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HomeMy WebLinkAbout2016-10-03 Committee of the Whole Agenda and Reports.pdf City of Maple Ridge Note: If required, there will be a 15-minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each) 1:00 p.m. 1.1 Community Chest Project Presentation • Andy Cleven, Maple Ridge Community Foundation • Angie McLeod, Maple Ridge Pitt Meadows Katzie Community Network • Monica Hampu, Chair, Maple Ridge Community Foundation 1.2 Telus Presentation • Chad Marlatt, Cypress Land Services, Agent for TELUS • Debra Pankratz, Sr. Real Estate Manager, TELUS 2. PUBLIC WORKS AND DEVELOPMENT SERVICES COMMITTEE OF THE WHOLE AGENDA October 3, 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 October 3, 2016 Page 2 of 4 Note: The following items have been numbered to correspond with the Council Agenda: 1101 2016-298-AL, Application for Exclusion from the Agricultural Land Reserve, 12102 237 Street Staff report dated October 3, 2016 providing options for consideration and recommending that Application 2016-298-AL to exclude land from the Agricultural Land Reserve be forwarded to the Agricultural Land Commission. 1102 2016-299-AL, Application for Exclusion from the Agricultural Land Reserve, 12176 237 Street Staff report dated October 3, 2016 providing options for consideration and recommending that Application 2016-299-AL to exclude land from the Agricultural Land Reserve not be forwarded to the Agricultural Land Commission. 1103 2015-253-RZ, 23539 Gilker Road, RS-3 to RM-1 Staff report dated October 3, 2016 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7284-2016 to amend the conservation boundary be given first and second readings and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7179-2015 to rezone from RS-3 (One Family Suburban Residential) to RM-1 (Townhouse Residential) to permit development of 43 townhouse units be given second reading and be forwarded to Public Hearing. 1104 2011-081-SD, 23821 through 23888 103A Avenue, 10262 through 10347 238A Street, 10260 through 10339 Wynnyk Way; and 23856 through 23952 104 Avenue (even numbers only), Slatford Local Area Service Bylaw Staff report dated October 3, 2016 recommending that a Local Area Service Bylaw be authorized for enhanced landscape maintenance costs to be levied on the benefitting properties at 23821 through 23888 103A Avenue, 10262 through 10347 238A Street, 10260 through 10339 Wynnyk Way; and 23856 through 23952 104 Avenue (even numbers only) and that Slatford Local Area Service Bylaw No. 7270-2016 be given first, second and third readings. 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Committee of the Whole Agenda October 3, 2016 Page 3 of 4 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 5. ADMINISTRATION 1171 Council Expenses Staff report dated October 3, 2016 providing on update on Council expenses to the end of July and August 2016. 1172 Town Centre Incentive Program Review and Revitalization Tax Exemption Agreement Authorization Staff report dated October 3, 2016 recommending that the Corporate Officer be authorized to execute Revitalization Tax Exemption Agreements with applicable property owners and that the Town Centre Investment Incentive Program be allowed to expire for building permits issued after December 30, 2016. 1173 Façade Improvement Program Staff report dated October 3, 2016 providing information on the use of the Façade Improvement Program and investments made. 6. CORRESPONDENCE 1181 7. OTHER ISSUES 1191 Committee of the Whole Agenda October 3, 2016 Page 4 of 4 8. ADJOURNMENT 9. COMMUNITY FORUM Checked by:________________ Date: ________________ COMMUNITY FORUM The Community Forum provides the public with an opportunity to speak with Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. 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. Council will not tolerate any derogatory remarks directed at Council or staff members. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: October 3, 2016 and Members of Council FILE NO: 2016-298-AL FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Application to Exclude Land fro m the Agricultural Land Reserve 12102 237 Street EXECUTIVE SUMMARY: An application has been received under Section 30 (1) of the Agricultural Land Commission Act to exclude approximately 0.54 hectares (1.33 acres) of land from the Agricultural Land Reserve. The Applicant’s submission conforms with the notice of application requirements of the Agricultural Land Commission. The applicant has not stated an explicit intent for developing this property, but indicates a lot assembly will proceed with the two parcels to its north (12102 and 12176 237 th Street) should this application be successful (appended to this report as Appendix C) This application is unusual in that the Commission has previously identified and recommended the subject property for exclusion from the Agricultural Land Reserve under ALC Resolution # 2635/2011. In addition, the subject property is designated Urban in the Metro Vancouver Regional Growth Strategy. For this reason, the property could be developed to an urban standard without senior agency approval. Due to these unique circumstances as discussed further in this report, this application is considered supportable. RECOMMENDATION: As per Council direction for all ALR exclusion applications the following resolutions are provided for Council’s consideration: a)That the application not be authorized to go forward to the Agricultural Land Commission; b)That the application be authorized to go forward to the Agricultural Land Commission with a summary of Council’s comments and the staff report. DISCUSSION: a)Background Context: Applicant: Paul Hayes Owner: RCB Enterprises Ltd. Legal Description: Lot 2, Section 21, Township 12, Plan NWP 5812 1101 - 2 - OCP : Existing: Agricultural Zoning: Existing: RS-3 (One Family Rural Residential) Surrounding Uses North: Use: Rural Residential Zone: RS-3 One Family Rural Residential Designation Agricultural (but excluded from ALR) South: Use: Park Zone: RS-3 One Family Designation: Park and Park in ALR East: Use: Park Zone: RS-3 One Family Designation: Park and Park in ALR West: Use: Townhouse Residential Zone: RM-1 Townhouse Residential Designation: Urban Residential Existing Use of Property: Rural Residential Proposed Use of Property: Not explicitly stated Site Area: 0.5 Hectares (1.33 Acres) Access: 237th Street b) Project Description: This application is unique as the subject property has been identified by the Agricultural Land Commission as appropriate for exclusion from the ALR. The surrounding context of the site includes agriculture to its north, ground oriented multi-family to its west, with park and single family development to its east. The subject property is identified as Urban in the Regional Growth Strategy, although it is designated Agriculture in the Official Community Plan. Intending to assemble and develop 3 contiguous parcels, the applicant also owns the 2 properties to the north of the subject property (12146 and 12176 237th Street, as shown on Appendix C). The parcel adjacent to the subject property, 12146 237th Street was excluded from the ALR under a previous application (AL/045/04). It retains its Agricultural designation, but is designated Urban in the Regional Growth Strategy, and is bounded by the Agricultural Land Reserve to its north. The third parcel furthest north remains within the Agricultural Land Reserve and is designated Agriculture in both the Official Community Plan and in the Regional Growth Strategy. It is also being pursued for exclusion in a separate concurrent application (2016-299-AL). A number of letters of concern have been received from within the community for these two exclusion applications. Some of these letters support excluding subject property, but all received are opposed to excluding the more northern parcel. Loss of farmland was the consistently expressed reasons for opposing the exclusion of these lands from the Agricultural Land Reserve. - 3 - c) Planning Analysis: On July 19, 2004, a report for processing exclusion applications was received by Council outlining legal implications and the local government’s role in processing applications for exclusion from the Agricultural Land Reserve. Council resolved to consider the following options for referring applications to the Agricultural Land Commission:  The application be authorized to go forward to the Agricultural Land Commission with no comment.  The application be authorized to go forward to the Agricultural Land Commission with comments.  The application be authorized to go forward to the Agricultural Land Commission with a recommendation to exclude the property with or without comments.  The application be authorized to go forward to the Agricultural Land Commission with a recommendation to not exclude the property with or without comments.  The application not be authorized to go forward to the Agricultural Land Commission. The process for decision making on applications for exclusion fr om the Agricultural Land Reserve was further refined by Council at their February 14, 2005 Workshop. At that time, Council resolved that the process for referring applications for exclusion to the Agricultural Land Commission include the following options: a) That the application not be authorized to go forward to the Agricultural Land Commission; b) That the application be authorized to go forward to the Agricultural Land Commission with a summary of Council’s comments and the staff report. The above resolution forms the recommendations presented in this staff report. However, Council is advised that the Commission has previously indicated their support for excluding this property, and on this basis, this proposal could be considered supportable. Official Community Plan The City of Maple Ridge recognizes the jurisdiction of the Agricultural Land Commission for the Agricultural Land Reserve properties within City boundaries. Towards this end, Policy 6-5 of the Official Community Plan states the following: Maple Ridge will collaborate with other agencies, such as the Agricultural Land Commission, the Ministry of Agriculture, and the Metro Vancouver to promote and foster agriculture. In this instance, the Commission has identified the subject property as appropriate for exclusion from the Reserve. - 4 - Remnant Properties – Commission Resolution In 2011, Maple Ridge Council forwarded a preliminary concept plan for the Albion Flats to the Agricultural Land Commission for their consideration and for future direction. In their response, the Commission directed the City to submit a Local Government Application for exclusion for a portion of the Albion Flats site. In addition, the Commission noted other properties within Maple Ridge as suitable for exclusion. Commission Resolution 2635/2011, made on October 27, 2011, states the following: … AND THAT the Commission will expect DMR (CMR) to submit an application under section 29 of the Agricultural Land Commission Act to exclude from the ALR the land lying south of 105th Avenue and west of 240 Street together with any remnant areas elsewhere in DMR (CMR) identified by the Commission as being unsuitable for agriculture; Commission approval of such an application may be in part or whole conditional on progress toward the foregoing action plan;… The subject property was one of the remnant properties listed as suitable for exclusion from the Reserve. It is one of a few properties so identified with development potential to an urban standard. As noted in the above excerpt, the Commission initially expected but did not require the City of Maple Ridge to include these remnant parcels in the Local Government Application for exclusion along with the Albion Flats properties. On this basis, each property owner has the ability to proceed independently with an application for exclusion from the Agricultural Land Reserve. Development Implications Should this application be successful, Council is under no obligation to approve the required applications for urban residential development of the subject property. However, in order to realize urban development on this property, the following additional applications will be required:  Official Community Plan amendment from Agricultural to Urban Residential. As the subject property is designated Urban in the Regional Growth Strategy, there is no senior agency impediment to the redesignation of the subject property and its inclusion within the urban area boundary.  Rezoning in accordance with the supportable neighbourhood residential context. The site is bounded to its east by a watercourse and riparian corridor that separates it from a single family urban development to its east. To its west, townhouse development has occurred across 237th Street. For this reason, a ground oriented multi-family development may be supportable at this location. If single family housing is pursued, a subdivision application will be required.  Watercourse Protection Development Permit due to the proximity of the subject property to the watercourse on its southeast edge. - 5 - d) Alternatives: This application to exclude the subject property is consistent with Commission direction and is therefore supportable. However, Council has the option of denying this application from proceeding to the Commission. CONCLUSION: This application for exclusion from the Agricultural Land Reserve is unique as it has been identified by the Agricultural Land Commission as appropriate for this purpose. For this reason, the application may be considered supportable, based on Commission direction. “Original signed by Diana Hall” _______________________________________________ Prepared by: Diana Hall, MA (Planning), MCIP, RPP Planner 2 “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services “Original signed by Frank Quinn” for _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Photo Appendix C – Land Assembly Sketch submitted by applicant. DATE: Sep 26, 2016 FILE: 2016-298-AL BY: PC PLANNING DEPARTMENT AL/045/04 (EXCLUDED) 2016-009-RZ (41 UNIT RM-1 PROPOSAL) 2016-299-AL (IN PROGRESS) SUBJECT PROPERTY ´ Scale: 1:2,500 12102 237 STREET Legend Stream Ditch Centreline Indefinite Creek ALR APPENDIX A City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Aug 9, 2016 FILE: 2016-298-AL BY: PC PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:3,000 12102 237 STREET Aerial Imagery from the Spring of 2015 APPENDIX B APPENDIX C City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: October 3, 2016 and Members of Council FILE NO: 2016-299-AL FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Application for Exclusion from the Agricultural Land Reserve 12176 237 Street EXECUTIVE SUMMARY: An application has been received under Section 30 (1) of the Agricultural Land Commission Act to exclude approximately 1.12 hectares (2.8 acres) of land from the Agricultural Land Reserve. The applicant’s submission conforms with the notice of application requirements of the Agricultural Land Commission. The applicant has not provided an explicit development plan with this proposal, but indicates an intent to assemble the subject property with the 2 parcels to its south (12146 and 12102 237th Street), as attached to this report (Appendix C) This property is designated Agricultural in the Official Community Plan and in the Regional Growth Strategy of Metro Vancouver. Redevelopment of this property for urban uses would be contrary to these long range plans and would require approval from municipal, regional, and provincial agencies. On this basis, this application could be considered not supportable. The recommendation of this report has been provided in accordance with Council direction for applications for exclusion from the Agricultural Land Reserve. However, other options for Council’s consideration are presented in the Alternatives section of this report. RECOMMENDATION: In accordance with Council direction for applications for exclusions from the Agricultural Land Reserve, the following resolutions are provided for Council’s consideration: a)That the application not be authorized to go forward to the Agricultural Land Commission; b)That the application be authorized to go forward to the Agricultural Land Commission with a summary of Council’s comments and the staff report. DISCUSSION: a)Background Context: Applicant: Paul Hayes Owner: R C B Enterprises Limited Legal Description: Lot: 2, Section: 21, Township: 12, Plan: NWP72342 1102 - 2 - OCP : Existing: AGR (Agricultural) Zoning: Existing: RS-3 (One Family Rural Residential) Surrounding Uses North: Use: Rural Residential Zone: A-2 Upland Agriculture Designation Agriculture South: Use: Rural Residential Zone: RS-3 One Family Rural Residential Designation: Agricultural East: Use: 3 properties, urban residential Zone: RS-1b One Family Urban Medium Density Residential Designation: Urban Residential West: Use: Townhouse Residential Zone: RM-1 Townhouse Residential Designation: Urban Residential Existing Use of Property: vacant Proposed Use of Property: not explicitly stated Site Area: 1.12 hectares (2.8 acres) Access: 237th Street Servicing: On-site sewer and water b) Project Description: This application is to exclude the subject property from the Agricultural Land Reserve. The applicant does not have a stated land use plan for the site, but indicates a desire to assemble this property with the 2 parcels to its south ( 12146 and 12102 237th Street) for redevelopment, likely to an urban standard. Of these 3 properties, this most northern parcel, if excluded, would require an amendment to Metro Vancouver’s Regional Growth Strategy prior to redevelopment to an urban standard. The other two parcels are currently designated urban in this regional plan, and therefore, urban development would be possible south of the subject property, without first requiring regional approvals. The parcel at 12102 237th is concurrently being proposed for exclusion under application 2016-298-AL. The Agricultural Land Commission indicated support for its removal from the ALR under Commission Resolution # 2635/2011. The property at 12146 237th Street was previously excluded under Application AL/045/04. A number of letters have been received in opposition to this application, due to a concern over the loss of farmland. These letters will be circulated to the Commission, should this application be supported. c) Planning Analysis: On July 19, 2004, a report for processing exclusion applications was received by Council outlining legal implications and the local government’s role in processing applications for exclusion from the Agricultural Land Reserve. Council resolved to consider the following options for referring applications to the Agricultural Land Commission: - 3 -  The application be authorized to go forward to the Agricultural Land Commission with no comment.  The application be authorized to go forward to the Agricultural Land Commission with comments.  The application be authorized to go forward to the Agricultural Land Commission with a recommendation to exclude the property with or without comments.  The application be authorized to go forward to the Agricultural Land Commission with a recommendation to not exclude the property with or without comments.  The application not be authorized to go forward to the Agricultural Land Commission. The process for decision making on applications for exclusion from the Agricultural Land Res erve was further refined by Council at their February 14, 2005 Workshop. At that time, Council resolved that the process for referring applications for exclusion to the Agricultural Land Commission include the following options: a) That the application not be authorized to go forward to the Agricultural Land Commission; b) That the application be authorized to go forward to the Agricultural Land Commission with a summary of Council’s comments and the staff report. The above resolution forms the recommendations presented in this staff report. To assist Council in the decision of allowing this application to proceed further, this development proposal will be reviewed in light of the policies of the Official Community Plan and the Agricultural Plan. OFFICIAL COMMUNITY PLAN The Official Community Plan, adopted by Council on November 14, 2006, provides a policy context that has relevance to this application, and the agricultural future of the subject property. The following outlines some of the relevant sections from the Official Community Plan. Official Community Plan Agricultural Policies The Maple Ridge Official Community Plan emphasizes the value of agriculture in contributing to the local economy and to the rural character of the community. It is noted that Maple Ridge agriculture faces considerable challenges, but there is consistent community support for local farming. Policy 6-12 of the Official Community Plan states: Maple Ridge will protect the productivity of its agricultural land by: a) Adopting a guiding principal of “positive benefit to agriculture” when making land use decisions that could affect the agricultural land base, with favourable recognition of initiatives including but not limited to supportive non-farm uses, infrastructure improvements for farmland, or the inclusion of land elsewhere in the Agricultural Land Reserve: b) requiring agricultural impact assessments (AIAs) and Groundwater Impact Assessment of non-farm development and infrastructure projects and identifying measures to off-set impacts on agricultural capability; - 4 - c) preserving larger farm units and areas by using appropriate buffers such as roads, topographic features, watercourses, ditching, fencing, or gradually reduced residential densities on properties adjacent to agricultural land; d) discouraging the subdivision of agricultural land into smaller parcels, except where positive benefits to agriculture can be demonstrated; e) reinforcing the concept that the Agricultural Land Reserve is intended for agricultural use by increasing the minimum lot size for ALR properties that are zoned Rural Residential; f) encouraging the amalgamation of smaller parcels of farmland into larger, more cohesive parcels. Section 6.2 of the Official Community Plan, which pertains to Agricultural opportunities. states that the value of agriculture is consistently recognized and supported within the community, as follows: Agricultural land is a key component of the Metro Vancouver Regional Growth Strategy and provides many benefits of local and regional significance. As an economic generator it contributes to a more complete community. Official Community Plan - Growth Management Policies Section 2.1 of the Official Community Plan states that in Maple Ridge th e majority of the growth in population, jobs and housing will be accommodated within the Urban Area Boundary where services are readily available or infrastructure is already in place. The subject property forms the legal boundary of the Agricultural Land Reserve at this location. The Official Community Plan emphasized that adjustments to the Urban Area Boundary, if required, must follow a specified process. Although additional adjustments may occur in the future, this process was generally concluded, thereby clarifying the location of the Urban Area Boundary, through the completion of the Maple Ridge Agricultural Plan in 2009 and the adoption of the Metro Vancouver Regional Growth Strategy in 2011. The 2 parcels to the south of the subject property have either been excluded (12146 237th Street) from the Agricultural Land Reserve, or identified as appropriate for this purpose (12102 237th Street) by the Commission. They have both been designated urban in the Regional Growth Strategy, demonstrating the extent of cooperation between the agencies involved. For these reasons, the exclusion and redesignation of these adjacent properties is supportable. However, urban development of the subject property is not supportable. AGRICULTURAL PLAN The Maple Ridge Agricultural Plan, adopted by Council on December 15, 2009, provided additional direction for advancing agricultural opportunities in Maple Ridge. Although adopted, specific actions related to the implementation of the Plan are currently being prioritized by Council. Pertinent excerpts of the Plan are included below. Issue 1 in the Agricultural Plan notes the difficulty faced by farmers in gaining access to underutilized agricultural land. Specific issues included the following: • Absentee landlords • Agricultural land held in idle state • Landless operators unable to find land to farm • High land cost restricts access. - 5 - The Plan indicates that an appropriate means to address these issues would be to encourage non- farming land owners to make idle land available to farmers or to start farming it themselves. The Plan notes the need to re-emphasize the role of agriculture in the Agricultural Land Reserve and to remove some of the perception that the Agricultural Land Reserve is a land reserve for eventual non - agricultural development in Maple Ridge. Issue 5 of the Agricultural Plan discusses the loss of the agricultural land base and notes the following specific issues: • Many small parcels • High level of rural residential incursion into Agricultural Land Reserve • Non-farmed areas of the Agricultural Land Reserve tend to be smaller parcels • Limited availability of irrigation water • Continued conversion pressure from the District of Maple Ridge’s urban growth • Financial pressure on farming The Agricultural Plan recognizes that there may be situations in the future where exclusions may be required to meet community needs, for example employment generating lands. In instances where land conversion is unavoidable, levies or other means be established by the City in order to compensate for the loss of agricultural land. Goal 6 of the Plan discusses the issue of the conversion of agricultural land as follows: The primary goal with respect to larger established farming operations in Maple Ridge is to plan for their retention as farms, rather than watch them languish and deteriorate, so that the community can optimize the rewards and advantages of having agriculture in its midst. Limited to highly specific situations, the secondary goal (if the primary goal is not feasible) is to explore establishing a policy of compensation from development that enables funds to be generated and expended so that the net agricultural capability of the District is enhanced by investment elsewhere. INTERGOVERNMENTAL AGENCIES Agricultural Land Commission The Commission has established guidelines for local governments regarding the timing of application processing. These guidelines are provided by the Commission in their document, the Agricultural Land Reserve Use, Subdivision And Procedure Regulation. The local government is normally required to address the application within 60 days of its receipt under Section 21.1 of this Regulation, but has an option to hold a public meeting which would extend the application processing time to 90 days. Metro Vancouver The subject property is designated for Agricultural use in the Official Community Plan. If the property was excluded from the Agricultural Land Reserve, its Agricultural designation would remain in the Official Community Plan. Any change in permitted uses would require an amendment to the Official Community Plan, which in turn would require the approval of Metro Vancouver to amend the Regional Growth Strategy. This type of amendment would be considered by Metro Vancouver to be a Type 2 Minor Amendment. The bylaw amendment process would include a regional public hearing and a two-thirds weighted vote of the Metro Vancouver Board. In this instance, the municipal government would apply for the amendment to Metro Vancouver. - 6 - d) Alternatives: The report recommendations follow Council direction as noted earlier in this report. The property has not been identified for exclusion from the Agricultural Land Reserve, and is not considered available for urban development in the Regional Growth Strategy. On this basis, this application could be considered not supportable. CONCLUSION: This application for exclusion from the Agricultural Land Reserve has been considered in the context of the policies of the Official Community Plan, and the Agricultural Plan. On review of this context, this application is found to be not supportable. However, the report recommendation has been prepared in accordance with previous Council direction for applications for exclusion from the Agricultural Land Reserve. “Original signed by Diana Hall” _______________________________________________ Prepared by: Diana Hall, MA (Planning), MCIP Planner II “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, MCP, MCIP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services “Original signed by Frank Quinn” for _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Photo Appendix C – Development Sketch prepared by Applicant. DATE: Sep 26, 2016 FILE: 2016-299-AL BY: PC PLANNING DEPARTMENT AL/045/04 (EXCLUDED) 2016-009-RZ (41 UNIT RM-1 PROPOSAL) 2016-298-AL (IN PROGRESS) SUBJECT PROPERTY ´ Scale: 1:2,500 12176 237 STREET Legend Stream Ditch Centreline ALR APPENDIX A City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Aug 9, 2016 FILE: 2016-299-AL BY: PC PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:3,784 12176 237 STREET Aerial Imagery from the Spring of 2015 APPENDIX B APPENDIX C - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: October 3, 2016 and Members of Council FILE NO: 2015-253-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No. 7284-2016 Second Reading Zone Amending Bylaw No. 7179-2015 23539 Gilker Hill Road EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 23539 Gilker Hill Road, from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to permit the future development of 43 townhouse units. Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program at a rate of $4,100.00 per townhouse dwelling unit, for an estimated amount of $176,300.00. Council granted first reading to Zone Amending Bylaw No. 7179-2015 on October 27, 2015. The proposed RM-1 (Townhouse Residential) zoning complies with the policies of the Official Community Plan. However, an amendment to the Official Community Plan is required to amend the Conservation boundary. RECOMMENDATIONS: 1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7284-2016 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2)That Official Community Plan Amending Bylaw No. 7284-2016 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3)That it be confirmed that Official Community Plan Amending Bylaw No. 7284-2016 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4)That Official Community Plan Amending Bylaw No. 7284-2016 be given first and second readings and be forwarded to Public Hearing; 5)That Zone Amending Bylaw No. 7179-2015, as amended in the report dated October 3, 2016, be given second reading, and be forwarded to Public Hearing; 6)That the following terms and conditions be met prior to final reading: 1103 - 2 - i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Approval from the Ministry of Transportation and Infrastructure; iii) Amendment to Official Community Plan Schedules "B" and “C”; iv) Park dedication as required and removal of all debris and garbage from park land; v) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the suitability of the subject property for the proposed development; vi) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (steep slopes and habitat conservation areas) on the subject property; vii) Registration of a Restrictive Covenant for protecting the Visitor Parking; viii) Registration of a Restrictive Covenant for Stormwater Management; ix) Removal of existing buildings; x) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for in-stream works on the site; xi) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and xii) That a voluntary contribution be provided in keeping with the Council Policy with regard to Community Amenity Contributions. DISCUSSION: 1) Background Context: Applicant: Concosts Management Inc. Owner: M. Oord, Quarry Rock Developments Inc. Legal Description: Lot 19 Except: Part Subdivided by Plan 39988; Section 16 Township 12, New Westminster District Plan 35398 OCP: Existing: Urban Residential and Conservation Proposed: Urban Residential and Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RM-1 (Townhouse Residential) - 3 - Surrounding Uses: North: Use: Single Family Residential and Agricultural Zone: RS-3 (One Family Rural Residential) Designation: Urban Residential and Conservation South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Urban Residential and Conservation East: Use: Single Family Residential and Agricultural Zone: RS-3 (One Family Rural Residential) Designation: Urban Residential and Conservation West: Use: Park Land Zone: RS-3 (One Family Rural Residential) Designation: Conservation Existing Use of Property: Single Family Residential Proposed Use of Property: Multi-Family Townhouses Site Area: 1.24 ha (3.1 acres) Access: Gilker Hill Road Servicing requirement: Urban Standard 2) Project Description: The subject property, located at 23539 Gilker Hill Road, is located at the north end of Gilker Hill Road, just before it bends and turns into 236 Street (see Appendices A and B). There is a single family dwelling located on the eastern portion of the property which will be demolished with this development. A tributary to Cottonwood Creek is located in the north-central portion of the property, with steep slopes located on the western side of the property. The subject property is currently accessed by an easement across the neighbouring property to the south, located at 11195 Gilker Hill Road. A new access point is proposed with this development. The current application proposes to rezone the subject property from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit the development of approximately 43 townhouse units. 3) Planning Analysis: i. Official Community Plan: The subject property is located within the Urban Area and is currently designated Urban Residential and Conservation and is subject to the Major Corridor Infill policies, as it has frontage on a collector standard road. Urban Residential - Major Corridor Residential development includes ground- oriented housing forms, such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small lot intensive residential. The proposed RM-1 (Townhouse Residential) zone is compatible with the Urban Residential – Major Corridor Residential designation; however, an Official Community Plan (OCP) amendment is required to adjust the Conservation area around the small tributary to Cottonwood Creek (see Appendix C). It should be noted that although some areas are proposed to change designation from Conservation to Urban Residential, additional lands within the subject property will be placed under a Restrictive Covenant for habitat protection, and will be used for enhanced stormwater management and habitat areas. - 4 - ii. Zoning Bylaw: The current application proposes to rezone the subject property from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit the development of approximately 43 townhouse units (see Appendices D and E). Note that an amendment to the Zone Amending Bylaw Map No. 1646 has been made to reflect that the storm outfall to the creek will remain under the ownership of the strata development and not be dedicated to the City. The maximum allowable density of the RM-1 (Townhouse Residential) is a floor space ratio of 0.6 times the net lot area, excluding a maximum of 50 m² of habitable basement area per unit. This development has a floor space ratio of 0.57, so it is within the allowable maximum density. A preliminary review of the plans indicates that the proposal generally complies with the Zoning Bylaw and the Subdivision and Development Services Bylaw; however, several variances will be requested, as outlined below. iii. Proposed Variances: A Development Variance Permit application has been received for this project and involves the following variances (see Appendix D): 1. To reduce the minimum front yard setback for Blocks 1, 2, 3, 4, and 10, from 7 m (23 ft.) down to 4.5 m (14.8 ft.) at its shortest distance. 2. To reduce the minimum rear yard setback for Blocks 5 and 9, from 6 m (20ft.) down to 4 m (13.1 ft.) at its shortest distance. 3. To increase the maximum building height for Blocks 1, 2, 3, 4, 7, 8, 9, and 10 from 11 m (36 ft.) up to 11.7 m (38.4 ft.) at its tallest point. 4. To reduce the minimum required Usable Open Space per three bedroom unit with a minimum dimension of not less than 6 m (20 ft.) for Blocks 1, 2, 5, 6, 7, 8, 9, and 10, down to 2.8 m (9.2 ft.) for its shortest length. (Note that the shortfall of 16 m² (172 ft²) of Usable Open Space is provided in Community Amenity Space. Overall, the required amount of Community Amenity Space is 231 m² (2,486 ft²) and 437 m² (4,704 ft²) is being provided.) 5. To increase the maximum retaining wall height from 1.2 m (4 ft.) to 3.5 m (11.5 ft.) at its highest point. 6. To reduce the required asphalt width from 5.8 m (19 ft.) to 4.3 m (14.1 ft.) to eliminate the parking lane. (On-street parking is not supported at this location due to the steep grades and road geometry.) The requested variances to the RM-1 (Townhouse Residential) zone will be the subject of a future report to Council. iv. Off-Street Parking and Loading Bylaw: The Off-Street Parking and Loading Bylaw requires 2 parking spaces per unit and 0.2 spaces per unit to be provided as visitor parking spaces. For 43 units, this amounts to a total of 86 residential parking spaces and 9 visitor parking spaces. Double-car garages are provided for 30 of the units, and tandem-style garages are provided for 13 of the units, providing the required 86 residential - 5 - parking spaces. Eleven visitor parking spaces are provided throughout the site, with 2 of them sized for disabled parking spaces. Some of the driveway aprons of individual units are also capable of providing additional off-street parking spaces within the development. v. Development Permits: Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Accordingly, prior to final zoning approval, the Development Permit must be reviewed and approved. An application for the Development Permit has been received. Adherence of this project to the guidelines will be the subject of a future report to Council and a security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features Development Permit application has been received to ensure the preservation and protection of the natural environment of Cottonwood Creek, its tributaries, and the adjacent slopes. The developer will provide restoration, enhancement and replanting works as required, and a security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. vi. Development Information Meeting: A Development Information Meeting was held in the gymnasium of Kanaka Creek Elementary School on September 6, 2016. Approximately 14 residents attended the meeting. A summary of the comments and discussions with the attendees was provided by the applicant as follows: 1. Concern over traffic congestion, safety, and noise levels along Gilker Hill Road “The Developer understands that there are currently concerns with the speed and congestion of traffic along Gilker Hill Road and that, by extension, there are concerns that these issues may worsen as a result of the proposed development. While the Development will add some additional traffic to the collector road, the vehicles coming and going from the site would be accelerating from a stopped position or slowing as they approach the site; therefore it is highly unlikely that the development would worsen the issue of vehicles travelling at excessive speeds. Regarding traffic congestion, this is a concern on every development. The development only has one potential access point. There is a large buffer between the driveway at 11195 Gilker Hill Road to the subject site (approximately 15.5 m or 50 ft.). It is the opinion of the Developer’s Civil Engineer that speed humps would not be practical to add to a Collector road such as Gilker Hill Road to reduce speeds. The Developer suggests that the City’s Engineering Department should review options for speed control in the area and, if they have any measures they would like to implement along the site’s development frontage, we could include these measures in the offsite civil drawings and construct them at the City’s cost.” Note: The Engineering Department will provide the Developer with the City’s Traffic Calming Policy. The Developer’s Civil Engineer can evaluate against this Policy to determine if traffic calming measures are warranted. If measures are required they can be included in the offsite civil design and constructed at the Developer’s cost. - 6 - 2. Concern over excess noise during evenings. “All construction will be completed during the typical working hours in accordance with the applicable municipal bylaws.” 3. Concern over proximity of the proposed development to the southern neighbour’s driveway. “The access to the development can only be made on the frontage along Gilker Hill Road. There will be a 15.5 m (50 ft.) buffer from the driveway at 11195 Gilker Hill Road to the proposed access point, which is more than adequate.” 4. Concern over the lack of cross-access easement to the southern neighbour’s property. “As the City is aware, numerous offers were made to establish a cross-easement (wherein the Developer offered a reciprocal access easement and monetary compensation in exchange for a sewer easement) with the owner of 11195 Gilker Hill Road, but were refused. In response to the accusation that the Developer is blocking the neighbour from developing his own land, it is clear that the owner has adequate frontage along Gilker Hill Road to develop townhouses and is in no way being obstructed by the proposed development.” Such access would, however, require the removal of the existing large home. 5. Concern over pedestrian traffic between adjacent townhouse developments. “Discussions from the Development Information Meeting included possible unwanted connections through neighbouring developments due to the areas being cleared. Further development of the landscape plans will include native screening plantings in the community amenity areas to ensure pedestrian traffic is kept to the preferred corridors.” 6. Concern over lack of privacy for adjacent developments. “Based on the topographic survey and proposed grading plan, the proposed development is lower than the adjacent property. A 1.8 m (6 ft.) tall fence (or retaining walls) is to be constructed at all backyards to maintain the privacy of the neighbouring properties. Dense trees and shrubs are proposed in the south west amenity space. In the Streamside Protection and Enhancement Area (SPEA) at the west end of the site, the invasive blackberry bushes will be removed and replaced with a dense array of trees and shrubs per the Environmental Restoration report, dated August 12, 2016. Furthermore, additional hedging and planting will be provided in areas where view corridors meet with adjacent neighbour’s windows and entrances. These plantings will include evergreen shrubs and trees to provide year-round screening.” 7. Concern that lands designated as Conservation are being developed. “A large portion of the site is being dedicated as Park based on numerous environmental reports and discussions with the City of Maple Ridge, including the portion of the site adjacent to the 11160 234A Street property. Any encroachments into the SPEA/Park setback have been negotiated with the Environmental section and will be compensated for with habitat enhancement/restoration methods approved by the City of Maple Ridge. We also note that the concerned parties do not share a property line with the subject site and are separated by a width of 20 m (66 ft.).” - 7 - 8. Concern that an earthquake could cause the forcemain and sanitary lift station to fail and impact the southern neighbour’s property. “The home on 11195 Gilker Hill Road will be approximately 3 m (9.8 ft.) to 4 m (13 ft.) above the elevation of the onsite road elevation of the subject site at 23539 Gilker Hill Road. Based on the current grading and servicing plans, in the event of an earthquake, there is no chance that the sanitary sewer drainage would impact their property.” 9. Concern over displacement of bears. “A large percentage of the site (~20-25%) is being dedicated as SPEA conservation area and will preserve the bears’ habitat along the creek. In addition, the removal of invasive species and replacement with native species will increase the health of the surrounding forest, providing for better, more suitable habitat for local wildlife.” vii. Advisory Design Panel: The Advisory Design Panel (ADP) reviewed the development plans for form and character of the proposed development and the landscaping plans at a meeting held on June 14, 2016. Following presentations by the project Architect and Landscape Architect, the ADP made the following resolutions:  Consider removal of front entry exterior hall and enhance entry expression for each unit  Consider traffic calming and enhance hardscape elements along main roadway with particular attention to park frontage  Consider variation of façades on end units  Consider the balance of materials from front of building to back  Consider refinement of grading for play area  Provide further grading details for overall site plan, including retaining wall information  Consider accessibility around site, in particular around play area  Consider mailbox location in regards to car access  Consider more interest in rubber surface area of playground  Consider further detail in rain garden, incorporating lawn drains  Consider removal of the handicap stall to further enhance play area  Consider switching amenity areas 3 and 4 and increasing the number of garden plots  Provide lighting plan The ADP concerns have been addressed appropriately and are reflected in the current plans (see Appendix E). A detailed description of how these items were incorporated into the final design will be the subject of a future report to Council. 4) Environmental Implications: The Environmental and Restoration Management Plan has been reviewed, including the Environmental Habitat Protection and Enhancement proposal, the Arborist Report, the Geotechnical Report, and the Stormwater Management Plan. The geotechnical consultant is to coordinate their recommendations with the environmental consultant, civil engineer, and arborist to ensure the - 8 - environmental objectives are achieved. Restoration measures with a cost estimate and security deposit are required, including a five-year maintenance period. It should be noted that although some areas are proposed to change designation fr om Conservation to Urban Residential, additional lands within the subject property will be placed under a Restrictive Covenant for habitat protection, and will be used for enhanced stormwater management and habitat areas. 5) Interdepartmental Implications: i. Engineering Department: The Engineering Department has identified that all the services required in support of this development do not yet exist. It will be necessary for the owner to enter into a Rezoning Servicing Agreement and provide the securities to do the required work in that Agreement. Required servicing will include:  Concrete curb and gutter along the frontage of the property and beyond to connect to the existing curb and gutter south of the site.  Catch basins for road drainage that replaces the current ditch and shoulder along the frontage.  Road widening on Gilker Hill Road to a modified collector standard across the frontage of the site and beyond to connect to the existing curb south of the site. This may include reconstruction of the exiting road where necessary. The modified standard does not allow on-street parking at this location due to the grades and curve of the road.  A new sanitary service connection.  A separated concrete sidewalk along the full frontage of the site and beyond to connect to the existing sidewalk south of the site. A new driveway letdown will be installed to the existing driveway to 11195 Gilker Hill and the asphalt access to this site will be removed from the City’s boulevard.  Onsite storm sewer services to be designed to meet the three-tier criteria for stormwater management, as outlined in the Watercourse Protection Bylaw and the Subdivision and Development Services Bylaw.  Street lighting and street trees to a collector standard.  Underground servicing for all utilities.  A new watermain service connection. The Engineering Department will provide the Developer with the City’s Traffic Calming Policy. The Developer’s Civil Engineer can evaluate against this Policy to determine if traffic calming measures are warranted. If measures are required they can be included in the offsite civil design and constructed at the Developer’s cost. ii. Parks Planning and Development: The Parks Planning and Development Section has reviewed the development a pplication and supports the conservation area dedication for watercourse protection purposes. iii. Fire Department: The Fire Department has identified that all onsite carriageways must be a minimum width of 6 m and rated to their specifications, which were provided to the developer. Signage indicating that the lanes are fire lanes and that no parking is permitted within the lanes is required. A unit directional addressing sign, which is visible day and night, is to be permanently mounted at the main entrance, - 9 - with additional directional signage at intersections within the development. A turn-around has been provided at the west end of the development to accommodate fire trucks. iv. Licences, Permits and Bylaws Department: The Licences, Permits and Bylaws Department has reviewed the development application and has provided comments related to Building Code requirements which have been provided to the developer. These comments will be reviewed again at the Building Permit stage. 6) School District Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. The School District responded on February 15, 2016, with the following information: “The proposed amendment to the Official Community Plan would affect the student population for the catchment areas currently served by Kanaka Creek Elementary and Garibaldi Secondary School. Kanaka Creek Elementary has an operating capacity of 554 students. For the 2015-16 school year, the student enrolment at Kanaka Creek is 614 students (110.89% utilization) including 422 students from out of catchment. Garibaldi Secondary School has an operating capacity of 1050 students. For the 2015-16 school year, the student enrolment at Garibaldi Secondary School is 688 students (65.49% utilization) including 348 students from out of catchment.” 7) Ministry of Transportation and Infrastructure As the subject property is located within 800 m of the Lougheed Highway, a referral was sent to the Ministry of Transportation and Infrastructure (MOTI). Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this time, the MOTI has granted preliminary approval for the rezoning application. 8) Intergovernmental Issues: i. Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local Government Act. The amendment required for this application, to designate the area around the watercourse as Urban Residential, is considered to be minor in nature. Additional lands within the subject property will be placed under a Restrictive Covenant for habitat protection, and will be used for enhanced stormwater management and habitat areas. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. - 10 - CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7284-2016, that second reading be given to Zone Amending Bylaw No. 7179-2015, as amended in this report, and that application 2015-253-RZ be forwarded to Public Hearing. “Original signed by Michelle Baski” _______________________________________________ Prepared by: Michelle Baski, AScT, MA Planner 1 “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by Frank Quinn” for _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7284-2016 Appendix D – Zone Amending Bylaw No. 7179-2015 Appendix E – Site Plan Appendix F – Example Building Elevations Appendix G – Landscape Plans DATE: Aug 21, 2015 2015-253-RZ BY: JV PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 23539 Gilker Hill Rd Legend !(Ponds \\Wetlands GPS Creek Centrelines Streams & Rivers (Topographic) Feature Type Indefinite Creek Centreline Ditch Centreline River Centreline Rivers & Lakes (Topographic) Feature Type Canal Flooded Land Lake/Reservoir Marsh River APPENDIX A DATE: Aug 26, 2015 2015-253-RZ BY: JV PLANNING DEPARTMENT SUBJECT PROPERTY City of Maple Ridge´ Scale: 1:2,500 23539 Gilker Hill Rd 2011 Image Legend \\Wetlands GPS Creek Centrelines Streams & Rivers (Topographic) Feature Type Indefinite Creek Centreline Ditch Centreline River Centreline Rivers & Lakes (Topographic) Feature Type Canal Flooded Land Lake/Reservoir Marsh River APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7284-2016 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7284-2016 2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 19 Except: Part Subdivided by Plan 39988; Section 16 Township 12 New Westminster District Plan 35398 and outlined in heavy black line on Map No. 934, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3.Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot 19 Except: Part Subdivided by Plan 39988; Section 16 Township 12 New Westminster District Plan 35398 and outlined in heavy black line on Map No. 935, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding/removing Conservation. 4.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of ,20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C BCP 3990 EP 81201 BCP 12855 BCP 12854 BCP 26661LMP 19141BCP 20491 BCP 4291 L MP 3 4939 BCP 3990 EPP 58026 BCP 26367 LMP 22646 BCP 16990 LMP 26964 BCP29908 BCP 41985EPP10513 LMP 9135BCP 26368BCP 12855BCP29910 EPP 56479B C P 2 9 9 0 9 234A ST.112B AVE.236 ST.112A AVE.113A AVE.112B AVE.GILKER HILL RD.111 A AVE. GRIFFEN ROAD 236 ST.236 ST.23345 235721126123595 11231 236102361111200111952359211377 23613234111114523552 23615236352 3 5 1 3 236102 3 5 0 7 11217 2341923601 1 1 3 5 5 11145 236172357711210 23414 11165 11221 2 3 5 0 1 11216 23436 11135 2364711306 23636236201 1 1 7 6 235822332523531236252357511290 23555 11160 2333723317 11125 2358523422 11135 236212364811211236232363011220 11206 11125 23565 236372363523542 2 3 4 1 0 11240 23597233852 3 4 1 9 235611 1 3 4 5 1 1 3 6 5 23628235192356211237 2353911291 23543235252354911207 236051 1 3 6 0 111 5 5 11281 234272355511296 2364911226 1122723605 236292353723418 1 1 3 3 5 11230 2356711251 23331 2362211316 234032358723622236601 7 11 8 2 38 3 7 16 4 4 1 12 2 3 Rem 1 5 8 37 9 PARK PARK 42 92 2 3 7 18 141 1 6 10 14 20 4 6 2 1 15 10 5 45 9 15 1 2 2 14 15 2226 7 7 22 B 6 13 Rem 19 10 2 4 13 12 228 8 1 36 44 Rem 25 11 23 6 35 5 12 1 43 11 32 PARK 27 6 3 21 2 3 34 2 5327 14 13 4039 1 19 4 31 11 15 24 16 2 4 33 Pcl. 'A' 3 26 PARK P 35398 BCP 21397 P 39988 BCP 12853 BCP 43448 BCP 24104 P 87143BCP 12853LMP 36163 RP 8298BCP29907 BCP 12853 BCP 25353 LM P 34938BCP 42841LMP 26965 BCP 3989 BCP29907 LMP 10784BCP 42842 BCP 2716 BCP 3989 B C P 4 2 9 0 L MP 3 4 9 3 8 BCP25876 BCP 27984 LMP 36163 BCS 4384 BCP 47825 BCP 12853BCP 2 5 3 5 3 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From: To: Conservation Urban Residential 7284-2016934 BCP 3990 EP 81201 BCP 12855 BCP 12854 BCP 26661LMP 19141BCP 20491 BCP 4291 L MP 3 4939 BCP 3990 EPP 58026 BCP 26367 LMP 22646 BCP 16990 LMP 26964 BCP29908 BCP 41985EPP10513 LMP 9135BCP 26368BCP 12855BCP29910 EPP 56479B C P 2 9 9 0 9 234A ST.112B AVE.236 ST.112A AVE.113A AVE.112B AVE.GILKER HILL RD.111 A AVE. GRIFFEN ROAD 236 ST.236 ST.23345 235721126123595 11231 236102361111200111952359211377 23613234111114523552 23615236352 3 5 1 3 236102 3 5 0 7 11217 2341923601 1 1 3 5 5 11145 236172357711210 23414 11165 11221 2 3 5 0 1 11216 23436 11135 2364711306 23636236201 1 1 7 6 235822332523531236252357511290 23555 11160 2333723317 11125 2358523422 11135 236212364811211236232363011220 11206 11125 23565 236372363523542 2 3 4 1 0 11240 23597233852 3 4 1 9 235611 1 3 4 5 1 1 3 6 5 23628235192356211237 2353911291 23543235252354911207 236051 1 3 6 0 111 5 5 11281 234272355511296 2364911226 1122723605 236292353723418 1 1 3 3 5 11230 2356711251 23331 2362211316 234032358723622236601 7 11 8 2 38 3 7 16 4 4 1 12 2 3 Rem 1 5 8 37 9 PARK PARK 42 92 2 3 7 18 141 1 6 10 14 20 4 6 2 1 15 10 5 45 9 15 1 2 2 14 15 2226 7 7 22 B 6 13 Rem 19 10 2 4 13 12 228 8 1 36 44 Rem 25 11 23 6 35 5 12 1 43 11 32 PARK 27 6 3 21 2 3 34 2 5327 14 13 4039 1 19 4 31 11 15 24 16 2 4 33 Pcl. 'A' 3 26 PARK P 35398 BCP 21397 P 39988 BCP 12853 BCP 43448 BCP 24104 P 87143BCP 12853LMP 36163 RP 8298BCP29907 BCP 12853 BCP 25353 LM P 34938BCP 42841LMP 26965 BCP 3989 BCP29907 LMP 10784BCP 42842 BCP 2716 BCP 3989 B C P 4 2 9 0 L MP 3 4 9 3 8 BCP25876 BCP 27984 LMP 36163 BCS 4384 BCP 47825 BCP 12853BCP 2 5 3 5 3 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Remove from Conservation on Schedule C 7284-2016935 CITY OF MAPLE RIDGE BYLAW NO. 7179-2015 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7179-2015." 2.That parcel or tract of land and premises known and described as: Lot 19 Except: Part Subdivided by Plan 39988; Section 16 Township 12 New Westminster District Plan 35398 and outlined in heavy black line on Map No. 1646 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 27th day of October, 2015. READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX D 23345 2341111135 1 1 3 6 0 23422 23436 235392358211145 11306 11230 2364911221 1122723620 23331 11125 1115 5 1 1 1 7 6 235312359211316 23625236051121723622 23660236302338511165 2 3 5 0 1 235612357211281 11291 11210 11226 2361723635236231 1 3 6 5 11160 23549235672357723601 2363511207 233251 1 3 7 7 234191 1 3 3 5 1 1 3 4 5 23525235751112511135 236132362111206 11216 23648236471121123628 11145 23414 11195 2355223555 2354311237 2360523615236102361123337 1 1 3 5 5 234272 3 4 1 0 23418 2 3 5 1 323519 2353723565 235952359711251 11296 2363611220 2363711231 23317234032 3 4 1 9 2 3 5 0 7 23542 2356223555235852358711261 2362211290 2362911200 1124023610112B AV E.112B AV E.234A ST.111 A AVE. GRIFFEN ROAD GILKER HILL RD.236 ST.236 ST.112A AV E .236 ST.113A AVE.PARK 2 4 P 353 98 5 9 11 26 RP 82983 15 11 1 7 15 37 PARK BCP299 07 1 279 BCP 12853 20 15 12 3 31 32 34 P 399 88 4 10 5BCP 39 89 1 24 15 BCP 21 397 1 2 2 6 12 BCP 43 448 41 33 42 2 2 44 LMP 34938PARK BCP 2 716 8 13 5 4 16 16 7 BCP 42 842 13 LMP 3 6163 14 38 2 1 PARKBCP 25353P 87143B C P 4 2 9 0 6 7 8 11 27 14 21 13 5 11 1 4 7 36 BCP258 76LMP 3 4 93843 2 3 LMP 1078445 26Pcl. 'A' Rem 1 9 1 2 3 BCS 4 384 7 Rem 1 BCP 39 8912 3 2 BCP 12853 6 19 18 8 LMP 3 6163 35 BCP29907 40 BCP 25 353 LMP 26 965 1 22 2 Rem 25 4 3 2 BCP 12853 3 39 B 286 BCP 47 825 10 2BCP 1285323 14 4 6 22 1 BCP 4284110 9 BCP 24 104 BCP 27 984 BCP 26367 BCP 16990 BCP 12855BCP 41985BCP 26661BCP29910 LMP 26964 BCP 12855LMP 22646 L MP 3 4 9 3 9 LMP 19141BCP 3990 BCP 4291 EPP10513 BCP29908 B C P29909 BCP 3990 LMP 9135 EP 81201 BCP 26368BCP 20491 BCP 12854 ´ SCALE 1:2 ,5 00 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RM-1 (Townhouse Residential) 7179-20151646 APPENDIX E APPENDIX F DP-2.3ABUILDINGELEVATIONSTYPE 'X' (BLOCK 3)A1-A-A-A-A1SCALE:1:10013A1 14A 15A 16A 17A1BLOCK3 FRONT 124.122.58 22.05 21.59 21.28FRONT 2 23.49 22.58 22.05 21.59 21.28REAR 126.56 26.4 25.87 25.41 24.32REAR227.32 25.64 25.11 24.65 22.5AVG. FIN.GRADE 25.3675 24.87333 24.34333 23.8833322.7BASEMENTELV. 23.95 23.04 22.51 22.05 21.75DIFFERENCE -1.4175 -1.83333 -1.83333 -1.83333 -0.95 UNIT '22D'UNIT '23C'UNIT '24C'UNIT '25D'FRONT ELEVATIONSCALE: 1:100 1348122166A6B7910131415MATERIALS LEGENDPROFILED ARCHITECTURAL ASPHALT SHINGLE ROOFINGSTAINED WOOD FINIALALUMINUM RWLS + GUTTERS PAINTED WOOD FASCIASPAINTED FIBER REINFORCED CEMENT PANELLING 1PAINTED FIBER REINFORCED CEMENT PANELLING 2 PAINTED WOOD + DOOR TRIMS 1PAINTED WOOD + DOOR TRIMS 2 STAINED WOOD SHUTTERS VINYL WINDOWSALUMINUM WINDOW BOX / PLANTERPAINTED / STAINED FIBERGLASS ENTRY DOORSTAINED WOOD POSTPROFILED HORIZONTAL VINYL SIDING SHAKE VINYL SIDINGDECORATIVE LIGHT FIXTURE INSULATED GARAGE DOORSCULTURED STONE5A6B111541236A789121314105B16WEST ELEVATIONSCALE: 1:100 UNIT '22D'SCALE: 1:100 REAR ELEVATIONUNIT '23C'UNIT '25D'UNIT '22D'UNIT '24C'14138126A5B11103EAST ELEVATIONSCALE: 1:100 UNIT '25D'DP-2.5ABUILDINGELEVATIONSTYPE 'U' (BLOCK 5)D-C-C-DSCALE:1:10022D23C 24C 25DBLOCK5 FRONT 1 20.7921.1721.56 21.87FRONT 2 20.7921.1721.56 22.57REAR 119.66 19.35 20.57 21.8REAR218.75 19.35 20.57 23.02AVG. FIN.GRADE 19.9975 19.95667 20.9 22.46333BASEMENTELV. 18.24 18.62 19.01 19.31DIFFERENCE -1.7575 -1.33667 -1.89 -3.15333 UNIT '42B'UNIT '43A1'UNIT '41A2'SCALE: 1:100 FRONT ELEVATION7131045A8122166A6B91514MATERIALS LEGENDPROFILED ARCHITECTURAL ASPHALT SHINGLE ROOFINGSTAINED WOOD FINIALALUMINUM RWLS + GUTTERS PAINTED WOOD FASCIASPAINTED FIBER REINFORCED CEMENT PANELLING 1PAINTED FIBER REINFORCED CEMENT PANELLING 2 PAINTED WOOD + DOOR TRIMS 1PAINTED WOOD + DOOR TRIMS 2 STAINED WOOD SHUTTERS VINYL WINDOWSALUMINUM WINDOW BOX / PLANTERPAINTED / STAINED FIBERGLASS ENTRY DOORSTAINED WOOD POSTPROFILED HORIZONTAL VINYL SIDING SHAKE VINYL SIDINGDECORATIVE LIGHT FIXTURE INSULATED GARAGE DOORSCULTURED STONE5A6B111541236A789121314105B16NORTH ELEVATIONSCALE: 1:100 UNIT '41A2'REAR ELEVATIONSCALE: 1:100 UNIT '42B'UNIT '43A1' UNIT '41A2'145A8126A5B11103SOUTH ELEVATIONSCALE: 1:100 UNIT '43A1'DP-2.10ABUILDINGELEVATIONSTYPE 'T' (BLOCK 10)A1-B-A1SCALE:1:10041A142B 43A1BLOCK10 FRONT 1 33.7 33.7 33.01FRONT 2 34.14 33.7 33.09REAR 136.46 35.85 35.42REAR236.46 35.85 34.33AVG. FIN.GRADE 35.19 35.13333 34.28BASEMENTELV. 33.9 33.9 33.3DIFFERENCE -1.29 -1.23333 -0.98 APPENDIX G Cedar Round LogsSmooth Finish. Top ofuprights to be routed to10mm radius.Fasten grouped logs together100mm(4")Aggregate base(19mm Minus "Road Mulch")Compacted to 95% MPDCompacted subgradeCompacted to 95% MPD100~600VariesMin 300450300~500Adjacent surface100Notes:1. Ø300mm milled cedar round logs to be imported to site for allstepping stumps east and west of hill slide.2. Apply end sealer to below grade end cuts.2. Size of log uprights as per plan.Cedar Edge LogsInside edge of hill slidestepping stump stairs to beproud 300mm of stair with 45degree angle.300Finished gradeSand Play Area10mm Landsafe wearing course40mm Landsafe base mat150mm base course permeableaggregate compacted to 95% MPD.Slope towards drainage pipeExisting subgrade compacted to95%MPDApproved structural fill compactedto 95% MPD. Depth variesRubber surface play area50Varies300Ø100 perforated pipePea gravel to surroundperforated pipe.10mm Landsafe wearing course40mm Landsafe base mat150mm base course permeableaggregate compacted to 95% MPD150450Approved structural fill compactedto 95% MPD. Depth variesBackfill with clean material / growingmedium and hydroseed (typ).Max slope at 1 in 3Approved structural fill compactedto 95% MPD. Depth variesExisting subgrade compacted to95%MPDRubber surface play areaPlace geotextile between sub gradeand structural fill materials as shownCopyright reserved. This drawing and design is the property ofvan der Zalm + associates inc. and may not be reproduced orused for other projects without permission.Location:23539 GILKER HILL ROADMAPLE RIDGE, B.C.Drawn:VDZ Project #:Project:KANAKA HILL TOWNHOMESNo.Drawing Title:REVISIONS TABLE FOR DRAWINGSDescriptionDateScale:Approved:Drawing #:Checked:Stamp:CONTRACTOR SHALL CHECK ALL DIMENSIONSON THE WORK AND REPORT ANYDISCREPANCYTO THE CONSULTANT BEFORE PROCEEDING.ALL DRAWINGS AND SPECIFICATIONS ARE THEEXCLUSIVE PROPERTY OF THE OWNER ANDMUST BE RETURNED AT THE COMPLETION OFTHE WORK. ALL REZONING/DP/PPA/FHA/BPDRAWINGS MUST NOT BE PRICED FORCONSTRUCTION UNLESS LABELED ISSUED FORTENDER/CONSTRUCTION.By:F 604.882.0042P 604.882.0024V1M 4B9Suite 1, 20177 97th Avenue Langley, British Columbiainfo@www.vdz.ca van der Zalm + associates inc.Landscape ArchitectureUrban DesignParks & Recreation Environmental Consulting++1Oct 30, 2015DJIssued for Development PermitDP2015-2724"x36"Original Sheet Size:MVDZDJDJPC2Mar 28, 2016DJRe-issued for DP3May 18, 2016DJRe-issued for DP4June 22, 2016DJResponse to DP comments5July 20, 2016DJRe-issued for DP\\VDZ-SERVER\PROJECTS\DEVELOPMENT PERMITS\ACTIVE\DP2015-27 KANAKA HILL TOWNHOMES\DWG\SHEETS\DETAILS.DWGAS SHOWNLD-01DETAILS1Scale 1:1HILL SLIDE2Scale 1:1LOG STUMP WALL/STEPS3Scale 1:1PLAYWORKS PLAY STRUCTURE4Scale 1:1SAND PLAY AREA5Scale 1:1RUBBER SURFACINGProduct: Jambette - J3-15034-5BSupplier: Baldwin Site ElementsContact:Adrienne CastellonPhone:604 424 4168Colour: TBDNotes:1. Product Supplied by CMR, Installed by Contractor.2. Finished grades adjacent slide to be less than300mm below slide bed.3. To be installed as per manufacturers specifications.Product: Kompan M582Supplier: RecTec IndustriesContact:Sheldon StanleyPhone:604 940 0067Colour: TBD 2"x4" Cedar Timber-Typ.Notch Adjacent Beam 1/4"and Toe Nail to Secure4"x6" BeamCut-through PostsWrought Iron Rings-Typ.1" Square Bent SteelPainted Black6"x6" Rough Cut Timber-Typ.RedwoodStainedStainless Steel Cable1" Width Attached to 4"x6"with BoltCustom Redwood SwingStainedw/ Wrought Iron Arm RestStone VeneerMatch ArchitecturalConcrete FootingNote:1. Fence to be constructed in conformance with the Morgan Creek Design G2. Ensure all fasteners exposed to weather are hot-dipped galvanized to p6002000NOTES:1. Contractor to provide 1L sample of crushed granite material for approval bylandscape architect prior to installation.2. Ensure top of Trex board meets flush with crushed granite pathways.3. Refer to Trex board anchor detail.4. Minimum 2% cross slope.NOTES:1. Lawn to be 25mm below top of edger board.2. Trex Edger2.1. Model: Trex Escapes2.2. Color: PewterCrushed GraniteTrex 25mm x 150mm orApproved EqualGrowing medium50mm x 100mm PT WoodStake (Recycled wood) every1200mm O.C. attached to Trexwith 100mm galvanized nailsExisting soil100mm Crushed GraniteCompacted geotextile fabric50mm x 100mm PressureTreated Wood StakeTrex Edge 25mm x 150mm withstakeExisting soil150mm Aggregate base (19mmminus) Compacted to 95% MPD18422588 o.c.1501001756CLCLPL2588 O.C.variesPLANNote:1. Fence to be constructed in conformance with the Morgan Creek Design Guildelines part 3.12.2. Ensure all fasteners exposed to weather are hot-dipped galvanized to prevent staining.PLAN6"x6" Cedar Posts2"x6" Cedar Cap with 4Sided 45°. Bevelled TopTreatment to PreventEndgrain Rot2"x6" Cedar Top Rail2"x4" Cedar Support Rails1"x6" Rough Cut CedarBoards. Alternate andoverlap1" (25mm)1"x1" Cedar Cant Strip2"x4" Cedar Bottom RailsCentred on Posts12"Ø Concrete Footing toExtend 18" Below GradeConcrete collar. Do notencase bottom of post. Atleast 1" (25mm) exposedbelow concrete footing150mm Gravel Subbase19mm minus @ 95%MPD2"x6" Cedar CapNotes:1. Boulders will completely cover all exposedareas of fabric2. Contractor to layout and paint centerline ofriver featureMaximum width variesExisting sub-grade300mm-450mm boulders with25mm clear round rock top dressto fill uncovered areaNilex 801 Landscape Fabric. Installper manufacturer specificationsPlanting As ShownPlant as shown on plant listRiver Pump Sand (300mm Depth)Naturalized PlantingsNaturalized PlantingAllan Block Retaining Wallalong Rear YardExisting sub-grade300mm-450mm boulders with25mm clear round rock top dressto fill uncovered areaPlanting As ShownPlant as shown on plant listLawn basinNotes:1. Boulders will completely cover all exposedareas of fabric2. Contractor to layout and paint centerline ofriver featureMaximum width variesNaturalized PlantingsNaturalized PlantingWeir, refer to civilCopyright reserved. This drawing and design is the property ofvan der Zalm + associates inc. and may not be reproduced orused for other projects without permission.Location:23539 GILKER HILL ROADMAPLE RIDGE, B.C.Drawn:VDZ Project #:Project:KANAKA HILL TOWNHOMESNo.Drawing Title:REVISIONS TABLE FOR DRAWINGSDescriptionDateScale:Approved:Drawing #:Checked:Stamp:CONTRACTOR SHALL CHECK ALL DIMENSIONSON THE WORK AND REPORT ANYDISCREPANCYTO THE CONSULTANT BEFORE PROCEEDING.ALL DRAWINGS AND SPECIFICATIONS ARE THEEXCLUSIVE PROPERTY OF THE OWNER ANDMUST BE RETURNED AT THE COMPLETION OFTHE WORK. ALL REZONING/DP/PPA/FHA/BPDRAWINGS MUST NOT BE PRICED FORCONSTRUCTION UNLESS LABELED ISSUED FORTENDER/CONSTRUCTION.By:F 604.882.0042P 604.882.0024V1M 4B9Suite 1, 20177 97th Avenue Langley, British Columbiainfo@www.vdz.ca van der Zalm + associates inc.Landscape ArchitectureUrban DesignParks & Recreation Environmental Consulting++1Oct 30, 2015DJIssued for Development PermitDP2015-2724"x36"Original Sheet Size:MVDZDJDJPC2Mar 28, 2016DJRe-issued for DP3May 18, 2016DJRe-issued for DP4June 22, 2016DJResponse to DP comments5July 20, 2016DJRe-issued for DP\\VDZ-SERVER\PROJECTS\DEVELOPMENT PERMITS\ACTIVE\DP2015-27 KANAKA HILL TOWNHOMES\DWG\SHEETS\LD-02 DETAILS.DWGAS SHOWNLD-02DETAILS1Scale 1:20HARDING SWING2Scale 1:10CRUSHED GRANITE PATHWAY3Scale 1:1CEDAR FENCE4Scale 1:25BIO-SWALEPRECEDENT IMAGE5Scale 1:25LAWN BASIN SECTION- TYPICAL - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: October 3, 2016 and Members of Council FILE NO: 2011-081-SD FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First, Second and Third Reading Slatford Local Area Service Bylaw No. 7270-2016 23821 through 23888 103A Avenue; 10262 through 10347 238A Street; 10260 through 10339 Wynnyk Way; and 23856 through 23952 104 Avenue (even numbers only) EXECUTIVE SUMMARY: The developer of the subject properties, located at 23821 through 23888 103A Avenue, 10262 through 10347 238A Street, 10260 through 10339 Wynnyk Way, and 23856 through 23952 104 Avenue (even numbers only) has made a formal petition, per the Community Charter, Part 7, Division 5, 211 (1)(a), requesting that the City provide a Local Area Service (LAS) Bylaw specific to those properties benefitting from the bioswales. The service is for enhanced landscape maintenance of bioswales within the dedicated parkland adjacent to the development. The LAS bylaw will require the future property owners of the 68 single family lots to pay an annual fee as a Local Service Tax for these bioswale maintenance areas within the dedicated park land adjacent to the development. A concurrent rezoning application (2011-081-RZ) was granted final reading on January 12, 2016, and the subdivision was approved on February 26, 2016. LAS bylaws have previously been applied in other areas of Maple Ridge, predominantly in growth areas such as Silver Valley and Albion to fund enhanced landscaping maintenance areas. Staff will be preparing an information report to Council in the near future outlining the current practices and performance of LAS bylaws. RECOMMENDATIONS: 1.That a Local Area Service Bylaw, as formally petitioned by the developer of the lands referred to as ‘Slatford’, and per the Community Charter, Part 7, Division 5, 211 (1)(a), be authorized for the enhanced landscape maintenance costs to be levied on the benefitting properties; and further, 2.That Slatford Local Area Service Bylaw No. 7270-2016 be given first, second and third readings. DISCUSSION: a)Background Context: The subject properties were rezoned on January 12, 2016, and the subdivision was approved on February 26, 2016, for the creation of 68 single family lots (see Appendices A and B). The lots will be accessed from 104 Avenue, and the newly constructed 103A Avenue, 238A Street, and Wynnyk Way. 1104 - 2 - The development of the property involved the relocation and enhancement of reaches of both Spencer and Mainstone Creeks at their confluence. The proposed riparian area enhancements and park dedication are proposed to improve the natural habitat by providing a treed riparian corridor. As part of the environmental compensation works to offset the reduction in watercourse setbacks and relocation of the watercourses, the applicant has proposed to create enhanced bioswales within the park land that was dedicated as part of the agricultural buffer, adjacent to the Albion Sports Fields and south of the development. These bioswales are intended to provide biofiltration of road run-off and assist with providing natural recharge for stormwater management. b) Desired Outcomes: An LAS bylaw is required for the bioswales within the dedicated park land. The developer has made a formal petition, per the Community Charter, Part 7, Division 5, 211 (1)(a), requesting the City provide an LAS bylaw, specific to those properties benefitting from the bioswales. Morningstar Homes Ltd., the developer of the subject properties, will be responsible for the bioswale installation costs and maintenance costs, ensuring 100% survival, for the first two years after completion of planting. The costs for ongoing maintenance in subsequent years will then be provided by the 68 property owners. The cost recovery method will be through the collection of 100% of the enhanced bioswale maintenance costs as a Local Area Service Tax. c) Slatford Bioswale Area Requirements: The bioswale maintenance areas include the bioswales adjacent to the Albion Sports Fields, and to the south of the development. These areas are identified on the LAS Bylaw Map (see Appendix C - Schedule A). The planting concept for these landscape areas is for enhanced natural areas that will be planted with a variety of native trees and shrubs. The recommended procedures and frequencies for maintenance is provided in Schedule B of Appendix C. This standard is for preservation of natural conditions, with weeds and debris removed periodically. The standard includes maintaining areas to preserve natural plantings in a natural condition. Morningstar Homes Ltd. has provided a cost estimate for the yearly maintenance of $9,000.00 per year after the initial two-year maintenance period (see Appendix C - Schedule B). The planting plan for the bioswales was prepared by PMG Landscape Architects and is attached to the LAS bylaw (see Appendix C - Schedule C). Engineering plans prepared by D.K. Bowins and Associates Inc. for the trail within the LAS areas are attached to the LAS bylaw (see Appendix C - Schedule D). d) Citizen Implications: A copy of the developer’s petition is attached (see Appendix D). The estimated cost of the petitioned service will be $132.35 per year for each residential lot of the 68 lots in the Slatford Local Area Service. It is anticipated that this charge will start in 2019, after the completion of the two-year maintenance period required from the developer. Potential buyers prior to 2019 will be advised of the future charge through a notation on the Property Tax Information Sheet. Once the charge comes into effect, the cost will be included in the annual property tax statement. The developer has also assured the City that they will be informing lot purchasers of the future LAS charge. - 3 - e) Interdepartmental Implications: Parks and Operations Departments: The enhanced landscaping maintenance requirements for the bioswale areas within the dedicated park land are in excess of the funded base level of maintenance provided throughout Maple Ridge, and therefore would be unfunded by the City. LAS bylaws have been established in several other areas in the City, including Albion and Silver Valley, to fund enhanced landscaping maintenance areas. Such maintenance would likely be undertaken by a private contractor under the direction of the City. Finance Department: The Property Tax section of the Finance Department will impose the cost of this service as a levy and place the notation on the tax roll of the benefitting property owners, anticipated to begin in 2019. CONCLUSION: It is recommended that the formal petition by the developer for a Local Area Service be authorized by Council for the bioswale maintenance costs to be levied on the benefitting properties; and that first, second, and third readings be given to the Slatford Local Area Service Bylaw No. 7270-2016. “Original signed by Michelle Baski” ____________________________________________ Prepared by: Michelle Baski, M.A., AScT Planner 1 “Original signed by Christine Carter” ____________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by David Boag” ____________________________________________ Approved by: David Boag Director of Parks & Facilities “Original signed by Frank Quinn” ____________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services “Original signed by Frank Quinn” for ____________________________________________ Concurrence: Ted Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Photo Appendix C – Local Area Service Bylaw No. 7270-2016 Appendix D – Petition for Local Area Service DATE: Sep 13, 2016FILE: 2011-081-SD BY: PC PLANNING DEPARTMENT´ Scale: 1:2,500 SLATFORD PLACE & 104 AVENUELegend Stream Canal Edge Ditch Centreline Edge of River Edge of Marsh Indefinite Creek River Centreline Canal Lake or Reservoir Marsh River APPENDIX A City of PittMeadows District of Langley District of MissionFRASER R. ^ DATE: Sep 13, 2016 FILE: 2011-081-SD BY: PC PLANNING DEPARTMENT´ Scale: 1:2,500 SLATFORD PLACE & 104 AVENUE Aerial Imagery from the Spring of 2015 APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7270-2016 A Bylaw to authorize a municipal service to maintain enhanced landscape areas; to define the benefitting lands; and to establish that the cost of the municipal service shall be borne by the owners of real property within such defined area. WHEREAS, Council has been petitioned to provide a municipal service pursuant to Division 5, Section 210 of the Community Charter S.B.C. 2003, c.26 (the “Community Charter”); AND WHEREAS the Corporate Officer has certified that the petition received for the municipal services does constitute a sufficient and valid petition; AND WHEREAS it is deemed expedient to proceed with the works; AND WHEREAS the “Maple Ridge Local Area Service Policy”, as amended, provides that the cost o f providing a municipal service shall be recoverable from each of the existing parcels of land and all future lots created by subdivision of the parcels, specifically: Lots 1 – 68 District Lot 405 Group 1 New Westminster District Plan EPP56457 that will benefit from the service. NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1.This Bylaw may be cited as “Slatford” Local Area Service Bylaw No. 7270-2016”. 2.The contents of Schedules “A”, “B” “C” and “D” attached hereto are hereby declared to be made an integral part of this Bylaw. 3.The Local Area Service of the City for the benefit of which the enhanced landscape areas are to be maintained as a municipal service are defined as the hatched areas on the attached Schedule “A”. 4.The recommended procedures and frequencies for maintenance and Annual Charges are described on the attached Schedule “B”. 5.The Enhanced Landscape area planting plans “Bioswale Landscape Plan”, drawings L2 and L6, by PMG Landscape Architects; are attached as Schedule “C”. 6.The Enhanced Landscaping area engineering drawings: Roadworks for 238A Street and Wynnyk Way, by D.K. Bowins and Associates Inc. are attached as Schedule “D”. 7.This bylaw shall take effect as of the date of adoption hereof. READ a first time the day of , 2016. READ a second time the day of , 2016. READ a third time the day of , 2016. ADOPTED, the day of , 2016. _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 103A AVE.WYNNYK WAY238A ST.104 AVE.SLATFORD PL.10273 1032523877 10406 2394410276 2388810312 10390 2393610316 10380 10280 10410 2396010302 10337 10266 10337 238852383710415 239392394310274 10284 1026810265 10309 2387610338 10299 10343 2390223986239222395210263 23933238432387310301 10315 2382723947238822395110307 238832385510267 1032023831238492388923866 10260 10331 238612387923895 10293 10423 10300 10279 2385610309 10275 10350 2382 1 10324 10347 1042210428 1037023886 10281 10291 239482386710292 10416 10320 10296 104311038923942 10317 10329 10262 10339 10308 10323 10261 10330 8 19 65 375 31 269 51 273274 18 1 62 2 46 40 270276 32 PARK 11 1 25 27 29 10 374 59 14 33 24 PARK 17 12 275 50 63 PARK 21 3 5 48 53 15 PARK 55 2 268 45 2 272 1 13 S 5.25 CHAINS OF J PARK 57 66 37 56 43 16 23 64 26 34 38 41 36 60 373 6 35 271 30 5 22 27842 68 PARK 47 20 4 49 4 67 7 28 58 9 52 3 54 61 376 39 4 44 277 EPP 56456 L M P 3 5 0 3 0 EPP 56457 BCP 45800BCP 10009EPP 56457(EPS 763)EPP 56457L M P 3 5 0 3 0 P 77828 P 60014 EPP 56457 EPP 56456 RP 9287F P 82384 EPP 56457BCP 10009 BCP 46162BCP 10011104 AVE.SLATFORD PL.´ SCALE 1:2,500 MAPLE RIDGE LOCAL AREA SERVICE BYLAWBylaw No. Enhanced Landscape Areas Original Lot Boundary 7270-2016 "Schedule A" Schedule A to Appendix C CITY OF MAPLE RIDGE LOCAL AREA SERVICE BYLAW NO. 7270 - 2016 SCHEDULE “B” Class of Work: The establishment, maintenance and replacement of enhanced bioswales indicated by bold outline on Schedule “A” are to be maintained as per the attached recommended procedures and frequencies. Annual Charge: The Annual Charge is based on a per lot basis for each of the 68 lots listed below: Lots 1 – 68 District Lot 405 Group 1 New Westminster District Plan EPP56457 of $132.35 starting in 2019. The charges established under this Bylaw shall be specifically charged against the parcels benefitting from the work, payable by a per lot basis levied year by year. The Annual Charge Adjustment: The annual charge will be reviewed each year by the Parks and Operations Departments, and adjusted accordingly to reflect any change in maintenance requirements or costs, and to reflect any increase in the Consumer Price Index (CPI) for Vancouver, BC for the immediately preceding year, as provided by Statistics Canada. Schedule B to Appendix C MATCH LINEMATCH LINEGRAVEL POCKETIN RUN-OFF AREAMATCH LINEMATCH LINEGRAVEL SWALE:REFER TOCIVIL DRAWINGSEXISTING PATHWAYEXISTING PATHWAYNEW 6' HT. SOLID WOOD FENCEINSTALLED AS PART OF SINGLEFAMILY DEVELOPMENT.HYDROSEED WITH NATIVEGRASS AND WILDFLOWER MIXHYDROSEED WITHNATIVE GRASS ANDWILDFLOWER MIXEXISTING CHAINLINKFENCE TO BEREMOVEDGRAVELPATHWAYMATCH LINEMATCH LINEGRAVEL POCKETIN RUN-OFF AREAMATCH LINEMATCH LINEGRAVEL SWALE:REFER TOCIVIL DRAWINGSBOULDERSGRAVEL PATHWAYEXISTING PATHWAYNEW 6' HT. SOLID WOOD FENCEINSTALLED AS PART OF SINGLEFAMILY DEVELOPMENT.HYDROSEED WITH NATIVE GRASSAND WILDFLOWER MIXHYDROSEED WITHNATIVE GRASS ANDWILDFLOWER MIXEXISTING CHAINLINKFENCE TO BE REMOVEDNEW GRAVEL PATHWAY TOCONNECT TO EXISTINGALBION SPORTS COMPLEXPATHWAYGRAVEL PATHWAYGRAVEL AND COBBLE SWALEBOULDERSPLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAMEPLANT SCHEDULEKEY QTYTREE15ACER MACROPHYLLUMBROADLEAF MAPLE1.2M HT.12 ALNUS RUBRARED ALDER1.2M HT.18 CRATAEGUS DOUGLASIIBLACK HAWTHORN1.2M HT. CLUMP FORM6 MALUS FUSCAPACIFIC CRABAPPLE1.2M HT. CLUMP FORM9 PINUS MONTICOLAWESTERN WHITE PINE1.2M HT.1 PRUNUS EMARGINATABITTER CHERRY1.2M HT.2 PSEUDOTSUGA MENZIESIIDOUGLAS FIR1.2M HT.21 SALIX LUCIDA SPP. LASIANDRAPACIFIC WILLOW1.2M HT. CLUMP FORM10 THUJA PLICATAWESTERN RED CEDAR1.2M HTSHRUB170 CORNUS SERICEA 'KELSEYI'KELSEY DWARF DOGWOOD#2 POT; 50CM282 MAHONIA AQUIFOLIUMOREGON GRAPE#3 POT; 50CM173 MAHONIA NERVOSADULL OREGON GRAPE#2 POT82 RIBES SANGUINEUM 'KING EDWARD VII'RED FLOWERING CURRANT#3 POT26 SYMPHORICARPOS DOORENBOSII CORAL BERRY CORAL BERRY#2 POT; 30CM 136 VACCINIUM OVATUMEVERGREEN HUCKLEBERRY#3 POT; 60CMGRASS104 CAREX 'THE BEATLES'BEATLES SEDGE#1 POT79 CAREX ROSTRATABEAKED SEDGE#1 POT; 30CM597 JUNCUS EFFUSUSCOMMON RUSH#1 POTGC420 GAULTHERIA SHALLONSALAL#1 POT; 20CM114 POLYSTICHUM MUNITUMWESTERN SWORD FERN#2 POTNOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PERCNLA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINERMEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BYLANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTENAPPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BEREJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPESTANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPESTANDARD'S LATEST EDITION. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERYPMG PROJECT NUMBER: 15-013BIOSWALEBIO-SWALELANDSCAPE PLANL215.JAN.271:200CLGCLGMCYCHK'D:15013-8.ZIPDRAWN:DESIGN:SCALE:DATE:PMG PROJECT NUMBER:15-013OF 6DRAWING TITLE:MAPLE RIDGE, B.C.PROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATEDR.STAFFORD PL. & 104TH AVE.SEAL: Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.cCLIENT:Burnaby, British Columbia, V5C 6G9p: 604 294-0011 ; f: 604 294-0022Suite C100 - 4185 Still Creek DriveWYNNBROOK DEV'L1 15.JAN.21NEW SITE PLANCLG215.JAN.30 ADDITIONAL PLANTING IN SOUTHEAST MCY3 15.JUN.09RIPARIAN FENCE4 15.NOV.26 NEW SITE PLAN / COMMENTSDO5 16.FEB.29CITY COMMENTSDO6 16.MAY.30 REVISED PER CITY COMMENTSDO7 16.JUL.28 REVISE RAIL FENCE PER COMMENTS DORIPARIAN - BIOSWALEMORNINGSTAR HOMESSchedule C to Appendix C Schedule D to Appendix C APPENDIX D 1 of 1 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: October 3, 2016 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: 2016 Council Expenses EXECUTIVE SUMMARY In keeping with Council’s commitment to transparency in local government, the attached Schedule lists Council expenses to the end of August 2016. 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. RECOMMENDATION: Receive for information Discussion 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 Paula Melvin” ________________________________________ Prepared by: Paula Melvin 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 1171 Month of Event Reason for expense Conferences & Seminars Community Events Mileage / Parking Cell Phones / iPads Totals Bell, Corisa January iPad charges 39.59 Ridge Meadows South Asian Cultural Society Gala 95.00 Mileage 470.38 February iPad charges 18.19 March iPad charges 18.19 April iPad charges 18.19 May iPad charges 18.19 LMLGA Conference 986.41 June Maple Ridge Community Foundation Dinner 45.00 iPad charges 18.19 July iPad charges 103.79 August September UBCM Conference 755.00 October November December 1,741.41 140.00 470.38 234.33 2,586.12 Duncan, Kiersten January Cell phone charges 43.62 iPad charges 18.19 Ridge Meadows South Asian Cultural Society Gala 95.00 February Cell phone charges 54.32 iPad charges 18.19 March Cell phone charges 42.80 iPad charges 39.59 Attendance at meetings - parking 14.29 April Cell phone charges 43.70 iPad charges 39.59 Attendance at meetings - parking 14.29 May Cell phone charges 42.80 iPad charges 39.59 LMLGA Conference 1,033.10 June Cell phone charges 42.95 Making Cities Liveable Conference 2,202.87 iPad charges 119.84 July Cell phone charges 144.60 iPad charges 18.19 August Cell phone charges 42.80 September October November December 3,235.97 95.00 28.58 750.77 4,110.32 2016 Council Expenses Month of Event Reason for expense Conferences & Seminars Community Events Mileage / Parking Cell Phones / iPads Totals Masse, Bob January February March April May MR Community Foundation Citizen of the Year 125.00 June Making Cities Liveable Conference 767.67 July August September October November December 767.67 125.00 - - 892.67 Read, Nicole January Cell phone charges 42.96 iPad charges 21.40 Ridge Meadows South Asian Cultural Society Gala 95.00 February Cell phone charges 43.28 iPad charges 21.40 Ridge Meadows Chamber Business Excellence Awards 95.00 March Cell phone charges 43.92 iPad charges 42.80 April Cell phone charges 51.79 iPad charges 21.40 May MR Community Foundation Citizen of the Year 125.00 Cell phone charges 42.80 iPad charges 21.40 LMLGA Conference 987.68 June Cell phone charges 44.22 iPad charges 21.40 July Cell phone charges 42.80 iPad charges 21.40 August Cell phone charges 43.70 September UBCM Conference 750.00 October November December 1,737.68 315.00 - 526.67 2,579.35 Month of Event Reason for expense Conferences & Seminars Community Events Mileage / Parking Cell Phones / iPads Totals Robson, Gordy January iPad charges 5.35 Ridge Meadows South Asian Cultural Society Gala 95.00 February Ridge Meadows Chamber Business Excellence Awards 95.00 iPad charges 18.19 March iPad charges 5.35 April iPad charges 5.35 May iPad charges 5.35 Maple Ridge Pitt Meadows Chamber Luncheon 45.00 LMLGA Conference 1,031.47 June iPad charges 18.19 July iPad charges 18.19 August September October November December 1,031.47 235.00 - 75.97 1,342.44 Shymkiw, Tyler January Cell phone charges 42.80 iPad charges 18.19 Ridge Meadows South Asian Cultural Society Gala 95.00 February Cell phone charges 42.80 iPad charges 18.19 Ridge Meadows Chamber Business Excellence Awards 95.00 March Cell phone charges 42.80 iPad charges 18.19 Vancouver Airport Authority Luncheon 65.00 April iPad charges 18.19 May iPad charges 18.19 LMLGA Conference 1,059.53 MR Community Foundation Citizen of the Year 125.00 Attendance at meetings - parking 21.67 June iPad charges 18.19 July iPad charges 18.19 August September October November December 1,059.53 380.00 21.67 255.73 1,716.93 Month of Event Reason for expense Conferences & Seminars Community Events Mileage / Parking Cell Phones / iPads Totals Speirs, Craig January Cell phone charges 42.95 iPad charges 18.19 Ridge Meadows South Asian Cultural Society Gala 95.00 February Cell phone charges 42.80 iPad charges 18.19 March Cell phone charges 43.47 iPad charges 49.09 April Cell phone charges 47.00 iPad charges 39.59 May Cell phone charges 42.80 iPad charges 39.59 LMLGA Conference 1,040.48 MR Community Foundation Citizen of the Year 125.00 June Cell phone charges 43.32 FCM Conference 2,341.32 Maple Ridge Community Foundation Dinner 45.00 iPad charges 61.10 July Cell phone charges 44.37 iPad charges 71.29 August Cell phone charges 44.82 September October November December 3,381.80 265.00 - 648.57 4,295.37 Totals 12,955.53 1,555.00 520.63 2,492.04 17,523.20 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: October 3, 2016 and Members of Council FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Town Centre Incentive Program Review, Revitalization Tax Exemption Agreement Authorization EXECUTIVE SUMMARY: Since January 2011, the Town Centre Incentive Program has been providing residential and commercial incentives to help implement the Town Centre Area Plan. Originally in place through 2013, Council extended the commercial portion of the program through 2014, and then again through 2015 and 2016. The Program will be coming to an end on December 30, 2016. This report is intended to provide a summary of program results to allow Council to consider the program’s approaching expiry date. Additionally, and as a legislative formality, Council approval is required annually to authorize tax exemptions for eligible projects in both the Town Centre Incentive Program, and the Employment Lands Incentive Program. RECOMMENDATION: a.That the Corporate Officer be authorized to execute Revitalization Tax Exemption Agreements with the applicable property owners listed in Schedule A, as attached to the staff report “Town Centre Investment Incentive Program Review, Revitalization Tax Exemption Agreement Authorization” dated October 3, 2016; b.That the Town Centre Investment Incentive Program be allowed to expire for building permits issued after December 30, 2016. DISCUSSION: a)Background Context: The three-year Town Centre Incentive Program was first implemented in 2011. The program focused on encouraging density and accelerating development in the accordance with the Town Centre Area Plan. In 2013 Council extended the commercial component through 2014 and allowed the residential portion to expire. Council then extended this commercial-only program again for 2015 through 2016. At the same time, Council endorsed the Employment Lands Incentive Program for 2015 through 2018 to support implementation of the Commercial and Industrial Strategy and attract high-value jobs. The programs were structured to provide both upfront incentives to ease development costs, and longer term financial support for property owners. 1172 PROGRAM SUMMARIES Since the Town Centre Incentive Program was first implemented, 115 projects have been supported, bringing over $100 million of construction value to the Town Centre Area. Sixty-five percent of this value came through new construction, with the remainder generated by improvements. Through this program 821 new residential units have been completed, as well as more than 7,000 m2 of new commercial space. The City provided almost $900,000 in upfront incentives. These incentives include partnering agreements and building permit rebates. Revitalization tax exemptions are provided to delay the financial benefit to the City as a result of these projects, while supporting property owners. The value of these exemptions is forecast to be about $2.2 million. Project Type Number of Projects Construction Value Upfront Incentives Estimated Tax Exemptions Est. Total Incentives New Construction 12 $64,871,603 $692,705 $1,700,000 $2,400,000 Improvements 103 $35,897,324 $182,385 $ 500,000 $ 700,000 Grand Total 115 $100,768,927 $875,090 $2,200,000 $3,100,000 The four-year Employment Lands Incentive Program has been in place for close to two years. To date it has supported nine projects generating nearly $12 million of new construction value. Two projects have completed and currently employ between 18 and 35 staff. Project Type Number of Projects Construction Value Upfront Incentives Estimated Tax Exemptions Est. Total Incentives New Construction 9 $11,754,644 $ 126,014 $ 350,000 $ 500,000 TAX EXEMPTION AUTHORIZATION A component of both the Town Centre and Employment Lands programs is a revitalization tax exemption. Council has adopted bylaws to establish this component of the programs including eligibility requirements. The Community Charter requires the City to enter into formal agreements with property owners in order to enable the exemptions. These agreements require Council authorization. For this year, nine projects meet program criteria and are eligible to apply. Due to legislated timing we do not know in advance of executing the agreements which projects will generate a value that can be exempted. Therefore, it is requested that Council authorize agreements with all the property owners, knowing that some may not be executed. The option to apply rests with property owners, and projects must meet all other requirements of the bylaw. FAÇADE IMPROVEMENT COMPONENT Another component of the Town Centre Incentive Program is a $25,000 maximum annual contribution to the Downtown Maple Ridge Business Improvement Association to support their Façade Improvement Program. If the incentive program is allowed to expire at the end of 2016, Council may wish to continue their financial support. A report highlighting the success of the Façade Improvement Program along with staff recommendations will be circulated separately by the Economic Development department. b) Desired Outcome: That property tax exemptions are provided for projects meeting the requirements of the incentive programs as adopted by Council, and that Council provides direction as to the future of the Town Centre Incentive Program. c) Strategic Alignment: The Town Centre Incentive Program was intended to support the Town Centre Area Plan and maintain development momentum during a period of economic downturn. The program’s deadline was key to ensuring the projects moved beyond planning stages and were constructed. Continually extending the deadline weakens this intent. Furthermore, the incentives have become a “bonus” rather than an attraction tool for the majority of projects. The Economic Development department supports the recommendation to allow the program to expire. d) Business/Financial Implications: The five-year financial plan includes revenue projections due to growth in the tax base. Tax exemptions will require the City to forgo revenue for a period of time, with the intent that future revenues, as a result of stimulated growth and density, will provide a net financial benefit. In 2020, when all Revitalization Tax Exemptions conclude for TCIIP projects, an estimated $960,000 of new property tax revenue will be generated annually. Should all eligible properties included in “Schedule B” experience non-market change equivalent to the estimated construction value, exempted tax revenues would be approximately $75,000 in 2016 and $220,000 over the full exemption period. CONCLUSIONS: This report serves two purposes. It requests that Council consider the continuation or expiry of the Town Centre Incentive Program. The program has supported over $100 million of construction since its inception in 2011, and draws to an end on December 30, 2016. Further, it requests that Council authorize Revitalization Tax Exemption Agreements for qualifying projects under the City’s two development incentive programs. (Original signed by Daniel Olivieri) _______________________________________________ Prepared by: Daniel Olivieri, Research Technician (Original signed by Lino Siracusa) _______________________________________________ Reviewed by: Lino Siracusa, Manager of Economic Development (Original signed by Laura Benson) _______________________________________________ Reviewed by: Laura Benson, CPA, CMA Manager of Sustainability and Corporate Planning (Original signed by Paul Gill) _______________________________________________ Approved by: Paul Gill, BBA, CPA, CGA General Manager, Corporate and Financial Services (Original signed by Frank Quinn on behalf of E.C. Swabey) _______________________________________________ Concurrence: E.C. (Ted) Swabey Chief Administrative Officer Schedule A: Development Incentive Programs – Fast Facts Schedule B: List of potential Revitalization Tax Exemption Agreement Signatories Schedule C: Revitalization Tax Exemption Agreement (TCIIP Program) Template Schedule A: Development Incentive Programs – Fast Facts Program name Town Centre Incentive Program Employment Land Incentive Program Program acronym TCIIP-2011 TCIIP-2014 ELIIP Time period 2011-2013 2014-2016 2015-2018 Scope Residential and commercial development, commercial renovations and façade improvements in the Town Centre Commercial development, renovations and façade improvements in the Town Centre New construction and renovations on industrial lands, except for uses that were identified as providing low-value and/or low- density employment. Program status Closed Closing Dec. 30, 2016 Open Number of projects supported 64 projects 51 projects to date 9 projects to date Estimated construction value of projects supported $90 million (mostly residential) $10 million to date $11 million to date Projects receiving revitalization tax exemptions to date 25 projects; est. value of tax exemptions = $2.2 million. 6 projects; est. value of tax exemptions = $350, 000 Combined impact to date Over 120 projects with an estimated construction value of over $110 million. Schedule B: List of potential Revitalization Tax Exemption Agreement signatories TCIIP Program – 2014 Maple Ridge Plaza Properties Ltd. #300 – 1285 Pender Street West Vancouver, BC V6E 4B1 Lands: #100 – 22645 Dewdney Trunk Road Legal Description: Lot 2; Sub Lot 23; Section 20; Township 12; New Westminster District; Plan NWP20546 PID #: 008-867-747 Folio Number: 527870200X Building Permit # 16-116271 Project: Tenant improvement Term of Tax Exemption: Three years Stacks & Decker Developments Inc. PO BOX 29533 STN DEL CTR Maple Ridge, BC V2X 0V2 Falcon Homes 751 Capital Crescent Port Coquitlam, BC, V3C 6E4 Mainstay Holdings 23505 Dogwood Avenue Maple Ridge, BC, V2X 4S4 Lands: #102 – 11862 226th Street Legal Description: Lot 2; District Lot 401; New Westminster District; Plan EPS2538 PID #: 029-587-964 Folio Number: 31872-0102-0 Building Permit # 15-123431 Project: Create dental office Term of Tax Exemption: Three years Vancord Property Holding Corp. 900-333 Brooksbank Avenue North Vancouver, British Columbia, V7J 3S8 Lands: #105 - 22420 Fraser Street Legal Description: Lot 103; District Lot 398; New Westminster Plan; NWP49778; Group 1 PID #: 001-022-954 Folio Number: 31701-0100-6 Building Permit # 16-111142 Project: Tenant improvement Term of Tax Exemption: Three years Vancord Property Holding Corp. 900-333 Brooksbank Avenue North Vancouver, British Columbia, V7J 3S8 Lands: #106 - 22420 Dewdney Trunk Rd Legal Description: Lot 103 District Lot 398 New Westminster District Plan NWP49778 Group 1 PID #: 001-022-954 Folio Number: 31701-0100-6 Building Permit # 16-119278 Project Tenant improvement Term of Tax Exemption Three years Vancord Property Holding Corp. 900-333 Brooksbank Avenue North Vancouver, British Columbia, V7J 3S8 Lands: #300 - 22420 Dewdney Trunk Rd Legal Description: Lot 103 District Lot 398 New Westminster District Plan NWP49778 Group 1 PID #: 001-022-954 Folio Number: 31701-0100-6 Building Permit # 16-105673 Project Tenant improvement Schedule B: List of potential Revitalization Tax Exemption Agreement signatories Term of Tax Exemption Three years 0947690 BC LTD 20232 Powell Avenue Maple Ridge, BC, V2X 4N2 Lands: 22328 119 Avenue Legal Description: Lot 3; District Lot 398; New Westminster District; Plan NWP2899; Group 1 PID #: 001-154-109 Folio Number: 31519-0000-8 Building Permit #: 15-125511 Project Tenant Improvement Term of Tax Exemption: Three years ELIIP 2014 MCF Holdings 1750 Coast Meridian Road Port Coquitlam, BC V3C 6R8 Lands: 20070 113B Ave Legal Description: Lot 9; District Lot 280; New Westminster District; Plan NWP86659; Except Plan BCP45137 PID #: 016-469-771 Folio Number: 21342-0209-9 Building Permit #: 15-124166 Project New Construction- 2 storey Industrial Term of Tax Exemption: Five years- declining annually M D Z Holdings #2 – 169 Golden Drive Coquitlam, BC, V3K 6T1 Lands: 20159 115A Avenue Legal Description: Lot 15; District Lot 280; New Westminster District; Plan NWP86659 PID #: 016-469-844 Folio Number: 20134-2021-5 Building Permit #: 15-122539 Project New Construction- 12 unit Industrial Term of Tax Exemption: Five years- declining annually Waldun Forest Products 9393 287th Street Maple Ridge, BC, V2W 1L1 Lands: 9393 287th Street Legal Description: Parcel A; District Lot 438 & 6048; New Westminster District; Plan LMP7504 PID #: 017-993-300 Folio Number: 94793-0300-0 Building Permit #: 15-109608 Project New Construction- Steel manufacturing Term of Tax Exemption: Five years- declining annually Schedule C: Revitalization Tax Exemption Agreement (TCIIP Program) Template City of Maple Ridge 11995 Haney Place, Maple Ridge, BC V2X 6A9 Tel: 604-463-5221 Fax: 604-467-7329 enquiries@mapleridge.ca www.mapleridge.ca Form RTE2015B-TCIIP Revitalization Tax Exemption Agreement Town Centre Investment Incentive Program THIS AGREEMENT dated for reference _________________________________. BETWEEN: CITY OF MAPLE RIDGE, a municipal corporation under the laws of British Columbia and having its offices at 11995 Haney Place, Maple Ridge, British Columbia V2X 6A9 (“City”) AND: OWNER NAME/ADDRESS (“Owner”) A. Under the Maple Ridge Revitalization Tax Exemption Bylaw No. 7010-2013 (the “Bylaw”), the City of Maple Ridge established a revitalization tax exemption program for the purpose of encouraging revitalization of the Town Centre Investment Incentive Areas identified in the Bylaw. B. The Lands subject to this Agreement are located within the Town Centre Investment Incentive Areas. C. The Owner proposes to construct an improvement(s) or to carry out an alteration(s) to an existing improvement(s) on the Lands. D. This Agreement contains terms and conditions governing the provision of a general municipal property tax exemption under the Bylaw. NOW THEREFORE, in consideration of the mutual promises contained in this Agreement and the payment by the Owner to the City of $1.00, the receipt and sufficiency of which are acknowledged by the City, the parties agree as follows: 1. Definitions 1.1. In this Agreement the following words have the following meanings: “Lands” means those lands and premises located at: Legally described as: Parcel Identifier (PID): Schedule C: Revitalization Tax Exemption Agreement (TCIIP-2014 Program) Template Page 2 of 5 Form RTE2015B-TCIIP Folio Number: “Project” means the project identified on Building Permit No: “Municipal Property Tax” means the property taxes Council has imposed pursuant to Schedule A of the Maple Ridge Tax Rates Bylaw, and does not include any other property taxes 2. Owner’s Obligations 2.1. In consideration of the City granting the Owner a revitalization tax exemption in accordance with the Bylaw, the Owner agrees to construct the following new improvement(s) or carry out the following alteration(s) to an existing improvement(s) on the Lands: Brief description and reference building permit number and DP# where applicable. 2.2. The Owner will ensure that the Project is constructed, maintained, operated and used in a fashion that will be consistent with and will foster the objectives of the revitalization tax exemption program, as outlined in the Bylaw. 2.3. Throughout the term of this Agreement, the Owner shall operate, repair and maintain the Project and will keep the Project in a state of good repair. 2.4. The Owner agrees that a revitalization tax exemption granted by the City under the Bylaw is subject to the Owner’s compliance with and fulfilment of all the terms and conditions arising out of the Building Permits issued. 2.5. The Owner shall construct the Project and, at all times during the term of the tax exemption, operate, use and occupy the Lands and the Project in compliance with all statutes, laws, regulations and orders of any authority having jurisdiction and, without limiting the generality of the foregoing, all federal, provincial, or municipal laws or statutes or bylaws, including all the rules, regulations, policies, guidelines, criteria, or the like made under or pursuant to any such laws. 2.6. The Owner must bear all the expenses of performing the obligations and covenants of contained within this Agreement. 2.7. All covenants made by the Owner herein shall be for the benefit of the City. 2.8. The Owner represents and warrants to the City that: a. All necessary corporate actions and proceedings have been taken by the Owner to authorize its entry into and performance of this Agreement; b. Upon execution and delivery on behalf of the Owner, this Agreement constitutes a valid and binding contractual obligation of the Owner; c. Neither the execution and delivery, nor the performance of this Agreement shall breach any other Agreement or obligation or cause the Owner to be in default of any other Agreement or obligation respecting the Lands; and, Schedule C: Revitalization Tax Exemption Agreement (TCIIP-2014 Program) Template Page 3 of 5 Form RTE2015B-TCIIP d. The Owner has the corporate capacity and authority to enter into and perform this Agreement. 3. City’s Rights, Powers and Obligations 3.1. Nothing contained or implied in this Agreement prejudices or affects the City’s rights and powers in the exercise of its functions or its rights and powers under any public and private statutes, bylaws, orders or regulations to the extent the same are applicable to the Lands, all of which may be fully and effectively exercised in relation to the Lands as if this Agreement had not been executed and delivered by the Owner. 3.2. Where the terms and conditions of this Agreement and the Bylaw have been met, the City shall issue a Revitalization Tax Exemption Program Certificate to the Owner in accordance with the provisions of the Bylaw. 3.3. The City reserves the right to terminate this Agreement and revoke the Revitalization Tax Exemption Program Certificate if the Owner fails to comply with any of the terms, conditions or requirements of this Agreement or the Bylaw, and the Owner fails to remedy any such breach or non-compliance within the time specified by the City in its notice to the Owner. 3.4. For a Revitalization Tax Exemption Program Certificate that is revoked, the City may recapture: a. The value of the Tax Exemption provided on the Lands for the current and any previous taxation years to which the Revitalization Tax Exemption Program Certificate applies; and, b. The value of any amounts provided through a Partnering Agreement entered into by the Owner and the City. 3.5. If the Owner fails to remit the recapture amount noted in Section 3.4 of this Agreement within thirty (30) days, the amount may be placed on the general property tax bill for the Lands. 3.6. The City will act in its sole discretion to make or give any decision, direction, determination, or consent. 4. General Provisions 4.1. The Owner and the City represent that the City has made no representations, covenants, warranties, guarantees, promises, or any agreements, express or implied, with the Owner other than those expressly contained in this Agreement. 4.2. This Agreement may only be modified by written agreement of the City and the Owner. 4.3. This Agreement shall inure to the benefit of, and is binding on the parties and their respective heirs, executors, administrators, successors and assigns. 4.4. Time is of the essence in this Agreement. 4.5. This Agreement constitutes the entire Agreement between the Owner and the City with regard to the subject matter herein, and supersedes all prior agreements, understandings, negotiations, and discussions, whether oral or written, of the City with the Owner. Schedule C: Revitalization Tax Exemption Agreement (TCIIP-2014 Program) Template Page 4 of 5 Form RTE2015B-TCIIP 4.6. No amendment or waiver of any portion of this Agreement shall be valid unless in writing and executed by the parties to this Agreement. 4.7. Waiver of any default by a party shall not be deemed to be a waiver of any subsequent default by that party. 4.8. This Agreement shall be construed according to the laws of the Province of British Columbia. 5. Revitalization Tax Exemption 5.1. Subject to fulfilment of the conditions set out in this Agreement and the Bylaw, the City shall issue a Revitalization Tax Exemption Program Certificate to BC Assessment entitling the Owner to a property tax exemption in relation to the Project as specified in Part 6 of this Agreement. 6. Calculation of Revitalization Tax Exemption 6.1. The Tax Exemption is equivalent to 100% of the Municipal Property Tax payable on the amount of Non-Market Change attributed to the Commercial Portion of the Project, as specified in Part 7 of the Bylaw, and where all the conditions as stated in Part 8 of the Bylaw have been met for a total of <<Choose Exemption Term>> years. 7. Term of Tax Exemption 7.1. Provided the requirements of this A greement and the Bylaw are met, the tax exemption shall be for the taxation years: to inclusive. 8. No Refund 8.1. For greater certainty, under no circumstances will the Owner be entitled under the City’s revitalization tax exemption program to any cash credit, any carry forward tax exemption credit or any refund for any property taxes paid. 9. Notices 9.1. Any notice or other communication required or contemplated to be given or made by any provision of this Agreement shall be given or made in writing and either delivered personally (and if so, shall be deemed to be received when delivered), or mailed by prepaid registered mail in any Canada Post Office (and if so, shall be deemed to be delivered on the sixth business day following such mailing, except that, in the event of interruption of mail service, notice shall be deemed to be delivered only when actually received by the party to whom it is addressed), so long as the notice is addressed to the party at the address shown on Page 1 of this Agreement. 10. Severance 10.1. If any portion of this Agreement is held invalid by a court of competent jurisdiction, the invalid portion shall be severed and the decision that it is invalid shall not affect the validity of the remainder of this Agreement. 11. Further Assurances Schedule C: Revitalization Tax Exemption Agreement (TCIIP-2014 Program) Template Page 5 of 5 Form RTE2015B-TCIIP 11.1. The parties shall execute and do all such further deeds, acts, things and assurances that may be reasonably required to carry out the intent of this Agreement. As evidence of their agreement to be bound by the terms of this Revitalization Tax Exemption Agreement, the parties have executed this Revitalization Tax Exemption Agreement as follows: Corporate Officer City of Maple Ridge Executed by the (Insert name) by its authorized signatories: Name Name The Revitalization Tax Exemption Agreement template for the ELIIP program is essentially the same as this document, other than:  Term and basis for exemption - the ELIIP tax exemption is provided for 5 years on a declining basis, whereas the TCIIP is provided for 3 years on a static basis.  Eligibility requirements – the ELIIP program outlines property uses that comply with the Zoning Bylaw but are ineligible for the incentive program. ELIIP eligibility requirements are specified in Bylaw #7112-2014. City of Maple Ridge TO: Her Worship Mayor Nicole Read DATE: October 3, 2016 and Members of Council FROM: Chief Administrative Officer FILE NO: SUBJECT: Façade Improvement Program ATTN: Committee of the Whole EXECUTIVE SUMMARY: The City’s grant contribution to the Downtown Maple Ridge Business Improvement Area (DMRBIA) Façade Improvement Program (FIP) will expire at the end of this year. The City’s contribution to this program is tied to the Town Centre Investment Incentive Program (TCIIP), which will end on December 30, 2016. Council may wish to consider continuing to contribute to the FIP independently of the Town Centre Program. This report will provide information on the overall level of use of the FIP and investments made. The Facade Improvement Program will be considered during Business Planning with an Incremental Package brought to Council. RECOMMENDATION: For information only DISCUSSION: a)Background Context: In 2009 the Downtown Maple Ridge Business Improvement Area (DMRBIA) initiated the Façade Improvement Program (FIP). The City has contributed to this program since then. However the City’s funding will expire at the end of this year, as this has been tied to the Town Centre Investment Incentive Program (TCIIP) since 2011, which will end on December 30, 2016. Council may consider to continue financially supporting the FIP. The purpose of the FIP is to encourage the revitalization of the town centre by improving the physical appearance of the buildings and therefore making it a more inviting and interesting place to shop, walk, live and visit. The FIP aligns with the City’s objectives for the town centre. Appendix 1 provides before and after images of FIP 2015 recipients. 1173 The DMRBIA, promote the program, and select the recipients for the grants, based on predetermined criteria. The City of Maple Ridge and the DMRBIA each have budgeted up to $25,000 towards the FIP, for total grants of $50,000 that downtown property owners or business owners can apply to receive for façade improvements. The program provides grants up to 50% of the funds for eligible improvements, up to a maximum of $10,000 per building, with corner buildings eligible for up to $20,000. The minimum grant must be for $1,250 per building. According to the DMRBIA, sixty-four properties and businesses have successfully participated in the FIP since 2009, have accessed a total of $278,021 in FIP grants, and invested $4,855,515 in façade and related upgrades. See Appendix 2 for more details. It is staff’s opinion that, the FIP is a useful and successful program which contributes to the improvement of the town centre. The City’s participation in the FIP provides greater access to funding for the enhancement of the town centre. The DMRBIA would likely continue to offer the FIP with or without the City’s funding support, given its popularity with business and the positive impact it has on improving the attractiveness of buildings in the town centre. It might be timely to consider if the FIP can provide additional value for the City and business. Generally, only a portion of the FIP budget is used, as there may be lack of quality applicants and the guidelines only permit specific projects. (During the last 5 years the FIP has been available, the average City grant budget take up has been $21,785). Greater benefits and increased alignment with the City’s goals might be achieved by the DMRBIA making some modest adjustments to their guidelines, e.g.:  expanding the potential uses of the FIP to include conversion of sidewalks or parking spaces in front of restaurants for exterior restaurant seating,  allowing temporary improvements such as artistic window applications, or displays in empty stores,  façade improvements facing laneways,  City staff may also participate on the FIP evaluation committee for selection of applicants to enhance alignment with the City’s goals. The DMRBIA has indicated they would be open to discuss enhancements to the FIP guidelines. b) Business Plan / Financial Implications The Façade Improvement Program (FIP) is tied to the Town Centre Investment Incentive Program and expires at the end of 2016. Staff will prepare an Incremental Package for Council’s consideration during 2017 Business Planning. CONCLUSION: The City’s financial contribution to the Façade Improvement program (FIP) will be expiring this year. Council may wish to consider their continued financial support of the FIP which is an activity of the Downtown Maple Ridge Business Improvement Area. “Original signed by Lino Siracusa” ____________________________________ Prepared by: Lino Siracusa Manager Economic Development “Original signed by Paul Gill” ____________________________________ Concurrence: Paul Gill General Manager Corporate & Financial Services “Original signed by Frank Quinn” for ____________________________________ Concurrence: E.C. Swabey Chief Administrative Officer /vf Façade Improvement Project Façade Improvement Project 2015 Recipients2015 Recipients Presented by: Appendix 1 22316 Dewdney Trunk Road BEFORE AFTER Century Cabinets 22380 Lougheed Hwy. BEFORE AFTER Coast Dental Centre 22410 Dewdney Trunk Road BEFORE AFTER Dairy Queen 22490 Lougheed Hwy. BEFORE AFTER Maple Ridge Florist 22530 Dewdney Trunk Road BEFORE AFTER Maple Ridge Lighting 11947 227 Street BEFORE AFTER Royal Bank 11855 224 Street BEFORE AFTER The Kutting Korner 11819 225 Street BEFORE AFTER The Ridge Film Studios 22366 119 Street BEFORE AFTER Appendix 2 Downtown Maple Ridge Business Improvement Association Façade Improvement Program Stat Report The Façade Improvement Program is a collaboration between the Downtown Maple Ridge BIA and the City of Maple Ridge. It provid es a grant, up to 50% of the cost, to a maximum of $10,000, to property and/or business owners to renovate, restore or redesign commercial building facades and storefronts located in Downtown Maple Ridge BIA area. The purpose of this program is to encourage the revitalization of the downtown core by improving the physical appearance of the buildings and therefore making downtown a more inviting and interesting place to shop, walk, live and play. 2009 2010 2011 2012 2013 2014 2015 # of applications 10 8 8 16 8 12 14 # of approved 10 8 8 16 8 12 13 # of completed 9 7 6 13 8 10 11 $ total FIP grant $16,610.30 $43,381.35 $33,496.75 $43,700.00 $51,927.00 $47,415.00 $41,419.00 $ MR grant share $5,000 $10,000 $16,758 $21,850 $25,864 $23,708 $20,745 $ total improvement $68,242.51 $279,007.75 $2,777,697.84 $759,419.50 $123,793.00 $224,202.50 $623,152.00 Facade Improvement Project Measure of Success from 2009-2015 Total $ Applied: $570,565.82 Total $ Grants allocated: $278,021.40 Total $ Grants Maple Ridge allocated $123,925.00 Total $ invested in Downtown Improvements: $4,855,515.10 $0.00 $500,000.00 $1,000,000.00 $1,500,000.00 $2,000,000.00 $2,500,000.00 $3,000,000.00 $3,500,000.00 $4,000,000.00 $4,500,000.00 $5,000,000.00 Series1