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HomeMy WebLinkAbout2016-09-12 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge Note: If required, there will be a 15-minute break at 3:00 p.m. Chair: Acting Mayor 1.DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each) 1:00 p.m. 1.1 Update from the Economic Development Committee, Technology Taskforce Presentation by Lino Siracusa, Manager of Economic Development, Christina Crabtree, Chief Information Officer and Josef Hans Lara, Chair, Economic Development Committee 1.2 Hammond Development Permit Area Guidelines Presentation by Anne-Marie Whittaker, Modus Planning & Design 2.PUBLIC WORKS AND DEVELOPMENT SERVICES Note: The following items have been numbered to correspond with the Council Agenda: COMMITTEE OF THE WHOLE AGENDA September 12, 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 September 12, 2016 Page 2 of 5 1101 2016-320-RZ, 11307 and 11295 Maple Crescent, C-3 to M-3 Staff report dated September 12, 2016 recommending that Maple Ridge Zone Amending Bylaw No. 7274-2016 to rezone from C-3 (Town Centre Commercial) to M-3 (Business Park) allowing industrial development over the entire site and permitting future construction of a mini-warehouse facility be given first reading and that the applicant provide further information as described on Schedules A, C, D and E of the Development Procedures Bylaw No. 5879-1999. 1102 2016-325-RZ, 22606 Dewdney Road, Temporary Taxi Dispatch Use Staff report dated September 12, 2016 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7283-2016 to designate 22606 Dewdney Trunk Road to permit a temporary taxi dispatch use be given first reading and that the applicant provide further information as described on Schedule H of the Development Procedures Bylaw No. 5879-1999. 1103 2016-238-RZ, 24212 112 Avenue, RS-3 to RS-1b Staff report dated September 12, 2016 recommending that Maple Ridge Zone Amending Bylaw No. 7266-2016 to rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban [Medium Density] Residential) to allow future subdivision into approximately 10 lots be given first reading and that the applicant provide further information as described on Schedules A, B, F and G of the Development Procedures Bylaw No. 5879-1999, along with information required for a Subdivision application. 1104 2016-246-RZ, 12111 and 12119 203 Street, RS-1 to RM-1 Staff report dated September 12, 2016 recommending that Maple Ridge Zone Amending Bylaw No. 7267-2016 to rezone from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) for the development of approximately 10 townhouse units be given first reading and that the applicant provide further information as described on Schedules C, D and E of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. Committee of the Whole Agenda September 12, 2016 Page 3 of 5 1105 2016-251-RZ, 11641 227 Street, RS-1 to CD-1-16 Staff report dated September 12, 2016 recommending the Maple Ridge Zone Amending Bylaw No. 7282-2016 to rezone from RS-1 (One Family Urban Residential) to CD-1-16 (Affordable Multi-Residential) to permit a housing complex with approximately 650 affordable housing units including 300 independent and assisted housing units be given first reading and that the applicant provide further information as described on Schedules A, C, D, E, F and G of the Development Procedures Bylaw No. 5879-1999, along with the additional information described in this report. 1106 2015-309-RZ, 21795, 21787 and 21773 Lougheed Highway, RS-1 to C-2 Staff report dated September 12, 2016 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7281-2016 to redesignate one of the three subject lots from Urban Residential to Commercial be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7180-2015 to rezone the three properties from RS- 1 (One Family Urban Residential) to C-2 (Community Commercial) to permit the construction of a Pediatric and Family Care Clinic with seven units be given second reading and be forwarded to Public Hearing. 1107 2013-107-RZ, 24009, 24005 and 24075 Fern Crescent, Final One Year Extension Staff report dated September 12, 2016 recommending that Application 2013- 107-RZ to allow for future subdivision into 34 lots be granted a final one year extension. 1108 2015-096-DP, 13316 235 Street Staff report dated September 12, 2016 recommending that the Corporate Officer be authorized to sign and seal 2016-096-DP for 5 single family lots and 8 bare land strata lots within the Wildfire Development Permit Area plan. 1109 Award of Contract RFP-EN16-42: Engineering Design Services for 263 Street Pump Station Replacement Staff report dated September 12, 2016 recommending that Contract RFP- EN16-42, Engineering Design Services for 263 Street Pump Station Replacement be awarded to Stantec Consulting Ltd., that a contingency for unanticipated additional works be approved and that the Corporate Officer be authorized to execute the contract. Committee of the Whole Agenda September 12, 2016 Page 4 of 5 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Disbursements for the month ended August 31, 2016 Staff report dated September 12, 2016 recommending that the disbursements for the month ended August 31, 2016 be received for information. 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 5. ADMINISTRATION 1171 6. CORRESPONDENCE 1181 7. OTHER ISSUES 1191 8. ADJOURNMENT Committee of the Whole Agenda September 12, 2016 Page 5 of 5 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: September 12, 2016 and Members of Council FILE NO: 2016-320-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Zone Amending Bylaw No. 7274-2016 11307 and 11295 Maple Crescent EXECUTIVE SUMMARY: An application has been received to rezone the C-3 (Town Centre Commercial) portion of the subject properties to M-3 (Business Park), allowing industrial development over the entire site and permitting future construction of a mini-warehouse facility. The subject properties are located in the Hammond neighbourhood, and the subject application aligns with the policy directions outlined in the proposed Hammond Area Plan. This project is not subject to the Community Amenity Contribution (CAC) program, as there is no residential component to the development. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect of Section 475 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i.The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii.The Board of any Regional District that is adjacent to the area covered by the plan; iii.The Council of any municipality that is adjacent to the area covered by the plan; iv.First Nations; v.Boards of Education, Greater Boards and Improvements District Boards; and vi.The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the City’s website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 7274-2016 be given first reading; and That the applicant provide further information as described on Schedules A, C, D, and E of the Development Procedures Bylaw No. 5879–1999. DISCUSSION: a)Background Context: Applicant: Prism Construction Ltd. 1101 - 2 - Owners: Mayfair Properties Ltd. Chelsea Properties Ltd. Legal Descriptions: Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497 Lot 573, Listrict Lot 279, Group 1, New Westminster District, Plan 114 OCP: Existing: Urban Residential Proposed: Hammond General Employment Zoning: Existing: M-3 (Business Park), C-3 (Town Centre Commercial) Proposed: M-3 (Business Park) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation Urban Residential South: Use: Vacant Zone: C-3 (Town Centre Commercial) Designation: Commercial East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Railway Tracks, Vacant, Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Outdoor Storage and Tow Yard Proposed Use of Property: Mini-Warehouse Site Area: 0.481 ha (1.2 acres) Access: Maple Crescent Servicing requirement: Urban Standard b) Site Characteristics: The site topography is flat, with very little existing vegetation limited to the western property line. The subject properties are adjacent to the CP railroad on the west side, the Interfor mill lands to the south, and residential land to the east and north. The properties are located in the vicinity of the historic Port Hammond Junction commercial district. There are several existing buildings on the properties, including a single family house and several small warehouse buildings. The larger property (11307 Maple Crescent) is currently operating as an RV storage business and tow yard. c) Project Description: The applicant proposes to consolidate the two subject properties to create one parcel spanning the block between Ditton and Lorne Avenues. A three storey mini warehouse development is proposed using a tilt up concrete construction method. The site will be accessed via Maple Crescent, which will be the only access into and out of the site. - 3 - At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The subject properties are located within the Hammond Area Plan and are currently designated Urban Residential in the OCP. Both of the subject properties were formerly designated Industrial in the previous 1996 OCP (Bylaw No. 5434-1996). They were re-designated to Urban Residential in 2006 through the adoption of the current OCP in anticipation for a multi-family residential development. However, in 2008, through an applicant-led noise and vibration study for the subject site, the ambient noise levels were found to be 75 A-weighted decibels (dBA), meaning that sound insulation costs would be prohibitive and outdoor environment would be excessively noisy for residential development. This noise level is classified by Canada Mortgage and Housing Corporation (CMHC) as unacceptable, and the measured vibration levels exceeded the CMHC criterion for residential use by over 100%. Although construction measures to mitigate the noise and vibration effects are available, they would carry significant additional cost which would no longer have made a residential development viable. Following the noise and vibration study, the former property owner revised their rezoning application to a mini-storage building under the Industrial land use designation, which required an OCP amendment and was supported by staff due to the noise and vibration levels for residential development. That application RZ/035/08 received third reading but was never completed. More recently, the City has been in the process of creating a Hammond Area Plan which included a review of existing land uses, and provided the opportunity to explore new land uses specifically tailored to the neighbourhood. The subject properties were two properties identified through the area planning process as having potential for an OCP designation change, which would return the lands to an employment-oriented status, largely as a result of the above outlined history. The OCP designation change also aligns with the desire to create employment opportunities in the neighbourhood. To facilitate the proposed development, an OCP amendment will be required to re-designate the site. In advance of the Hammond Area Plan, the proposed employment land use designation outlined in the draft plan, and the initial thinking on the zoning that will follow, have guided discussions with the applicant, and have informed the development proposal. The Hammond Area Plan is anticipated to be presented to Council on September 20, 2016. Zoning Bylaw: The current application proposes to rezone 11295 Maple Crescent and a portion of 11307 Maple Crescent from C-3 (Town Centre Commercial) to M-3 (Business Park) to permit future construction of a mini-warehouse. A significant portion of 11307 Maple Crescent is currently zoned M-3 (Business Park); however, the subject rezoning will allow a mini-warehouse building over the entire site. It is anticipated that the creation of a new employment zone to coincide with the land use directions of the Hammond Area Plan will occur prior to second reading of the subject application. The accompagnying zone amending bylaw could be revised at that time to reflect the new zone, if - 4 - needed. Although the new zone will be relatively similar to the existing M-3 (Business Park), two important differences are anticipated. The new zone will have a lower height maximum at 12 metres (3 storeys) compared to 15 metres (4 storeys). Additionally, the new zone is anticipated to outline a range of uses that are more compatible with adjacent residential uses in terms of traffic and noise. The minimum lot size for the current C-3 (Town Centre) zone is 929 m2 (10,000 ft2), and the minimum lot size for the M-3 (Business Park) zone is 2,000 m2 (21,528 ft2). Any variations from the requirements of the proposed zone will require a Development Variance Permit application. A building setback variance along the western property line is anticipated, to move the building closer to the railway tracks. Development Permits: A Development Permit application is required to ensure the proposal aligns with the Hammond Area Plan. The Hammond Area Plan Bylaw is anticipated to be coming forward to Council for first reading on September 20, 2016. The form and character of the proposed development will be reviewed based on the draft area plan guidelines that focus on blending well into the nearby residential areas either through attractive building design and landscape screening. Advisory Design Panel: A Form and Character Development Permit is required and must be reviewed by the Advisory Design Panel prior to second reading. Development Information Meeting: A Development Information Meeting is required for this application. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20, which was recently updated. e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; e) School District; and f) Canadian Pacific Railway. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take place between first and second reading. f) Early and Ongoing Consultation: In respect of Section 475 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early - 5 - posting of the proposed OCP amendments on the City’s website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as re quired by Development Procedures Bylaw No. 5879–1999 as amended: 1. An OCP Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. An Industrial Residential Development Permit Application (Schedule D); 4. A Development Variance Permit (Schedule E); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the policies prepared as part of the OCP’s draft Hammond Area Plan. As the subject properties are not suitable for residential development, and are identified as employment-oriented in the draft Hammond Area Plan, an OCP amendment is supportable. It is, therefore, recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. It is recommended that Council not require any further additional OCP consultation. “Original signed by Amelia Bowden” _______________________________________________ Prepared by: Amelia Bowden Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Zone Amending Bylaw No. 7274-2016 Appendix D – Proposed Site Plan DATE: Aug 29, 2016 2016-320-RZ BY: JV PLANNING DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:2,500 11295 & 11307 Maple CrescentLegend Stream Indefinite Creek River Major Rivers & Lakes APPENDIX A DATE: Aug 29, 2016 2016-320-RZ BY: JV PLANNING DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:2,500 11295 & 11307 Maple Crescent Aerial Imagery from the Spring of 2011 Legend Stream Indefinite Creek River Major Rivers & Lakes APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7274-2016 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. 7274-2016." 2.Those parcel (s) or tract (s) of land and premises known and described as: Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497; Lot 573 Listrict Lot 279 Group 1 New Westminster District Plan 114; and outlined in heavy black line on Map No. 1692 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to M-3 (Business Park). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 205741134520 4 3 0 1123820 3 7 4 11318205911129520618/2011312 11415 20 3 7 0 20 3 7 4 2057520512112782052320582112712059020 4 1 9 20 3 6 5 20603/1120631206312058211315 /88 20606/121127720624113822052011405 20540111722053620 4 4 8 20582112521128020 3 4 5 2057520 3 2 4 20 3 9 2 112481132811397206142054020 3 2 3 205742053120 3 7 1 20621/2320 3 3 4 1132811314 20 3 6 8 2053020 3 3 4 112402058320556114241124711266 2062420 3 3 0 2058311273 20 3 2 4 20 3 3 7 1136020 3 2 2 20 3 8 0 113902056420 3 5 0 2056520617/2520 3 6 6 1136120 4 5 411412 20 3 8 3 113501134820586/902060620478113872050611377112081133611386 2063020 3 7 7 20 4 4 0 2054011233/9 20 3 7 5 20607113322056120 4 5 7 2060620 3 3 3 113171132720 4 2 711214 2061720 3 8 31137820 3 5 9 2062220 3 6 3 206141137011395 2060020 4 0 9 11243/5 20 3 2 4 11278 112042058120 3 8 7 11289 20 3 1 8 1131020 3 8 2 11348205612060520 3 4 0 112392054111383205912053120515205222062320 3 5 3 20 3 9 3 205312053020 3 6 6 20 3 8 9 20615112912052411414 20565111842055420 3 1 0 2063620583206231133820 4 1 5 20512206062054011230 /70 206222055720 3 7 5 1140620 3 3 3 2061620 3 1 5 20 3 0 9 20 3 7 1 2051420623113492063111302 20 3 7 0 2046411224 20 3 8 4 1136911345205411115820631206151133520 3 6 1 20 4 3 31135820 3 1 8 11352 1120811376 20 3 6 5 20574113341137111406 1125011335 205641132520523113672050720 3 6 5 20 3 6 1 20627/3911375113661121820 4 2 1 20591B 31 6 9 30 9 Rem 2 746 1 741 29 1 743 30 0 45 0 690 2 672 19 3 1 29 1 B 669 629 2 44 3 733 730 29 8 31 4 33 3 627 A 727 748 1 A 29 3 45 6 581 28 8 762 2 * 30 3 3 573 749 583 1110 3 B 646 N 1/2 330 638 582 32 0 44 4 761 32 5 639 632 1186 46 0 N 1/2 B 645 44 5 55 8 56 0 686 640 667 688 626 C A 633 763 & 766 642 693 45 3 7522 726 Pcl.Q 7 7 673 692 30 5 625 574 5 687 728 44 9 2 55 9 19 4 753 45 7 33 4 671 30 2 A 755 S 1/2 636 32 2 45 2 675 567644 Pc l . A 31 5 756 631 31 2 29 7 3 A 44 1 738 46 2 795 10 719 635 46 1 745 643 2 1634 46 5 720 648 45 1 722569 31 3 Rem 29 4 9 742 630 576 44 6 666 759572 G 32 1 6 647 691564 R 674563 751 628 1 7345681 31 7 30 1 1 C 8 72546 7 A Q 31 1 43 8 764 & 765 43 9 637 11 Pcl. A 736 721 758 N 1/2 6242 8 797 729 724 30 6 46 4 of E 45 8 Rem 754 577565 * 737 E 21' 44 0 S 1/2 * S 1/2 668 1 31 8 46 3 1043 44 2 N 1/2 689 31 056645 5 723 31 9 739 763 & 766 PARK 670 Pcl. B A 575 33 1 12 30 4 1042 S 1/2 45 4 45 9 651 1 641 764 P 8 2 6 2 1419 P 1 1 4 P 114 P 8878 LMP 469 P 7 1 2 0 7 P 114 P 114 P 1 0 8 1 8 LMP 12217 RP 64 1 1 9RP 55932 P 6 0 4 9 7 (114)*PP044 P 2180 P 114P 55777SK 3398EPP 37013 P 7 8 7 3 2 P 4008P 114 *PP044 P 114 LMP 1857 *L M P 1 1 5 7 3 L M P 1 2 8 5 1 P 114 P 1 1 4 P 114 *PP044 P 8 4 2 2 P 114P 8 7 1 0 4 P 55931 SK 2405P 114 *P P 0 4 4 RP 5103(24000) P 2 0 4 9 4 P 2180 LMS P 2 0 2 6 5 P 114 P 2180 *PP044 *P P 0 3 7 P 70813 P 114 SK 492 *P P 0 3 2 P 114 RP 84831 P 2180 P 43556E P 2 8 8 3 5 FL 1 4 3 5 6 P 8654 P 7 0 1 0 5 P 2180 P 1 0 8 1 8 P 6 04 9 7 P 10059 P 114 EPP 36837 P 74209 *PP044 LMS 629 P 114 *L M P 1 1 5 7 3 P 6 0 4 9 7 L M P 8 8 P 114P 20107P 72239 *PP044 P 2180 RP 7 6 6 4 5 R W 6 0 4 9 8 RW 71976RW 75567 RW 88025 RW 87105LMP 49167RW 7 1 9 9 0 EPP 36841 RW 64415 RW 52217LMP 37102RW 70165 RW 65007RW 72240 RW 72041 E P 7 2 9 5 3 ´ SCALE 1:3,000 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: C-3 (Town Centre Commercial) M-3 (Business Park) 7274-20161692 TRAIN TRACKSTRAIN TRACKSPPPPPPTRAIN SIGNAL ARMPPHDITCHNARCHITECTURE & ENGINEERING101 - 925 WEST EIGHTH AVENUEVANCOUVER BC V5Z1E4CIARAN J DEERY P ENG - JOHN E KRISTIANSON MAIBCA PARTNERSHIP OF LIMITED COMPANIESTEL 604 736 2554FAX 604 732 7451DRAWING NUMBERSCALE:DRAWN:TITLE:VERSIONFILE:CHECKED:Written dimensions shall take precedence over scaled dimensions. The General Contractor shall verify all dimensions, datum and levels prior to commencement of work. All errors and omissions shall be reported immediately to CTA Design Group. Do not proceed with any work until in possession of "FOR CONSTRUCTION" drawings. Copyright reserved. This drawing shall at all times remain the exclusive property of CTA Design Group and may not be reproduced or altered without written consent of CTA Design Group.1:250JKJK----SK1AREV #DATEREMARKS-SITE / FLOOR PLANSPROPOSEDDEVELOPMENT11307 MAPLE CRESCENT--MAPLE RIDGE BCA AUG15.16SUBMITTED FOR REZONINGSURVEY INFORMATION COURTESY WATSON AND BARNARD BCLS FILE #22364SD TEL: 604-943-94336m122.5m32m3.9m154.5m.3m11.3m4.6m9.1m4.5m25m1.5m9.8m4.6m9.1m6m23.5m6m47.9m58.8m47.9m4m6.1m44.5m8.5m10.4m2.4m10.7m2.4m10.4m8.5m44.5m6.1m24.9m9m24.9m25m47.9m2.7m19.7m14m19.7m2.7m47.9m1.5m23.5m25m47.9m2.7m19.7m14m19.7m2.7m47.9m1.5m23.5m11.3m4.6m9.1m11.3m4.6m9.1m6.1m6.1m1.5m1.5m6.1m6.1m1.5m1.5m6.9m6.9m1.5m1.5m6.9m6.9m1.5m1.5m6.1m6.1m1.5m1.5m6.1m6.1m2.5m2.5m3.9m3.9m2.2m2.2mLORNE STREETDITTON ROAD-OFFICE-MOVING SUPPLIES-WASHROOMSELEVATOR LOBBYSTAIRSTAIRM / EREFUSESITE AREA: APPROX 52,649SF60% SITE COVERAGE ALLOWED: 31,589SFBUILDING AREAS:-MN FLR: 22,268SF-2ND FLR: 33,586SF-3RD FLR: 33,586SFGROSS BLDG AREA: 89,440SF-* EXIT STAIR AREA / FLR= 884SF *PRKG REQ'D (1/5,995SF): 15 CARS4.24426.766118.97526.9194.048124.159CARETAKERAPPROX 1,174SFMAIN FLOOR / SITE PLAN2ND FLOOR PLANLINE OF BLDG OVERLINE OF BLDG OVERUP TOCARETAKEROFFICEWSHRMWSHRMITJANDININGLIVINGKITCHENSTORBEDROOM 2BEDROOM 1BATH & W/DCLOSETENTRY HALLDNLINE OF BLDG OVERLINE OF BLDG OVERCOFFEEVENDINGMACH RMDOLLYSTORAGEVERTICAL PICKET SECURITY FENCINGSECURITY FENCINGSECURITY FENCINGSECURITY FENCINGMAIN FLR LOCKERS:14,145SF / 22,268SF= 63.5%SECOND FLR LOCKERS:21,210SF / 33,586SF= 63%THIRD FLR LOCKERS:21,855SF / 33,586SF= 65%STAIRSTAIRSTAIRSTAIRSTAIRSTAIR1M ROAD DEDICATION2M ROAD WIDENINGSTAIRSTAIRSTAIRSTAIR3RD FLOOR PLANOUTLINE OF EXIST BLDGOUTLINE OF EXIST BLDGEXISTING TREELINE OF EXTERIOR WALL BELOW TYPEXIST SIDEWALKEXIST CURB / GUTTEREXISTSIDEWALKEXIST SIDEWALKTILT PANEL LEG TYP5M LANDSCAPE SETBACK3MLANDSCAPESETBACK5MLANDSCAPESETBACKBI-PARTING SECURITY GATESHADING INDICATESSTORAGE LOCKERS TYPAPPENDIX D City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016 and Members of Council FILE NO: 2016-325-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading OCP Amending Bylaw No. 7283-2016 22606 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received to amend Appendix D – Temporary Use Permits of the Official Community Plan (OCP) to designate 22606 Dewdney Trunk Road to permit a temporary taxi dispatch use. The applicant is currently operating a taxi dispatch office at 20542 Dewdney Trunk Road; however, this property is not commercially zoned and the previous temporary use permit has lapsed. A previous application to rezone 20542 Dewdney Trunk Road and bring the taxi dispatch use into compliance was received in 2013 but the applicant did not proceed beyond first reading and the application was subsequently closed due to inactivity. The applicant no longer intends to develop 20542 Dewdney Trunk Road to include the existing non-compliant taxi business. The purpose of the subject application is to temporarily relocate the taxi business to 22606 Dewdney Trunk Road to rectify the current business’ non-compliance at the current location. The property located at 20542 Dewdney Trunk Road holds a valid business license which expires on December 31, 2016. Due to the RS-1 (One Family Urban Residential) zoning of that property, which does not permit a taxi dispatch use, the business license will not be renewed for that property and it is expected that there is sufficient time for the applicant to secure a Temporary Use Permit at the new property. This project is not subject to the Community Amenity Contribution (CAC) program because it is a temporary use, is located in the Town Centre, and there is no residential component to the development. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect of Section 475 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i.The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii.The Board of any Regional District that is adjacent to the area covered by the plan; iii.The Council of any municipality that is adjacent to the area covered by the plan; iv.First Nations; v.Boards of Education, Greater Boards and Improvements District Boards; and vi.The Provincial and Federal Governments and their agencies. 1102 - 2 - and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the City’s website, together with an invitation to the public to comment, and; That OCP Amending Bylaw No. 7283-2016 be given first reading; and That the applicant provide further information as described on Schedule H of the Development Procedures Bylaw No. 5879–1999. DISCUSSION: a)Background Context: Applicant: SDM Transport Ltd. Owner: SDM Transport Ltd. Legal Description: Lot 4 Except Westerly 81.1 Feet District Lot 401 Group 1 new Westminster District Plan7863 OCP: Existing: Town Centre Commercial Proposed: Temporary Use Permit Zoning: Existing: CS-1 (Service Commercial) Surrounding Uses: North: Use: Automotive Repair, Indoor Recreation Zone: CS-1 (Service Commercial) Designation: Town Centre Commercial South: Use: Road Zone: n/a Designation: n/a East: Use: Child Care Zone: C-3 (Town Centre Commercial) Designation: Town Centre Commercial West: Use: Restaurant, Office Zone: C-3 (Town Centre Commercial) Designation: Town Centre Commercial Existing Use of Property: Vacant Proposed Use of Property: Taxi Dispatch Office Site Area: 0.168 HA. (0.4 acres) Access: Dewdney Trunk Road, 226 Street Servicing requirement: Urban Standard - 3 - b)Site Characteristics: The subject property has frontage on Dewdney Trunk Road on the north side and frontage on 226 Street on the south side. Historic uses on the property have been service commercial in nature, including a gas station and auto detailing business. An existing building is located on the property. c)Project Description and History: The applicant proposes to amend Appendix D - Temporary Industrial Use of the Official Community Plan to allow a Temporary Use Permit for a taxi dispatch office. The uses requested for the temporary use permit include taxi office dispatch, accessory fuelling, and taxi parking. The applicant proposes to improve the overall appearance of the property by painting the existing building, and adding landscaping. The applicant is currently operating a taxi dispatch office at 20542 Dewdney Trunk Road; however, this property is not commercially zoned and the previous temporary use permit has lapsed. A previous application to rezone 20542 Dewdney Trunk Road and bring the taxi dispatch use into compliance was received in 2013 but the applicant did not proceed beyond first reading and the application was subsequently closed due to inactivity. The applicant no longer intends to develop 20542 Dewdney Trunk Road to include the existing non-compliant taxi business. The purpose of the subject application is to temporarily relocate the taxi business to 22606 Dewdney Trunk Road to rectify the current business’ non-compliance at the current location. d)Planning Analysis: Official Community Plan: The subject property is located within the Town Centre Area Plan and is currently designated Town Centre Commercial. This land use designation aligns with the C-3 (Town Centre Commercial) zone, which permits a range of uses in a high density, pedestrian friendly form. Supported uses include professional services, retail, and apartment. As the proposed taxi dispatch office, fuelling, and parking uses are service commercial in nature, and are incompatible with the desired Town Centre policies, a Temporary Use Permit is appropriate instead of a rezoning application. In this way the use can be tested in the Town Centre to see how it fits in the urban setting. Should issues or concerns arise, the permit does not have to be renewed by Council. An OCP amendment is required to add the subject properties into Appendix D – Temporary Use Permits of the Official Community Plan. Appendix D of the Official Community Plan states the following: 1. Lands in the City may be designated to permit temporary uses if a condition or circumstance exists that warrants the use for a short period of time but does not warrant a change of land use designation or zoning of the property. 2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses on specific properties. Council may specify conditions for the temporary use. 3. Designated Temporary Use Permit areas will require guidelines that specify the general conditions regarding the issuance of permits, the use of the land, and the date the use is to terminate. 4. As a condition of issuing the permit, Council may require applicants or owners to remove buildings, to restore the property to a specific condition when the use ends, and to post a - 4 - security bond. A permit may be issued for a period of up to three years, and may be renewed only once. 5. Council may issue Temporary Use Permits to allow: a) temporary commercial uses, i.e., temporary parking areas; and b) temporary industrial uses, i.e. soil screening; c) other temporary uses. 6. A Temporary Use Permit is issued in accordance with the provisions of Section 492 of the Local Government Act. As outlined in points 2 and 3 above, the Temporary Use Permit may have conditions and guidelines for the use to occur, as well as removal and restoration requirements once the permit terminates. These conditions and guidelines are similar to rezoning conditions such as engineering servicing improvements, landscaping, and fencing. The conditions of the temporary use permit will be the subject of a future report to Council; however, will likely include a security deposit for site improvement including landscaping and improvements to the existing building, as well as business licensing and operating requirements. A security for the safe removal of the fueling tank and necessary remediation is also anticipated once the Temporary Use Permit expires. The Licenses, Permits & Bylaws Department has provided the following draft operating requirements, which are in line with the City’s Taxi Bylaw. The records of all daily trips for each taxi must be kept in the place of business for a period of six months and shall be produced for inspection at any time on request by the Police or the Bylaw department. Any taxi that is older than 7 years must be removed from the fleet. The drivers must always have a current chauffeurs permit and the Company must send the bylaw department updated lists of all current drivers. All drivers must clearly display photo identification inside the taxi. Each taxi must display a vehicle for hire plate that is valid for the current year. These plates are not transferrable from vehicle to vehicle. A list of complaints must be forwarded to the bylaw office twice monthly. As the Licenses, Permits & Bylaws Department is currently dealing with infractions at the existing business location, the above noted conditions will need to be resolved to the satisfaction of the City prior to issuance of a Temporary Use Permit on the subject property. The property located at 20542 Dewdney Trunk Road holds a valid business license which expires on December 31, 2016. Due to the RS-1 (One Family Urban Residential) zoning of that property, which does not permit a taxi dispatch use, the business license will not be renewed for that property and it is expected that there is sufficient time for the applicant to secure a Temporary Use Permit at the new property. It is important to note that the Temporary Use Permits are now valid for a period of up to three (3) years, and may be renewed and extended only once for an additional three (3) years. A Temporary Use Permit extension must be granted by Council, and Council is under no obligation to approve an extension. The main difference between rezoning and temporary use permits is the duration of time that the use is permitted on the property, and the removal and restoration requirements and accompanying conditions, if necessary. - 5 - Development Information Meeting: A Development Information Meeting is required for this application. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. e)Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a)Engineering Department; b) Operations Department; c)Bylaws Department; d)Fire Department; and e)Building Department. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take place between first and second reading. f)Early and Ongoing Consultation: In respect of Section 475 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the City’s website, together with an invitation to the public to comment. g)Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879–1999 as amended: 1.A Temporary Industrial or Temporary Commercial Use Permit Application (Schedule H); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. - 6 - CONCLUSION: The subject application is for a Temporary Use Permit, which requires an OCP amendment. The proposed temporary use is a taxi dispatch office, including fuelling and taxi parking. It is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. It is recommended that Council not require any further additional OCP consultation. “Original signed by Amelia Bowden” _______________________________________________ Prepared by: Amelia Bowden Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7283-2016 City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Aug 22, 2016FILE: 2016-325-RZ BY: PC PLANNING DEPARTMENT SELKIRK AVE. McINTOSH AVE. 121 AVE. BROWN AVE.227 ST.227 ST.121 AVE. LANE LANE SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD LANE BROWN AVE. 119 AVE. SELKIRK AVE.226502271211857 12075 226061185822602226452256722626120182258311937 1197122681225962258722519 11920/3622588120872263012085 11890 119702262012077 11882 225972256122481226102257612070 11900 225901196322574RCMP22577 11844 11910 11990 225572262522561-97226112261522610226332264022490226242263411980 11996 2271122577Haney Place Mall 2256222701/226482255022680118692262122530/62 22625226392270511931225402258822582 118762264022504224702255811960 2264722631Courthouse 22610225542251411944 226491190922644/482264112003 225892256622603Municipal Hall 1186222597 119472267422661 22637-4512047 11834 22611Arts Centre 227202260611940/48226602268012060 12038 11995 /09 1188922670 2270822596SUBJECT PROPERTY ´ Scale: 1:2,500 22606 DEWDNEY TRUNK ROAD APPENDIX A City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Aug 22, 2016 FILE: 2016-325-RZ BY: PC PLANNING DEPARTMENT SELKIRK AVE. McINTOSH AVE. 121 AVE. BROWN AVE.227 ST.227 ST.121 AVE. LANE LANE SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD LANE BRO WN AVE. 119 AVE. SELKIRK AVE.226502271211857 12075 226061185822602226452256722626120182258311937 1197122681225962258722519 11920/3622588120872263012085 11890 119702262012077 11882 225972256122481226102257612070 11900 225901196322574RCMP22577 11844 11910 11990 22557226252226112261522610226332264022490226242263411980 11996 2271122577Haney Place Mall 2256222701/226482255022680118692262122530/62 22625226392270511931225402258822582 1187622640225042255811960 2264722631Courthouse 22610225542251411944 226491190922644/482264112003 225892256622603Municipal Hall 1186222597 119472267422661 22637-4512047 11834 22611Arts Centre 227202260611940/48226602268012060 12038 11995 /09 1188922670 2270822596SUBJECT PROPERTY ´ Scale: 1:2,500 22606 DEWDNEY TRUNK ROAD Aerial Imagery from the Spring of 2011 APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7283-2016 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7283-2016." 2.Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended by deleting Temporary Commercial Use Permit Area Location No.2 in its entirety and renumbering subsequent locations accordingly. 3.Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended by the addition of the following, in sequential numeric order: Temporary Commercial Use Permit Area Location No. 5 Purpose: To permit a temporary taxi dispatch office, accessory fueling and taxi parking located at 22606 Dewdney Trunk Road. Location: Those parcels or tracts of land shown on Temporary Commercial Use Permit Area No. 5 map, and known and described as: Lot 4 Except: Westerly 81.1 feet; District Lot 401 Group 1 New Westminster District Plan 7863 is hereby designated to permit a temporary commercial use for a taxi dispatch office, for the lesser of a three-year maximum period or in the event of an offence to any City bylaw. The time period becomes effective upon adoption of this bylaw. 3. Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended by the addition of the attached Temporary Commercial Use Permit Area Location No. 5 map, in sequential numeric order. APPENDIX C 4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended, is hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER DATE: Sep 6, 2016 BY: DT McINTOSH AVE. BROWN AVE.227 ST.227 ST.LANE LANE SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD LANE BROWN AVE. 119 AVE.2265012075 226062260222645225672262612018 2258311937 1197122681225872251922588 11920/36 12087 2263011890 11970 12077 11882 2259722561226102257612070 225901196322574RCMP22577 11910 11990 225572262522611226242263411980 11996 22577Haney Place Mall 2264822550226802262122530/62 1193122540 2264011876225581196022631Courthouse226102255411944226491190922644/482264112003 225892256622603Municipal Hall 22597119472267422661 22637-4512047 22611Arts Centre 11940/48 12060 12038 /09 118892267022596Rem. 2956 2 81.5 14 Rem. 16 A 56 299 61 301 296 3 9 1 7 Rem.64 652 8 313118 9 Rem 127 11 3 Rem 7 Rem. A Feet 298 B 11 Rem 120 6 5 3 A CP 2 294 4 15 West Rem 1205 Rem. A Rem. 1 2 3 300 4 4 293 A 1 1 E 297 A 8 5 C 4 B Rem. LOT A6 2 Rem 2 4 1 1 78 303 3 292 4 2 ARem. 4 117 A 1 13P 47933P 7863 P 60562 P 68843 P 9541 *PP094 P 14185P 9446 P 60562 P 9446 RP 84340 P 8081P 8081Plan 81350 P 7997 P 80888P 8695 P 12640 P 9446 (P9687) EPP 12098 RP 79869 *PP093 P 9541 (P 9541) NWS 2403 LMP 37413P 12215P 9541 P 51167 *PP088P 43724LMP 19460 EPS 2538 P 65997 *PP086P 12215BCP 34253 P8695*PP088 P 8843 P 22418LMP 15424 LP 73289 P 43724 (EPS 2806) P 8081 P 9687 P 9190NWS 2403P 12567P 20546 P 60451 (EPS 1223) *PP084 P 9236P 8844P 44882 P 58055*LMP18210 P 43724 P 8679P 54086EP 69139RP 69394 BCP 52040BCP 49797 RW 59110 RW 18394 P 57372LMP 46994EPP 14312EP 65137 LMP 52324 RW 18394 LMP 45326 BCP 13823 RP 68844 RW 18394RW 68845 P 70955 EPP 13648 RW 61238 ´ Scale: 1:2,000 TEMPORARY COMMERCIAL USE PERMIT AREALocation No. 5 CITY OF MAPLE RIDGE PLANNING DEPARTMENT City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016 and Members of Council FILE NO: 2016-238-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Zone Amending Bylaw No. 7266-2016 24212 112 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 24212 112 Avenue, from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to allow future subdivision into approximately 10 lots. The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of 371m² (3,993 ft²). The required amenity fee of $3,100.00 per lot less than 557m² (5,995 ft²) will be collected by the Approving Officer at the subdivision approval stage. Pursuant to Council Policy, this application is also subject to the Community Amenity Contribution Program at a rate of $5,100.00 per lot, for an estimated amount of $51,000.00. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: 1.In respect of Section 475 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i.The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii.The Board of any Regional District that is adjacent to the area covered by the plan; iii.The Council of any municipality that is adjacent to the area covered by the plan; iv.First Nations; v.Boards of Education, Greater Boards and Improvements District Boards; and vi.The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the City’s website, together with an invitation to the public to comment; 2.That Zone Amending Bylaw No. 7266-2016 be given first reading; and 3.That the applicant provide further information as described on Schedules A, B, F, and G of the Development Procedures Bylaw No. 5879–1999, along with the information required for a Subdivision application. 1103 - 2 - DISCUSSION: a)Background Context: Applicant: Paul Hayes Owner: DLJ Holdings Ltd. Legal Description: Lot 45, Section 10, Township 12, NWD Plan 43601 OCP: Existing: Institutional, Conservation, Low Density Residential, and Low/Medium Density Residential Proposed: Low/Medium Density Residential and Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a density bonus to R-1 (Residential District) sized lots Surrounding Uses: North: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density) Residential), with a density bonus to R-1 (Residential District) sized lots Designation: Low/Medium Density Residential South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential and Conservation East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Institutional, Low/Medium Density Residential, and Conservation West: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) (note: this property is under application 2012-013-RZ, to be rezoned as RS-1b with a density bonus to R-1 sized lots) Designation: Institutional and Conservation Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 1.25 ha (3 acres) Access: 112 Avenue Servicing requirement: Urban Standard b)Site Characteristics: The subject property is located within the Albion Area Plan and is approximately 1.25 ha (3 acres) in size. The subject property is bounded by 112 Avenue to the north, and single family development to the east, west, and south (see Appendices A and B). A tributary to Dunlop Creek and steep slopes are located on the southern half of the property (see Appendix C). - 3 - c) Project Description: The applicant has requested to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus, in accordance with the Albion Area Plan. The density bonus Amenity Contribution regulation is detailed in Zone Amending Bylaw No. 6996 – 2013, and permits the following: For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban (Medium Density) Residential) zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 557 m 2, payable when the Approving Officer approves the subdivision. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 371 m2; ii. minimum lot width of 12.0 m; iii. minimum lot depth of 24 m. c. Zoning requirements consistent with the R-1 (Residential District) zone will apply and supersede the zoning requirements for the RS-1b (One Family Urban (Medium Density) Residential) zone. The proposed development consists of approximately 10 R-1 (Residential District) sized lots, amounting to an Amenity Contribution of approximately $31,000.00. The final number of lots and amenity contribution will be determined at the time of approval of the subdivision. Pursuant to Council Policy, this application is also subject to the Community Amenity Contribution Program at a rate of $5,100.00 per lot, for an estimated amount of $51,000.00. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The subject property is currently designated as Institutional, Conservation, Low Density Residential, and Low/Medium Density Residential, and will require an Official Community Plan (OCP) amendment to redesignate the land as Low/Medium Density Residential and Conservation. The 1996 OCP identified a portion of the subject property for a future school/park site. In October 2015, the School District adopted its Strategic Facilities Plan, which identifies the properties located - 4 - on 104 Avenue and 108 Avenue and 248 Street as their priorities. Additionally, as a component of the development application to the west, for the property located at 24152 112 Avenue, a referral was sent to the School District. The School District advised that: “As previously stated in correspondence from the Board of Education to the City of Maple Ridge and as per the most recent Eligible School Sites Proposal accepted by the City of Maple Ridge in October 2015 the Board of Education will not require the OCP designated school site, located on 112 Avenue (24152 112 Avenue).” Based on this information, it is clear that the property to the west of the subject property, located at 24152 112 Avenue, and the portion designated as Institutional on the subject property is not intended to be developed as a school site. Council gave third reading to the OCP and Zone amending bylaws to develop the western property on December 8, 2015. Based on this information, the re-designation from Institutional to Low/Medium Density Residential for the subject property is supportable. The application is in compliance with the proposed OCP Amending Bylaw No. 6995–2013, that establishes the Community Amenity Program, and in compliance with the proposed Zone Amending Bylaw No. 6996–2013, that permits a Density Bonus option in the Low/Medium Density Residential designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed above in the Project Description. Zoning Bylaw: The current application proposes to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) (see Appendix D), with a Density Bonus to permit future subdivision into approximately 10 single family lots (see Appendix E). The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density) Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each lot that is less than 557 m2 is required, as discussed in the Project Description above. Pursuant to Council resolution, this application is also subject to the Community Amenity Contribution Program. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area Plan; All lands with an average natural slope of greater than 15 %; All floodplain areas and forest lands identified on Natural Features Schedule “C” - 5 - to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Advisory Design Panel: A Form and Character Development Permit is not required because this is a single family project, therefore this application does not need to be reviewed by the Advisory Design Panel. Development Information Meeting: A Development Information Meeting is required for this application. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. e)Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a)Engineering Department; b) Operations Department; c)Licenses, Permits, and Bylaws Department; d)Fire Department; e)Parks Department; f)School District; and g)Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. f)Early and Ongoing Consultation: In respect of Section 475 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the City’s website, together with an invitation to the public to comment. g)Development Applications: In order for this application to proceed, the following information must be provided as required by Development Procedures Bylaw No. 5879–1999, as amended: 1.An Official Community Plan Application (Schedule A); 2.A complete Rezoning Application (Schedule B); 3.A Watercourse Protection Development Permit (Schedule F); 4.A Natural Features Development Permit (Schedule G); and 5.A Subdivision Application. - 6 - The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: Justification has been provided to support an OCP amendment as the School Board no longer requires the site located at 24152 112 Avenue for a future school. It is therefore recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the City of Maple Ridge’s Approving Officer. It is expected that once complete information is received, Zone Amending Bylaw No.7266-2016 may be amended and an OCP Amendment to adjust the Conservation boundary may be required. It is recommended that Council not require any further additional OCP consultation. “Original signed by Michelle Baski” _______________________________________________ Prepared by: Michelle Baski, MA, AScT 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 E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Environmental Context Map Appendix D – Zone Amending Bylaw No. 7266-2016 Appendix E – Proposed Site Plan DATE: Jun 29, 2016 FILE: 2016-238-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTY 112 AVE ´ Scale: 1:2,500 24212 112 AVENUELegend Stream Ditch Centreline Indefinite Creek River Centreline Lake or Reservoir APPENDIX A City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Jun 29, 2016 FILE: 2016-238-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTY 112 AVE ´ Scale: 1:2,500 24212 112 AVENUE Aerial Imagery from the Spring of 2015 APPENDIX B DATE: Aug 9, 2016 FILE: Untitled BY: RS PLANNING DEPARTMENT272 9 232 1311917 9 13 1 1 73319293131 31733 2628 24221 81614 1283232 122818251 5 302 0 1020The City of Maple Ridge makes no guarantee regarding the accuracy or present status of the information shown on this map. ´ Scale: 1:1,323 24212 112 Ave. Preliminary Site Context Map Aerial Imagery from the Spring of 2011 Legend Stream Slope (2014 LiDAR) Percent 15 - 25 26 - 30 30+ Preliminary Assessment by City. WPDP and NFDP guidelines apply given slopes over 15% and streams Watercourses with 15 metre setback to be confirmed by QEP site visit. Geotechnical assessment required. APPENDIX C CITY OF MAPLE RIDGE BYLAW NO. 7266-2016 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. 7266-2016." 2.That parcel or tract of land and premises known and described as: Lot 45 Section 10 Township 12 New Westminster District Plan 43601 and outlined in heavy black line on Map No. 1687 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX D 112 AVE.243 ST.243B ST.112 AVE.243A ST.112 AVE.242A ST.2428511242 2415211223 11235 11211 11250 11230 11207 2427111232 11222 11220 11202 11223 11252 11242 11233 11243 24250242652417724279242122429611251 2420111241 11201 11233 2429511208 2420711221 11265 11212 11240 11231 5 2 28 6 10 Rem 1 Rem 10 3 9 15 11 12 5 26 5 7 27 11 32 916 12 29 4 6A Rem 11 1 10 30 1 14 PARK PARK1011 33 3 A 6 2 8 4 7 1 45 8 31 13 EPP 56127 P 3452 EPP 52282P 7408 EP 15693 EPP 56126 P 77744EPP 56127P50696P 43223 P 809 RP 13033 EPP 52281 P 43223 P 43601P 809 P 77744 EP 77745 EPP 54926112 AVE. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) 7266-20161687 RS-1b (One Family Urban (Medium Density) Residential) APPENDIX E City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016 and Members of Council FILE NO: 2016-246-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Zone Amending Bylaw No. 7267-2016 12111 and 12119 203 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties, located at 12111 and 12119 203 Street, from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) for the development of approximately 10 townhouse units. Pursuant to Council resolution, 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 $41,000.00. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: 1.That Zone Amending Bylaw No. 7267-2016 be given first reading; and 2.That the applicant provide further information as described on Schedules C, D, and E of the Development Procedures Bylaw No. 5879–1999, along with the information required for a Subdivision application. DISCUSSION: a)Background Context: Applicant: Matthew Cheng, Matthew Cheng Architect Inc. Owner: Feng Quan Legal Descriptions: Lots G and H, District Lot 263, Group 1, NWD Plan 18612 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RM-1 (Townhouse Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Urban Residential 1104 - 2 - South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) and R-2 (Urban Residential District) Designation: Urban Residential West: Use: Church Zone: P-4a (Church Institutional/Educational) Designation: Institutional Existing Use of Property: Single Family Residential Proposed Use of Property: Multi-Family Residential Site Area: 0.31 ha (0.7 acre) Access: Lane off of 203 Street Servicing requirement: Urban Standard b) Site Characteristics: The subject properties, located at 12111 and 12119 203 Street, are relatively flat and are bounded by a lane to the north, 203 Street to the east, single family residential to the south, and a church to the west (see Appendices A and B). c) Project Description: The applicant has requested to rezone the subject properties from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential), for the development of approximately 10 townhouse units. Pursuant to Council resolution, 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 $41,000.00. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The subject properties are currently designated Urban Residential – Major Corridor. Major Corridor Residential Infill developments may include building forms such as single detached dwellings, duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential developments. The housing forms are restricted to a maximum of two and one -half storeys, with an emphasis on ground-oriented units for all developments (except for apartments). The proposed rezoning to RM-1 (Townhouse Residential) and development proposal is in compliance with the OCP designation. - 3 - Zoning Bylaw: The current application proposes to rezone the subject properties from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) (see Appendix C) to permit the development of 10 townhouse units (see Appendix D). Front and rear setback variances are proposed to reduce the setbacks from 7.5m (24.6 ft.) down to 4.5m (14.8 ft.) and 6.0m (19.7 ft.), respectively, and will require a Development Variance Permit application. 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. Advisory Design Panel: A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel prior to second reading. Development Information Meeting: A Development Information Meeting is required for this application. Prior to second reading, the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Licenses, Permits and Bylaws Department; e) School District; f) Ministry of Transportation and Infrastructure; and g) Canada Post. The above list is intended to be indicative only and it may become necessary as the application progresses to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between first and second reading. - 4 - f) Development Applications: In order for this application to proceed, the following information must be provided, as required by Development Procedures Bylaw No. 5879–1999, as amended: 1. A complete Rezoning Application (Schedule C); 2. A Multi-Family Residential Development Permit Application (Schedule D); 3. A Development Variance Permit (Schedule E); and 4. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the OCP, therefore, it is recommended that Council grant first reading, subject to additional information being provided and assessed prior to second reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the City of Maple Ridge’s Approving Officer. “Original signed by 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 E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Zone Amending Bylaw No. 7267-2016 Appendix D – Proposed Site Plan City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Jun 30, 2016 FILE: 2016-246-RZ BY: PC PLANNING DEPARTMENT 119 AVE. HARTNELL AVE.MAKINSON ST.122 AVE. LINDSAY AVE. WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE. DEWDNEY TRUNK ROADIRVING121B AVE. 12147 203722024112212 20431203932038912198 20398204092045312212 12150 2023112171 20421204412039012105 2039912095 12092 204681206620413203962025012194203971206 8 12091 20422202842042520298202972047512132 202751219712065 12125 12148 12116 20331204022044520399120 6720375204402024020292 204552046512159 12111 12184 12222 20220202932025512172 12125 121191219312201 12186 12191 203872025120430204101212520235 121052038620419 12110 12175 2039812187 20395120832029020405120388 1207 120294 12176 12109 12080203832024520230 2037012174 12201 2024512148 12130 12143204012039720407204152041612217 11985 204212040812195 12160 20450204562032520298120652 04 17 12184 12096 203781213520270 12136 203061210820411203822042012227 12087 203212028512162 2028512181 12138 12099 2027120387203981215620296 11961 12130 12170 12218 2031912221 12142 1207520408 12072037720375120792041220403202812039020381 2031812202 20402121402028012122 203852028412181 2040912196 12209 2029912211 SUBJECT PROPERTIES ´ Scale: 1:2,500 12111 & 12119 203 STREET APPENDIX A City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Jun 30, 2016 FILE: 2016-246-RZ BY: PC PLANNING DEPARTMENT 119 AVE. HARTNELL AVE.MAKINSON ST.122 AVE. LINDSAY AVE. WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE. DEWDNEY TRUNK ROADIRVING121B AVE. 12147 203722024112212 20431203932038912198 20398204092045312212 12150 2023112171 20421204412039012105 2039912095 12092 204681206620413203962025012194203971206 8 12091 20422202842042520298202972047512132 202751219712065 12125 12148 12116 20331204022044520399120 6720375204402024020292 204552046512159 12111 12184 12222 20220202932025512172 12125 121191219312201 12186 12191 203872025120430204101212520235 121052038620419 12110 12175 2039812187 20395120832029020405120388 1207 120294 12176 12109 12080203832024520230 2037012174 12201 2024512148 12130 12143204012039720407204152041612217 11985 204212040812195 12160 20450204562032520298120652 04 17 12184 12096 203781213520270 12136 203061210820411203822042012227 12087 203212028512162 2028512181 12138 12099 2027120387203981215620296 11961 12130 12170 12218 2031912221 12142 1207520408 12072037720375120792041220403202812039020381 2031812202 20402121402028012122 203852028412181 2040912196 12209 2029912211 SUBJECT PROPERTIES ´ Scale: 1:2,500 12111 & 12119 203 STREET Aerial Imagery from the Spring of 2011 APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7267-2016 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. 7267-2016." 2.Those parcel (s) or tract (s) of land and premises known and described as: Lot G District Lot 263 Group 1 New Westminster District Plan 18612 Lot H District Lot 263 Group 1 New Westminster District Plan 18612 and outlined in heavy black line on Map No. 1688 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C HARTNELL AVE.MAKINSON ST.LINDSAY AVE. WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE. DEWDNEY TRUNK ROAD 121B AVE. 12147 2037220241203932038912198 2039812150 2023112171 2039012105 2039912095 12092 204681206620413203962025012068 12091 204222028420425202982029712132 2027512065 12125 12148 12116 203312040220445203991206720375204402024020292 2045512159 12111 12184 20220202932025512172 12125 12119 12201 12186 12191 2025120430204101212520235 121052038620419 12110 12175 2039812187 2039512083202902040520388 1207120294 12176 12109 12080203832024520230 2037012174 12201 204652024512148 12130 1214320401203972040720415204161221720421 11985 2040812195 12160 20450204562032520298120652041712184 12096 203781213520270 12136 2030612108204112038220420 12087 203212028512162 2028512181 12138 12099 202712038720398121562029612130 12170 2031912142 1207520408 1207020377120792041220403202812039020381 2031812202 20402121402028012122 203852028412181 2040912196 12209 20299K 16 52 5 Rem 53 N 8 23 4 19 6 98 12 2 37 18 11 B 1 15 1 17 6 12 1 8 5 3 17 1 J 32 Rem 1 1 1 59 2 57 23 10 45 31 4 44 426 33 46 56 54 15 22 61 51 16 9 L A 6 19 Rem 1 42 38 24 13 60 4 7 15 4 22 228 3 M 58 14 9 9 7 18 20 7 16 48 B 1 3 1050 A 29 5330 47 49 K 7 12 21 11 25 1 H 17 A 16 1 3 C 2 25 10 13 11 B 6 2 15 J 2 1514 20 10 14 C 55 1213 26 14 21 37 Rem 1 11 28 8 G 43 19 36 13 22 27 2 EPP 38911BCP 30389 P 72496 LMP 34007 EPS 2119 P 83237P 71910P 73569P 33111LMP 5691P 18612P 73569 P 69121 LMP 34007P 71910P 72496 P 71910P 71910 P 18526 P 69121P 69121LMP 40767EPP 49784EPP 38911 P 75684 P 71910 P 71910 LMP 9825 EPP 35171 P 72496 P 76062 P 22101 LMP 27299 BCS 1092P 71910 P 77583 P 61704 P 73569EPP 20037 P 18612EPP 49784EPP 35171 LMP 10897 P 71910 LMP 34018EP 77362A LMP 27219RW 18394 EPP 31930 RP 69729LMP 25934RW 87965 EP 71906LMP 27218EPP 28201 RW 18394 EPP 38910LP 77624LMP 1279 LMP 5692EP 76063EPP 28573 LMP 34008 * BCP 25878 (lease) RW 19482 RW 80491EP 69207EP 71908EP 71906LMP 44481 (lease) LMP 5692 LMP 37752 (ease.)BCP 41029 RW 80490LMP 34008EP 71906EPP 36628RW 21843 DEWDNEY TRUNK ROAD 121 AVE.203 ST.´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) RM-1 (Townhouse Residential) 7267-20161688 APPENDIX D City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016 and Members of Council FILE NO: 2016-251-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Zone Amending Bylaw No. 7282-2016 11641 227 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-1 (One Family Urban Residential) to CD-1-16 Affordable Multi Residential Zone based on RM-2 Medium Density Apartment Residential for a comprehensively planned housing complex with about 650 affordable housing units including 300 independent and assisted housing units, together with a range of amenities and on site services for the residents, a central pedestrian courtyard and underground parking. This site was subject to a previous development application that did not proceed because the issues related to steep slopes and geotechnical issues were not resolved. The applicant has also commenced discussions with the City to include within the development site, a portion of city road right-of-way. Additional information will be provided about these matters as part of future reports to Council. To proceed further with this application additional information is required as outlined in this staff report. This development is not subject to Community Amenity Contribution Policy because it is intended to be affordable and rental housing as well as being located in the Town Centre Area. RECOMMENDATIONS: In respect of Section 475 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i.The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii.The Board of any Regional District that is adjacent to the area covered by the plan; iii.The Council of any municipality that is adjacent to the area covered by the plan; iv.First Nations; v.Boards of Education, Greater Boards and Improvements District Boards; and vi.The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the City’s website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 7282-2016 be given first reading; and 1105 - 2 - That the applicant provide further information as described on Schedules A, C, D, E, F and G of the Development Procedures Bylaw No. 5879–1999, along with the additional information described in this report. DISCUSSION: a) Background Context: Applicant: Studio One Architecture Inc. (Jim Wong) Owner: Concordia Homes (1997) Ltd Legal Description: Lot 1, D.L. 401, Plan BCP24521 and A portion of unused City road right of way OCP: Existing: Low-Rise Apartment and Conservation Proposed: Medium and High Rise Apartment and Conservation Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: CD (Comprehensive Development) based on RM-2 Surrounding Uses: North & West: Use: Parkland Zone: One Family Urban Residential (RS-1) Designation: Conservation and Low-Rise Apartment (2%) South: Use: Apartment Zone: RM-2 Medium Density Apartment Residential Designation: Low Rise Apartment and Conservation (21%) East: Use: Residential and Senior’s Assisted Living Apartment Zone: One Family Urban Residential (RS-1) and CD-1-00 (Seniors Apartment and Private Hospital) Designation: Residential, Low Rise Apartment and Conservation Existing Use of Property: Residential (Vacant) Proposed Use of Property: Senior Housing Community Site Area: 1.426 HA. (3.5 acres) (excludes road right of way to be added to the development site) Access: 227 Street Servicing requirement: Urban Standard b) Site Characteristics: The development site is located on the west side of 227 Street, north of Hollyrood Avenue and southwest of the gaming facility at 22710 Lougheed Highway. The site slopes gradually from 227 Street down to the west and more steeply down to the northwest corner of the property. Dedicated park land surrounds the property to the north and west for the protection of steep slopes. There is a four storey apartment located to the south; and single family housing and a senior’s assisted living apartment are located east of the site. A watercourse is located in the Park to the north and the 15 metre setbacks for it extend on to this site. There are slopes in excess of 15% on the site. - 3 - c) Project Description: The proposal is for a multi-residential development with about 650 affordable housing units including 300 independent and assisted housing units, together with a range of amenities and on site services for the residents, a central pedestrian courtyard and underground parking. It is described by the applicant as a campus-like community offering its residents such amenities and bike and ride share, community gardens, fitness yoga centre and food services for delivery or in a restaurant dining experience. There will be personal services such as a medical and dental, beauty salon, a pharmacy and a local fresh food market. Five buildings are proposed. Two six story buildings are proposed along 227th Street, and additional 6 storey building at the southwest corner of the site. On the west side of the site north would be 2 14 storey buildings. Parking will be in an underground structure taking advantage of the grade that drops of to the west and northwest. A courtyard would be on top of the underground parking structure between the towers. The applicant proposes to acquire a triangular portion of municipal right-of-way making up a portion of the 227 Street that does not contain the road or services. The applicant has commenced discussion with the City to undertake the necessary arrangements and approval process to permit City lands to be included in this application. The Zone Amending Bylaw will be modified for the additional lands before second reading. d) Planning Analysis: Official Community Plan: The development site is located within the Town Centre Area Plan and is currently designated Low- Rise Apartment and Conservation. For the proposed development an OCP amendment will be required to re-designate the site to Medium and High Rise Apartment and adjusting the Conservation designation to reflect ground truthing and developable area to allow the proposed Comprehensive Development zoning. The proposed use and density is generally in keeping with the OCP, provided the designation is changed to accommodate the more dense taller buildings included in this proposal . Further information will be necessary to evaluate the proposal as part of the following OCP and Town Centre Area (TCA) Plan Policies: TC 3-12 High density development that is four or more storeys in height may be required to include a shadow study in consideration of adjacent sites to address potential impacts on available daylight. Consideration should also be given to the privacy of residents in existing buildings. OCP 5 – 25 Buildings should blend with the natural hillside terrain and vegetation by choice of building materials, and the location of buildings and parking areas. Landscaping that enhances natural features is to be encouraged. OCP 5 - 21 Patterns of density should be encouraged to achieve a mosaic of development sensitive to the natural contours of the land, with retention of mid-slope forested areas and density increases towards upland flat or valley bottom areas. The natural crest of a hill should be respected and development should be set back sufficiently to maintain the slope of the crest and the vegetation along it. Denser forms of horizontal development should be permitted along hillsides only where they can be - 4 - off-set by sufficiently large open areas and where building modules can be broken into smaller units and carefully sited. To better understand how these policies will be achieved, the placement and the height of the proposed buildings and how these buildings will be broken up will need to be carefully considered by the applicant in making their detailed submission and development permit plans. There is a preliminary shadow analysis attached (Appendix D); however, more detail will be needed respecting sunlight for the central open space and the proper building placement, architectural character, finishing materials and height to avoid overpowering views of the natural setting from the ravine and park area to the west. OCP 5 - 11 Maple Ridge will require environmental impact assessments to be completed where rezoning or subdivision is proposed within or adjacent to natural features or significant lands identified on the Natural Features Schedule C or adopted area plans. The environmental impact assessment must be prepared by a Qualified Environmental Professional. A Natural Features Development Permit based on the recommendations of a Qualified Environmental Professional will provide for plantings to enhance the natural area (parkland to the west) as well as a landscaping plan as part of the Form and Character Development Permit to achive a suitable transition with the parkland. OCP 3 - 32 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. Where appropriate, the provision of affordable, rental, and special needs housing will be a component of area plans. OCP 3 - 33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and seniors housing designed to accommodate special needs. The development of new rental housing stock and affordable housing are a Council priority. The Housing Action Plan was endorsed by Council on September 15, 2014 and contains a number of strategies applicable to this project including:  Strategy 3 is to Introduce an Adaptable Housing Policy,  Strategy 4 is to Create New Rental Housing Opportunities and  Strategy 8 Support the Non-market Housing Sector. The Housing Action Plan Implementation Framework was adopted on September 14, 2015 and contains short, medium and long-term actions to facilitate the development of affordable housing in Maple Ridge. In August 2016, a scoping report was submitted to Council on tools, opportunities and strategy to facilitate rental housing. This proposal through the provision of affordable, rental and adaptive housing will meet many of the objectives of the Housing Action Plan. Further details will allow a Housing Agreement to be drafted about how the Seniors Village will achieve the above affordability, rental and adaptive housing (e.g. aging in place and (SAFERhomes Standards) policies will be achieved and any phasing that will be involved. This will be subject of a future separate report to authorize the City to entre into the Housing Agreement. - 5 - Zoning Bylaw: The current application proposes to rezone the property located at 11641 227 Street as well as a portion of road right of way to be acquired from the City, from RS-1 (One Family Urban Residential) to CD (Comprehensive Development). This CD Zone will be based on the RM-2 Zone, modified to allow for the range of uses, increase the density through bonus provisions from 1.8 to about 3.3 and establish corresponding setback, height and amenity regulations. This rezoning is to permit a comprehensive seniors housing complext, with about 300 independent and assited living units having an affordable rental structure, together with a range of amenities and services for the residents. At this juncture, the CD Zone for this project has been drafted based on the conceptual information submitted. Once the detailed information has been provided, reviewed and accepted, it is anticipated that the CD Zone will likely need to be amendmend to accommodate the density, height, setbacks and other regulations specific to this project. The changes will be described in a future second reading report for Council to consider amending Zone Amending Bylaw No. 7282-2016 as part of granting second reading. The density (FSR) provision will likely have a series of bonus factors to increase the density above what is usually permitted in the RM-2. These could include: indoor and outdoor amenities tailored to the seniors community and visitors like grand children; accessory use space for service providers such as doctors, physiotherapist, hair stylist, etc. occasionally on site to provide services to the residents; continuation of the community trail system; provision of community meeting space; public art; and electric vehicle charging stations. Development Permits: This proposal will be subject to the following development permit requirements:  Pursuant to Sections 8.10 and 8.11 of the OCP, a combined Natural Features and Watercourse Protection Development Permit application is required for all development and subdivision activity or building permits for: o All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area Plan; o All lands with an average natural slope of greater than 15 %; o All floodplain areas and forest lands identified on Natural Features Schedule “C” to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions; and  Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for all multifamily residential, flexible mixed use and commercial development located in the Town Centre. Advisory Design Panel: A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. - 6 - Development Information Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. e) Preliminary Environmental Comments: A preliminary environmental review has concluded that a combined WPDP and NFDP application will be required given steep slopes over 15% and proximity to watercourses on adjacent sites. There are slopes on the western portion of the site that are over 25% based on Lidar 2014 data, which will likely require steep slope conservation covenants or possible dedication. Slopes of over 30% extend into the central part of the site from the west and are the western portion and northwest corner of the site. These sloping areas are not considered to be developable areas under NFDP hillside policies and guidelines as well as Zoning Bylaw. As for most development sites, some regrading will likely be necessary; however, filling these natural features will not be supported. The development layout should work around these sensitive areas to work with the natural topography on site. The lands abut one of the most significant and natural ravine and creek systems in the Town Centre. A visual aesthetic assessment for the top of the hillside area to the park and slope area respecting building placement to avoid overpowering the natural setting from the ravine and park areas is desirable. There are associated geotechnical issues as well as setbacks being required on this site that considers adjacent conservation areas, stormwater management requirements, and tree retention objectives from an environmental perspective. Some watercourse protection setbacks along the northern portion of the site may be necessary. A Qualified Environmental Profession and a Geotechnical Engineer need to conduct an assessment and ground truth the site to determine the developable area and the necessary conservation requirements. f) Interdepartmental Implications: To advance the revised application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; e) Parks Department; f) School District; g) Utility companies; h) Ministry of Transportation and Infrastructure; and i) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. - 7 - This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. g) Early and Ongoing Consultation: Respecting the proposed designation change and adjustment to the Conservation designation for ground truthing, Section 475 of the Local Government Act requires consultation during an Official Community Plan amendment process. It is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the City’s website, together with an invitation to the public to comment. h) Development Applications: In order for this application to proceed the following information must be provided, as re quired by Development Procedures Bylaw No. 5879–1999 as amended: 1. An OCP Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. A Multi-Family Residential Development Permit Application (Schedule D); 4. A Development Variance Permit (Schedule E); 5. A Watercourse Protection Development Permit Application (Schedule F); and 6. A Natural Features Development Permit Application (Schedule G). In addition to the above, additional information is required to establish the developable area of the site: site grading and geotechnical invesitation; setbacks from the top of the bank; 3-tiered stormwater management plan appropriate for the Escarpment Area; a tree management plan; a visual aesthetic assessment; indoor and outdoor amenities tailored to the residents of the community and likely visitors with children; details about provision of affordable units and adaptive design (SAFERhome Standards), accessory use space for service providers such as doctors, physiotherapists, hair stylist, etc. to come on site to provide services to the residents; continuation of the community trail system through the site including “placemaking” opportunities; community meeting space; public art incorporated into the building design and public spaces; and vehicle charging stations. The above list is intended to be indicative only, other applications, plans and studies may be necessary as the assessment of the proposal progresses. CONCLUSION: With a redesignation from Low Rise to Medium and High Rise Residential, the project complies with the OCP. The proposed provision of a mix of rental, affordable and aging in place (SAFERhome Standards) housing is consistent with OCP housing policies as well as a number of strategies in the Housing Action Plan. The details associated with the proposed rental, affordable and aging in place housing to be provided will be negotiated with the applicant and reflected in the Housing Agreement to be forwarded to Council in the future. - 8 - It is recommended that Council grant First Reading to Zone Amending Bylaw No. 7282-2016 subject to additional information being provided and assessed prior to Second Reading. Additional information is necessary from the applicant to determine the developable portion of the lands, understand how the development layout should work around the natural topography on site and the resulting changes to density and regulatory content for the Comprehensive Development Zone top be considered by Council at Second Reading. “Original signed by Adrian Kopystynski” _______________________________________________ Prepared by: Adrian Kopystynski MCIP, RPP, MCAHP Planner “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Zone Amending Bylaw No. 7282-2016 Appendix D – Proposed Site Plan DATE: Jul 7, 2016 FILE: 2016-251-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 11641 227 STREET Legend Stream Ditch Centreline Indefinite Creek APPENDIX A City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Jul 7, 2016 FILE: 2016-251-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 11641 227 STREET Aerial Imagery from the Spring of 2011 APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7282-2016 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. 7282-2016." 2.PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following in the correct numerical sequence: SECTION 1045 CD-1-16 Affordable Multi-Residential Zone A. PURPOSE This zone is intended to provide for multi residential dwellings within a comprehensively planned housing complex with affordable, independent and assisted housing units and amenities and services for the residents. B. PRINCIPAL USES 1. The following principal uses are permitted: (a) apartment. C. ACCESSORY USES 1. The following accessory uses are permitted: (a) Accessory boarding use. (b) Accessory commercial and office use primarily for the use by the apartment residents (b) Accessory home occupation. (c) Accessory off street parking. D. LOT AREA AND DIMENSIONS 1. Minimim lot width shall not be less than 30 metres.: (a) in lot area 1,300 square metres. (b) in width 30 metres. (c) in depth 27 metres. E. DENSITY 1. Floor space ratio shall not exceed a base density of 1.8 times the lot area. 2. Additional density, up to a maximum of 1.3 times the lot area, may be obtained with the following provisions: (a) an amount equal to 0.4 times the lot area for the portion of required parking provided underground, excluding visitor and disabled parking spaces; (b) an amount equal to 0.2 times the lot area may be added for providing a minimum of 1,200 square metres of of floor space for accessory amenity and office uses; APPENDIX C (c) an amount equal to 0.1 times the lot area may be added for each 100 sq. m. of amenity space exceeding the minimum requirement stated in Section I (2), to a maximum of 0.4 times the lot area. (d) an amount equal to 0.3 times the lot area may be added for providing public art and electric vehicle charging stations in accordance with an agreement with the City. F. LOT COVERAGE 1. A lot coverage of all buildings and structures shall not exceed 40%, excluding underground parking provided in accordance with Section 3.6 of Maple Ridge Off Street Parking and Loading Bylaw No. 4350 – 1990, as amended. G. SETBACKS 1. The minimum setback for all principal buildings and structures shall be not less than: (a) from a front lot line (east): 7.5 metres. (b) from a rear lot line (west) 6.0 metres. (c) from a side lot line (north): 3.0 metres. (d) from a side lot line (south): 6.0 metres (e) from an exterior side lot line: 7.5 metres. H. HEIGHT 1. The building height shall not exceed the following: (a) 14 storeys in Area A (b) 6 storeys in Area B as shown in Schedule A attached to and forming part of this Bylaw. I. OTHER REGULATIONS 1. An Apartment Use shall: (a) be permitted only where all parking for such use is concealed parking. 2. A minimum of 30% of the lot area shall be provided as useable open space. Up to 70% of this required open space may be provided on a roof. 3. A minimum of 1.0 sq. m. of common indoor amenity space shall be provided for each dwelling unit on the lot. 4. 5. The parking requirment is to be the same requirement as listed under the RM-6 Zone standard set out in Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990. 6. A home occupation use shall comply with the regulations of Section 402 (4). 3. That parcel or tract of land and premises known and described as: Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521 and outlined in heavy black line on Map No. 1695 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to CD (Comprehensive Development). 4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 227 ST.GILLEY AVE.HOLYRO OD AVE.RITCHIE AVE.BRICKWOOD CLOSE116 A V E . 11655 11662 1162422509 227102252 5 1163811662-90 11620 2274611644 11601 11649 11578 225 3 1 2 2 7 1 8 11698 2252 9 225062252 4 11674 22 7 8 1 11634 22711-5122516 2252 2 2252 1 2 2 7 2 1116402252 8 11608 227032273422 7 4 2 11668 2270711656 22 5 0 8 11650 11609 11641 11638 22 7 3 422537 22 7 8 92271111631 2252 6 11686 2271911643 11620 11626 22512 2 2 7 4 5 22532 11654 2250222712225352 2 7 3 7 2252 7 2 2 5 3 3 2251511680 22530 22 7 9 32250411692 11644 11614 2252 3 22 7 9 1 11623 22 7 8 3 11627 2251 5 22520 1163022514 22 7 9 5 22 7 2 6 11605 11630 11657 11724 2272411650 22510 2 2 7 2 9 2271511637 11602 22518 3638 26 2 21 19 PARK 5 37 8 8 3 42 5 21 4 30 11 4 43 40 1 2 16 27 1 175 9 29 39 24 1 PARK 18 23 2 1 41 17 19 31 14 3 H 3 2 22 20 20 5 1 1 25 21 13 15 11 12 7 1 2 221 18 6 3 15 PARK 7 18 20 A 19 4 LOT J 28 10 16 6 1 70 6 34 PARK 2 51 10 33 19 13 4 6 1 35 14 812 9 32 2 7 BCP 44924 P 72181LMP 9571 LMS 1172 NWS 2997NWS 3147 LMS 1873BCP 44924LMP 10787P 70416P 4769 BCP 9284 *PP087P 72462BCP 9284P 63225 BCP 9284P 10091NWS 2316 BCP 8886 LMP 50997 NWS 2547 LMS 1315 BCP 24521 NWS 2509 LMP 19680 BCP 22107 BCS 391 P 21553 P 82501 LMS 804 P 70416BCP 24521 LMP 3942 LMS 618 LMP 50997 P 70416 BCP 22107 LM P 5 0 9 9 7 BCP 5738BCP 9283 EP 70417RW 18313BCP 9 2 8 6 RW 18313EP 70417LMP 9574 EP 70417RP 63699BCP 9285RW 776419574 EP 70417BCP 9286RP 74204EP 7 0 4 1 7 EP 81137EP 70417LMP 3514EP 70417EP 7 0 4 1 7 LMP 3514BCP 9285EP 70417 BCP 9 2 8 6 BCP 9283 LMP EP 70417 LMP RW 51656 EP 70417 RW 18313EP 85053 BCP 9285RW 58883EP 70417LMP 19681RP 74204LMP 48046EP 704179574 EP 70417BCP 9283 LMP 13595RW 7 4 2 0 5 BCP 9286LMP 13595EP 81137EP 85053 LMP 3513LMP 48046RW 7 4 2 0 5 RW 77641BCP 9285RW 58883 LMP 9574 BCP 5738RW 18313 EP 70417LMP 3513BCP 9283227 ST.´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) CD-1-16 (Affordable Multi-Residential) 7282-20161695 227 ST.HOLYROOD AVE.RITCHIE AVE.BRICKWOOD CLOSE11655 11624 227102252 5 11662-90 11620 11601 11649 225 3 1 2 2 7 1 8 2252 9 2252 4 11634 22516 2252 2 2252 1 2 2 7 2 1116402252 8 227032270722 5 0 8 11609 11641 1163822537 2271111631 2252 6 2271911643 22512 22532 11654 22712225352252 7 2 2 5 3 3 2251522530 11644 2252 3 11623 11627 2251 5 22520 1163022514 11605 11630 11657 11650 22510 2271511637 22518 26 2 21 19 PARK 5 8 5 21 30 11 4 16 27 1 17 29 24 1 PARK 18 23 2 1 17 31 14 3 H 3 2220 1 25 15 1 1 18 PARK A 19 4 LOT J 28 10 16 34 PARK 2 51 33 13 6 1 35 12 9 32 2 7 BCP 44924 NWS 2997NWS 3147 LMS 1873BCP 44924LMP 10787 P 4769 BCP 9284 *PP087P 72462BCP 9284BCP 9284P 10091NWS 2316 BCP 8886 NWS 2547 LMS 1315 BCP 24521 LMP 19680 BCP 22107 P 21553 P 82501 BCP 24521 LMP 3942 LMS 618 P 70416 BCP 22107 227 ST.´ SCALE 1:2,000 SCHEDULE A A B APPENDIX D - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016 and Members of Council FILE NO: 2015-309-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No. 7281-2016 Second Reading Zone Amending Bylaw No. 7180-2015 21795, 21787 and 21773 Lougheed Highway EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 21795, 21787 and 21773 Lougheed Highway from RS-1 (One Family Urban Residential) to C-2 (Community Commercial) to permit the construction of a Pediatric and Family Care Clinic with seven proposed units, totalling 2,767.50 m² (29,790 ft²). Council granted first reading to Zone Amending Bylaw No. 7180-2015 on December 8, 2015. This application requires an amendment to the Official Community Plan (OCP) to redesignate one of the three subject lots (21795 Lougheed Highway) from Urban Residential to Commercial, to have the same Commercial Designation as the other two lots (21787 and 21773 Lougheed Highway) forming the development site. To facilitate the timeline for moving this application forward, the Development Information Meeting (DIM) was set for September 5, 2016 and Advisory Design Panel (ADP) review was set for September 13, 2016. Recognizing that Council may not be comfortable with the DIM having been held on Labour Day (Monday, September 5, 2016), the applicant has agreed to hold another DIM on September 19, 2016, with the minutes being submitted to Council on the date of the September 20th Council meeting. In the meantime, the minutes from the September 5, 2016 DIM are included in this report. Council may choose to advance this application to the September 20, 2016 Council meeting or alternatively to defer the report to the October 3, 2016 CoW to advance this application to the October 11th Council Meeting. In either instance, staff would provide the new DIM and ADP minutes directly to Council. 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. 7180-2015 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 1106 - 2 - 2) That Official Community Plan Amending Bylaw No. 7180-2015 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3) That it be confirmed that Official Community Plan Amending Bylaw No. 7180-2015 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4) That Official Community Plan Amending Bylaw No. 7180-2015 be given first and second readings and be forwarded to Public Hearing on October 18, 2016; 5) That Zone Amending Bylaw No. 7180-2015 be given second reading, and be forwarded to Public Hearing; and, 6) That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Approval from the Ministry of Transportation and Infrastructure; iii) Amendment to Official Community Plan Schedule "B"; iv) Road dedication is not required by the City; however, it will become a condition of this application if road dedication is required by the Ministry of Transportation and Infrastructure; v) Consolidation of the subject properties; vi) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; vii) Removal of existing building/s; viii) Public art in the form of patterns of coloured glass in the central rounded portion of the building to be provided through the development permit for this project; and ix) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage ta nks on the subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: 1) Background Context: Applicant: Bissky Architecture and Urban Design Inc. Owner: Pagliacci Holdings Ltd. Legal Descriptions: Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot 247 Group 1 New Westminster Plan 1007 Lot 1 & 2 District Lot 247 Group 1 New Westminster District Plan 12044 - 3 - OCP: Existing: Commercial and Urban Residential Proposed: Commercial Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: C-2 (Community Commercial) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential South: Use: Commercial and Residential Zone: CS-1 (Service Commercial) and RS-1 (One Family Urban Residential) Designation: Commercial and Urban Residential East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Commercial Zone: C-2 Community Commercial Designation: Commercial Existing Use of Property: Vacant and Residential Proposed Use of Property: Commercial Site Area: 0.53 Ha (1.3 acres) Access: Lougheed Highway Servicing requirement: Urban Standard 2) Site and Project Description: The subject properties are located on the north side of Lougheed Highway, east of the Quality Inn and the Firefly Fine Wines and Ales businesses (see Appendix A and B). The properties located at 21773 and 21795 Lougheed Highway are currently vacant, while the property located at 21787 Lougheed Highway has an existing house that will require removal as a condition of final reading. The subject properties are flat with low-lying vegetation on the western lot, with some hedges and trees surrounding the existing house. It fronts on Lougheed Highway over which the Ministry or Transportation and Infrastructure (MOTI) has jurisdiction for access and sufficient parking for proposed uses. The City lane along the rear of the subject site is not intended to be constructed. The proposed development will consist of a two-storey commercial building with 4 commercial / office units on the main floor and 3 more units on the second floor, for a total of 7 commercial / office units. The proposed floor area of the main floor is 1,197 m² (12,886 ft²) and the floor area of the second floor is 1,570 m² (16,902 ft²), for a total of 2,767 m² (29,788 ft²). The development site will have one access from Lougheed Highway (see Appendix E). The proposed design consists of a two storey office building in the middle of the site, surrounded by parking, which in turn is buffered with landscaping strips along the abutting lots, Lougheed Highway - 4 - and the rear lane. An entry feature is proposed consisting unit paving with concrete banding from the driveway entrance on Lougheed Highway to the sidewalk in front of the main building entrance. The Architect indicated that the design seeks to communicate a warm, calming, professional and orderly environment for the comfort of patients visiting the medical facility. More specifically, the design “blends elements of Maple Ridge heritage with the East Indian culture of (the applicant’s) clients with a combination of metal and ‘wood-look’ siding on a clean, orderly contemporary exterior while introducing a touch of colour to the central rounded element identified as a waiting area on the second floor.” This coloured glass design and pattern in the central area is a form of public art that contributes to the vitality of the public realm, creates vibrancy and evokes a message of hope. 3) Planning Analysis: i) Official Community Plan: The properties located at 21773 and 21787 Lougheed Highway are designated Commercial in the OCP, and the property located at 21795 Lougheed Highway is designated Urban Residential. Therefore this third property is proposed to be redesignated so that the assembly of three lots will have the same Commercial designation. This site is the eastern end of a stretch of Lougheed Highway envisioned in the OCP to be a General Commercial Area serving people living in West Maple Ridge Area. This will result in a minor extension of the existing General Commercial Area identified in OCP Policy 6-13 along Lougheed Highway. OCP Policy 6 - 23 identifies the locations on the Lougheed Highway, west of the Town Centre, as General Commercial lands. OCP Policy 6 - 25 supports the development of centres that accommodate the automobile, pedestrian and transit services and will integrate into the character of the area. The proposed minor extension of the current Commercial Designation is in keeping with having a commercial area that serves residents in the West Maple Ridge area, and that as a single combined site of three lots will result in a built form that is well integrated with the emerging commercial character in the area. Landscaping is supportive of the Commercial Development Permit Area Guidelines in the OCP which requires that adjacent residential uses should be adequately protected by significant landscaping or the provision of screening or both. The site plan incorporates a good buffer with nearby residential uses along the rear of the site. ii) Zoning Bylaw: The three lots comprising this development site are currently zoned RS-1 (One Family Urban Residential) and the prosed commercial use requires the site to be rezoned to C-2 (Community Commercial). The proposal complies with the density, and siting regulations of the proposed zone, except for variances to accommodate the proposed design described in a following section (iv). iii) Off-Street Parking and Loading Bylaw: Projects along Provincial Highways within municipalities are subject to applicants obtaining approval from the Ministry of Transportation and Infrastructure (MOTI) for matters such as driveways, traffic circulation, driveway entrances and parking. As a courtesy, the City forwards applications at an early stage to insure applicants will meet these requirements and reflect them in the site plans being forwarded to Council. - 5 - The applicant has provided 92 parking spaces, which is in line with the current Off-Street Parking Bylaw. The MOTI standards require 95 parking spaces; however, based on the proximity to the Town Centre Area, parking demand is anticipated to be lower. This number is considered adequate to accommodate peak parking demands, and have been reviewed and accepted by MOTI. Bicycle parking is provided in the form of outdoor bicycle racks. A sheltered and landscaped area for the collection of garbage and recyclables has also been provided. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations: The proposed variances to Zoning Bylaw No. 3510 - 1985, are as follows: • Increased maximum building height from 7.5 m to 8.0 m; • Increase in second storey area from 50% to 100% of the first floor area for office use; and • Decreased depth of lot requirement from 70.0 m (230 ft.) to 55.0 m (180 ft.) to correspond to the existing lot size. The increase in the second storey area and decrease in lot depth variances are justified because they are in keeping with variances granted to similar developments elsewhere in Maple Ridge, allow incorporation of improved design elements including the Public Art element and allow for enhanced landscaping on the site. There is also an unconstructed lane of approximately 3 metres in width that provides some more separation between the subject site and the residential properties to the north. This height variance in conjunction with the shallower lot depth might be an issue requiring further attention by the applicant to mitigate if the residents to the north perceive this to be an impact. There will be notification and an opportunity for property owners to comment to Council as part of the development variance permit application. A separate Development Variance Permit Application report with more details will be forwarded to Council at a later date. v) Development Permits: Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to address the current proposal’s compatibility with adjacent development, and to enhance the unique character of the community. The following Key Development Permit Guidelines apply to the form and character of the proposed commercial project: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. - 6 - 4. Respect the need for private areas in mixed use development and adjacent residential areas. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. A separate Development Permit Application report with more details will be forwarded to Council at a later date. vi) Advisory Design Panel: To keep to the process timeline, this report has been drafted before the Advisory Design Panel (ADP) meeting being held for this application. The ADP will be reviewing the form and character of this proposed commercial development and the landscaping plans at a meeting scheduled for September 13, 2016, the day following the CoW meeting for this project. The Architect must address any comments and suggestions made by the ADP, and supply revised final architectural and landscaping plans for the September 20, 2016 Council meeting and to be available to the public before the October Public Hearing. vii) Development Information Meeting: A Development Information Meeting (DIM) was held September 5, 2016 between 7:00 PM to 9:00 PM at the Best Western Maple Ridge on Lougheed Highway. The applicant reported that about 25 people attended and the following issues were raised:  Some thought this application was related to the proposed Homeless Shelter, but it was clarified that this DIM was for a proposed medical clinic and ancillary support uses with the primary emphasis on pediatric and family care.  Comments regarding the building design and proposed land use were very positive.  One couple did not feel there was enough parking stalls provided, including handicap stalls and voiced concern about access. The MOTI deceleration lane and Parking Study recommendations addressing their concerns were explained.  Another individual felt there were too many parking stalls provided and the emphasis should be on encouraging more walking and cycling to the site, including building a multi-use bike trail along Lougheed Highway, similar in design to that recent completed further west.  One gentleman living directly to the north of the site requested that all of the existing trees be removed as they were a nuisance on his property. Recognizing that Council may not be comfortable with the DIM having been held on a Statutory Holiday (Labour Day on Monday, September 5, 2016), the applicant has agreed to hold another DIM on September 19, 2016. These minutes will be made available to Council prior to the September 20, 2016 Council Meeting. - 7 - 4) Traffic Impact: As the subject properties are located on a Lougheed Highway, which is a provincial highway subject to Ministry of Transportation and Infrastructure (MOTI) review. A preliminary MOTI approval for access, traffic circulation and the parking has been granted. MOTI may require a deceleration lane into the site, which would affect landscaping proposed along Lougheed Highway road frontage. This will be reflected if required in the final plans presented to Council in the Development Permit Application report to Council at a later date. MOTI approval of the Zone Amending Bylaw will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application, subject to their usual requirements concerning drainage, utility works and placement of trees, sidewalks and lighting. 5) Interdepartmental Implications: i) Engineering Department: A Rezoning Servicing Agreement will be required to provide for deficient services, including: construction of curb, gutter and sidewalks, water and stormwater service connections, sustainable on-site storm water management, street lights, street trees, and underground wiring. Engineering will consider access/egress requirements of the development and the requirements of M OTI. 6) 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, (redesignation 21795 Lougheed Highway from Urban Residential to Commercial), is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No . 7281-2016, that second reading be given to Zone Amending Bylaw No. 7180-2015, and that application 2015- 309-RZ be forwarded to Public Hearing. - 8 - To facilitate the timeline for moving this application forward, additional information about the second DIM as well as the ADP meetings once received by staff will be forwarded directly to Council before this application is considered by Council for second reading. “Original signed by Adrian Kopystynski” _______________________________________________ Prepared by: Adam Rieu Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7281-2016 Appendix D – Zone Amending Bylaw No. 7180-2015 Appendix E – Site Plan Appendix F – Architectural Plans (subject to ADP Review) Appendix G – Landscape Plan (subject to ADP Review) City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Oct 7, 2015 2015-309-RZ BY: JV PLANNING DEPARTMENT SUBJECT PROPERTIES 218 St´ Scale: 1:1,500 21773/21787/21795 Lougheed Hwy 2011 Image APPENDIX A City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Oct 7, 2015 2015-309-RZ BY: JV PLANNING DEPARTMENT SUBJECT PROPERTIES 218 StCity of Maple Ridge´ Scale: 1:1,500 21773/21787/21795 Lougheed Hwy 2011 Image APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7281-2016 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7281-2016." 2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot 247 Group 1 New Westminster District Plan 1007 and outlined in heavy black line on Map No. 932, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated Commercial as shown. 3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 . ____________________________________________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C HALL ST.CARR ST.DOVER RD. HOWISON AVE.DOVER ST.DONOVAN AVE.218 ST.WI C K L O W W A Y LOUGHEED HWY. LAURIE AVE.218 ST.2172421771218071193611753 11941 21675217352192021807218481171721720 21769216852179621755/9821734218271170721656 21795218802179911708 1173821671 2189221768217102175921711117542173211762 11750 2180221808218371173721692118882178411829 1174821785218142181521789 1172021701 217332187111749 21715/1911729 21808119212181621756 217232181811767 21851218282180311739218012180021742 11709218162166521864117592166821826217462173311884218542179621731117722169821910118892187621901217102174421750117292178711762 11728 119352168411873 21728218001174721707 1192811706 2184211841 117192176411712 11 8 8 3 2166221840217142179521801218882180821868216502181921711219112165521880216742174111931 2189121784117412173621668 218962185021830217731175721779118632165621774 218172166711895 117211171321680 2182521810218381192211923216942174711948 11726 11851 218061173821691 154 SL22 7 129 151 110 217 150 126 SL2 107 186 SL6 108 10 153 130 78 210 203 161 276 294 "B" 31 157 279 234 8 236 Rem 125 6 6 214 243 10 3 SL23 156 117 7 SL8 211 197 238 275 143228 155 13 231 134 CP 6 218 SL10 200 230 C CP 293 109 199 SL15 296 1 221 143 227 215 SL3 11 166 201 SL1 224 7 209 192 4 116 12 146 198 76 32 8 226 4 232 144 SL19 204 SL9 21 SL16 A 213 77 SL21 123 105 2 147 3 145 1 122 SL5 144 212 6 167 6 185 1 20 SL20 202 8 319 7 118 148 2 3 216 SL17 128 7 149 220 58 85 SL4 237 2 Rem SL7 SL18 SL11 115 5 225 235 189 SL24 229 67 2 19 219 120 B SL12 131 9 9 152 111 223 127 106295 222 187 18 119 112 121 142 B 240 233 188 1C 278 114 277 113 5 208 124 CP 244P 35974 P 6664 P 39905P 12044 BCS 607P 35428*PP066 P 31180 EP 10251P 38855P 1007 LP 77304 P 32510 P 31180 P 13161P 13876P 36099 P 8409 P 44518 P 12785 P 44518 P 35292 P 44518 P 11112 P 12386P 35292 P 36099 P 6664 P 33311*PP067 BCS 607P 44518 P 12785P 61812 NWS 1848P 70732P 22656 P 28917 P 44518*PP075 P 29839 P 39905P 36099 P 13161P 12386P 13161P 8950 P 35974P 28917 P 2122 9 BCP 8450RW 44519 R W 4 4 5 1 9 EP 36421 EP 22994RW 44519 RP 74552 LOUGHEED HWY. ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From: To: Urban Residential Commercial 7281-2016932 CITY OF MAPLE RIDGE BYLAW NO. 7180-2015 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. 7180-2015." 2.Those parcel (s) or tract (s) of land and premises known and described as: Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot 247 Group 1 New Westminster District Plan 1007 Lot 1 District Lot 247 Group 1 New Westminster District Plan 12044 Lot 2 District Lot 247 Group 1 New Westminster District Plan 12044 and outlined in heavy black line on Map No. 1647 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 8th day of December, 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 21668216682168421692217362175911884 217742178521756217891175021800 2179511737 11748 11728 1175421807 218162182821868218512189611729216852171021735 2176911741 1171221784 21806218182181711948 2183811928218801193521892216742170121711217242172311889 11729 2179511772 2190111709 1174921891219112165521698217142174421784217712177921801218001182921802 1170821848 11931 11921 21827218502166721710217282173311895 217552176411753 11738 1176221787 2183011863 1187321808 117472184221816 21815218071176221810 218192185421880/9821650216562168021715/1921732217461172621796 11851 2180121808218142180311941 2182621825119221192321633216622167521691217202173321731217342174721742217502177311713 11706 2179611841 11717 11767 11721 11720 11738 218372184021888219101171921920216562166521671216942171121707217412176811888 11707 217992180811 8 8 3 11757 1193621864218762187111739 11759218 ST.CARR ST.LAURIE AVE. WI C K L O W W A Y HOWISON AVE.HALL ST.DONOVAN AVE.218 ST.DOVER ST.LOUGHEED HWY. DOVER RD. 198 238 P 35292 "B" 226 58 228 229 67 294 143P 31180 276 234 P 31180 144 186 P 33311106 13 8 B 114 147 P 44518 SL24 SL23 145 3 70 221 220 201 77 85 3 232 P 36099 241 1 236 237 2 EP 10251117 7 C 109 6 2 SL8BCS 607SL1 146 SL21 SL20 CP SL16 10 9 225 202 LP 77304 217 215 278 233 P 39905212 A P 8409 123 118 149 115 7 125 126 P 44518 SL12 SL10 SL9 19 CP SL18 SL15 131 224 219 76 P 35974 2 235 185 P 35292 166 122 P 1238611 9 119 7 110 SL5 SL4 127 153 112 21 P 2 2 6 5 6 BCS 6071 144 7 6 157 32 P 11112 223 197 6 199 P 8950 P 36099 218 203 2 P 6664 192P 39905279P 38855244 213 296 187 Rem 208 121 P 44518 108 P 131616 111 8 SL19P 70732P 2 1 2 2 9 P 44518 161 134 227 P 61812 P 28917 230 231 216 277 275 295 211 P 12386107 150 P 13161*PP067P 13161 151 SL11 SL7 SL6 SL2 113 SL17 P 12785P 12785 130 143 5 142 P 1007 222 P 29839 200 P 28917 NWS 18481 P 36099 78 P 35428214 243 *PP066 P 31180 240 189 P 13876P 44518209 105 12 10 116 124 5 148 152 SL22 CP 128 129 20 156 6 8 71 31 C Rem P 6664 319 P 32510 204 *PP075 293 P 12044 188 P 35974B 210 167 120 1 3 4 SL3 18 154 155 7 4 132 RP 84920 RP 74552 RW 44519 RP 30988 EP 36421 RW 4 4 5 1 9 RW 44519 BCP 8450EP 22994LOUGHEED HWY. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) C-2 (Community Commercial) 7180-20151647 APPENDIX E APPENDIX F APPENDIX G - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016 and Members of Council FILE NO: 2013-107-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Final One Year Extension Application Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 and Maple Ridge Zone Amending Bylaw No.7053-2014 24009, 24005 and 24075 Fern Crescent EXECUTIVE SUMMARY: Council granted a one year extension to the above noted application on October 13, 2015. The applicant has now applied for a final one year extension under Maple Ridge Development Procedures Bylaw No. 5879-1999. The purpose of this application is to rezone the subject property from RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban Residential), R-2 (Urban Residential District), RS-1b (One Family Urban (Medium Density) Residential) to allow for future subdivision into 34 lots. RECOMMENDATION: That pursuant to Maple Ridge Develo pment Procedures Bylaw No. 5879 -1999, a final one year extension be granted for rezoning application 2013-107-RZ (properties located at 24009, 24005 and 24075 Fern Crescent) and that the following conditions be addressed prior to consideration of Final Reading: i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii.Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet; iii.Road dedication as required; iv.Consolidation of the development site; v.Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vi.Removal of the existing buildings; 1107 - 2 - vii. An Engineer’s certification that adequate water quantity for domestic and fire protection purposes can be provided; viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; and ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject lands. x. Construction of 128 Avenue to a standard acceptable to the City. DISCUSSION: a) Background Context: Applicant: CIPE Homes Inc. Owner: 0733497 BC Ltd. Legal Description: North 126 Feet parcel “A” (Reference Plan 13772); Lot 15, Section 22, Township 12, NWD Plan 9364; Parcel “A” (Reference Plan 13772); Lot 15 Except North 126 feet; Section 22, Township 12, NWD Plan 9364; and Lot 30, Section 22, Township 12, NWD Plan 24120. OCP: Existing: Low Density Residential; Low-Medium Density Residential and Medium Density Residential Proposed: Low Density Residential; Low-Medium Density Residential and Medium Density Residential Zoning: Existing: RS-3 (One Family Rural Residential), and RS-2 (One Family Suburban Residential) Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family Urban-Medium Density Residential) and R-2 (Urban Residential District) Surrounding Uses: North: Use: Single Family Residential and vacant lots Zone: RS-3 (One Family Rural Residential), and RS-2 (One Family Suburban Residential) Designation: Neighbourhood Park and Medium-High Density Residential South: Use: Single Family Residential and Fern Crescent Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential, Low-Medium Density Residential and Estate Suburban Residential - 3 - East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential; Low-Medium Density Residential and Medium Density Residential West: Use: Single Family Residential and Fern Crescent/240th Street Zone: RS-3 (One Family Rural Residential), and RS-2 (One Family Suburban Residential) Designation: Low Density Residential, Low-Medium Density Residential and Estate Suburban Residential Existing Use of Properties: Single Family Residential Proposed Use of Property: Single Family Residential Consolidated Site Area: 2.34 Hectares (5.78 acres) Access: Fern Crescent/240th Street Servicing requirement: Urban Standard Companion Applications: 2013-107-SD This application is to permit 34 lots; 14 are proposed to be rezoned to R-2 (Urban Residential District), 17 are proposed to be rezoned to RS-1b (One Family Urban-Medium Density Residential), and 3 are proposed to be rezoned to RS-1 (One Family Urban Residential). The following dates outline Council’s consideration of the application and Bylaw/s 7053-2014 and 7088-2014:  First Reading was granted April 8, 2014;  The Second Reading Report (see attached) was considered on July 21, 2014;  Second Reading was granted July 22, 2014;  Public Hearing was held September 16, 2014;  Third Reading was granted October 14, 2014; and  First extension granted October 13, 2015. Application Progress: The applicant has completed most of the terms and conditions to be met prior to final reading of the Zone Amending Bylaw. One of the conditions is the construction of 128 Avenue by the applicant, with potential for latecomers being applied. There are technical aspects of realigning 128 Avenue, including necessary property acquisitions at intersections, to be resolved. Alternatives: Council may choose one of the following alternatives: 1. grant the request for extension; 2. deny the request for extension; or 3. repeal third reading of the bylaw and refer the bylaw to Public Hearing. - 4 - It should also be noted that on April 11, 2016, Council Policy 6.31 was adopted regarding the Community Amenity Contribution Program. This policy states that: 8. All development applications that are seeking an extension under Development Procedures Bylaw No. 5879-1999 (as amended), may be subject to the city-wide community amenity contribution program at the discretion of Council. Should Council determine that the community amenity contribution program will apply to this application, the following condition will need to be added to the list of conditions to be addressed prior to consideration of final reading: xi. That an amenity contribution rate of $5,100.00 per single family lot created, for a total of $173,400.00 be provided, in accordance with Council Policy 6.31 for the Community Amenity Contribution Program . CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a final one year extension. “Original signed by Adam Rieu” _______________________________________________ Prepared by: Adam Rieu Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Second Reading Report DATE: Sep 23, 2015 FILE: 2013-107-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:2,500 24005/09/75 FERN CRESCENT 128 AVE Legend Stream Ditch Centreline Edge of River Indefinite Creek River Centreline Lake or Reservoir River Major Rivers & Lakes APPENDIX A City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Sep 23, 2015 FILE: 2013-107-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTIES City of Maple Ridge´ Scale: 1:2,500 24005/09/75 FERN CRESCENT (2011 IMAGERY) 128 AVE APPENDIX B District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 21, 2014 and Members of Council FILE NO: 2013-107-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 and Second Reading Maple Ridge Zone Amending Bylaw No. 7053-2014 24009, 24005 and 24075 Fern Crescent EXECUTIVE SUMMARY: On April 8, 2014, Council granted first reading to Zone Amending Bylaw No. 7053-2014. The proposal is to rezone the subject properties (Appendix A) from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban Residential), RS-1b (One Family Urban-Medium Density Residential) and R-2 (Urban Residential District). The three properties under consideration are located in the Horse Hamlet of the Silver Valley Area Plan, and have a combination of three OCP designations (i.e. Low Density; Low-Medium Density; and Medium Density Residential), as identified in this report. The proposal meets the permitted maximum density in the Silver Valley Area Plan; however an OCP amendment is required to adjust the designation boundaries to achieve an efficient road pattern and the proposed lot layout (Appendix D). RECOMMENDATIONS: 1.That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7088-2014 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2.That Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.7088- 2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; APPENDIX C - 2 - 4. That Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 be given first and second readings and be forwarded to Public Hearing; 5. That Maple Ridge Zone Amending Bylaw No. 7053-2014 be given second reading and be forwarded to Public Hearing ; and 6. That the following terms and conditions be met prior to Final Reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet; iii. Road dedication as required; iv. Consolidation of the development site; v. Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vi. Removal of the existing buildings; vii. An Engineer’s certification that adequate water quantity for domestic and f ire protection purposes can be provided; viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; and ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: CIPE Homes Inc. Owner: 0733497 BC Ltd. Legal Description: North 126 Feet parcel “A” (Reference Plan 13772); Lot 15, Section 22, Township 12, NWD Plan 9364; Parcel “A” (Reference Plan 13772); Lot 15 Except North 126 feet; Section 22, Township 12, NWD Plan 9364; and Lot 30, Section 22, Township 12, NWD Plan 24120. - 3 - OCP: Existing: Low Density Residential; Low-Medium Density Residential and Medium Density Residential Proposed: Low Density Residential; Low-Medium Density Residential and Medium Density Residential Zoning: Existing: RS-3 (One Family Rural Residential), and RS-2 (One Family Suburban Residential) Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family Urban-Medium Density Residential) and R-2 (Urban Residential District) Surrounding Uses: North: Use: Single Family Residential and vacant lots Zone: RS-3 (One Family Rural Residential), and RS-2 (One Family Suburban Residential) Designation: Neighbourhood Park and Medium-High Density Residential South: Use: Single Family Residential and Fern Crescent Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential, Low-Medium Density Residential and Estate Suburban Residential East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential; Low-Medium Density Residential and Medium Density Residential West: Use: Single Family Residential and Fern Crescent/240th Street Zone: RS-3 (One Family Rural Residential), and RS-2 (One Family Suburban Residential) Designation: Low Density Residential, Low-Medium Density Residential and Estate Suburban Residential Existing Use of Properties: Single Family Residential Proposed Use of Property: Single Family Residential Consolidated Site Area: 2.34 Hectares (5.78 acres) Access: Fern Crescent/240th Street Servicing requirement: Urban Standard Companion Applications: 2013-107-SD - 4 - b) Site and Project Description: The three properties (Appendix A), in the Horse Hamlet of the Silver Valley Area Plan, are located south of 128th Avenue and east of Fern Crescent, within the 200 metres (2 minute walking) radius of the Horse Hamlet centre. The topography around the subject sites is fairly flat with a gradual slope down from the north-east to the south-west corner. The properties under consideration are in the Fraser Sewer Area. The portion of 128th Avenue, inside the Horse Hamlet, is currently identified as a local road. In future, the subject portion of 128th Avenue is anticipated to be an arterial road providing the main access to Golden Ears Provincial Park. All the standard off-site road and servicing upgrades abutting the development site will be required as a condition of final reading. To the north of subject sites are two parcels designated “Neighbourhood Park” which are both owned by the District of Maple Ridge. The timeline on the actual building of this neighbourhood park is unknown at this point. However, future and existing residents will be able to participate in the public consultation process conducted by the Parks and Leisure Services Department. The subject sites are not located in or near a known archeological resource according to Provincial or local records. The proposed subdivision sketch (Appendix D) shows a total of 34 single family lots serviced by a looping road. Of the proposed 34 lots; 14 are proposed to be rezoned to R-2 (Urban Residential District), 17 are proposed to be rezoned to RS-1b (One Family Urban-Medium Density Residential), and 3 are proposed to be rezoned to RS-1 (One Family Urban Residential). Access to the proposed subdivision is from Fern Crescent via a new 18.0 metre wide road right-of-way that can accommodate sidewalks and parking on both sides. Except for the three lots facing the southern dip of Fern Crescent, all the proposed lots will face a new looping municipal road right-of-way built and serviced to urban standards. A narrower 15.0 metre wide road right-of-way will also be built south of the “Neighbourhood Park” along the northern boundary of the subject site. The proposed road pattern could be replicated on the east of subject sites when they develop in the future. The proposed road pattern generally follows the Silver Valley, Horse Hamlet road plan with some minor changes to provide efficient access to surrounding lands. c) Planning Analysis: Official Community Plan - Silver Valley Area Plan: The Horse Hamlet within the Silver Valley Area Plan is anticipated to contain a total of 240 dwelling units in a tightly compacted, neighbourhood scale residential area. In October 2013, Council gave third reading to a development proposal on Mill Street (north of subject sites) for 16 single family lots to be rezoned from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) to R-2 (Urban Residential District). Since the adoption of the Silver Valley Area Plan, this proposal is the second development application in the Horse Hamlet area. This will add up to a total of 50 units in the Horse Hamlet area, if final approval is granted. - 5 - The development proposal is subject to Silver Valley Area Plan policies and densities permitted within the Horse Hamlet. It is important to note that the subject sites are not impacted by any watercourses or steep slopes. The three subject properties (Appendix A), are a combination of Low Density Residential; Low-Medium Density Residential; and Medium Density Residential designations as shown in the table below: Address OCP designation Proportion 1 24005 Fern Crescent Low Density Residential 0% Low-Medium Density Residential 92% Medium Density Residential 8% 2 24009 Fern Crescent Low Density Residential 19% Low-Medium Density Residential 76% Medium Density Residential 5% 3 24075 Fern Crescent Low Density Residential 8% Low-Medium Density Residential 60% Medium Density Residential 32% Policy 5.3.9 specifies maximum densities associated with the above mentioned OCP designations in terms of units per net hectare permitted, as stated below: (a) Medium to medium-low densities, ranging from 15 to 40 units per hectare, will be located adjacent to schools, commercial uses and civic uses. (b) Low densities, ranging from 8 to 18 units per hectare, are located at the fringes of the 5 minute walking distance from the centre. The subject parcels comply with Policy 5.3.4 that envisions creating neighbourhoods within a 200 metre (2 minute walking) radius of the Horse Hamlet centre. Based on the location of the subject sites and the policies above, the densities are required to step down from medium to low between 128th Avenue and Fern Crescent (north to south). The proposed subdivision sketch (Appendix D) demonstrates a stepping down of densities being achieved through the proposed R-2 (lot size 315 m2), RS-1b (lot size 557m2) and RS-1 (lot size 668 m2) zones, between 128th Avenue and the Fern Crescent dip. As mentioned earlier in this report, the developer is proposing a total of 34 single family residential lots (14 R-2; 17 RS-1b and 3 RS-1). The resulting total lot yield of 34 lots aligns with the maximum number of units permitted in the existing designations of the Silver Valley Plan. The proposed RS-1 zone correlates with the “Low Density Residential” designation; the proposed RS-1b zone correlates with the “Low-Medium Density Residential” designation and the proposed R-2 zone correlates with the “Medium Density Residential” designation of the Silver Valley Area Plan. The OCP amendment reflects some minor adjustments or ground-thruthing to the existing designations in order to achieve a safe and efficient road pattern. This is reflected in the OCP amending bylaw and map attached as Appendix B. - 6 - Maple Ridge Zoning Bylaw No 3510 -1985: The current application proposes to rezone the subject properties (Appendix A) from RS-3 (One Family Rural Residential), and RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban Residential), RS-1b (One Family Urban-Medium Density Residential) and R-2 (Urban Residential District). All the proposed lots meet the minimum lot area, lot width and lot depth specified in the respective zones. d) Environmental Implications: A three-tier storm water management system designed in accordance with the District's Watercourse Protection Bylaw 6410-2006 and incorporating rainfall capture, runoff control and flood risk management is required. A Storm Water Management Plan is being reviewed for the proposed subdivision and will be required to be finalized prior to the final subdivision approval. Based on the recommendations in the Arborist Report by Mike Fadem and Associates Ltd dated April 23, 2014, some tree retention opportunities along the northern and southern boundaries of the subject site will be considered prior to the final approval of the proposed subdivision. Where possible a best level of effort will be made to save mature trees and to protect their root zones within the backyards of the future lots, through a Tree Protection Restrictive Covenant. To compensate for tree loss due to roads and building envelopes within the subdivision new trees in strategic areas will be added as a replacement strategy. This will be assessed in detail and required as a condition of final subdivision approval. e) Development Information Meeting: On May 22, 2014 the developer and his team of consultants held a “Development Information Meeting” at Yennadon Elementary School at 23347 128th Avenue from 5:30 to 7:30 pm. As per Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. All the proposed drawings and information showing development concept, proposed road pattern, servicing concept, tree retention and information on possible building floor plans and elevations was displayed at this meeting. The development team of four members including the engineer of record from Hunter Laird Engineering consultants provided clarification and answered questions. This meeting was attended by approximately 26 people, while 12 of them provided written comments. The concerns expressed at the meeting and through the comments are summarized below:  Concerns were expressed over pre-existing traffic volumes on Fern Crescent and the additional impact on traffic due to the proposed development;  Concerns about existing problems around lack of respect for the environment and private properties due to use of the horse trail to access the South Alouette River;  Some would like to see more diversity in housing type and design in the Horse Hamlet area;  Concerns with the existing water table after trees are removed;  Would like to see 128th street arterial route built as a priority;  Concerns about lack of schools in the Silver Valley Area to support development in general; - 7 -  Concerns that access off of Fern Crescent is unsafe in conjunction with excess traffic o n Fern Crescent;  Some had positive support for the proposed home designs;  Maximum retention of trees and protecting wildlife (bears and deer) corridors should be encouraged;  Concerns around lot sizes proposed; would prefer ranch style homes with more greenery (trees, shrubs, more planting);  Road widths could be narrower as per the Silver Valley Area Plan and bio-swales added to improve drainage and storm/rain water management; At the meeting, the developer and their consultant team provided answers to most of the concerns expressed, except the concern about lack of schools and pre-existing traffic on Fern Crescent. f) Traffic Considerations: The current road pattern identified in the Silver Valley Area Plan is conceptual and will need to be revisited as development occurs. The Area Plan envisions that 128th Avenue will be upgraded to an arterial road and the area referred to as the Fern Crescent dip will evolve into a local street with substantially less traffic. Once 128th Avenue becomes a functional arterial road, the traffic on Fern Crescent is anticipated to be reduced (i.e. the regional traffic will be divided between 128th Avenue and Fern Crescent for access to the Golden Ears Provincial Park). The Silver Valley Area Plan also identifies a road on either side of the “Neighbourhood Park” lots connecting 128 th Avenue to Fern Crescent to the south, as well as lanes connecting to Fern Crescent which are eliminated in the proposed subdivision. It is noted that the road network identified in the Silver Valley Area Plan is conceptual in nature, and is refined as a result of ground-truthing at the subdivision approval stage. Once the Hamlet road patterns are confirmed, a future OCP Housekeeping package will be prepared to reflect the emerging road pattern in the Area. The applicants preliminary Traffic Analysis prepared by Hunter Laird Engineering suggests that avoiding access off of 128th Avenue into the development site is appropriate as it eliminates potential conflicts with local streets and with regional traffic. It is also noted that eliminating the two roads adjacent to the future park may protect existing trees. The applicants have since provided a detailed Traffic Impact Assessment, prepared by BWW Consulting (July 7, 2014). This report gives consideration to existing conditions, project traffic, intersection analysis, and Fern Crescent. The consultant has concluded that the traffic volumes generated by this subdivision will be low and that the analysis indicates a good operational Level of Service. The consultant has concluded the inclusion of advisory signage, coupled with the low volumes and adequate sight distances on Fern Crescent should provide satisfactory operating conditions. Further, it is suggested that when 128th Avenue is extended as the major route, appropriate signage and road design elements could be incorporated to reinforce the route change and de-emphasize Fern Crescent’s use by through traffic. - 8 - g) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and confirms that all the deficient services, including the required road dedication, are being provided through the Subdivision Servicing Agreement. Some off-site servicing upgrades such as new sanitary and storm sewer connection to the subject site will be secured through the Rezoning Servicing Agreement, as a condition of final reading. A 3.0 metre dedicated walkway and a right-of-way on proposed lots 33 and 34 will be required for a municipal storm sewer that will service some of the lots (Appendix D). The proposed road layout and road right-of-way standards within the proposed subdivision have been reviewed. It was confirmed that a 18.0 metre road right-of-way (Local Residential 2 road standard in the Silver Valley Area Plan) will accommodate two travel lanes (8.0 metre each), street trees, street lights, sidewalk and parking on both sides, while the 15.0 metre road right-of-way along the northern edge of the subject site (south of the future neighbourhood park) will be adequate to accommodate sidewalk and parking on one side. The Engineering Department has reviewed the above noted detailed Traffic Impact Assessment report (July 7, 2014) by BWW Consulting and has found it to be largely acceptable, noting that further details will be resolved at the subdivision stage of the project. Parks & Leisure Services Department: A referral was sent to the Parks and Leisure Services Department. The District now owns both the lots north of the subject sites, designated “Neighbourhood Park”. Before the neighbourhood park is built, the District will engage in a public consultation process which will include the existing and future residents of the area. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The proposed subdivision sketch has been revised to include a hammerhead turn around near proposed lots 20 and 21 as shown in Appendix D attached to this report. The Fire Department has no concerns with the proposed land use and subdivision. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant must ensure that all these will be addressed through the final Subdivision Servicing Plans at a later date. h) School District Comments: A referral was sent to the School District office and comments were received on May 6, 2014. The School District has reiterated that developments in the Silver Valley Area would affect the projected student population for the catchment area currently served by Yennadon Elementary and Garibaldi - 9 - Secondary schools. The enrollment at the Yennadon Elementary School is at 104.4% utilization (569 students, including 140 out of catchment students, for 2013-14 school year). The students from this area will need to be bussed to Harry Hooge and Alouette Elementary schools, which are beyond the established walking limits of the School Board. The current walking limit for Grades K-3 is 4 kilometres and for Grades 4-12 is 4.8 kilometres. Enrollment at Garibaldi Secondary school is at 74.67% utilization (784 students, including 362 out of catchment students, for 2013-2014). i) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (adjust the existing OCP designation boundaries to achieve a feasible road pattern and lot layout) is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and is determined to have no impact. j) Citizen/Customer Implications: A Development Information Meeting was conducted on May 22, 2014 where the neighbours had an opportunity to express their concerns. This along with a future Public Hearing is considered adequate opportunities for citizens to voice their concerns regarding the proposed development. CONCLUSION: The proposal meets the maximum density permitted by the existing designations for the subject sites, identified in the Silver Valley Area Plan. However, an OCP amendment is required to re- distribute the existing OCP designations to achieve an efficient road pattern and lot layout (Appendix D). The Engineering Department is in support of the proposed road layout. The applicant submitted a preliminary Traffic Analysis and a follow-up detailed Traffic Impact Assessment report which concludes the development will generate low traffic volumes and the operating Level of Service is good. Some signage and possible future road improvements could be considered when 128th Avenue is extended that could de-emphasis the use of Fern Crescent to through traffic. - 10 - Therefore, it is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014, that second reading be given to Maple Ridge Zone Amending Bylaw No. 7053-2014, and that application 2013-107-RZ be forwarded to Public Hearing. “Original signed by Christine Carter” for _______________________________________________ Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP, RPP Planner “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by Paul Gill” for _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Official Community Plan Amending Bylaw No. 7088-2014 Appendix C – Zone Amending Bylaw No. 7053-2014 Appendix D – Proposed preliminary subdivision sketch City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Nov 8, 2013 FILE: 2013-107-RZ BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE FINANCE DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:2,500 24005/09/75 FERN CRESCENT 128 AVE CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7088-2014 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________ WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Figure 2 (Land Use Plan) and Figure 3D (Horse Hamlet) of the Silver Valley Area Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, enacts as follows: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014." 2. Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet for that parcel or tract of land and premises known and described as: North 126 Feet Parcel “A” (Reference Plan 13772) Lot 15 Section 22 Township 12 New Westminster District Plan 9364; Parcel “A” (Reference Plan 13772) Lot 15 Except: North 126 Feet; Section 22 Township 12 New Westminster District Plan 9364; Lot 30 Section 22 Township 12 New Westminster District Plan 24120 and outlined in heavy black line on Map No. 883, a copy of which is attached hereto and forms part of this Bylaw, is hereby re-designated to Low Density Urban; Low/Medium Density Residential and Medium Density Residential. 3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ A FIRST TIME the day of , 2014. READ A SECOND TIME the day of , 2014. PUBLIC HEARING HELD the day of , 2014. READ A THIRD TIME the day of , 2014. ADOPTED, the day of , 20 . _____________________________ ______________________________ PRESIDING MEMBER CORPORATE OFFICER 239962398712729 24017240262405524 1 6 22419724013 12848 240332407224075241242 4 1 5 024000 240352404024001 2407024005 24003 2404312795 24009 241102414524195 (FERN CRES.)2401524090240692 4 1 3 8 24169 240242402524026240522405024115240 ST.FERN CRES.Rem B 27 29 RP 1377231 *PP135 6 Rem 18 P 9364 P 9912 1 P 9364 3 25 P 18012 26 32 PARK P 2719628 P 9364 1 42 Rem A P 1 8 0 1 2 30 P 24120 1 P 39367 41 N 126' A P 21921 P 11363 2 5 4 P 7656 2 BCP 50115 85 8 1 23 P 10713 P 9364 19 EP 22444 *PP129 24 P 26177 4 5 7 LMP 4 0 3 1 5 A 22 P 4707086 LMP 2855LMP 30056 ´ Bylaw No. Map No. Purpose: From: To: Low Density Residential, Medium Density Residential, andLow/Medium Density ResidentialLow Density Residential Medium Density ResidentialLow/Medium Density Residential 7088-2014883To Amend Figure 2 (Land Use Plan) and 3D (Horse Hamlet)of the Silver Valley Area Plan 1:2,500 Urban Area Boundary MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Urban Area Boundary CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7053-2014 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ___________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, enacts as follows: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7053-2014." 2.Those parcels or tracts of land and premises known and described as: North 126 Feet Parcel “A” (Reference Plan 13772) Section 22 Township 12 New Westminster District Plan 9364; Parcel “A” (Reference Plan 13772) Lot 15 Except: North 126 Feet, Section 22 Township 12 New Westminster District Plan 9364 Lot 30 Section 22 Township 12 New Westminster District Plan 24120 and outlined in heavy black line on Map No. 1606 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban Residential), RS-1b (One Family Urban-Medium Density Residential), and R-2 (Urban Residential District). 3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 8th day of April, 2014 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 239962398712729 24017240262405524 1 6 22419724013 12848 240332407224075241242 4 1 5 024000 240352404024001 2407024005 24003 2404312795 24009 241102414524195 (FERN CRES.)2401524090240692 4 1 3 8 24169 240242402524026240522405024115240 ST.FERN CRES.Rem B 27 29 RP 1377231 *PP135 6 Rem 18 PL. 3041P 9364 P 9912 1 P 9364 3 25 P 18012 26 32 PARK P 9912P 2719628 P 9364 1 42 Rem A P 1 8 0 1 2 30 P 24120 1 P 39367 41 N 126' A P 21921 P 11363 2 5 4 P 7656 2 BCP 50115 85 8 1 23 P 10713 P 9364 19 EP 22444 *PP129 EP 13720 24 P 26177 4 5 Rem part (1.502 Acres) 7 LMP 4 0 3 1 5 P 10558 A 22 P 4707086 LMP 2855LMP 3 9 8 9 8 LMP 30056 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential) 7053-20141606 R-2 (Urban Residential District)RS-1b (One Family Urban (Medium Density) Residential)RS-1 (One Family Urban Residential) Urban Area Boundary Urban Area Boundary City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016 and Members of Council FILE NO: 2015-096-DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Wildfire Development Permit 13316 235 Street EXECUTIVE SUMMARY: Wildfire Development Permit application 2015-096-DP has been received for the 5 single family lots and 8 bare land strata lots located at 13316 235 Street in Silver Valley. A Wildfire Development Permit (WFDP) is required because the site is located within the Wildfire Development Permit Area plan. Since the adoption of the Wildfire Development Permit (WFDP) Guidelines in October 2014, the Planning Department, Licencing, Permits and Bylaws Department, and Fire Department have been monitoring the implementation of the WFDP. There have been challenges in the application of the American National Fire Protection Association’s NFPA 1144 (Standard for Reducing Structure Ignition Hazards from Wildland Fire) and NFPA 1141 (Standard for Fire Protection Infrastructure for Land Developments in Wildland, Rural and Suburban Areas) in view of proposed new development applications. The Home Owners FireSmart Manual (B.C. Forest Service Protection Program) would provide a greater degree of flexibility while maintaining the intent of the Wildfire Development Permit Guidelines. An Official Community Plan amending bylaw revising the Wildfire Development Permit Guidelines to remove reference to the NFPA requirements received first reading on July 26, 2016. In the meantime, in order to allow developers to continue construction, in-stream WFDP applications are being reviewed in relation to the FireSmart Manual Guidelines. This application has been reviewed against the FireSmart Manual requirements. The Fire Department found the report to meet the intent of the City’s Wildfire DP requirements. A signed Letter of Inspection from the assessor, Diamond Head Consulting Ltd, upon completion of the project is required to ensure the recommendations have been followed to a satisfactory level. No proposed forest treatments are part of this application, and a landscaping security is likely not required. Council considered rezoning application 2014-014-RZ and granted first reading for Zone Amending Bylaw No. 7071-2014 on April 22, 2014. Council granted second reading on July 14, 2015. This application was presented at a Public Hearing on September 15, 2015, and Council granted third reading on September 29, 2015. Council will be considering final reading on September 20, 2016. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2015-096-DP respecting property located at 13316 235 Street. 1108 - 2 - DISCUSSION: a) Background Context: Applicant: Landmark Enterprises Ltd Owner: Landmark Enterprises Ltd Legal Description: Lot 3, Section 28, Township 12, New Westminster District Plan 3007 OCP : Existing: Med/High Density Residential Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) Surrounding uses: North: Use: Single Family and Duplex Residential Zone: RT-1 (Two Family Urban Residential), and RS-1b (One Family Urban (Medium Density) Residential) Designation: Medium Density Residential South: Use: Single Family and Larch Avenue Zone: RS-3 (One Family Rural Residential) Designation: Medium-High Density Residential, and Neighbourhood Park East: Use: Single Family and Street Townhouses Zone: R-1 (Residential District) and RST-SV (Street Townhouse) Designation: Medium-High Density Residential West: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Medium Density Residential Existing Use of Property: Vacant Proposed Use of Property: Single Family Residential Site Area: 0.770 Hectares (1.90 acres) Access: 235 Street and Larch Avenue Servicing requirement: Urban Standard Accompanying applications: 2014-014-RZ, 2014-014-SD, 2015-370-SD, and 2014-014-NFDP b) Project Description: This subject property located on 13316 235 Street (see Appendix A and B) is a remnant parcel and is the last parcel of undeveloped land north of Larch Avenue and west of 235 Street. The subdivision plan (see Appendix C) shows a total of 13 single family residential lots, 5 lots of which are proposed to be zoned RS-1b (One Family Urban (Medium Density) Residential), ranging in size from 557 m² to 635 m² and accessed off of 235 Street. The remainder lot will be part of a bare land strata subdivision into eight (8) lots, ranging in size from 373 m² to 392 m², accessed off of Larch Avenue. - 3 - The topography of the subject property is challenging with some areas showing 15-25% slopes. The proposed RS-1b (One Family Urban (Medium Density) Residential) lots facing 235 Street follow the existing lot pattern to the north and west of the subject property. This will leave an inaccessible, deeper remainder lot on the eastern portion, which can only be accessed off of Larch Avenue. Further subdivision of this remainder lot is possible utilizing a private road to create an additional 8 lots. The subject property is located within the Wildfire Development Area and an application with accompanying assessment report has been received and reviewed against FireSmart Manual requirements. c) Planning Analysis: The Wildfire Development Permit Area Guidelines are intended for the protection of life and property in designated areas that could be at risk for wildland fire and where this risk, in some cases, may be reasonably abated through implementation of appropriate precautionary measures. A Development Permit is required for all development and subdivision activity or building permits for areas identified as wildfire risk areas identified in attached Map 1: Wildfire Development Permit Area. A Development Permit may not be required under certain circumstances indicated in the Development Permit Exemptions, Section 8.4, Item 4. These Development Permit Guidelines are to work in concert with all other regulations, guidelines and bylaws in effect. This development respects the key guideline concepts as outlined in this section: 1. Locate development on individual sites so that when integrated with the use of mitigating construction techniques the risk of wildfire impacts is reduced; The FireSmart Manual (BC Edition) recommends a 10 metre (33 ft.) setback between the forest edge and all buildings. The same setback distance is also required between buildings. The R-2 (Urban Residential District) zone has a rear yard setback requirement of 8 metres (26 ft.) when access is from the front street rather than a rear lane. The interior side yard setback requirement is 1.2 metres (4 ft.) and the exterior side yard setback is 2 metres (6.6 ft.). A permanent forest edge borders the development site to the north and in the south -west corner. Lands with future development potential are located to the north -west, west, south, and east of the development site. The Wildfire Development Permit Assessment prepared by Diamond Head Consulting Ltd and dated August 12, 2016 reports that the development site has an overall low to moderate risk from wildfire. Given the existing land uses, wildfire risks, and zoning siting requirements, Diamond Head Consulting Ltd has provided a detailed list of building materials and construction requirements to maximize the homes’ ability to withstand radiant heat and ember showers from a wildfire event. Building faces adjacent to the current and permanent forest edge will require additional non- combustible materials. Other site layout and servicing considerations include underground hydro servicing, fire hydrants, and sufficient road width for two fire trucks to pass one another. - 4 - 2. Mitigate wildfire impacts while respecting environmental conservation objectives and other hazards in the area. The subject property consists of one property located at 13316 235 Street and has an area of approximately 7640 m2. The development site is predominately located on a south-west facing slope. The site is located approximately 600m north of the Alouette River. There has been recent development to the north and east, where large areas of previously forested stands have been cleared. The proposed development is surrounded by large lots with single family residences, and natural areas. The proposed development of approximately 13 single family residential lots has no proposed tree retention or vegetation setback areas. 3. Ensure identified wildfire interface risks are recognized and addressed within each stage of the land development process. The subject site was determined to have an overall low to moderate risk from wildfire, and it was concluded that the threat to buildings from radiant heat from a forest fire is minimal. A small area of moderate threat M2 (mixed stand of coniferous and deciduous trees) will be retained south and west of lots 1A and SL1-4, but given that it will be isolated by development clearing and consist of mostly deciduous trees, it will not be of an adequate size to rate as a hazardous stand post -development. The M2 stands south of Larch Avenue and in the riparian corridor to the west will continue to rate as a moderate threat. The greatest threat to structures on the subject site from wildfire, are from embers spotting from a crown fire. Diamond Head Consulting Ltd has identified wildfire interface risks and has provided a list of recommendations including appropriate building materials, site layout, and FireSmart landscaping. In the event that a wildfire does threaten the area, suppression capability is improved with good access, defensible space and water supply. The recommendations speak to non-combustible materials which must meet the acceptance criteria for Fire Tests for Roof Coverings, Fire-resistant materials meeting the acceptance criteria of Fire Endurance Tests of Building Constructions and Materials, and Rated roofing materials in Class A or B measure of external spread of flame on a roof surface, where Class A is effective against severs fire exposure. 4. Proactively manage potential fire behavior, thereby increasing the probability of successful fire suppression and containment and minimizing adverse impacts. Previous key guidelines have outlined the building siting and materials, servicing, and parkland treatment strategies to proactively manage potential fire behavior. The final wildfire management approach is to regulate landscaping maintenance surrounding the homes. Diamond Head Consulting has provided recommendations in the subject assessment report for on -lot landscaping. FireSmart landscaping will contribute to the creation of a fire-resistant Zone 1. In addition a small strata park is to be created in the northeast corner of the current lot. In Zone 1 there will be a buffer with mowed lawn, fire-resistant plants or shrubs. No vegetation should touch the buildings, and the use of bark-mulch is not allowed. - 5 - CONCLUSION: As discussed in this report, this application has been considered against the requirements of the Home Owners FireSmart Manual (B.C. Forest Service Protection Program) to assess fire hazard and guide recommendations instead of the NFPA standards. The City provided detailed guidance regarding minimum building construction requirements to the developer and the Wildfire Consultant (Diamond Head Consulting Ltd) and an assessment report was provided on August 12, 2016. The Fire Department finds the assessment report to meet the intent of the Wildfire DP requirements. A signed Letter of Inspection from Diamond Head Consulting Ltd upon completion of the project is required to ensure the recommendations have been followed to a satisfactory level. Therefore, it is recommended that 2015-096-DP be approved. “Original signed by Therese Melser” _______________________________________________ Prepared by: Therese Melser “Original signed by Christine Carter” _____________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Christine Carter” for _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Photo Appendix C – Subdivision Plan DATE: Apr 14, 2015 2015-096-DP BY: JV CITY OF MAPLE RIDGE PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 2015-096-DP Legend \\Wetlands GPS Creek Centrelines Streams & Rivers (Topographic) Feature Type Indefinite Creek Centreline Ditch Centreline River Centreline Rivers & Lakes (Topographic) Feature Type Canal Flooded Land Lake/Reservoir Marsh River APPENDIX A DATE: Apr 14, 2015 2015-096-DP BY: JV CITY OF MAPLE RIDGE PLANNING DEPARTMENT SUBJECT PROPERTY District of Maple Ridge´ Scale: 1:2,534 2015-096-DP 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 APPENDIX C City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016 and Members of Council FILE NO: 11-5255-70-111 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Award of Contract RFP-EN16-42: Engineering Design Services for 263 Street Pump Station Replacement EXECUTIVE SUMMARY: In 2013, the City retained Urban Systems Ltd. and GeoAdvice Engineering Inc. to evaluate the pumping and storage capacity in the north eastern sector of the City’s water distribution system. The report identified operational concerns with the existing pumps and reservoir at the 263 Street Pump Station. The report recommended the existing pump station be replaced along with an upgraded connection to the existing reservoir. The City is presently budgeting in the Capital Plan for preliminary design in 2016 and detailed design and construction in 2017. A Request for Proposal (RFP) for Engineering Design Services was issued on June 29, 2016 and closed on July 19, 2016 for the preliminary and detailed design for the pump station replacement at the existing 263 Street site. The scope of services included architectural, civil, mechanical, structural, geotechnical, environmental, archaeological and construction inspection services. The construction inspection services budget will be reviewed prior to the award of the Invitation to Tender. In spring 2017, an Invitation to Tender for the 263 Street Pump Station Replacement will be issued for construction of the pump station which is scheduled to be completed by December 2017. This schedule is in accordance with the City’s Capital Improvement Program 2016-2020 and the reservoir pump station replacement project is in the City’s approved Financial Plan. Following a detailed analysis and evaluation of the proposals received, this report recommends that a Client/Consultant Agreement be executed with Stantec Consulting Ltd. (Stantec) for the amount of $197,625.00 excluding taxes. This report recommends that a $20,000 contingency be established for unanticipated additional works. RECOMMENDATION: THAT Contract RFP-EN16-42: Engineering Design Services for 263 Street Pump Station Replacement, be awarded to Stantec Consulting Ltd. in the amount of $197,625.00 excluding taxes; and THAT a contingency of $20,000 for unanticipated additional works be approved; and further THAT the Corporate Officer be authorized to execute the Contract. 1109 DISCUSSION: a) Background Context: In 2013, the City retained Urban Systems Ltd. and GeoAdvice Engineering Inc. to evaluate the pumping and storage capacity in the north eastern sector of the City’s water distribution system. The report identified operational concerns with the existing pumps and reservoir at the 263 Street Pump Station. The report recommended the existing pump station be replaced along with an upgraded connection to the existing reservoir. The City is presently budgeting in the Capital Plan for preliminary design in 2016 and detailed design and construction in 2017. A Request for Proposal (RFP) for Engineering Design Services was issued on June 29, 2016 and closed on July 19, 2016 for the preliminary and detailed design for the pump station replacement at the existing 263 Street site. The scope of services included architectural, civil, mechanical, structural, geotechnical, environmental, archaeological and construction inspection services. The construction inspection services budget will be reviewed prior to the award of the Invitation to Tender. In spring 2017, an Invitation to Tender for the 263 Street Pump Station Replacement will be issued for construction of the pump station which is scheduled to be completed by December 2017. This schedule is in accordance with the City’s Capital Improvement Program 2016-2020 and the reservoir pump station replacement project is in the City’s approved Financial Plan. RFP Process and Evaluation The RFP was sent out to five pre-qualified engineering consulting firms, only three consulting firms submitted proposals before the closing date. All proposals were evaluated in accordance with evaluation criteria provided to the proponents. After detailed analysis, the evaluation team concluded that Stantec Consulting Ltd. submitted the highest rated and most technically sound proposal. When all factors are accounted for, Stantec Consulting Ltd.’s proposal provides the best value to the City. The average of the proposals submitted was $296,346 with the highest being $450,328. b) Desired Outcome: The desired outcome of this report is to obtain Council approval to proceed with the award of the contract to Stantec Consulting Ltd. for the engineering services and establish funding for project contingencies. c) Strategic Alignment: The Corporate Strategic Plan provides direction to manage municipal infrastructure under various initiatives such the Water Distribution Master Plan Update, the Development Cost Charge (DCC) Bylaw and Smart Managed Growth. Increasing pump station capacity and making alterations to the existing reservoir is in line with the Corporate Strategic Plan. d) Citizen/Customer Implications: The design process will include a public consultation process to obtain feedback from all stakeholders and to mitigate concerns, although impacts on the surrounding properties are expected to be minimal. e) Interdepartmental Implications: Operations staff will be consulted during the detailed design process so they can provide input for the design and constructability. f) Business Plan/Financial Implications: The 263 Street Pump Station Upgrade project is in the 2016 and 2017 Adopted Financial Plan. There is $50,000 to complete the preliminary design in 2016 and an additional $1,400,000 in 2017 for the detailed design and construction of the pump station. The detailed design project cost will largely be incurred in 2017; therefore an amendment to 2016 budget is not required. The project is funded equally from Development Cost Charges and the Water Utility. Several years ago this project was included in the Capital Program and the Financial Plan Byla w. Development Cost Charges were identified as suitable funding source for a portion of this project. This project will be included in the DCC Imposition Bylaw amendment, currently underway. The design costs are in line with a project of this magnitude. CONCLUSIONS: Stantec Consulting Ltd. has submitted the highest rated proposal for the Engineering Design Services for 263 Street Pump Station Replacement and provides the best value to the City. This report recommends Council approval to award the design services assignment to Stantec Consulting Ltd. As well staff have recommended a $20,000 contingency be established for unanticipated additional works. “Original signed by Jeff Boehmer” “Original signed by Trevor Thompson” Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA,CPA, CGA Manager of Design & Construction Concurrence: Manager of Financial Planning “Original signed by David Pollock” Reviewed by: David Pollock, PEng. Municipal Engineer “Original signed by Frank Quinn” Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services “Original signed by E.C. Swabey” Concurrence: E.C. Swabey Chief Administrative Officer The City of Maple Ridge makes no guaranteeregarding the accuracy or present status ofthe information shown on this map. ´Scale: 1:2,500 Date: Jun 1, 2016Department: Engineering 263 Street Water Pump Station Upgrade 0 25 50 75 100 m 0 90 180 270 360 ft polygonLayer Override 1 Street Name Label Municipal Boundary Parcel Hook Railway Major River or Lake Edge Major River or Lake Parcel Boundaries Property Building School Park Air Valve Altitude Valve Auto Flusher Blow Off Assembly Bulk Fill Station Check Valve City Well Fire Hydrant City of Maple Ridge Private Flow Meter Chamber Pipe End Pressure Monitor Pressure Reducing Valve Pump Station Reservoir Sample Station Valve Closed Open Valve Chamber Structure Water Main City of PittMeadows District ofLangley District of MissionFRASER R. CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETING MEETING MEETING MEETING DATEDATEDATEDATE:::: September 12, 2016 and Members of Council FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING: MEETING: MEETING: MEETING: Committee of the Whole SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended August 31, 2016 EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information. All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION: That the That the That the That the disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended August 31August 31August 31August 31, 2016, 2016, 2016, 2016 bebebebe received for received for received for received for information only.information only.information only.information only. GENERALGENERALGENERALGENERAL $$$$ 14,352,92914,352,92914,352,92914,352,929 PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,992,2301,992,2301,992,2301,992,230 PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 88888,3528,3528,3528,352 $$$$ 16,433,51116,433,51116,433,51116,433,511 DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION: a)a)a)a) Background Context:Background Context:Background Context:Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b)b)b)b) Community Communications:Community Communications:Community Communications:Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c)c)c)c) Business Plan / FinancialBusiness Plan / FinancialBusiness Plan / FinancialBusiness Plan / Financial Implications:Implications:Implications:Implications: Highlights of larger items included in Financial Plan or Council Resolution • B & B Contracting Ltd. – 128 Ave road & drainage improvements $ 694,313 • BA Blacktop – 2016 paving program $ 530,238 • Ridge Meadows Recycling Society – Monthly contract for recycling $ 189,713 • Sandpiper Contracting Ltd. – 224 St watermain replacement $ 308,280 • Timbro Contracting – Silver Valley Reservoir – Rock Ridge Reservoir $ 997,896 • Wallace & Company Ltd. – Storage building & shed construction $ 801,387 • The municipality acts as the collection agency for other levels of government or agencies. The following collections were remitted in August. 1. Albion Dyking District – 2016 collections $ 215,125 2. G.V. Sewerage & Drainage – 2016 requisition $ 5,661,326 3. Road 13 Dyking District – 2016 collections $ 141,548 4. Tretheway Edge Dyking District– 2016 collections $ 25,170 d)d)d)d) Policy Implications:Policy Implications:Policy Implications:Policy Implications: Corporate governance practice includes reporting the disbursements to Council monthly. CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS: The disbursements for the month ended August 31, 2016 have been reviewed and are in order. Original signed by G’Ann Rygg ______________________________________________ Prepared by: G’Ann RyggG’Ann RyggG’Ann RyggG’Ann Rygg Accounting Accounting Accounting Accounting Clerk IIClerk IIClerk IIClerk II Original signed by Trevor Thompson _______________________________________________ Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning Original signed by Paul Gill _______________________________________________ Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA GM GM GM GM –––– Corporate & Financial Corporate & Financial Corporate & Financial Corporate & Financial ServicesServicesServicesServices Original signed by E.C. Swabey _______________________________________________ Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT 0946235 BC Ltd Roadside mowing 31,600 Absolute Industrial Mechanical 249 Street pump station repairs 21,415 AFN Enterprises Inc Security refund 480,559 Albion Dyking District 2016 collections 215,125 Andrew Sheret Ltd Watermain replacement 28,176 B & B Contracting Ltd 128 Avenue road & drainage improvements (216 St to 224 St)694,313 BA Blacktop 2016 paving program 530,238 BC Hydro Electricity 136,879 BC SPCA Contract payment - July & Aug 57,116 Blue Pine Enterprises Ltd Whonnock Lake Park enhancement project 99,820 Retaining wall 23000 block of Abernethy Way 2,793 102,613 Boileau Electric & Pole Ltd Maintenance: Alco Park 373 Banners 305 City Hall 253 Hanging baskets 1,142 Memorial Park 249 Pedestrian signs 2,055 Pitt Meadows Family Rec Centre 418 Pole & light repairs due to MVA 360 Power pole replacement 9,449 Street lights 1,282 Traffic cameras 500 16,386 CUPE Local 622 Dues - pay periods 16/16 & 16/17 28,057 Chevron Canada Ltd Gasoline & diesel fuel 39,906 Corix Control Solutions Pump station chlorine equipment 18,248 Corix Water Products Waterworks supplies 19,389 Downtown Maple Ridge Business 50% BIA funding 106,800 Fitness Edge Contracted service provider - fitness classes & programs 15,095 Gotraffic Management Inc Traffic control 22,688 Gr Vanc Sewerage & Drainage 2016 requisition 5,661,326 Transfer station waste disposal 399 5,661,725 Guillevin International Inc Firefighter equipment 11,750 Firefighter protective wear 901 Operations electrical supplies 5,549 18,200 Hallmark Facility Services Inc Janitorial services & supplies: City Hall 3,427 Firehalls 4,552 Library 4,284 Operations 4,070 Randy Herman Building 4,767 RCMP 4,069 South Bonson Community Centre 2,463 27,632 Horizon Landscape Contractors Grass cutting 22,523 Humble Developments Ltd Security refund 426,244 Image Painting & Restoration Painting & restoration services: Golden Ears Winter Club 15,750 Operations 525 South Bonson Community Centre 525 16,800 Infinite Roadmarking Ltd Crosswalk marking 18,094 ISL Engineering & Land Serv Culvert replacement program 5,916 128 Avenue (216 St - 224 St) Construction support services 51,643 57,559 Lafarge Canada Inc Roadworks material 47,542 Maple Ridge & PM Arts Council Arts Centre contract payment 53,102 Program revenue July 9,138 62,240 McElhanney Consulting Services 203 Street road & drainage improvements (DTR to Golden Ears Way)15,267 287 Street drainage study 4,970 20,237 Medical Services Plan Employee medical & health premiums 41,425 CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016 VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT Municipal Pension Plan BC Employer/employee remittance 502,655 NAI Commercial (BC) Ltd In Trust Land acquisition subject removal - Lougheed Hwy.100,000 Oakcreek Golf & Turf Inc Lawn sweeper/vacuum 49,627 Pace Group Communications Inc Media relations & communication services 12,046 Video project 4,200 16,246 Receiver General For Canada Employer/Employee remittance PP16/15, PP16/16 & PP16/17 1,152,612 RG Arenas (Maple Ridge) Ltd Ice rental July 56,896 Curling rink operating expenses May & June 9,441 66,337 RGH Pacific Emergency Services Emergency traffic pre-emption service 15,712 Ridge Meadows Recycling Society Monthly contract for recycling 189,713 Weekly recycling 336 Litter pickup contract 3,859 Recycling station pickup 649 Roadside waste removal 52 Recycle boxes - blue 30,000 Toilet rebate program 237 224,846 Road 13 Dyking District 2016 collections 141,548 Rogers Cellular devices & device upgrades 38,731 Sandpiper Contracting Ltd 224 Street watermain replacement (122 Ave to 124 Ave)308,280 Stellar Power & Control Soluti Albion pump station 22,086 Timbro Contracting Silver Valley Reservoir - Rock Ridge Reservoir - Tank 2 997,896 Tretheway Edge Dyking District 2016 collections 25,170 Wallace & Company Ltd.Storage building & shed construction 801,387 Warrington PCI Management Advance for Tower common costs plus expenses 84,696 Disbursements In Excess $15,000 13,532,65313,532,65313,532,65313,532,653 Disbursements Under $15,000 820,276820,276820,276820,276 Total Payee Disbursements 14,352,92914,352,92914,352,92914,352,929 Payroll PP16/16 & PP16/17 1,992,2301,992,2301,992,2301,992,230 Purchase Cards - Payment 88,35288,35288,35288,352 Total Disbursements August 2016 16,433,51116,433,51116,433,51116,433,511