Price to
the mortgagee in order to obtain a discharge of the mortgage.
ARTICLE 7 GENERAL
7.1 Time – Time will be of the essence of this Agreement and will remain of the essence
notwithstanding the extension of any of the dates hereunder.
7.2 Extension – Save and except for lack of funds or events giving rise thereto, if the Owner is
delayed from completing construction and obtaining a satisfactory inspection of the
foundation of the Development as required by section 3.1 due to fire, flood or an act of
God, or any other event beyond the control of the Owner (including for clarity, a delay by a
government authority, including the City, in issuing any permit, license, authorization or
approval, but not including financial difficulty of the Owner), the Owner and the City may
agree to an extension to the applicable deadline in section 3.1 of this Agreement of up to 6
months.
7.3 Entire Agreement – This Agreement sets forth the entire agreement and understanding of
the parties with respect to the subject matter hereof and supersedes all prior agreements
and understandings among the parties with respect to the matters herein, and there are no
oral or written agreements, promises, warranties, terms, conditions, representations or
collateral agreement whatsoever, express or implied, other than those contained in this
Agreement.
7.4 Amendment – This Agreement may be altered or amended only by an agreement in
writing signed by the parties hereto.
7.5 Notices – Any notice or other writing required or permitted to be given under this
Agreement or for the purposes of this Agreement to any party shall be sufficiently given if
delivered by hand, or if sent by prepaid courier or if transmitted by facsimile to such party
or if sent by prepaid registered mail:
(a) in the case of a notice to the City, at:
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The Corporation of the City of Maple Ridge
11995 Haney Place
Maple Ridge, B.C. V2X 6A9
Email Address: denton@mapleridge.ca
Attention: Property & Risk Manager
(b) in the case of a notice to the Owner, the address of the Owner as shown on the title
to the Land or if the Owner is a corporation, to the registered address for the
corporation as shown on a B.C. Company Summary from Corporate Registry,
or at such other address or addresses as the party to whom such notice or other writing is
to be given shall have last notified the party giving the same in the manner provided in this
section.
Any notice or other writing delivered by hand or delivered by prepaid courier shall be
deemed to have been given and received on the day it is so delivered.
Any notice or other writing transmitted by facsimile shall be deemed to have been given
and received on the day it is so transmitted.
Any notice or other writing sent by prepaid registered mail shall be deemed to have been
given and received on the third day after mailing, whether or not acknowledgement of
receipt is signed.
7.6 Attornment – Each of the parties attorns to the exclusive jurisdiction of the courts of the
Province of British Columbia.
7.7 Enurement – This Agreement shall enure to the benefit of and be binding on the parties
hereto and their respective successors and assigns.
7.8 Further Assurances – Each of the parties hereto shall, with reasonable diligence, do all such
things and provide all such reasonable assurances and assistance as may be required to
give effect to this Agreement and each such party shall provide such further documents or
instruments required by any other party as may reasonably be necessary or desirable to
give effect to the terms and purpose of this Agreement and carry out its provisions.
7.9 Governing Law – This Agreement shall be governed by and construed in accordance with
the laws of the Province of British Columbia and the federal laws of Canada as applicable.
7.10 No Public Law Duty – Whenever in this Agreement the City is required or entitled by the
terms hereof to exercise any discretion in the granting of consent or approval, or is entitled
to make any determination, take any action or exercise any contractual right or remedy,
the City may do so in accordance with the contractual provisions of this Agreement and no
public law duty, whether arising from the principles of procedural fairness or the rules of
natural justice or otherwise, shall have any application.
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7.11 Waiver – No supplement, modification, waiver or termination of this Agreement shall be
binding unless executed in writing by the party to be bound thereby. No waiver of any of
the provisions of this Agreement shall be deemed to or shall constitute a waiver of any
other provisions (whether or not similar) nor shall such waiver constitute a continuing
waiver unless otherwise expressly provided.
7.12 Statute References – Any reference in this Agreement to any statute or any section thereof
shall, unless otherwise expressly stated, be deemed to be a reference to such statute or
section as amended, restated or re-enacted from time to time.
7.13 Period Terminating on a Non-Business Day – Should the period of time permitted under
this Agreement to perform any obligation or take any action, including the delivery of a
notice, terminate, or any action or thing occur or be scheduled to occur, on a day other
than a Business Day, then such period shall be extended to the next following Business
Day.
7.14 Headings – The headings appearing in this Agreement have been inserted for reference
and as a matter of convenience and in no way define, limit or enlarge the scope or meaning
of this Agreement or any provision thereof.
7.15 Illegality, Invalidity, Etc. – In the event that one or more provisions, or any portion thereof,
of this Agreement or any agreement, document or other instrument required to be
delivered hereunder or pursuant hereto should be illegal, invalid or unenforceable in any
respect under any applicable law, the validity, legality and enforceability of the remaining
provisions hereof or thereof, or any remaining portion thereof, shall not be affected or
impaired thereby.
7.16 Registration – The Owner agrees to do everything necessary, at the Owner’s expense, to
ensure that this Agreement is registered against title to the Land with priority over all
financial charges, liens and encumbrances registered, or the registration of which is
pending, at the time of application for registration of each charge.
7.17 Deed and Contract – By executing and delivering this Agreement each of the parties
intends to create both a contract and a deed executed and delivered under seal.
7.18 Joint and Several – Where the Owner consists of more than one Person, all covenants made
by the Owner shall be construed as being several as well as joint.
7.19 No Compensation – The Owner shall not be entitled to any further compensation or
payment for the transfer of the Land, whether or not there are servicing works or other
improvements made to the Land or structures constructed on the Land, or for any injurious
affection or disturbances resulting therefrom. Without limitation, the Owner shall not be
entitled to and agrees not to seek compensation for business losses, loss of profit, loss of
market value, relocation costs or other consequential loss by reason of the transfer of the
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Land under this Agreement.
7.20 No Effect on Laws or Powers – This Agreement does not:
(a) affect or restrict the City’s ability to acquire any land or interest in land by
expropriation or other legal means of acquisition;
(b) affect or restrict the discretion, rights, duties or powers of the City under any
enactment (as defined in the Interpretation Act) or at common law; or
(c) relieve the Owner from complying with any enactment or the common law.
7.21 Interpretation –
(a) Wherever the singular or masculine or neuter is used in this Agreement, the same
shall be construed as meaning the plural, the feminine or body corporate where the
context or the parties so require.
(b) The word “including” when following any general statement or term shall not be
construed to limit the general statement or term to the specific items set forth
following the general statement or term (or to similar terms) whether or not non-
limiting language (such as “without limitation”) is used, but rather shall be
construed to permit the general statement or term to refer to all other items that
could reasonably fall within its broadest possible scope.
As evidence of their agreement to be bound by the terms of this instrument, the parties each have
executed and delivered this Agreement under seal by executing Part 1 of the Land Title Act Form C
to which this Agreement is attached and which forms part of this Agreement.
END OF DOCUMENT
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read DATE:DATE:DATE:DATE: September 14, 2015
and Members of Council Committee of the Whole
FROM:FROM:FROM:FROM: Chief Administrative Officer
SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended August 31, 2015
EXECUTIVE EXECUTIVE EXECUTIVE EXECUTIVE SUMMARY:SUMMARY:SUMMARY:SUMMARY:
The disbursements summary for the past period is attached for information. All voucher payments are
approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the
disbursements listing through Council resolution. Expenditure details are available by request through
the Finance Department.
RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That the That the That the That the disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended AugustAugustAugustAugust 31313131, 2015, 2015, 2015, 2015 bebebebe received for received for received for received for
information only.information only.information only.information only.
GENERALGENERALGENERALGENERAL $$$$ 13,122,42113,122,42113,122,42113,122,421
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,789,7541,789,7541,789,7541,789,754
PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 72,27072,27072,27072,270
$$$$ 14,984,44514,984,44514,984,44514,984,445
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
•Blue Pine Enterprises Ltd. – Whonnock Lake Park enhancement $ 223,977
•G.V. Water District – water consumption May 6 – Jun 2/15 $ 588,555
•Imperial Paving – 2015 paving program $ 748,070
•King Hoe Excavating Ltd. – 128 Ave road & drainage (210 – 216) $ 521,578
•McEachern Harris & Watkins In Trust – land acquisition Chatwin Ave $ 1,301,652
•Receiver General – three payroll remittances in August $ 1,054,059
• Ridge Meadows Recycling Society – Monthly contract for recycling $ 187,464
•The municipality acts as the collection agency for other levels of government or
agencies. The following collections were remitted in August.
1. G.V. Sewerage & Drainage – 2015 collections $ 5,505,613
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 August 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
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
0946235 BC Ltd Roadside mowing 16,853
Aplin & Martin Consultants Ltd Downtown improvements Lougheed Hwy (224 St - 226 St)18,979
BC Hydro Electricity 148,401
BC SPCA Contract payment Jul & Aug 56,460
Blue Pine Enterprises Ltd Whonnock Lake Park enhancement project 223,977
Bruce Carscadden Architect Inc Washroom building at Albion Sports Complex Spray Park 18,455
CUPE Local 622 Dues - pay periods 15/16 & 15/17 27,144
Canstar Restorations Fairgrounds washroom 8,174
Fairgrounds barn 12,669 20,843
Chevron Canada Ltd Gasoline & diesel fuel 59,122
Coquitlam Ridge Constructors Bridge barrier & railing replacement - S.Alouette & Millionaire Crk 145,562
Corix Water Products Waterworks supplies 21,621
Dams Ford Lincoln Sales Ltd 2015 Ford super duty F-350 truck 59,664
2016 Ford super duty F-550 truck 74,016 133,680
Davies Park Executive Search CAO recruitment 17,051
Dell Canada Inc Citrix server hardware 19,118
Dhaliwal, Rajjvinder Security refund 19,632
Gotraffic Management Inc Traffic control 18,045
Gr Vanc Sewerage & Drainage 2015 requisition 5,505,613
Transfer station waste disposal 30 5,505,643
Graham Hoffart Mathiasen Archt Firehall #1 expansion 23,284
Firehall #3 seismic assessment & architectural services 6,614
Firehall #4 architectural services 525 30,423
Greater Vanc Water District Water consumption May 6 - Jun 2/15 588,555
Water sample analysis 875 589,430
Guillevin International Inc Firefighter equipment 1,673
Firefighter protective wear 1,893
Firefighters turnout gear 74,762
Operations electrical supplies 954
Reservoir maintenance 5,615 84,897
Hallmark Facility Services Inc Janitorial services & supplies:
Firehalls 4,462
Library 4,200
City Hall 3,360
Golden Ears Winter Club 2,015
Operations 3,990
Randy Herman Building 1,208
RCMP 7,560
South Bonson Community Centre 2,415
Pitt Meadows Day 634
Hammond & Harris outdoor pool washrooms 315 30,159
Imperial Paving 2015 paving program 748,070
Innervisions Recovery Society Security refund 25,000
Jacks Automotive & Welding Fire Dept equipment repairs 26,757
Kerr Wood Leidal Associates Abernethy/224 PRV chamber site plan 754
North slope interceptor alignment option 4,339
System assessement & review 2,520
Water modelling 1,129
128 St water sourcing review 4,049
130 Ave water sourcing review 3,782 16,573
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - AUGUST 2015MONTHLY DISBURSEMENTS - AUGUST 2015MONTHLY DISBURSEMENTS - AUGUST 2015MONTHLY DISBURSEMENTS - AUGUST 2015
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
King Hoe Excavating Ltd 128 Ave road & drainage improvements (210 St - 216 St)521,578
Lafarge Canada Inc Roadworks material 51,949
Letts Environmental Consultant Dike inspections 3,873
Gravel pit 610
Instream works sites 3,610
124th Ave meth lab dump site 8,888 16,981
Manulife Financial Employer/employee remittance 150,235
Maple Ridge & PM Arts Council Arts Centre contract payment 52,057
Program revenue Jul 10,785 62,842
Maple Ridge Chrysler 1972 Ltd 2015 Dodge Ram 1500 truck 24,199
McEachern Harris & Watkins InTrust Land acquisition - 20100 Blk Chatwin Ave 1,301,652
Medical Services Plan Employee medical & health premiums 39,483
Municipal Insurance Assoc Insurance deductibles 18,322
Municipal Pension Plan BC Employer/employee remittance 458,360
Open Storage Solutions Inc Storage system for desktop computers 69,003
Tape cartridges 706 69,709
Progressive Waste Solutions Inc Waste disposal May & Jun 20,917
Receiver General For Canada Employer/Employee remittance PP15/15, PP15/16 & PP15/17 1,054,059
RG Arenas (Maple Ridge) Ltd Ice rental July 56,895
Curling rink operating expenses May & Jun 3,998
Onsite supervision of curling rink Jun & Jul 6,838 67,731
Ricoh Canada Inc Photocopier quarterly contract 15,509
Ridge Meadows Recycling Society Monthly contract for recycling 187,464
Weekly recycling 376
Toilet rebate program 292
Roadside waste removal 68 188,200
Rollins Machinery Ltd Bear proof double refuse containers 22,547
Sandpiper Contracting Ltd Sewage system rehabilitation 19,989
T & T Demolition Ltd Hazardous material abatement & demolition of three houses 50,231
The Hackett Group Canada, Inc Hyperion software consulting 33,823
Urban Systems 123 Ave traffic calming 9,983
River Road traffic calming 6,152 16,135
Warrington PCI Management Advance for Tower common costs plus expenses 62,970
Westridge Security Ltd Security: Cliff Avenue 7,525
Safe walk program 156
Town Core Jun & Jul 10,664 18,345
Disbursements In Excess $15,000 12,307,66112,307,66112,307,66112,307,661
Disbursements Under $15,000 814,760814,760814,760814,760
Total Payee Disbursements 13,122,42113,122,42113,122,42113,122,421
Payroll PP15/16 & PP15/17 1,789,7541,789,7541,789,7541,789,754
Purchase Cards - Payment 72,27072,27072,27072,270
Total Disbursements August 2015 14,984,44514,984,44514,984,44514,984,445