HomeMy WebLinkAbout2016-01-18 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 2016 Property Assessment Review
•Presentation by S. Rutledge, Manager of Revenue and Collections
Staff report dated January 18, 2016 providing information on the 2016
property assessments.
1.2 WildSafeBC Presentation
•Dan Mikolay, WildSafeBC Coordinator, Maple Ridge
2.PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2014-087-RZ, 11980 227 Street, Site Specific Text Amendment
Staff report dated January 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7189-2015 to permit a full range of professional
services in the CS-1 (Service Commercial) zone be given first and second
readings and be forwarded to Public Hearing.
COMMITTEE OF THE WHOLE
AGENDA
January 18, 2016
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
January 18, 2016
Page 2 of 3
1102 2015-283-RZ, 14160 256 Street, Addendum Report
Staff report dated January 18, 2016 providing additional information on
application 2015-283-RZ and recommending that Maple Ridge Zone
Amending Bylaw No. 7177-2015 to permit cleaning of low hazard
transformers and storage and minor processing of hydrocarbons be given first
and second readings and be forwarded to Public Hearing.
1103 2013-039-DVP, 20208 McIvor Avenue
Staff report dated January 18, 2016 recommending that the Corporate Officer
be authorized to sign and seal 2013-039-DVP to increase retaining wall height
on Lots 1 and 2.
3.FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 2015 Council Expenses
Staff report dated January 18, 2016 providing on update on Council expenses
to the end of November and December for 2015.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
5.CORRESPONDENCE
1171
6.OTHER ISSUES
1181
7.ADJOURNMENT
Committee of the Whole Agenda
January 18, 2016
Page 3 of 3
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: Jan. 18, 2016
and Members of Council
FROM: Chief Administrative Officer MEETING: C.O.W
SUBJECT: 2016 Property Assessment Review
EXECUTIVE SUMMARY:
Property assessment information for 2016 was received from BC Assessment on January 04, 2016.
This information is preliminary as property owners have the opportunity to appeal their assessments
until February 01, 2016 and appeals will be heard until March 15, 2016. The purpose of this report
is to give Council a sense of the 2016 assessments based on the information currently available.
RECOMMENDATION:
For information only
DISCUSSION:
2016 Property Assessments
For the purpose of valuation, BC Assessment bases 2016 property assessments on market
conditions as at July 1, 2015.
The changes in the assessment roll are generally comprised of two components:
1.Market value fluctuations
2.Real growth due to new construction
For taxation purposes, properties in Maple Ridge are classified into seven classifications which are
Residential, Utilities, Major Industry, Light Industry, Business and Other, Recreational/Non-Profit, and
Farm Land. Where the term Commercial is used in this report it refers to a combination of Light
Industry, Business and Other. The majority (90.91%) of Maple Ridge’s taxable assessed value is in
the Residential Class.
In 2015, market values in the Residential Class increased by an average 2% and Commercial
Classes increased by an average 6%. In 2016, the average Residential Class market increase is
about 5.5% and the Commercial Classes show a similar increase.
Decisions concerning the municipal budget are made independent of market value fluctuations. As
in past years, municipal tax rates will be:
i)adjusted to offset average market value increases/decreases in each class
ii)increased based on the tax increase included in the approved financial plan
1.1
As a result, properties that experience market value changes above the average for their class will
experience higher than average tax increases and properties that experience value changes below
the average will experience lower than average tax increases. It is therefore important for property
owners to keep in mind that their own tax experience will vary based on the assessment change for
their property in relation to the overall averages for their property class. Local governments do not
have the legislative authority to smooth tax increases among properties.
To demonstrate this variability from property to property, we have been tracking the taxes assessed
against a sample of properties for a number of years and the data from that analysis is attached in
Appendix “A”. The data is illustrative in nature as we do not yet know what the tax rates will be from
the other agencies. In this example, we have assumed a 3% increase for all other agencies.
While the impact to the average home amounts to an overall municipal tax increase of around 3.3%,
there is significant variation around this average. The sample property in Central Maple Ridge
(Sample 4) actually decreased in value by 5.4% and as a result will experience an overall municipal
tax decrease of around 4% whereas the sample property in Lower Hammond (Sample 7), which saw
an increase in assessed value of 11% in 2016, will experience an overall municipal tax increase just
over 6%. This variation in tax impact is the direct result of the assessment changes experienced by
each individual property.
This is why it is important that property owners review their assessment notices closely and refer any
questions or concerns to BC Assessment. Property owners who believe their assessments to be
incorrect have until February 01 to appeal to BC Assessment for a review. Property taxes are based
on final assessed values and cannot be appealed.
The second major component of the change in the assessment roll is due to new construction.
Overall new construction is approximately 2.3%, with the majority being in the Residential Class.
Once adjusted for our incentive program, growth in revenue comes in close to the budgeted amount
of 2%. As the information is preliminary, we will monitor this area to see if further modifications are
required to the financial plan.
NEIGHBOURHOOD ANALYSIS
The following is a brief look at the effects of growth on the assessments of various neighbourhoods
throughout the City to give Council a sense of how these changes impact individual areas.
Residential Properties:
Of the total assessment base in Maple Ridge, approximately 91% is attributable to the residential
class. While the total growth factor in the Residential Class is 2.4%, specific neighbourhoods
continue to contribute to the bulk of that increase.
Page 2 of 8
Residential Properties (continued)
Neighbourhood Growth Contribution
to Assessment Base
% of
Total Growth
Silver Valley/Fern Cres $ 50,248,499 17%
Cottonwood/Albion $ 49,787,900 17%
Whonnock $33,219,700 12%
Kanaka Creek $ 28,108,400 10%
Laity $ 20,619,800 7%
Strata Units $ 95,249,352 33%
All other neighbourhoods $ 11,274,478 4%
Though the average market value in the Residential Class increased by about 5.5% the change, in
assessed value for specific areas, varies.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 20% 32% 35% 13%
Average
2016
The following information provides a sense of the impact of assessment changes experienced in
specific neighbourhoods.
Haney Residential
Boundaries: S – Lougheed; W – Burnett and 224; N – 124A, 125, 128; E – 234 and 235
This area is comprised of mostly single family homes which are 30 years or older. New construction
in this area is limited. The neighbourhood represents 10% of the City’s overall residential inventory.
The average home in this area, valued at $463,352 in 2015 and paying $2,072 in municipal taxes,
has seen an increase in value of about 6.2%, which is slightly higher than the city wide average of
5.5%, and will experience a general purposes tax increase of around 4%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 10% 18% 58% 14%
Average
2016
Cottonwood/Albion
Boundaries: S - Kanaka Way and 128; W - Cottonwood Dr; N – DTR; E – 240
Page 3 of 8
This area now makes up approximately 7% of the City’s overall residential inventory and was the 2nd
largest growth contributor in 2015 at 17% of overall growth. It is comprised of mostly single family
homes.
Cottonwood/Albion (continued)
The average home here, valued at $476,509 in 2015 and paying $2,131 in municipal taxes, has
increased in value by just over 7% and the municipal tax increase will be around 5%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 4% 8% 65% 23%
Average
2016
Kanaka Creek
Boundaries: S, SW – Lougheed; N – Kanaka Way and 128; E – 248
This area, comprised mostly of single family homes, continues to develop and contributed 10% to the
overall residential growth. It represents approximately 9% of the City’s overall residential inventory.
The average home in this area, valued at $493,867 in 2015 and paying $2,208 in municipal taxes,
has increased in value by 5.8% and as a result will experience a general purpose tax increase of
around 3.4%
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 8% 30% 57% 5%
Average
2016
Silver Valley and Fern Cres.
Boundaries: S – 128; N – Silver Valley Rd; W – Marc Rd. & 224; E – 264
This area now makes up approximately 9% of the City’s overall residential inventory and, at 17% of
the overall growth, continues to be one of the biggest growth contributors. It is comprised of mostly
single family homes some of which are on large lots and acreages.
The average home here, valued at $756,913 in 2015 and paying $3,384 in municipal taxes,
increased in value by 6% and the municipal tax increase will be around 3.7%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 5% 20% 62% 13%
Page 4 of 8
Average
2016
Whonnock and Ruskin
Boundaries: S – Lougheed; N – 132; W – 248; E – 287
This established rural neighbourhood is made up of large residential lots and acreages of which 2%
still enjoy farm status.
The average home in this area was valued at $579,129 in 2015 and paid $2,589 in municipal
taxes, is now assessed at $608,348, an increase of 5%. It will likely experience a general purposes
tax increase of just under 3%.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 28% 26% 29% 17%
Average
2016
Strata Townhouses
There are currently 4,068 properties in Maple Ridge which are classed as residential strata
townhouses and 225 of those are new this year. Market value for these types of properties
experienced an average increase of 3%.
The average townhouse assessed in 2015 at $290,000 and paying $1,300 in municipal taxes now
has an average assessment of $299,000 and will experience a nominal tax increase.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 1% 92% 6% 1%
Average
2016
Strata Apartments
The number of Strata Apartments grew by 242 in 2015 to a total of 3,268 as a result of the TCIIP.
The average market value for these types of units increased by 1.5% in 2015.
The average apartment, which was assessed in 2015 at $193,000 and paid $863 in municipal
taxes, is now assessed at $196,000 and will likely see a nominal decrease in municipal taxes.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5.1% to 10% 10.1% +
% of properties 70% 29% 1% 0%
Page 5 of 8
Average
2016
Business Class and Light Industry Class
Of the almost 30,000 properties which make up Maple Ridge, 4% of properties fall into the
Business and Light Industry Classes. Combined growth in these two classes is around 2%, and
they contribute approximately 7% of the total growth in the assessment base. Factoring in the
TCIIP brings that number to just under 1%,
The commercial sector growth contribution to the assessment base is approximately $21M.
The bulk of that comes from the updated Haney Place Mall with growth dollars of approx. $15M,
$13M of which qualified for our incentive program. The new Mark’s location at 207th and Lougheed
contributed $2.7M. The office building at 119th & Fraser made a $1.3M contribution.
The average market value increase in the Business and Light Industry Classes is around 5.5%.
Business Class
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 19% 47% 10% 12% 12%
Average
2016
Light Industrial Class
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 12% 75% 10% 2% 1%
Average
2016
The following information is intended to give an idea of what is occurring in some of the more
concentrated areas for these classes.
Maple Meadows Industrial Park
This area represents 20% of Business Class properties. These are mostly commercial strata units
and some warehousing facilities. Of the 312 commercial properties in the park, 112 are classed
Light Industry. These 112 properties account for 56% of all Light Industry properties in Maple Ridge
and represent 50% of the Light Industry assessment base. Overall market change in the park is
around 3%, and being below the City average of 5.5%, tax increases for most properties here will be
slightly below to the City average.
Page 6 of 8
Maple Meadows Industrial Park (continued)
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 8% 88% 2% 1% 1%
Average
2016
Albion Industrial
This area represents 4% of Business Class folios and 16% of Light Industry Class folios and accounts
for approximately 10% of the taxable commercial assessment base. The average increase was close
to the City average which will result in a tax increase close to the City average.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 4% 71% 7% 18% 0%
Average
2016
Lougheed and Dewdney Trunk Commercial, West of 207 Street
These two commercial corridors represent only 5% of Business Class folios in number but account
for 20% of total Business Class assessments. As in 2014, 2015 also saw significant market value
increases in this area with 23% of properties seeing increases higher than 20%. The average market
increase in this area is 8% which is above the City average and most properties will experience a
higher than average tax increase.
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 7% 26% 22% 22% 23%
Average
2016
Kanaka & Webster’s Corner Business Parks
These two business parks started development in 2010 and continue to grow. They represent 8% of
Commercial folios and account for 4% of the combined Business and Light Industry assessment
base. Overall market change is quite different. All of the properties in the Kanaka Business Park
experienced a 10% market increase whereas the average market increase in Webster’s Corner was
only around 2%. As a result properties in the Kanaka Business Park will experience above average
tax increases whereas the tax increases in the Webster’s Corner Business Park will be below the City
average.
Page 7 of 8
Kanaka & Webster’s Corner Business Parks (continued)
Kanaka
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 0% 0% 100% 0% 0%
Average
2016
Webster’s Corner
Percentage of Change in Assessment
Zero or Less 0.1% to 5% 5% -10% 10% - 20% over 20%
% of properties 0% 100% 0% 0% 0%
Average
2016
CONCLUSIONS:
Though the assessment information is preliminary, it does give an indication of how assessments
have changed since the last valuation. While the average assessment changes for both Residential
and Commercial Classes are 5.5%, there is some variability around this average. As a result, the
property tax impact to individual properties will vary, depending on how their experience relates to
the average for their property class.
Property owners with concerns have until February 01 to contact BC Assessment about those
concerns and appeals are being held until March 15. A revised roll incorporating any changes due to
appeals or corrections will be made available to us in early April.
“Original signed by Silvia Rutledge”
______________________________________________
Prepared by: Silvia Rutledge
Manager of Revenue & Collections
“Original signed by Paul Gill”
_____________________________________________
Approved by: Paul Gill, BBA, CGA
General Manager: Corporate & Financial Services
“Original signed by Ted Swabey”
_____________________________________________
Concurrence: Ted Swabey
Chief Administrative Officer
The following appendix is attached hereto:
Appendix A – Sample Tax Properties
Page 8 of 8
Appendix A - Sample Tax Properties
Sample 1 - Silver Valley
Water Sewer Recycle
2016 Assessed Value:876,000
2015 Assessed Value 797,000 2016 2015 Change %
Percentage Change:9.91%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 3,830$ 3,564$ 266$ 7.5%
Recycling Levies 70 70 - 0.0%
Utilities 553 529 24 4.5%
4,453 4,163 290 7.0%
Other Agency Levies *:Other Agency Levies *373 347 26 7.5%
School Tax *1,713 1,596 117 7.3%
Less: Home Owner's Grant 570 570 -
1,143 1,026 117
Total Taxes 5,969$ 5,536$ 433 7.8%
Sample 2 - Albion / Kanaka
Water Sewer Recycle
2016 Assessed Value:554,000
2015 Assessed Value 505,000 2016 2015 Change %
Percentage Change:9.70%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 2,422$ 2,258$ 164$ 7.3%
Recycling Levies 70 70 - 0.0%
Utilities 899 865 34 3.9%
3,391 3,193 198 6.2%
Other Agency Levies *:Other Agency Levies *236 220 16 7.3%
School Tax *1,083 1,012 71 7.0%
Less: Home Owner's Grant 570 570 -
513 442 71
Total Taxes 4,140$ 3,855$ 285 7.4%
Sample 3 - Whonnock
Water Sewer Recycle
2016 Assessed Value:558,300
2015 Assessed Value 521,000 2016 2015 Change %
Percentage Change:7.16%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 2,441$ 2,330$ 111$ 4.8%
Recycling Levies 35 35 - 0.0%
Utilities - - - 0.0%
2,476 2,365 111 4.7%
Other Agency Levies *:Other Agency Levies *237 227 10 4.4%
School Tax *1,092 1,044 48 4.6%
Less: Home Owner's Grant 570 570 -
522 474 48
Total Taxes 3,235$ 3,066$ 169 5.5%
Sample 4 - Central Maple Ridge
Water Sewer Recycle
2016 Assessed Value:415,600
2015 Assessed Value 439,500 2016 2015 Change %
Percentage Change:-5.44%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 1,817$ 1,965$ (148)$ -7.5%
Recycling Levies 70 70 - 0.0%
Utilities 899 865 34 3.9%
2,786 2,900 (114) -3.9%
Other Agency Levies *:Other Agency Levies *177 191 (14) -7.3%
School Tax *813 880 (67) -7.6%
Less: Home Owner's Grant 570 570 -
243 310 (67)
Total Taxes 3,206$ 3,401$ (195) -5.7%
Sample 5 - Central Maple Ridge Strata Property
Water Sewer Recycle
2016 Assessed Value:217,000
2015 Assessed Value 213,800 2016 2015 Change %
Percentage Change:1.50%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 949$ 956$ (7)$ -0.7%
Recycling Levies 35 35 - 0.0%
Utilities 899 865 34 3.9%
1,883 1,856 27 1.5%
Other Agency Levies *:Other Agency Levies * 92 93 (1) -1.1%
School Tax *424 428 (4) -0.9%
Less: Home Owner's Grant 570 570 -
(146) (142) (4)
Total Taxes 1,829$ 1,807$ 22 1.2%
Sample 6 - West Maple Ridge
Water Sewer Recycle
2016 Assessed Value:705,000
2015 Assessed Value 654,000 2016 2015 Change %
Percentage Change:7.80%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 3,082$ 2,924$ 158$ 5.4%
Recycling Levies 70 70 - 0.0%
Utilities 899 865 34 3.9%
4,051 3,859 192 5.0%
Other Agency Levies *:Other Agency Levies *300 285 15 5.3%
School Tax *1,379 1,310 69 5.3%
Less: Home Owner's Grant 570 570 -
809 740 69
Total Taxes 5,160$ 4,884$ 276 5.7%
Sample 7 - Lower Hammond Property
Water Sewer Recycle
2016 Assessed Value:270,000
2015 Assessed Value 242,900 2016 2015 Change %
Percentage Change:11.16%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 1,180$ 1,086$ 94$ 8.7%
Recycling Levies 70 70 - 0.0%
Utilities 899 865 34 3.9%
2,149 2,021 128 6.3%
Other Agency Levies *:Other Agency Levies *115 106 9 8.5%
School Tax *528 487 41 8.4%
Less: Home Owner's Grant 570 570 -
(42) (83) 41
Total Taxes 2,222$ 2,044$ 178 8.7%
Sample 8 - Upper Hammond Property
Water Sewer Recycle
2016 Assessed Value:560,000
2015 Assessed Value 506,000 2016 2015 Change %
Percentage Change:10.67%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 2,448$ 2,262$ 186$ 8.2%
Recycling Levies 70 70 - 0.0%
Utilities 899 865 34 3.9%
3,417 3,197 220 6.9%
Other Agency Levies *:Other Agency Levies *238 220 18 8.2%
School Tax *1,095 1,014 81 8.0%
Less: Home Owner's Grant 570 570 -
525 444 81
Total Taxes 4,180$ 3,861$ 319 8.3%
Sample 9 - Maple Ridge Average based on BCAA Market Increase of 5.5%
2016 Assessed Value:432,235
2015 Assessed Value 409,701 2016 2015 Change %
Percentage Change:5.50%
Municipal Council Levies:Gen Purpose, Drainage & Parks Levy 1,890$ 1,832$ 58$ 3.2%
Recycling Levies 70 70 - 0.0%
Utilities 899 865 34 3.9%
2,859 2,767 92 3.3%
Other Agency Levies *:Other Agency Levies *184 178 6 3.4%
School Tax *845 821 24 2.9%
Less: Home Owner's Grant 570 570 -
275 251 24
Total Taxes 3,318$ 3,196$ 122$ 3.8%
* Rates for Other agency and School Tax for 2016 not yet available so estimated 3% for school and other
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 18, 2016
and Members of Council FILE NO: 2014-087-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading (Site Specific Text Amendment)
Zone Amending Bylaw No. 7189-2015
11980 227 Street
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment for the subject property located
at 11980 227 Street, within the Town Centre Area Plan, to permit a full range of professional
services in the CS-1 (Service Commercial) zone.
A commercial building is currently under construction on the subject property for use as a
commercial store for Meridian Meats, under the existing CS (Service Commercial) zone. The form
and character of the building was approved by Council under Commercial Development permit 2014-
087-DP on January 27, 2015. At the pre-application meeting for the development permit, staff
suggested the site to be rezoned to C-3 (Town Centre Commercial). The applicant at that time
indicated they did not desire to rezone, as they intended to use the new building entirely for
themselves.
Since approval of the development permit, the property owner has advertised rental opportunity for
part of the second floor office area. A potential law office tenant has shown interest, but is currently
not a permitted use within the CS-1 (Service Commercial) zone. Only a limited range of professional
services are now allowed in the CS-1 (Service Commercial) zone. The applicant is therefore
requesting a site specific text amendment to allow for all professional services, in order to be able to
rent office spaces to a legal firm.
Pursuant with Council direction, this application is exempt from the Community Amenity Contribution
program because it is a commercial project within the Town Centre Area. In addition, the applicant is
simply seeking a text amendment to allow an additional use to the CS-1 (Service Commercial) zone
RECOMMENDATION:
That Zone Amending Bylaw No. 7189-2015 be given first and second reading and be forwarded to
Public Hearing;
DISCUSSION:
1)Background Context:
Applicant: Meridian Acquisitions Ltd
Owner: Meridian Acquisitions Ltd
Legal Description: Lot A except part dedicated road on Plan BCP13823, DL 401, Group 1
NWDPlan9541
1101
- 2 -
OCP:
Existing: Town Centre Commercial
Proposed: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Surrounding Uses:
North: Use: Civic Institutional (Fire Hall 1)
Zone: P-6 (Civic Institutional)
Designation: Institutional
South: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
East: Use: Commercial
Zone CD-5-88 (Town Centre Commercial and Service Commercial)
Designation: Town Centre Commercial and Low Rise Apartment
West: Use: Commercial
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Commercial, under construction
Site Area: 0.217 HA. (0.536 acre)
Access: Dewdney Trunk Road and 227 Street
Servicing: Urban or Rural Standard Urban Standard
Previous Applications: 2014-087-DP and 2014-087-VP, approved in January 2015
2) Background:
In 2014 Meridian Acquisitions Ltd. applied for a Development Permit and a Variance Permit in order
to construct a new building for an expanded butcher and grocery ‘Meridian Meats’ store. The second
floor of the building is for office space. At the time the applicant was confident that the existing CS-1
(Service Commercial) zoning was sufficient to meet their business office needs.
The existing CS-1 (Service Commercial) zoning of the property does not align with the site’s Town
Center Commercial land use designation. However, property owners are entitled to develop their
properties in accordance with the current zoning. Both the Development Permit and Variance Permit
applications were approved on January 27, 2015, and the building is currently under construction.
More recently Meridian Acquisitions Ltd. advertised the opportunity to rent 2,422 sq.ft of the offices
on the second level of their building, Meridian Acquisitions Ltd. will use the remainder 2,684 sq.ft for
their office use. A lawyer’s office showed interest in the excess floor space, and Meridian
Acquisitions Ltd. then recognized the constraints of the CS-1 (Service Commercial) zone which
prohibits a lawyer’s office in the existing CS-1 (Service Commercial) zone.
3) Project Description:
The subject property is located in the Town Centre Area, at the corner of Dewdney Trunk Road and
227 Street (see Appendix A and B). The subject property is under construction for a two storey
- 3 -
building that will contain a butcher/grocery store on the main level and offices on the second level,
within the CS-1 (Service Commercial) zone. The development will have an off-street parking area to
the east and rear of the property. The main pedestrian entrance is located on the east side of the
property with a secondary access on the north side of the building fronting Dewdney Trunk Road.
Meridian Acquisitions Ltd. will use 2,684 sq.ft for their office use within the offices on the second
level of the building, and the tenant will be using the remaining 2,422 sq.ft. The tenant will have
access to the building via the west entrance (double doors), joining access to the second level
through the stairwell and elevators. The tenant will have four (4) dedicated parking spaces within the
approved off-street parking area on the property.
4)Planning Analysis:
i)Official Community Plan (OCP):
The subject property is designated Town Centre Commercial within the Town Centre Area plan. The
intent of the designation is to foster a compact and vibrant commercial area with a distinct
pedestrian realm. This area has the most diverse land uses associated within it, and is intended to
provide a full range of services and commercial options for those residing nearby and in the broader
community.
The Town Centre Commercial designation aligns with the C-3 (Town Centre Commercial) zone, which
provides for a broad range of principal permitted uses, including professional services
This proposed text amendment will permit additional uses on the site and is consistent with the
intent of the Town Centre Area Plan.
ii)Zoning Bylaw:
The property is zoned CS-1 (Service Commercial) and the minimum lot size for the current CS-1
(Service Commercial) zone is 929m2. The property area is 0.217 ha. (0.536 acre).
The zone’s permitted principal uses, stated under Part 7, 708, 1), allow for professional services
limited to veterinarians, architects, engineering and surveying offices, and drop-in medical clinics, as
described under item m).
The applicant is seeking a site specific text amendment to allow a permitted accessory use for the
whole range of professional services on the property located at 11980 227 Street, within the Town
Centre Area Plan, to allow Meridian Acquisitions Ltd. to rent out a part of the offices on the second
level to a lawyer’s office. (See Appendix C)
The Maple Ridge Zoning Bylaw No. 3510-1985 states Professional Services means a use providing
services to the general public in which the provider of the service is required to be licensed or
certified by a self-regulating professional authority, or by Federal, Provincial or Municipal authorities.
Ideally, to facilitate the full range of professional services on the property, the process would require
a rezoning of the site to C-3 (Town Centre Commercial). However, given that this building is under
construction, is situated in the Town Centre, and the proposed professional service use is in
alignment with the intent of the Town Centre Commercial designation, a site specific text
amendment to the CS-1 (Service Commercial) zone is supportable.
iii)Off-Street Parking And Loading Bylaw:
The requirements for this development were reviewed under application 2014-087-DP. The
development will have an off-street parking area to the east and rear of the property. The main
- 4 -
pedestrian entrance is located on the east side of the property with a secondary access on the north
side of the building fronting Dewdney Trunk Road. The development proposes 38 parking spaces,
and 30 parking spaces are required for large retail and office space within the Town Centre Area
Plan.
iv) Previous Variances:
A Development Variance Permit application was approved January 27, 2015 to vary the building
height from 7.7m to 15.2m to accommodate the appearance of a three storey building, and to vary
the front and external side yard setbacks from 9m to 3.77m and from 7.5m to 2.27m, to contribute
to increased sidewalk activity. No variances are needed.
v) Previous Development Permit:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre. For a commercial building Development Permit 2014-087-DP was received September 18,
2014 and approved January 27, 2015. (See Appendix D).There will be no changes to the
appearance of the building. No new Development Permit is required.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Zone Amending Bylaw No.
7189-2015, and that application 2014-087-RZ be forwarded to Public Hearing. No Community
Amenity Contribution will be triggered by this zoning text amendment application as the property is
situated in the Town Centre.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Maple Ridge Zone Amending Bylaw No. 7189-2015
Appendix E – Site Plan
DATE: Oct 29, 2015
2014-087-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
227 ST´
Scale: 1:1,500
11980 227 St
2011 Image
Legend
Legend
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
APPENDIX A
DATE: Oct 29, 2015
2014-087-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
227 ST´
Scale: 1:1,500
11980 227 St
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7189-2015
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. 7189-2015."
2.That Part 7, Section 708.1 PERMITTED PRINCIPAL USES, item “m” be amended by
adding the following:
i.By inserting “(i)” before the words “professional services limited to…”
ii.By the addition of the following clause (ii) after the words “drop-in medical clinics”:
(ii) Professional Services are permitted above the first storey on the parcel and
tract of land and premises known and described as:
11980 227 Street
Lot A except part dedicated road on Plan BCP13823 District Lot 401 Group 1
New Westminster District Plan 9541
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
STOPSTOPDEWDNEY TRUNK ROADADJACENTFIRE STATION227 STEXISTING ALL TURNSSIGNALIZED INTERSECTIONCROSS ACCESSEASEMENT TO BEPROVIDED1.5M (4'-11")LANDSCAPE SETBACKLINE6.0M (19'-8")BUILDING SETBACK LINE9.0M (29'-6")BUILDING SETBACK LINECONC. SIDEWALKCONC. SIDEWALKEXISTING BUS STOP& TRASH CANEXISTINGLIGHT STANDARDSEXISTING POWER POLE7.5M (24'-7")BUILDING SETBACK LINEEXISTING POWER POLECITYSIDEWALKCITY SIDEWALKBC HYDROTRANFORMER1.5M (4'-11")LANDSCAPE SETBACK LINEEXISTINGADJACENTBUILDINGEXISTING POWER POLE TOBE RE-LOCATEDEXISTING FIRE HYDRANT TOBE RE-LOCATEDEXISTING STREET LIGHT TOBE RE-LOCATEDPROPOSEDSITE ACCESSEXISTING GAS SRWPROPOSEDSITE ACCESSEXISTING TREETO BE REMOVEDEXISTING TREE & PLANTINGBED TO BE REMOVEDEXISTING STORM MANHOLETO BE REMOVEDPROPOSEDTREE (TYP.)CONC.SIDEWALKCONC. SIDEWALKLANDSCAPINGLANDSCAPINGPROPERTYLINEPROPERTY LINEPROPERTY LINEPROPERTYLINEEXISTING STORM MANHOLE.LAND.LANDSCAPELANDS.80'-0"[24.38m]FFE = 43.50MEXISTINGTREEEXISTING CURBTO BE REVISED1A4.1PAINTED LINES &LETTERSLOADING ZONELOADING ZONEGARBAGEENCLOSURELANDS.SC SC8'-0"[2.44m]9'-0"[2.74m]15'-6" [4.72m]2'-0" [0.61m]2'-6" [0.76m]8'-0"[2.44m]9'-0"[2.74m]15'-6" [4.72m]2'-6" [0.76m]8'-0"[2.44m]8'-0"[2.44m]LETDOWN (TYP)BIKERACK9'-712"[2.93m]14'-1014"[4.53m]24'-0"[7.32m]12'-412"[3.77m]12'-534" [3.80m]6.08M (19'-11 1/4")PROPOSED BUILDING SETBACK LINE9'-0"[2.74m]9'-0"[2.74m]9'-0" [2.74m]9'-0" [2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]2'-0" [0.61m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]9'-0"[2.74m]19'-1114" [6.08m]19'-1114"[6.08m]LETDOWN (TYP)LINE OFAWNINGOVERHANG,TYP.PAINTEDPATH9'-0"[2.75m]9'-0"[2.74m]15'-6" [4.72m]2'-6" [0.76m]9'-0"[2.74m]8'-8"[2.64m]15'-6" [4.72m]4'-0" [1.22m]24'-0" [7.32m]8'-8"[2.64m]9'-0" [2.74m]9'-0" [2.74m]9'-0"[2.74m]9'-0" [2.74m]8'-8"[2.64m]9'-0" [2.74m]PAINTEDSYMBOLLANDS.LANDS.TREE GRATE13'-6" [4.11m]14'-1034" [4.54m]REINFORCEDCONCRETEAPRON6" STEEL BOLLARDSCSC5'-0" [1.52m]PAINTEDLINE (TYP.)LAND.2'-6" [0.76m]13'-0" [3.96m]SCPROPOSED LOCATION OF BUS STOPSUBJECT TO TRANSIT APPROVAL.6" STEEL BOLLARD,PAINTED BLACK, SEELANDSCAPE DWG.5'-034" [1.54m]BUILDING AGROUND FLOOR AREA = 6,432 SF (598 SM)2ND LEVEL FLOOR AREA = 6,432 SF (598 SM)BUILDING TOTAL FLOOR AREA = 12,864 SF (1196 SM)TOTAL PARKINGPROVIDED = 38 STALLSREDSTAMPEDCONCRETE,HERRING-BONEPATTERN,TYP.RED STAMPEDCONCRETE,HERRINGBONEPATTERN, TYP.PROPOSEDEXTERIORSETBACK2.27 M FROM 7.5M.PROPOSEDFRONTSETBACK3.77 MFROM 9.0M.79'-8"[24.28m]LINE OF ROOF OVERHANG.7'-512"[2.27m]SLOPEMIN 2%ORGANICGARBAGECARDBOARDRECYCLINGREINFORCED CONCRETE APRON5'-6"[1.68m]1'-434" [0.42m]5'-6" [1.68m]14'-1034"[4.54m]13'-834"[4.18m]2'-6"[0.76m]2'-6"[0.76m]3'-0" [0.91m]8" [0.20m]5" [0.13m]7'-0"[2.13m]5" [0.13m]3'-0" [0.91m]1'-4" [0.41m]13'-6"[4.11m]8'-0"[2.44m]21'-6"[6.55m]6" [0.15m]8" [0.20m]8" [0.20m]2" [0.05m]6" [0.15m]6"
[0.15m]T/O HSS BEAMEL. 9'-0"T/O PAVEMENTEL. 0'-0"SCALE:1A1.03/32" = 1'-0"DEWDNEY TRUNK ROAD227 ST SCALE:2A1.0NTSSCALE:3A1.11/4"=1'-0"SCALE:4A1.11/4"=1'-0"APPENDIX D
ABBREVIATIONSAERIAL KEY PLANSITE KEY PLANPROJECT DATACIVIC ADDRESSLEGAL DESCRIPTIONZONING DEVELOPMENT PERMITAPPLICATION FOR:TWO-STOREYCOMMERCIAL ANDOFFICE BUILDINGAll work shall conform with the BC Building Code 2012.It is the responsibility of the General Contractor to check andverifyall dimensions and details before proceeding withconstruction.Discrepancies found on these plans should be brought to theattention of the Architect prior to work commencing.GENERAL NOTECONTACTSURBAN DESIGN GROUP ARCHITECTS LTD.Contact: Fariba Gharaei, Architect AIBC#600 - 1140 West Pender StreetVancouver, B.C. V6E 4G1Phone: 604-687-2334Fax: 604-688-7481Email: faribag@udga.comMERIDIAN MEATS & SEAFOOD LTD.Josh Penner#2 - 22621 Lougheed HighwayMaple Ridge, B.C. V2X 2V4Phone: 604-466-0508E-mail: j.penner@meridianmeats.caWEILER SMITH BOWERSDarryl J. Bowers, P. Eng.118 - 3855 Henning DriveBurnaby, BC V5C 6N3Phone: 604-294-3753Fax: 604-294-3754E-mail: bowers@wsb-eng.comBYCAR ENGINEERING LTD.Daryl Keturakis, P. Eng.105a - 7808 132nd StreetSurrey, BC V3W 4N1Phone: 604-591-2766Fax: 604-591-2733VALLEY GEOTECHNICALENGINEERING SERVICES LTD.Narayan Abhyankar, FEC, P. Eng.Sammy ChengUnit 15, 20279 97th AvenueLangley, BC V1M 4B9Phone: 604-882-8475Fax: 604-882-8476E-mail: n.abhyankar@valleygeo.caE-mail: s.cheng@valleygeo.caSPRATT EMANUEL ENGINEERING LTD.Mark W. Emanuel, P. Eng.2348 Yukon StreetVancouver, BC V5Y 3T6Phone: 604-872-1211Fax: 604-872-1274KWA SITE DEVELOPMENT CONSULTINGAlex Karadjov, P. Eng.2453 Auckland Drive,Burlington, ON. L7L 7A9Phone: 604-764-0599Email: alex.karadjov@kwasitedev.comNEMETZ & ASSOCIATES LTD.Steven Nemetz, P. Eng.2009 West 4th AvenueVancouver, B.C. V6J 1N3Phone: 604-736-6562Fax: 604-736-9805ARCHITECTSTRUCTURALBUILDINGENVELOPEGEOTECHNICALOWNERELECTRICALMECHANICALLANDSCAPEM2 LANDSCAPE ARCHITECTUREAND ARBORICULTURE LTD.Meredith Mitchell, BCSLA#220 - 26 Lorne Mews,New Westminster, B.C. V3M 3L7Phone: 604-553-0044Fax: 604-553-0045Email: office@m2la.comCIVILTERRA PACIFIC LAND SURVEYING LTD.Mike Bernemann, BCLS22371 St. Anne Avenue,Maple Ridge, B.C. V2X 2E7Phone: 604-463-2509Fax: 604-463-4501Email: mike@terrapacific.caSURVEYORDRAWING LISTARCHITECTURALA0.0COVER SHEETA1.1SITE PLANA3.1EXTERIOR ELEVATIONSA5.1WALL SECTION DETAILSA5.2WALL SECTION DETAILSA6.1A7.1SECTION DETAILSA7.2SECTION DETAILSA6.2PLAN DETAILSPLAN DETAILSA0.1PROJECT INFORMATIONMECHANICALA2.1GROUND LEVEL FLOOR PLANA2.3ROOF PLANSTRUCTURALELECTRICALCIVILLANDSCAPESURVEYLANDSCAPE PLANLANDSCAPE SPECIFICATIONSSTRUCTURAL SOIL SPECIFICATIONSL-1L-2L-3Survey Plan of Lot A Except:Part Dedicated Road On PlanBCP13823, DL 401 GP 1 NewWestminster District Plan 95411 of 1A2.22ND LEVEL FLOOR PLANA4.1BUILDING SECTION-------EXTERIOR FINISHESSAMPLE BOARD7'-512"[2.27m]DEWDNEY TRUNK ROAD227 ST
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 18, 2016
and Members of Council FILE NO: 2015-283-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading – Addendum Report
Zone Amending Bylaw No. 7177-2015
14160 256 Street
EXECUTIVE SUMMARY:
This site specific text amendment application for the subject property, located at 14160 256 Street,
is to permit the cleaning of low hazard transformers and the storage and minor processing of
hydrocarbons. Council deferred the application at the November 16, 2015 Committee of the Whole
meeting with the following recommendation:
That the staff report be deferred to an appropriate meeting to receive information on the ownership
of the business, potential risk to the community, transferability of the business license and the
definition of M5 zoning.
Since deferral of the project, the applicant has revised their application by removing one of the
properties from the application. The site specific text amendment is for 14160 256 Street only,
which currently has an industrial building located on the property. The applicant has also provided
additional information requested by Council, outlined in this staff report and attached as Appendices
E, F, and G. The applicant has also confirmed that the business operator is Aevitas.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7177-2015 be given first and second reading and
be forwarded to Public Hearing; and
2)That the following terms and conditions be met prior to final reading:
i.Stormwater Management Plan; and
ii.Letter of Compliance, or other instrument, from the Ministry of Environment under
the Environmental Management Act regarding site contamination.
DISCUSSION:
a)Revised Information:
At the November 16, 2015 Committee of the Whole meeting, a number of concerns were raised by
Council. Each of the concerns identified in Council’s deferral resolution are outlined below with a
response from the applicant.
1102
- 2 -
1.Information on the Business Ownership
The business seeking to locate on the subject properties is Aevitas. Aevitas is an Ontario based
specialized waste business that has been in operation for over 20 years. Aevitas currently has nine
locations, five of which are located in Ontario, with the remainder in Alberta, Quebec, Michigan and
one facility in Delta, BC. Across their nine facilities, waste recycling includes mercury, batteries, light
bulbs and lamps, electrical equipment and transformers. Their facilities include a waste water
treatment plant, a PCB dechlorination treatment facility, and a PCB incinerator, which are all located
in the company’s Ontario facilities. Aevitas clients include electrical utilities, primary industries,
government, as well as commercial and institutional facilities. Client letters of support are attached
as Appendix G.
While Aevitas provides a range of industrial waste recycling across Canada and the US, the uses for
the proposed Maple Ridge facility are guided by industry demand, infrastructure, and the company’s
Canada-wide business operation. The company’s existing BC facility in Delta is no longer capable of
solely maintaining Aevitas’ growing demand. The specific business operations for the proposed
Maple Ridge site compared with Aevitas’ operations at their other locations have been provided by
the company in Table 1 below. This table includes a comparison of uses for the proposed Chilliwack
facility that was withdrawn earlier this year.
Table 1: Material Processing By Facility
Similar Materials and
Processes (List)
Maple
Ridge Delta
Chilliwack
(withdrawn
proposal)
Ayr,
Ontario
Cornwall,
Ontario
Kirkland
Lake,
Ontario
Brantford,
Ontario
Processing drained, obsolete
electrical equipment with less than
3% residual oil (non-hazardous in
BC)
yes yes yes yes yes yes no
Processing oil-filled obsolete
electrical equipment (BC
hazardous)*
yes no yes yes yes yes no
Transfer waste oils, paints,
spent aerosols, batteries, oil
soaked absorbents/rags,
cleaning solutions, spent
lamps, fire extinguishers, etc.*
yes no yes yes no no no
Degasify and filter new and
used transformer oil** yes no yes no no no yes
Retort mercury from lamps and
devices no no yes yes no no no
Receive PCB waste (defined as
greater than 50 ppm) no no yes yes yes yes no
Dechlorinate and refine used
transformer oil no no yes no no no yes
Incinerator no no no no yes no no
Vapour Degreasing no no no no no yes no
*requires MoE approval **requires MoE approval for used oil only
- 3 -
2.Risk Mitigation
In addition to information about the business operator, the Council resolution also requested
additional information about potential risks to the community. Three main risks have been identified
by the applicant. The Hazardous Waste Regulation Act requires the safe operation of waste recycling
facilities, and Aevitas has outlined how each risk will be mitigated in Table 2 below.
Table 2: Risk Management
Potential Risk MoE Regulation MR Aevitas Mitigation Strategy
Fire (Section 9)
24 hour monitored fire
alarm system.
Fire suppressions
system.
Posted signage and
spark grounding.
Flammable room for ignitable waste storage
as approved by Maple Ridge Fire Department.
Foam Fire Suppressant System in flammable
area as approved by Maple Ridge Fire
Department.
Ongoing personnel training and inspections
Spills/
Contamination
(Section 10)
Self reporting.
Containment
standards: 110%
containment capacity
for liquids in bulk.
Regular inspections
Perimeter of property monitored with
piezometer wells.
Pre-operational testing to determine baseline.
Catch basins fitted with turn down collection
capability.
Stormwater control system with 3 stage
separator and shut-off valves.
Liquids loaded/unloaded inside building within
engineered perimeter containment.
Working area floor surfaces will be epoxy
coated to prevent penetration into concrete.
Quantity of spill response supplies for internal
and external third party use.
Ongoing training and retention of third party
emergency responder.
Transport
Accident
Transportation of
Dangerous Goods
approved containers
Trucks fitted with secondary containment, spill
kits and trained personnel.
Third party emergency services responder
retained and available to respond 24/7.
3.Transferability of the Business License
Staff have obtained a legal opinion from the city solicitor, regarding Council’s ability to tie the site
specific text amendment to the operator. The city solicitor has advised that zoning is tied to the land,
and therefore the proposed text amendment could not be rescinded in the event that the business
operator changed in the future. The City would have the authority to change the zoning, but the
business could continue to operate as a non-conforming use.
4.Definition of M-5 (High Impact Industrial) Zoning
The M-5 (High Impact Industrial) zone, in its entirety, is included in Appendix H. The M-5 (High
Impact Industrial) zone is for heavy industrial uses that are not permitted in the M-2 (General
Industrial) zone. Currently, there are no properties zoned M-5 (High Impact Industrial) in Maple
Ridge.
- 4 -
The difference between rezoning the subject property to M-5 (High Impact Industrial) and a site
specific text amendment in the M-2 (General Industrial) zone is that the full range of heavy industrial
uses would be permitted on the property under the M-5 (High Impact Industrial) zone; whereas a
much more limited range of uses would be permitted with an M-2 (General Industrial) text
amendment. The M-5 (High Impact Industrial) zone allows the following uses that are not in the M-2
(General Industrial) zone:
Extraction industrial
Industrial uses limited to:
o Concrete and cement plants and product manufacturing;
o Asphalt, rubber, and tar production and products manufacturing;
o Sawmills, shakemills and pulp mills;
o Hydrocarbon refining and storage;
o Chemical plants;
o Stockyards and abattoirs;
o Septic tank services;
o Waste reduction plants; and
o Accessory primary processing.
As all uses will take place in a building under controlled conditions, the proposed hydro-carbon
refining and bulk storage is considered to have less impact on surrounding properties than a crude
oil refinery, which is characterised by outdoor infrastructure such as piping and large tanks.
Some of the proposed business uses are classified as industrial or waste transfer station uses,
which are currently permitted in the existing M-2 (General Industrial) zone. Specifically, these uses
included the disassembly of electrical transformers and high voltage equipment; and the transferring
and bulking of drummed material wastes. These uses could occur without the requested site
specific text amendment.
Table 3: Summary of Proposed Maple Ridge Uses
Aevitas Use Zoning Use Permitted in M-2 Ministry Approval Required
Processing drained, obsolete
electrical equipment with less
than 3% residual oil (non-
hazardous in BC)
Wrecking and
salvaging
Yes No
Processing oil-filled obsolete
electrical equipment (BC
hazardous)
Hydro-carbon
processing No Yes
Degasify and filter new and used
transformer oil
Hydro-carbon
bulk storage No Yes (for used oil only)
Transfer waste oils, paints, spent
aerosols, batteries, oil soaked
absorbents/rags, cleaning
solutions, spent lamps, fire
extinguishers, etc.
Waste transfer
station
Yes Yes
5.Ministry of Environment Approval Process
Processing oil-filled obsolete electrical equipment and transfer of paint, solvents and other waste
materials is regulated by the provincial Hazardous Waste Regulation (HWR) under the Environmental
Management Act. Approval from the Ministry of Environment is required to operate, which involves a
- 5 -
separate licensing and regulatory process. As identified in the original staff report, Ministry of
Environment approval is required for businesses that are handling hazardous waste, which includes
solvents, paint, transformer oil with more than 50 ppm of PCBs, or more than 5,000 litres per month
of transformer oil with less than 50 ppm of PBCs. The Aevitas business plan for this site would
therefore trigger Ministry of Environment approval.
Prior to applying for Ministry of Environment approval or receiving approval from the Ministry of
Environment, Aevitas must first secure an appropriately zoned property. Specific siting guidelines
are provided in the Hazardous Waste Regulation that guide business location.
The Ministry of Environment application process is approximately a year long process. The
application covers the review of documents and plans that outline how the business will be
conducted in a safe manner and includes a process for closure. Aevitas has outlined briefly how
they will be complying with the relevant sections of the HWR, and much more detailed information
will be submitted to the Ministry of Environment at the building permit stage.
Table 4: Ministry of Environment Approval Process
MoE Requirement MR Aevitas Proposal
Information Provided by Aevitas
Siting Requirements
(Section 2)
Meets siting requirements, which includes appropriate distances
away from a holocene fault line, land subject to slope failure, tsunami
and floodplain.
Operational Plan
(Section 4)
4 main holding tanks at approx. 100,000 L capacity each: 2 for new
oil and 2 for used insulating oil.
A small tank at approximately 30,000 L will be installed to hold used
motor oil, hydraulic oil and industrial lubricants as part of BCUOMA
program.
Contingency Plan
(Section 11)
Materials will be re-routed to other facilities.
Detailed plan outlining communication, notification and evacuation
plans and when required.
Retain Emergency Response Service Responder providing 24/7
service.
Closure Plan
(Section 14)
Document the requirements to undertake the closure and
rehabilitation of the site and ensure adequate resources are
allocated.
Financial assurance provided by line of credit to MOE.
Once closure is complete certification that final closure was
performed will developed by company Directors and professional
engineer and provided to MOE.
Monitoring and
Reporting
(Section 17)
Perimeter of property monitored with piezometer wells. Pre-
operational testing performed to determine baseline.
Daily record of waste materials received and shipped.
Annual review of operation by independent third party consultant.
Tank thickness testing and other regular quality inspections.
Regular inspection and maintenance for tanks, valves, hoses,
containment areas.
- 6 -
6.Concerns Raised from Resident
Staff received a submission from an area resident containing background information on PCBs,
concerns about the operation of the business, and newspaper clippings from Aevitas’ Chilliwack
facility planning process. A formal response to this submission from Byron Day, President of Aevitas,
is attached as Appendix F.
b)Interdepartmental Implications:
Building Department
The Chief Building Official has advised that the existing building located on the subject property will
need to be fully upgraded to F1 – High Hazard Industrial Occupancy Classification of the current BC
Building Code. This would include plans to be prepared by an architect and all other required
registered professionals potentially: electrical engineer, structural engineer, plumbing engineer, fire
suppressant engineer, and mechanical engineer. High Hazard Industrial means that there is a high
quantity of highly flammable, combustible or explosive materials that require specific building
considerations. These upgrades may include and are not limited to a fire suppression system
complying with National Fire Protection Association (NFPA) standards with adequate water supply
and possible upgrade to exposing building face to meet the construction requirements and allowable
unprotected openings.
Fire Department
The Fire Department has been in discussion with Aevitas regarding the operation and safety
considerations for the proposed Maple Ridge facility, and a site visit to the company’s Delta facility
was conducted in November 2015. Ongoing assessment, communication and review will take place
during the building permit stage. No approvals or formal review have taken place at this time.
CONCLUSION:
The subject application was deferred at the November 16, 2015 Committee of the Whole meeting
with a Council resolution requesting additional information on the proposed use and company that
will operate on the subject property. Since the item was deferred, the applicant has provided the
requested information, and has modified the application to remove the second property from the text
amendment. This application is now limited to the property located at 14160 256 Street.
- 7 -
As the application is in compliance with the Official Community Plan, and additional regulation and
approval is required from the Ministry of Environment, it is recommended that first and second
reading be granted and that application 2015-283-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 E.C. Swabey”
_______________________________________________
Concurrence: E.C Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7177-2015
Appendix D – Staff report dated November 16, 2015 (no attachments)
Appendix E – Aevitas Primer – Maple Ridge Proposed for New Facility
Appendix F – Aevitas Response to Resident Concerns
Appendix G – Aevitas’ Client Support Letters
Appendix H – M-5 (High Impact Industrial) Zoning Regulation
DATE: Jan 12, 2016
2015-283-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
14160 256 St
2011 Image
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Jan 12, 2016
2015-283-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
14160 256 St
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7177-2015
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7177-2015."
2.PART 8, INDUSTRIAL ZONES, SECTION 802, GENERAL INDUSTRIAL: M-2 is amended
as follows:
i.SECTION 1, PERMITTED PRINCIPAL USES, is amended by the addition of the following:
h) Notwithstanding clause 1) a) ii), Cleaning of low hazard (under 50 parts per million of
PCB) electrical equipment; storage and minor processing of hydrocarbons is permitted at:
14160 256 Street
Lot 2 District Lot 5326 Group 1 New Westminster District Plan 41830
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the day of , 20 .
READ a second time the day of , 20 .
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
ADOPTED, the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 16, 2015
and Members of Council FILE NO: 2015-283-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading (Text Amendment)
Zone Amending Bylaw No. 7177-2015
14160 and 14170 256 Street
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment for the subject properties,
located at 14160 and 14170 256 Street, to permit the cleaning of low hazard transformers and the
storage and minor processing of hydrocarbons. This use is regulated under the provincial Hazardous
Waste Regulation (HWR) under the Environmental Management Act. Approval from the Ministry of
Environment is required to operate, which involves a separate licensing and regulatory process.
The proposed industrial business also involves disassembly of electrical transformers and high
voltage equipment; and the transfer and temporary storage of drummed material wastes, which are
currently permitted in the M-2(General Industrial) zone. Pursuant with Council direction, this
application is exempt from the Community Amenity Contribution program because it is an industrial
project.
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7177-2015 be given first and second reading;
2)That application 2015-283-RZ be forwarded to Public Hearing;
3)That the following terms and conditions be met prior to final reading:
i.Stormwater Management Plan.
DISCUSSION:
a)Background Context:
Applicant: Redco Investments Corporation
Owner: Craven Huston Powers Architects
Legal Descriptions: Lots 2 and 3, District Lot 5326, Plan LMP41830
OCP:
Existing: Industrial
Zoning:
Existing: M-2 (General Industrial)
APPENDIX D
- 2 -
Surrounding Uses:
North: Use: Storage and Warehousing
Zone: M-2 (General Industrial)
Designation: Industrial
South: Use: Storage and Warehousing
Zone: M-2 (General Industrial)
Designation: Industrial
East: Use: Vacant
Zone: A-2 (Upland Agricultural)
Designation: Rural Resource
West: Use: Wood Processing
Zone: M-2 (General Industrial)
Designation: Industrial
Existing Use of Property: Industrial
Proposed Use of Property: Industrial
Site Area: 1.62 hectares (4 acres)
Access: 256 Street
Servicing requirement: Rural Standard
b)Site Characteristics:
The subject properties are located in the active 256 Street industrial area north of institutional uses
such as Fraser Regional Corrections and the Justice Institute’s Maple Ridge Campus. The subject
application involves two properties – 14160 and 14170 256 Street.
An industrial building is currently located on the southerly property, located at 14160 256 Street,
which includes an existing large warehouse space and a two storey office space in the northern
corner of the building. The remainder of the property is paved and accommodates staff parking to
the west of the building. The property currently has one driveway access. The northerly property,
located at 14170 256 Street, consists of paved and gravel surfaces. This property does not have
any buildings on it, and has been used for staging of products made in the adjacent warehouse as
well as for staff parking. The northern property currently has one driveway access; however, vehicles
are able to cross the property line from one property to the other.
c)Project Description:
The applicant proposes to significantly renovate the interior of the existing building for the needs of
the new business. All work occurring on the site will take place indoors and under controlled
conditions. The majority of the business uses are classified as industrial or waste transfer station
uses, which are currently permitted in the existing M-2 (General Industrial) zone. Specifically, these
uses included the disassembly of electrical transformers and high voltage equipment; and the
- 3 -
transferring and bulking of drummed material wastes. The facility is anticipated to employ 8-15
employees, which will have specialized training for the industrial use. A detailed description of the
proposed uses is provided below.
M-2 (General Industrial) Permitted Uses:
Electrical Equipment and Transformer Disassembly:
The exterior casing of the transformer is removed in order to access the interior components and
allow for removal of the transformer oil. Ferrous and non-ferrous materials that are not in contact
with the oil are removed at this stage. These materials are sorted by type and hauled off-site for
resale. This use will take place within the building, once the transformer is delivered and brought
into the building.
Waste Transfer and Storage:
Part of the operation on this site will include the collection of materials such as paint cans, solvents,
batteries and oily rags are collected from smaller public facilities such as recycling depots and
mechanics shops and sorted into bulk holding by type. The materials will then be packaged on-site
and shipped off-site for further recycling and processing. No processing of these materials will take
place on the subject properties.
In addition to these uses, which are currently permitted in the M-2 (General Industrial) zone, the
applicant would also like to use the site for the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as storage and minor processing of hydrocarbons, which is not currently
permitted. A description of this use is provided below. This use will take place within the building.
M-2 (General Industrial) Requested Text Amendment:
Cleaning of low hazard (under 50 ppm PCB) transformers and storage of hydrocarbons:
This use is directly related to the first use of electrical equipment and transformer disassembly.
Once the ferrous and non-ferrous materials are removed, the oil within the equipment will be
drained. This oil may contain PCBs, which are used as coolants and insulating fluids for the
transformer. As of 2009, transformers no longer include PCBs in the oil. However, many of the
transformers that have reached the end of their lifespan and will be recycled at this facility are
anticipated to contain PCBs, as they may pre-date 2009. As time goes on, the number of
transformers being dismantled at this site containing PCBs will decrease as pre-2009 transformers
are phased out. The proposed facility will have an anticipated daily operation of 24,000 litres of oil.
This use is regulated under the provincial Hazardous Waste Regulation (HWR) under the
Environmental Management Act. Approval from the Ministry of Environment is required to operate,
which involves a separate licensing and regulatory process. Additional information regarding safety
measures and the provincial approval process are provided in a later section in this report.
d) Planning Analysis:
The subject properties are designated Industrial in the OCP. The current application proposes a site
specific text amendment to the existing M-2 (General Industrial) zone for properties located at
14160 and 14170 256 Street to permit the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as the storage and minor processing of hydrocarbons. The minimum lot size
for the current M-2 (General Industrial) zone is 2,000 m2.
- 4 -
Text Amendment Rationale:
The M-2 (General Industrial) zone allows for industrial uses, but specifically prohibits hydrocarbon
refining and bulk storage. The business of breaking down electrical equipment into components for
resale is a relatively new use that is not specifically described in the Zoning Bylaw. The electrical
equipment and transformer disassembly and waste transfer are currently permitted in the M-2
(General Industrial) zone and are not the subject of the text amendment.
The M-5 (High Impact Industrial) zone specifically allows for hydrocarbon refining and bulk storage;
however, this reference is intended for large scale crude oil refineries, which is considered a heavy
industrial use. The processing of the hydrocarbons for the proposed business is not a refinery and
only involves a cleaning process of previously refined oil. Therefore, based on the above, the
proposed use is not considered a heavy industrial use. As the uses will all take place within a
building, the visual, olfactory and auricular impacts to the surrounding area are anticipated to be
low.
The addition of a site specific amendment for the cleaning of low hazard (under 50 ppm of PCB)
transformers as well as the storage of hydrocarbons to the M-2 (General Industrial) zone is
preferable to rezoning to the M-5 (High Impact Industrial) zone for a number of reasons. Namely, the
uses will continue to be limited to general industrial uses; and a rezoning to M-5 (High Impact
Industrial) would permit a range of uses including gravel extraction, cement plants, tar production,
saw mills, and chemical plants.
Development Information Meeting:
The applicant was required to host a Development Information Meeting prior to first reading
consideration at Committee of the Whole. The applicant hosted the information meeting on
Thursday, November 5, 2015 at the Justice Institute in the area of the subject properties.
Approximately 35 people attended. A summary of the comments and discussions with the attendees
was provided by the applicant and include the following:
Concerns about the amount of traffic that will result on 256 Street;
Concerns about safety, hazard mitigation, and pollution from the proposed use;
Concerns about environmental protection;
The following are provided in response to the issues raised by the public:
Traffic Considerations:
Based on yearly capacity, the truck traffic for transformer oil will typically be two tanker truck trailers
per week. For other uses occurring at the facility, the vehicle frequency will typically be between one
to three trucks arriving per day. This amount of traffic is equivalent to general industrial uses
currently permitted on the properties and in the surrounding area; therefore, the new uses are not
anticipated to generate a higher amount of traffic.
- 5 -
Safety Measures and Hazard Mitigation:
Oil storage tanks will be within a contained bermed area and a foundation system to support the new
tanks. These berms will have an epoxy coating for the walls and floor of the tank location to prevent
ingress of the oils in the rare event of a spill. Additionally, a geo-membrane will be installed under
the footprint of the berm foundation to further protect the surrounding soil.
Within the main building, areas for hydrocarbon cleaning will have an epoxy trowelled coating on the
floor to contain spills if they do occur. The loading dock will also be designed with a containment
system to ensure no leakage into the soil in the event of a spill. Piezometers will be installed on the
property perimeter to test ground water on a monthly basis.
Wash and shower water on the warehouse side that has the potential to be contaminated will be
diverted from the septic system, stored and tested and then disposed of accordingly. All
contaminated waste water is shipped out rather than discharged to the septic system. The
stormwater controls will be installed with emergency shut-off valves as a safety precaution in the
event of a spill. Lastly, specialized transport vehicles that are highway speed roll over safe, meaning
that the tank is double lined, will transport the processed oils. Security will be managed on the
properties with a camera and security system covering both the building and outdoor areas.
Controlled access to the yard and building is also proposed.
Environmental Considerations and Approval Process:
The proposed use is regulated by the Provincial Ministry of Environment and under the Waste
Management Act, as well as other related guidelines, and therefore approval of the text amendment
is only one step in the applicant’s process. The proposed busines s will be required to comply with
industry standards as they do with their other business locations in B.C and Canada. During the
building permit process, the applicant is required to submit an application to the Ministry of
Environment for review and approval. Ongoing reporting to the Ministry on Environment regarding
water testing as well as operational dynamics will be necessary through the regulation authority.
e)Interdepartmental Implications:
The text amendment has been reviewed by the Licenses, Permits and Bylaws, Fire, Engineering, and
Strategic Initiatives Departments, as well as by the Environmental Planner. As the modifications are
occurring within the building and there is no development permit required for industrial lands outside
of the Urban Area Boundary, review of plans and assessment of Building Code compliance will occur
at the building permit stage.
Economic Development:
The applicant has met with staff from the economic development office. The applicant has noted
that the Employment Land Investment Incentive Program is an important factor to locating in Maple
Ridge due to the cost savings. The facility is anticipated to employ 8-15 employees, which will have
specialized training for the industrial use.
- 6 -
CONCLUSION:
This application is for a site specific text amendment to permit the cleaning of low hazard (under 50
ppm PCB) transformers as well as storage and minor processing of hydrocarbons on two M-2
(General Industrial) zoned properties. This use is regulated by the provincial Hazardous Waste
Regulation (HWR) under the Environmental Management Act. Approval from the Ministry of
Environment is required to operate, which involves a separate licensing and regulatory process. The
facility design will need to satisfy the Ministry of Environment standards regarding safety measures
and mitigation.
The Ministry of Environment will ultimately make the decision regarding the issuance of an operating
license. Should a license be issued, the Ministry of Environment would regulate the facility pursuant
with the Hazardous Waste Regulation. The development proposal is in compliance with the OCP and
the proposed recycling use is in need within the region, therefore, it is recommended that Council
grant first and second reading, and forward application 2015-283-RZ to Public Hearing.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7177-2015
MAPLE RIDGE, BC FACILITY
NEWSLETTER 2016
APPENDIX E
Many businesses in British Columbia are
choosing to do business with Aevitas due to our
expertise, safety record, concern for the
environment and capabilities. Our existing facility,
located in Delta, BC is no longer capable of solely
maintaining our growing demand. The proposed
facility in Maple Ridge would offer us a greater
capacity to meet our requirements. This larger
facility would provide us with an indoor loading
bay for our trucks along with storage space for
obsolete electrical equipment and material.
$GGLWLRQDOO\ WKH SURSRVHG VLWH ZLOO EHQH¿W 0DSOH
Ridge with economic growth, while becoming a
local environmental steward.
Activities on the proposed site include:
• dismantling of obsolete electrical equipment
for recycling
• separating and bulking of components for
cleaning and processing
• consolidating waste created from internal
process and similar materials from external
sources
• new oil storage for delivery to customers
• materials such as metals and packaging
sent for local recycling
• GHJDVL¿FDWLRQDQG¿OWHULQJXVHGDQGQHZ
insulating oil
MAPLE RIDGE PROPOSED FOR NEW FACILITY
Page 2 | Maple Ridge Newsletter 2016
"We look forward to building a safe
and environmentally friendly business
in Maple Ridge that showcases our
unique services and abilities."
Byron Day, President at Aevitas Inc.
NO PCB WASTE
Maple Ridge Newsletter 2016 | Page 3
These types of facilities require electrical
equipment such as transformers to regulate
electricity for low and high voltage requirements.
Reasons for replacing electrical equipment can
vary from equipment failure, outlasting intended
capacity or lifespan, to being involved in a
vehicular collision or natural disaster. There is
essentially no value for obsolete equipment in
its original form, however some components will
have value when separated and consolidated.
With over 20 years experience and specialized
facilities across Canada, Aevitas can utilize this
obsolete equipment to separate and produce
materials once again valuable to manufacturing
companies.
OUR CUSTOMERS IN BC NEED US
Aevitas Inc. is responsible for taking care of our customers across the country.
Our primary customers include:
• Electrical Utilities and Contractor
• Primary Industries - Oil & Gas, Pulp & Paper, Mining & Mineral
• Federal, Provincial, and Municipal Government Facilities.
• Commercial Facilities - Shopping Centres
• Institutional Facilities - Hospitals, Schools, Daycare & Senior Care Facilities
INSULATING OIL ON SITE
Aevitas has no intention of receiving or
acquiring a permit to handle material in Maple
Ridge that is designated PCB Waste. In fact,
we will be putting on title that we will not receive
3&% :DVWH DV GH¿QHG E\ WKH FXUUHQW %ULWLVK
Columbia Hazardous Waste Regulations. Proper
FODVVL¿FDWLRQWRKHDYLO\UHJXODWH3&%:DVWHLVD
requirement by Environment Canada, the
Ministry of the Environment and a mandatory
protocol instilled by Aevitas. This material
DFWXDOO\ FDUULHV D VSHFL¿F 81 QXPEHU XQGHU
Transportation of Dangerous Good Act -
81IRULGHQWL¿FDWLRDQGWUDFNLQJSXUSRVHV
$Q\ PDWHULDO FODVVL¿HG DV 3&% :DVWH
will be shipped directly from the
customer’s facility to one of our specialized
IDFLOLWLHV LQ (GPRQWRQ $% &RUQZDOO 21 RU
.LUNODQG /DNH 21 ZKLFK DUH GHVLJQHG WR
safely and properly handle PCB Waste. As with
our facility in Delta, BC, the proposed site in
Maple Ridge will not be receiving any PCB Waste.
In British Columbia all oils and lubricants
are considered hazardous waste and require
manifesting for transportation. At the proposed
site in Maple Ridge, the oil we will be handling will
be mineral based insulating oil. This type of oil is
stable at high temperatures and has excellent
electrical insulating properties. Insulating oil is
PRVW FRPPRQO\ XVHG LQ RLO¿OOHG WUDQVIRUPHUV
bushings, as well as certain types of high-
voltage capacitors, high-voltage switches and
circuit breakers. Insulating oil functions as an
insulator and suppressor for electrical discharge,
and serving as a coolant, making it very stable
and safe. These oils are introduced directly to the
electrical coils of equipment, meaning that no
water can be present in the oils or the equipment
will fail. For this reason, we need to degasify and
¿OWHUWKHRLOVZKLFKUHPRYHVZDWHUDQGDQ\RWKHU
contaminants. Even new oils in storage will
UHTXLUH GHJDVL¿FDWLRQ WR UHPRYH DQ\ PRLVWXUH
it has absorbed from the air.
$(9,7$6 ,1& EHJDQ UHF\FOLQJ ZDVWH PDWHULDO LQ EHIRUH WKH LGHD RI UHF\FOLQJ
became mainstream. A startup created by two college friends over 20 years ago, the
IRXQGHUVUHFRJQL]HGWKDWDGGLQJZDVWHZKLFKZDVHQYLURQPHQWDOO\KD]DUGRXVWRODQG¿OOVZDV
not a sustainable model for the future; additionally, recognizing that certain materials held
value when separated and bulked. From these humble beginnings, the company has
established itself as the leader in electrical equipment recycling, currently operating nine
IDFLOLWLHVZLWKFRQWLQXHGJURZWKRQWKHKRUL]RQ2XUQRWDEOHVDIHW\UHFRUGUHÀHFWVRXUFRQFHUQIRU
the environment as well as the well-being of our employees, customers and communities we serve.
AEVITAS CANADA BY THE NUMBERS IN 2015
For more information about Aevitas Inc. or the proposed Maple Ridge facility, please contact us at
info@aevitas.ca or visit us at:
aevitas.ca facebook.com/Aevitas-Inc @aevitas_inc
LOOKING FOR MORE INFORMATION?
Aevitas Inc.
'HOWD%&(GPRQWRQ$%$\U21%UDQWIRUG21&RUQZDOO21
.LUNODQG/DNH21• Dorval, QC • Detroit, MI
• 75,000,000 litres of industrial waste water received
• 6,000,000 litres of transformer oil recycled and returned to new electrical use
• 10,000,000 UHF\FOHGODPSVGLYHUWHGIURPODQG¿OOHYHU\\HDU
• 5,000,000 kilograms of PCB waste safely transported, treated and destroyed
• 10,000,000 kilograms of hazardous and non-haz waste processed last year
• 235 employees
• 104 company owned and operated trucks with specialzed containment
1
In response to comments submitted by Cedarland Forest Products regarding Zoning Text Amendment
for 14160 and 14170 256th Street, Maple Ridge, British Columbia:
Aevitas is removing 14170 256th Street from the application as we have no intention of using this
property for the handling or storage of waste oil.
The fact that Aevitas states that no refining will take place on the proposed property located in Maple
Ridge is based on the definition of the word as used in the petrochemical industry and not the
ambiguous definition as a general verb. As it relates to the chemical industry, to refine means to
separate (a mixture) into pure constituents, as in an oil refinery.
Storage capacity was submitted at 800,000L based on our intentions for tanks to accommodate storage
of new insulating oil for use by our customers in British Columbia, storage of used insulating oil
originating from electrical equipment within the province, an allowance for a small tank to consolidate
used motor oil, hydraulic oil and industrial lubricants as part of the BCUOMA program and consideration
that some large transformers may contain 100,000L or even 200,000L of insulating oil. Large equipment
of this kind would be drained directly from the equipment at customer’s site and transported to Maple
Ridge for consolidation. Additionally, consideration needs to be given to the fact that in the province of
British Columbia all oil is considered hazardous waste, as is any material containing oil with greater than
3% by volume. As a result of this regulation the total weight or volume of material containing greater
than 3% oil is considered waste oil for tracking and reporting purposes. As an example, if a drum of
absorbent material containing 5% oil was received Aevitas would have to track the total weight of
material as 200kg of waste oil (5% of 200kg drum is only 10kg or 8.6L of oil). Similarly, if an oil filled
500KVA transformer was shipped then the total weight of the transformer is tracked and recorded as
waste oil. If the transformer weight is 3400kg Aevitas would then have to track and report as 3400kg of
used oil when in fact the actual volume is likely to be 750L.
The preliminary concept is to have four main holding tanks at approximately 100,000L capacity each.
Two are intended for new oil and two are intended for used insulating oil. We anticipate a small tank,
likely 30,000L for the other oil types as mentioned above. Our degasification and filtration unit holds
6,000L. Teardown pans were equipment will be dismantled will hold 4,000-5,000L. Final designs will be
more specific.
PCB’s:
We don’t disagree with the information provided about the research performed on PCB’s and how and
why this material should be heavily regulated. As the report indicates PCB’s have never been linked
directly to human cancer, illness or death. It is known that this material will bioaccumulate in fish and
that the biggest risk to humans is through ingestion. That’s why it is critical to use a company with great
experience, knowledge and reputation for handling PCB Waste properly. Improper disposal can lead to
detectible and even high levels of PCB’s found in the fat of fish and mammals. Its important to note that
high level PCB oils have been removed and no longer exist in Western Canada. High level PCB oils
meaning “Inerteen” and “Askarel” fluids which contained 750,000 ppm PCB. These high level PCB’s have
been banned from use since the 2008 Federal regulation changes.
APPENDIX F
2
According to the British Columbia Ministry of the Environment PCB material is defined as:
"PCB equipment" means a manufactured item that contains or is contaminated with PCB liquids
or PCB solids and includes transformers, capacitors and containers;
"PCB liquid" means any liquid containing more than 50 parts per million by weight of
chlorobiphenyls;
"PCB solid" means any material or substance other than PCB liquid that contains or is
contaminated with chlorobiphenyls at a concentration greater than 50 parts per million by
weight of chlorobiphenyls;
"PCB wastes" means PCB liquid, PCB solid and PCB equipment that have been taken out of
service for the purpose of treatment, recycling, reuse or disposal or for the purpose of storage
prior to treatment, recycling, reuse or disposal.
The activity of dismantling drained non-PCB electrical equipment (as defined containing less than 50ppm
PCB) is currently being performed at our Delta BC facility and by other environmental companies in
British Columbia. Other industries involved in this activity include electrical contractors and scrap metal
yards across the province. There are no regulations or permits required to transport or manage drained
low level PCB equipment.
Most of the insulating oil received at the Maple Ridge facility will be considered clean oil and will only
require minor degasification and filtering.
The Government of Canada allows the use of electrical equipment containing low level contamination
(2-49ppm PCB) for as long as that equipment is in use. In addition there are no provincial regulations
concerning this same low level contamination. This can be interpreted as both the federal and
provincial governments having determined that equipment with low level PCB contamination is safe.
Disposal requirements for equipment and oil at this low level are not any different than any other
equipment or oil without PCB’s present, according to BC MOE Hazardous Waste Regulations.
The Government of Canada does prohibit spills and releases of liquids with greater than 2 ppm PCB
(known as non-PCB in British Columbia) and solids with greater than 50ppm PCB (known as PCB Solid
Waste in British Columbia). The intent of this measure is to ensure that companies handling liquids with
PCB’s are careful and that companies shipping PCB material for disposal have done their due diligence
and carefully select a proper carrier and disposal site. Alternatively, there may be financial consequence
for causing PCB’s to enter the environment. The reason why they use a 2ppm limit is because there is
no testing procedure available to identify trace amounts (less than 2ppm).
Proposed Maple Ridge Facility:
The proposed Maple Ridge facility is required to fulfill growing demand in British Columbia for Aevitas’
services and is not a relocation of the Chilliwack plan. This facility provides Aevitas with the ability to
expand capacity for services currently provided at our facility in Delta, BC. Aevitas Delta processes
drained obsolete electrical equipment. The current facility cannot receive any equipment with greater
than 3 percent residual oil because it would then be considered hazardous waste according to the BC
MOE Hazardous Waste Regulations. Therefore, Aevitas will be applying for a hazardous waste permit in
Maple Ridge in order to receive material with greater than 3 percent oil and other industrial waste
material. Aevitas will not be receiving any material classified as PCB Waste (as defined by the current BC
3
Hazardous Waste Regulations) and will not be processing mercury lamps or devices, as was the case at
the proposed facility in Chilliwack. Typical waste streams intended to be consolidated in Maple Ridge
will include general maintenance items from industry and commercial waste generators. These types of
materials are commonly found around homes and garages such as waste oils, paints, spent aerosols,
batteries, oil soaked absorbent/rags, cleaning solutions, spent lamps, fire extinguishers, etc. There are
more than a dozen companies in the lower mainland safely handling these types of materials on a daily
basis without incident.
About the proposed Chilliwack Site:
The proposed Chilliwack facility plan was developed to provide waste generators within the province of
British Columbia the ability to utilize a state-of-the-art facility to safely manage a variety of industrial
and commercial waste materials. Part of the plan was to process insulating oil and mercury bearing
lamps and devices. Aevitas identified a need in the marketplace and developed a plan to provide local
and cost effective service in British Columbia for designated PCB Waste ( defined as >50ppm PCB) and
obsolete electrical equipment. Over a two year process we participated in many various forums to
identify and address public concerns. We listened to any and all feedback and redesigned the proposed
facility to far exceed any regulations or concerns. Unfortunately, this came with a price and our final
assessment of the market potential compared to the escalating costs to build such a facility didn’t
generate sufficient financial return so Aevitas was forced to withdraw the proposal. The unfortunate
truth is that industry in British Columbia is forced to transport these materials outside of the province
for disposal at greater costs than if the material was processed locally. This doesn’t make the waste go
away. It just means that it must be trucked thousands of kilometers to other provinces instead of being
treated safely in a controlled environment and in close proximity which mitigates risk. This also carries a
much greater carbon footprint than local disposal.
It should be noted that at no time was Aevitas required to participate in an Environmental Review or
Assessment. The City of Chilliwack and the BC Ministry of Environment were satisfied that Aevitas had
submitted a comprehensive plan to address all potential risks including fire, earthquake and flood.
Other Aevitas Facilities:
Aevitas owns and operates eight facilities in Canada and one in Detroit MI employing almost 240 people.
Just like the proposed Maple Ride facility other Aevitas facilities offer distinct services based on market
demand.
Aevitas operates many facilities in Ontario that are specialized in processing various waste. As an
example, our Ayr ON facility has the only permitted mercury retort system in Canada to safely capture
elemental mercury from lamps and other material that can subsequently be recycled. Without this
process many of the materials containing mercury would simply to go straight to landfill. Our Cornwall
ON facility operates an incinerator that operates at over 1500 degrees Celsius engineered with several
layers of scrubbers after incineration. Independent testing proves that this high temperature, along
with resinence time and rapid quenching, guarantees complete thermal destruction of organic material.
This facility proves the ability to operate at 99.9999 (six nines) destruction on an annual basis with
spiked batches. Once again, this leaves the substrate clean of any contamination and suitable for
recycling. Our Kirkland Lake, ON facility handles high level PCB equipment and operates the largest
4
vapour degreasing station in Canada. Through our process we are able to render the substrate clean
and free of PCB and provide the metals to manufactures for reuse. Our Brantford Waste Water
Treatment plant provides state-of-the-art processing. This plant processes more waste water than any
other facility in Canada and meets and exceeds the most stringent discharge limits in the country. The
report attempts to draw the conclusion that because Aevitas offers these kinds of services at other
facilities in Ontario that we will providing similar services in Maple Ridge. These are highly specialized
operations that will not be conducted in Maple Ridge. These facilities are located were the market is
needed.
Table 1: Material Processing by Facility (attached) illustrates where similar materials are processed
compared to the proposed Maple Ridge facility.
Environmental, Property and Other Related Concerns:
Fire System: The proposed facility is equipped with a large sprinkler system. It will be further protected
with a foam fire suppressant system in areas needed, like the systems found at airports and
petrochemical plants, to quickly extinguish fire. Fire suppression foam is comprised of three parts: foam
concentrate, water, and air. These parts form a homogeneous foam blanket that extinguishes flames by
the combined mechanisms of cooling, separating the flame source from the product surface,
suppressing vapors, and smothering. This makes foam suppression systems a very effective option for
protecting flammable and combustible liquids.
The fire at our Cornwall ON facility started from a light bulb located in a non-production area that blew
out. The hot element fell onto some cardboard material which ignited. Cornwall only manages
designated PCB Waste and therefore, every precaution was taken by Aevitas and authorities to ensure
the community was aware of the situation and safe. As the report mentions, the fire was contained
quickly by the sprinkler system and no PCB waste was involved in the fire. Aevitas has subsequently
replaced these bulbs at all facilities eliminating the possibility of this unfortunate event to reoccur.
Mercury Concern: Aevitas is the largest recycler of lamps and devices containing mercury in Canada. We
lead the industry with employee protection with health monitoring, environmental protection with
continual air monitoring and post product recycling. Aevitas processes over 10,000,000 lamps every
year recovering over 99% of the material for reuse. This results in over 2,500,000kgs of glass recycled
along with over 33,000kgs of metal, 30,000kgs of phosphorus powder and 300kgs of mercury recovered.
We will be consolidating lamps and other devices that potentially contain mercury for the purpose of
shipping them to our facility in Ayr ON for processing and recycling. No mercury processing will be done
in Maple Ridge. Although not all lamps contain mercury the average fluorescent lamp contains
approximated 4milligrams. Without a safe handling and recycling process broken fluorescent lamps can
leach mercury into the environment. In BC, whole lamps can be stored anywhere and are not regulated.
Most other provinces regulate mercury bearing lamps and consider them toxic waste.
Transportation Risks: The truck trips in this report are exaggerated based on incorrect assumptions
about volumes and process. Based on our assumptions we have determined that there will be no
significant incremental truck traffic from the companies already present in the area and when the
proposed facility had an active tenant. This facility is a 25,000 square feet industrial building and will
generate regular truck traffic regardless of which company occupies the premises. All hazardous waste
5
will be shipped safely in required TDG (Transportation of Dangerous Goods) approved containers. All
trucks are fitted with secondary containment, spill kits and trained personnel. The storage volumes
listed are maximums and much of the oil stored will stay at the site for periods of time waiting for
customer supply orders. There will be a minor increase from the existing facility that operates in Delta.
This can be monitored at any time.
Ground Water Contamination Risk: The property will be monitored with predomitor wells which pump
out ground water allowing tests to be performed on a regular basis. We will be performing pre-
operational analysis to establish a baseline for future evaluation. This will ensure quick detection of
anything leaving or coming onto the site. Catch basins will be fitted with turn down collection capability
and a storm water control system will be put in place consisting of a three-stage separator and shut-off
valves. This system will have the ability to capture even drips from cars and trucks.
All liquid waste will be stored inside the building complete with engineered containment to ensure no
possible exposure to the environment. The Ministry of the Environment demands that certain standards
for containment are met as part of the hazardous waste permit application. Some of the requirements
include receiving containerized waste in TDG (Transportation of Dangerous Goods) approved packaging
and providing 110 percent containment for liquids in bulk. Flammable material will be stored in
flammable room designed and engineered to meet the laws, regulations and Maple Ridge Fire
Department’s approval and will also contain any volume of a potential release. We have processes,
equipment and ongoing training to address any type of release in the unlikely event it were to happen.
Before erecting any type of bulk liquid storage tanks we would have an engineers involved and build
according to their specifications.
Seismic Risk - According to the Kovacs and Sweeting Study (2004) they were commissioned by the
Insurance Industry to assess risk and loss associated to seismic activity. They found that 40% of
Canadian population live or work in high or moderate risk of loss from an earthquake. The V4R postal
code is in a “very high” hazard risk zone for insurance loss according to this report. According to the
report, “The Estimated losses are based on information provided by the insurance industry (damage,
deductibles, coverage limits, and total insured value). Net loss to primary insurers and losses to
reinsurers are further calculated based on the appropriate insurance information. To create Hazard
Zones, annual damage by postal code is calculated as the average of all risks in the area.” This report
suggest that this area in Maple Ridge is at very high risk hazard zone to the insurance companies, based
on the factors noted above, which is likely reflected in the insurance rates for the area. The BC MOE has
minimum siting standards for operating a hazardous waste facility which includes proximity to a
holocene fault line. This property meets all the Ministry of Environment siting requirements. There are
engineering companies familiar with the area and physical characteristics of the property. Aevitas will
follow their recommendations before installing storage tanks.
Once proper zoning has been approved the process for attaining a Hazardous Waste Permit (BC Reg.
63/88) demands that we develop and submit a formal Operation Plan to the Ministry of Environment.
Table 2: Ministry of Environment Regulations and Requirement for Hazardous Waste Facilities (attached)
provides reference to key areas and a summary of our response. In addition to the Operation Plan we
also develop a detailed Emergency Preparedness and Response Plan as per CAN/CSA-Z731-03 standard.
Being prepared in the event of an emergency is the key for success by minimizing consequences and
ensuring business continuity.
6
Saskatchewan PCB Incident: The leak in Saskatchewan was an extremely unfortunate event. This was
the first and only PCB release in the history of the company. The driver of the subcontracted company
hauling the waste performed regular inspections of the vehicle as per the regulations. During a regular
inspection stop he noticed a drip and performed all of the required notifications and contained the
minor spill. Aevitas hired a spill response company to secure the trailer and overpack all of the other
drums on the truck. Aevitas collected all the drums and moved them on for proper disposal. We also
handled the trailer and prevented any further release. The trailer was owned and operated by another
company at the time so this has prompted several policy changes and checks with subcontractors that
haul our material to ensure nothing like this will reoccur.
In summary, Aevitas will not be managing PCB liquids, PCB solids or PCB Waste at the proposed Maple
Ridge site. All waste containing mercury will be consolidated and shipped to Ayr ON for processing
providing our customers with a safe and efficient recycling option. Aevitas will take all the necessary
precautions to protect the environment and will hire an engineering firm familiar with the local
requirements to ensure the safe handling and containment of all waste material. Aevitas has been
involved in managing specialized waste for over 20 years and does not want to take any risk that would
jeopardize our company, employees or reputation. Our plan is to do it right. The proposed site in
Maple Ridge provides us with additional space to meet the growing needs of our customers. It will also
provide economic growth for the area and establishes Maple Ridge as an environmental steward helping
to reduce the carbon footprint. Our goal is to offer cost efficient services within British Columbia while
protecting our customers and the communities in which we serve.
Attachments:
Table 1: Material Processing by Facility
Table 2: Ministry of Environment Regulations and Requirement for Hazardous Waste Facilities
APPENDIX G
805 HIGH IMPACT INDUSTRIAL M-5
This zone provides for the accommodation of heavy industrial uses which require management of
environmental impacts.
1)PRINCIPAL USES
a)Extraction industrial;
b)Industrial use limited to:
i)concrete and cement plants and product manufacturing;
ii)asphalt, rubber and tar production and products manufacturing;
iii)wrecking and salvaging of goods, materials or things;
iv) sawmills, shakemills and pulp mills;
v)hydrocarbon refining and storage;
vi) chemical plants;
vii) stockyards and abattoirs;
viii) septic tank services;
ix) waste reduction plants;
x)waste transfer site; and
xi) unenclosed storage.
2)ACCESSORY USES
The following accessory uses are permitted subject to the conditions and regulations in this Part and
subject to all other applicable general provisions of this bylaw:
a)accessory primary processing;
b)accessory office use;
c)accessory industrial repair services;
d)accessory off-street parking and loading use;
e)accessory one family residential use;
f)accessory retail use provided that:
i)in any building or structure the total gross floor area devoted to such accessory retail
use does not exceed 25% of the total gross floor area of the principal use to which it is
accessory; and
ii)on any unenclosed outdoor area of a lot the maximum site coverage of all accessory
retail uses on the lot shall in the aggregate be limited to a maximum of 1000 m2 of the
area of the lot;
g)accessory wholesale use provided that :
(i) in any building or structure the total gross floor area devoted to such accessory
wholesale use does not exceed 25% of the total gross floor area of the principal use to
which it is accessory; and
(ii) on any unenclosed outdoor area of a lot the maximum site coverage of all accessory
wholesale uses on the lot shall in the aggregate be limited to a maximum of 1000 m2 of
the area of the lot.
3)LOT AREA
No lot shall be created which is less than 2.0 ha in area.
4)LOT DIMENSIONS
No lot shall be created which is less than 60 m in width and 75 m in depth.
5)DENSITY
All buildings and structures shall not exceed a lot coverage with buildings and structures of 20%.
APPENDIX H
6)SITING
No building or structure shall be sited less than 15.0 m from all lot lines; except where a lot line
abuts a lot designated for non-industrial use, the required minimum setback from that lot line shall
be 25.0 m.
7)SIZE OF BUILDINGS AND STRUCTURES
No building or structure shall exceed a height of 18.0 m.
8)OTHER REGULATIONS
a)A maximum of one accessory one family residential use shall be permitted for an extraction
industrial use per development site.
b)An industrial use involving the wrecking and salvaging of goods, materials or things shall be
bounded by a landscape screen not less than 2.0 m in height on all sides not facing directly
onto buildings on the lot. Storage of wrecked or salvaged goods, materials or things shall not
exceed the height of the landscape screen.
7140-2015 c)A landscape screen not less than 2.0 m in height, not more than 3.6 m in height and
not less than 2.0 m in width shall be required along a lot line where such lot line
abuts a lot designated for commercial, residential or agricultural use.
d)No use of land, buildings or structures shall be authorized until all works and services have
been provided to the standards for the zone as identified in "Maple Ridge Subdivision Bylaw
No. 2573 - 1978" as amended.
Note: Uses may be examined for compliance with environmental, safety and public health performance
standards of Regional, Provincial or Federal authorities.”
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: January 18, 2016
and Members of Council FILE NO: 2013-039-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
20208 McIvor Avenue
EXECUTIVE SUMMARY:
Development Variance Permit application 2013-039-DVP has been received in conjunction with
rezoning, subdivision and development permit applications to rezone the subject property from RS-3
(One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to allow for
future subdivision into 14 single family residential lots. The requested variance is to:
Increase the height of the retaining wall on Lots 1 and 2 from 1.2m (4 ft.) to 2.0m (6 ft.).
Council will be considering final reading for rezoning application 2013-039-RZ on January 26, 2016.
It is recommended that Development Variance Permit 2013-039-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-039-DVP respecting property located
at 20208 McIvor Avenue.
DISCUSSION:
a)Background Context
Applicant: Aplin & Martin Consultants Ltd.
Owner: Maridge Properties Ltd.
Legal Description: Lot 1 Except: Parcel A (Statutory Right of Way Plan
BCP24880) District Lot 263 Group 1 NWD Plan
21483
OCP:
Existing: Agricultural
Proposed: Urban Residential; Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density)
Residential)
1103
- 2 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density)
Residential
Designation: Urban Residential
South: Use: Single Family Residential (recently approved
2013-016-RZ)
Zone: RS-1b (One Family Urban (Medium Density)
Residential)
Designation: Urban Residential, Neighbourhood Park, Conservation
East: Use: Single Family Residential
Zone RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Golf Course (City of Pitt Meadows)
Zone: Unknown
Designation: Unknown
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential and Conservation
Site Area: 1.865 ha (4.6 acres)
Access: Allison Street, 201 Street, Davenport Drive,
124 Avenue
Servicing: Urban Standard
Concurrent Applications: Rezoning, Subdivision, Development Permit
b)Project Description:
The subject property is located in west Maple Ridge, adjacent to Golden Ears Way on the border of
Pitt Meadows (see Appendices A and B). The applicant proposes to rezone the subject property to
allow for future subdivision into 14 single family residential lots. The existing single family house,
proposed lot 13, will be retained at this time and will continue to be accessed from a driveway off
McIvor Avenue. The new lots will be accessed from extensions to Allison Street, 201 Street and
Davenport Drive to the north and 201 Street to the south. Allison Street will terminate in a cul-de-
sac, giving access to lots 10, 11 and 12 (see Appendix C). Davenport Drive and 201 Street are
proposed to be extended south to loop and merge together into 124 Avenue, giving access to lots 1 -
9 (see Appendix C). Lots 13 and 14 have potential for future subdivision with adjacent properties.
The subject property is considered suitable for urban development, as the surrounding context of the
site is designated Urban Residential in the OCP. A tributary to Katzie Slough is located on the
southern property boundary, running in an east-west direction, for which a 15 metre (50 feet)
environmental dedication is recommended for conservation purposes. The subject property is partly
located within the floodplain, therefore, will be required to adhere to acceptable flood construction
levels.
c)Variance Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process.
- 3 -
The requested variance and the developer’s rationale for the variances described below:
Zoning Bylaw No 3510 – 1985, Section 403 (8) Maximum Retaining Wall Height: To vary
the maximum height of the retaining wall adjacent to lots 1 and 2 from 1.2m (4 ft.) to 2.0m
(6 ft.).
The proposed increase in height to the retaining wall on lots 1 and 2 is required to raise the subject
property to a flood construction level on 5.9 m. Once the area has been raised, the fill will reach the
top of the south facing retaining wall.
d)Citizen 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 variance is supported due to the subject property being partly located within the
floodplain. The retaining wall is necessary to raise the site to the acceptable flood construction level.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2013-039-DVP.
“Original signed by Adam Rieu”
_______________________________________
Prepared by: Adam Rieu
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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Comprehensive Lot Grading Plan
Appendix D – Subdivision Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 27, 2013 FILE: 2013-039-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
20208 MCIVOR AVENUE
APPENDIX A
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: Nov 17, 2015
FILE: 2013-039-RZ
BY: PC
PLANNING DEPARTMENT´
Scale: 1:2,000
20208 MCIVOR AVENUE
Aerial Imagery from the Spring of 2011
SUBJECT PROPERTY
APPENDIX B
APPENDIX C
APPENDIX D
1 of 1
City City City City of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: January 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO:
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C.O.W.C.O.W.C.O.W.C.O.W.
SUBJECTSUBJECTSUBJECTSUBJECT: 2015 Council Expenses
EXECUTIVE SUMMARYEXECUTIVE SUMMARYEXECUTIVE SUMMARYEXECUTIVE SUMMARY
In keeping with Council’s commitment to transparency in local government, the attached Schedule
lists Council expenses to the end of November and December for 2015. The expenses included on
the schedule are those required to be reported in the annual Statement of Financial Information and
are available on our website.
RECOMMENDATIONRECOMMENDATIONRECOMMENDATIONRECOMMENDATION::::
Receive for informationReceive for informationReceive for informationReceive for information
DiscussionDiscussionDiscussionDiscussion
The expenses included in the attached schedule are those reported in the annual Statement of
Financial Information (SOFI), including those incurred under Policy 3.07 “Council Training,
Conferences and Association Building”. The budget for Council includes the provision noted in Policy
3.07 as well as a separate budget for cell phone and iPad usage. The amounts on the attached
Schedule are those recorded prior to the preparation of this report and are subject to change.
“original signed by Cheryl Ennis”
________________________________________
Prepared by: Cheryl Ennis
Executive Assistant, Corporate Administration
“original signed by Paul Gill”
_________________________________________
Approved by: Paul Gill, CPA, CGA
GM, Corporate and Financial Services
“original signed by Ted Swabey”
______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
1131
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsBell, CorisaJanuaryCell phone charges53.50 iPad charges18.19 FebruaryCell phone charges53.50 iPad charges18.19 BC Economic Development Assoc. - Ministers Dinner125.00 MarchColumbia Institute - High Ground Governance Forum673.57 Cell phone charges53.50 iPad charges18.19 AprilCell phone charges53.50 iPad charges18.19 MayCell phone charges53.50 LMLGA Conference867.95 iPad charges18.19 JuneCell phone charges53.50 iPad charges60.99 JulyCell phone charges53.50 iPad charges18.19 AugustCell phone charges59.02 iPad charges18.19 SeptemberCell phone charges58.85 UBCM Conference1,832.40 OctoberCell phone charges22.27 iPad charges18.19 NovemberCell phone charges43.69 iPad charges18.19 DecemberCell phone charges42.80 iPad charges39.59 CivX Conference185.00 3,558.92 125.00 - 865.42 4,549.34 Duncan, KierstenJanuaryCell phone charges53.61 iPad charges39.59 Elected officials conference (Richmond)753.75 FebruaryChamber of Commerce - Transportation & Transit referendum luncheon32.95 Cell phone charges53.38 iPad charges39.59 MarchCell phone charges53.50 iPad charges18.19 AprilCell phone charges53.50 iPad charges18.19 MayCell phone charges57.84 LMLGA Conference881.70 iPad charges39.59 JuneCell phone charges53.50 Katzie Protest Event286.41 iPad charges18.19 JulyCell phone charges68.63 iPad charges18.19 AugustCell phone charges59.02 iPad charges18.19 SeptemberCell phone charges58.85 UBCM Conference525.00 OctoberCell phone charges22.27 iPad charges18.19 NovemberCell phone charges43.69 iPad charges18.19 DecemberCell phone charges43.62 iPad charges18.19 2,446.86 32.95 - 885.70 3,365.51 Schedule 12015 Council Expenses
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsMasse, BobJanuaryFebruaryChamber of Commerce - Transportation & Transit referendum luncheon32.95 BC Economic Development Assoc. - Ministers Dinner125.00 Chamber of Commerce - Business Excellence Awards Gala85.00 MarchChamber of Commerce - Finance Ministers Lunch32.95 AprilRCMP Regimental Ball65.00 MayLMLGA Conference350.00 JuneJulyAugustSeptemberOctoberNovemberChamber of Commerce - Annual General Meeting28.57 December350.00 369.47 - - 719.47 Read, NicoleJanuaryCell phone charges53.50 iPad charges42.80 FebruaryCell phone charges53.50 iPad charges21.40 MarchCell phone charges53.50 iPad charges21.40 AprilCell phone charges54.32 iPad charges21.40 MayCell phone charges53.50 LMLGA Conference405.00 iPad charges21.40 JuneCell phone charges53.57 iPad charges21.40 JulyCell phone charges53.50 iPad charges42.80 AugustCell phone charges59.02 iPad charges10.70 SeptemberCell phone charges101.65 UBCM Conference735.00 OctoberCell phone charges22.27 iPad charges21.40 NovemberCell phone charges43.69 iPad charges21.40 Canadian Alliance to End Homelessness Conference788.77 DecemberCell phone charges42.80 iPad charges21.40 1,928.77 - - 912.32 2,841.09
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsRobson, GordyJanuaryiPad charges18.19 FebruaryiPad charges18.19 MarchiPad charges5.35 AprilRCMP Regimental Ball65.00 5.35 iPad chargesMayLMLGA Conference854.75 iPad charges5.35 JuneiPad charges18.19 JulyiPad charges18.19 AugustiPad charges18.19 SeptemberUBCM Conference465.00 OctoberiPad charges18.19 NovemberiPad charges19.17 DecemberiPad charges18.19 1,319.75 65.00 - 162.55 1,547.30 Shymkiw, TylerJanuaryCell phone charges58.84 iPad charges18.19 FebruaryCell phone charges58.84 iPad charges18.19 BC Economic Development Assoc. - Ministers Dinner125.00 MarchCell phone charges58.84 iPad charges18.19 MR Community Foundation Citizen of the Year Event100.00 AprilCell phone charges58.84 iPad charges18.19 MayCell phone charges53.50 iPad charges39.59 JuneCell phone charges53.50 iPad charges39.59 JulyCell phone charges53.57 iPad charges39.59 AugustCell phone charges59.09 iPad charges18.19 SeptemberCell phone charges58.85 UBCM Conference1,670.92 OctoberCell phone charges22.27 iPad charges18.19 NovemberCell phone charges43.69 iPad charges18.19 Ridge Meadows Hospital Gala175.00 DecemberCell phone charges42.80 iPad charges18.19 1,670.92 400.00 - 886.92 2,957.84
Month of EventReason for expenseConferences & SeminarsCommunity EventsBusiness MealsCell Phones / iPadsTotalsSpeirs, CraigJanuaryiPad charges88.38 FebruaryChamber of Commerce - Business Excellence Awards Gala85.00 iPad charges187.56 MarchColumbia Institute - High Ground Governance Forum270.00 Cell phone charges50.29 iPad charges46.72 MR Community Foundation Citizen of the Year Event100.00 AprilRCMP Regimental Ball65.00 Cell phone charges97.38 iPad charges85.46 MayCell phone charges50.29 LMLGA Conference867.95 iPad charges39.59 JuneFCM Conference1,846.83 Cell phone charges50.29 iPad charges39.59 JulyCell phone charges77.72 iPad charges51.65 AugustCell phone charges55.81 iPad charges39.59 SeptemberCell phone charges64.98 UBCM Conference1,965.92 OctoberCell phone charges22.27 iPad charges39.59 NovemberCell phone charges43.69 iPad charges39.59 Ridge Meadows Hospital Gala175.00 DecemberCell phone charges49.77 iPad charges39.59 Zero Waste Conference150.00 5,100.70 425.00 - 1,259.80 6,785.50 Totals16,375.92 1,417.42 - 4,972.71 22,766.05