HomeMy WebLinkAbout2016-08-29 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
2.PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2016-189-RZ, 12234 Laity Street, RS-1 to RT-1
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7275-2016 to rezone from RS-1 (One Family Urban
Residential) to RT-1 (Two Family Urban Residential) to permit development of
a duplex be given first reading and that the applicant provide further
information as described on Schedules B and E of the Development
Procedures Bylaw No. 5879-1999.
COMMITTEE OF THE WHOLE
AGENDA
August 29, 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
August 29, 2016
Page 2 of 4
1102 2016-209-RZ, 20421 123 Avenue, RS-1 to RS-1b
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7264-2016 to rezone from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban [Medium Density] Residential) to
permit two single family residential lots be given first reading and that the
applicant provide further information as described on Schedule B of the
Development Procedures Bylaw No. 5879-1999, along with the information
required for a Subdivision application.
1103 2016-223-RZ, 20434 Chigwell Street, RS-1 to RS-1b
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7273-2016 to rezone from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban [Medium Density] Residential) to
permit 2 lots be given first reading and that the applicant provide further
information as described on Schedule B of the Development Procedures
Bylaw No. 5879-1999.
1104 2016-239-RZ, 22650 136 Avenue, RS-3 to R-1
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7269-2016 to rezone from RS-3 (One Family Rural
Residential) to R-1 (Residential District) for future subdivision into lots not less
than 371 m2 in area be given first reading and that the applicant provide
further information as described on Schedules A, C, F, G and J of the
Development Procedures Bylaw No. 5879-1999, along with the information
required for a Subdivision application.
1105 2016-244-RZ, 11080, 11154, 11184 240 Street, RS-3 to RM-1 and C-1
Staff report dated August 29, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7276-2016 to rezone from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) and C-1 (Neighbourhood
Commercial) to permit a 130 unit townhouse development with
neighbourhood commercial at the northeast corner of the site be given first
reading and that the applicant provide further information as described on
Schedules A, C, D and F of the Development Procedures Bylaw No. 5879-
1999, along with a Subdivision application.
1106 2015-222-DVP, 11927 203 Street
Staff report dated August 29, 2016 recommending that the Corporate Officer
be authorized to sign and seal 2015-222-DVP to reduce the front yard
requirement to allow a new canopy to be constructed over existing parking
stalls.
Committee of the Whole Agenda
August 29, 2016
Page 3 of 4
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Disbursements for the month ended July 31, 2016
Staff report dated August 29, 2016 recommending that the disbursements for
the month ended July 31, 2016 be received for information.
1132 2017 Permissive Tax Exemptions
Staff report dated August 29, 2016 recommending that Maple Ridge Tax
Exemption Bylaw No. 7271-2016 be given first, second and third readings.
1133 Infrastructure Inspection Policy
Staff report dated August 29, 2016 recommending that the Infrastructure
Inspection Policy to establish various standards for the inspection of
municipal works be adopted.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
5. ADMINISTRATION
1171
6. CORRESPONDENCE
1181
7. OTHER ISSUES
1191
8. ADJOURNMENT
Committee of the Whole Agenda
August 29, 2016
Page 4 of 4
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: August 29, 2016
and Members of Council FILE NO: 2016-189-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7275-2016
12234 Laity Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 12234 Laity Street, from
RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit development
of a duplex. To proceed further with this application additional information is required as outlined
below. As per Council Policy, duplex dwelling units where only one building is being constructed are
exempt from the Community Amenity Contribution (CAC) Program.
The City has been undergoing a Zoning Bylaw review and through the process have identified
regulation changes to modernize the bylaw. Over the past year, Council noted an interest in
advancing certain changes to the bylaw, rather than waiting for the completion of the new Zoning
Bylaw. This proposed development application represents one such Zoning Bylaw change, as it
would provide for duplex form of development on lots 750 m² in area and respond to changing
development styles, affordability and market demand.
Bylaw No. 7275-2016 will reduce the minimum parcel size, minimum width and depth in the RT-1
(Two Family Urban Residential) zone. The proposed zoning regulations for the RT-1 (Two Family
Urban Residential) zone are: 750m² (8,073m²) area, 20m (66 ft.) width and 27m (89 ft.) depth.
RECOMMENDATIONS:
That Zone Amending Bylaw No.7275-2016 be given first reading; and
That the applicant provide further information as described on Schedules B and E of the
Development Procedures Bylaw No. 5879–1999.
DISCUSSION:
a)Background Context:
Applicant: Shamshinder Sidhu
Owner: Shamshinder Sidhu
Legal Description: Lot 5 District Lot 248 Group 1 New Westminster District Plan
14686
OCP:
Existing: Urban Residential
1101
- 2 -
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-1 (Two Family Urban Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Duplex
Site Area: 809 m² (8,709 ft.)
Access: Laity Street or 122 Avenue
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is 809 m² (8,709 ft.) in size and bound by single family residential lots. The
property is located on a corner and fronts Laity Street and 122 Avenue. The subject property is flat
with vegetation located along the eastern property boundary.
c) Project Description:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RT-1 (Two Family Urban Residential), to permit the development of a duplex. The
application also includes an amendment that will reduce the minimum parcel size and regulations
for the RT-1 (Two Family Urban Residential) zone from 891 m² (9,591 ft.) to 750 m² (8,073 ft.).
At this time the current application has been assessed to d etermine 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.
- 3 -
d) Planning Analysis:
Official Community Plan:
The OCP designates the property Urban Residential, and development of the property is subject to
the Major Corridor infill policies of the OCP. These policies require that development be compatible
with the surrounding neighbourhood, with particular attention given to site design setbacks and lot
configuration with the existing pattern of development in the area. The proposed rezoning to RT-1
(Two Family Urban Residential) is in conformance with the Urban Residential designation and Major
Corridor infill policies.
It is noted that one of the underlying principles in the OCP is to encourage growth within the Urban
Area Boundary (UAB) and to accommodate growth through infill by promoting a mix of housing types
and tenures (Policy 3-1). The Residential Infill and Compatibility Criteria all support a change in the
unit type, and specifically cite that duplex development is both compatible and desirable in the City
(Policies 3-19 and 3-20).
Housing Action Plan
The Housing Action Plan was endorsed in 2014, and includes a number of goals and principles
aimed at providing safe, affordable and appropriate housing for the community. Specific goals in
support of encouraging duplex housing include: “To improve housing choice for all current and future
households”. Strategy #1 Housing Action Plan relates to housing mix and innovation and reads
“support the development of a mix of housing forms”. Based on the above, it is clear that reducing
minimum parcel size to the RT-1 (Two Family Urban Residential) zone is in alignment with the goals,
principles and strategies in the Housing Action Plan, as it will encourage duplex housing in the City.
Zoning Bylaw:
The current application proposes to rezone the subject property, located at 12234 Laity Street, from
RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit a duplex. The
minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668m2 (7,191 ft²), and
the minimum lot size for the proposed RT-1 (Two Family Urban Residential) zone is 891m2
(9,591 ft²). As part of the Zoning Bylaw review process, the minimum parcel dimensions and parcel
area for the RT-1 (Two Family Urban Residential) zone are proposed to be reduced to maximize
opportunities for duplex infill in the city. Given that the subject property does not meet the current
width and area for the existing RT-1 (Two Family Urban Residential) zone, but does meet the
proposed draft regulations, this report supports the application. A text amendm ent for the RT-1 (Two
Family Urban Residential) zone is included with the subject application, which has been brought
forward in advance of the complete draft Zoning Bylaw to facilitate this application. A text
amendment to the RT-1 (Two Family Urban Residential) zone to allow a minimum lot size of 750m²
(8,073 ft²) has been prepared in support of this application.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application to the Subdivision and Development Servicing Bylaw for road width.
It is noted that two separate rezoning applications have received first reading for duplex
development, with one of the applications, 2014-076-RZ, located in the Town Centre. Under that
application, a smaller minimum lot size is permitted for a duplex in the Town Centre provided that
the property is a corner lot or has access to a rear lane. For consistency, both the Town Centre and
general duplex provisions will be included in both amending bylaws and the amendments will be
finalized once the first application receives final reading.
- 4 -
Development Permits:
A Development Permit is not required for this rezoning, as a duplex is exempt from the Development
Permit Area Guidelines. However, a Section 219 Restrictive Covenant will be required to regulate the
form and character of the duplex. The RT-1 (Two Family Urban Residential) zone does not permit
secondary suites, and this restriction will be considered in the design of the building.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a duplex project;
therefore, this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is less than 5 dwelling units.
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) 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. This evaluation will
take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B); and
2. 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.
ALTERNATIVE:
Staff recommendation is in support of the Zoning Bylaw Amendment to the RT -1 (Two Family Urban
Residential) zone; however, if Council is not comfortable with the Zoning Bylaw Amendment for all
duplexes, each application could require a site specific amendment only.
- 5 -
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.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No.7275-2016
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 3, 2016
2016-189-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,000
12234 Laity St
APPENDIX A
DATE: Jun 3, 2016
2016-189-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,000
12234 Laity St
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7275-2016
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. 7275-2016."
2. That PART 6, RESIDENTIAL ZONES, SECTION 601, ONE FAMILY AND TWO FAMILY
RESIDENTIAL ZONES, (C) REGULATIONS FOR THE SIZE, SHAPE AND SITING OF
BUILDING AND STRUCTURES, item 4) Buildings and Structures for Two Family
Residential Use in the RT-1 Zone is amended by deleting item (d) and replacing it
with the following:
(d) shall not be permitted on a lot less than 750 m².
(e) notwithstanding item (d) above, lots located within the Town Centre, as
identified on Schedule H, which are either a corner lot or provided with
lane access, shall not be permitted on a lot less than 557 m².
3.To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS by the modification
of the following line as follows:
RT-1 20 m 27m 750 m² See item 7 below
4.To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS after item 6:
7. For lots located within the Town Centre, as identified on Schedule H, which are
either a corner lot or provided with lane access, shall not be less than 557 m².
5.That parcel or tract of land and premises known and described as:
Lot 5 District Lot 248 Group 1 New Westminster District Plan 14686
and outlined in heavy black line on Map No. 1693 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RT-1 (Two Family Urban
Residential).
APPENDIX C
6. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time this 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
214 ST.122B AVE.
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LMP 38963LMP 35019P 65631
LMP 39238BCP 48657EP 60661RW 67225
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RT-1 (Two Family Urban Residential)
7275-20161693
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 29, 2016
and Members of Council FILE NO: 2016-209-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7264-2016
20421 123 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential). To proceed further with this
application additional information is required as outlined below. As this proposal is for
fewer than 3 lots, this application is exempt from the requirements under Community Amenity
Contribution Policy 6.31.
The applicant states that there are two existing houses on the subject property, although only one
house in noted in BC Assessment Information. The applicant intends to retain both houses on the
property. While both structures will need to demonstrate compliance with the BC Building Code, this
application for rezoning and subdivision will render this use as legally conforming.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7264-2016 be given first reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879 – 1999, along with the information required for a Subdivision
application.
DISCUSSION:
a)Background Context:
Applicant: Mayur Mehta
Owner: Robert E Parsons
Legal Description: Lot: 42, D.L.: 276, Plan: NWP37662
OCP:
Existing: RES (Urban Residential)
Proposed: Medium Density Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
1102
- 2 -
Surrounding Uses:
North: Use: Single Family Urban Residential
Zone: RS-1 (One Family Urban Residential)
Designation: RES (Urban Residential)
South: Use: Single Family Urban Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: RES (Urban Residential)
East: Use: Single Family Urban Residential
Zone: RS-1 (One Family Urban Residential)
Designation: RES (Urban Residential)
West: Use: Vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: RES (Urban Residential)
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.236 HA. (0.58 acres)
Access: 123 Avenue
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is approximately 0.236 HA. (0.58 acres)in size and is bound by single family
residential properties to the north, east, and west, and 123 Avenue to the south (see Appendix A).
c) Project Description:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit future subdivision
into two single family residential lots.
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, yields, OCP designations, and bylaw particulars, and may require application for further
development permits.
d) Planning Analysis:
Official Community Plan:
The development site is currently designated Urban Residential – Major Corridor. This designation is
characterized by having frontage on a Major Road Corridor as identified on Figure 4 of the OCP, or
has frontage on a road built in whole or part to a collector, arterial, Translink Major Road, or
Provincial Highway standard. This designation includes ground-oriented housing forms such as
single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments,
or small lot intensive residential, subject to compliance with Major Corridor Residential Infill policies.
- 3 -
The subdivision of this property into two lots and use of the RS-1b (One Family Urban (Medium
Density) Residential) zone is in compliance with the OCP.
Zoning Bylaw:
The current application proposes to rezone the subject property, located at 20395 123 Avenue from
RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) (see
Appendix B) to permit future subdivision into two single family lots of approximately 1200 m² (see
Appendix C).
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Licences, Permits and Bylaws Department; and
e) 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. This evaluation will
take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. A complete Rezoning Application (Schedule B); and
2. 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 Official Community Plan, therefore, it is
recommended that Council grant first reading subject to additional information being provided and
assessed prior to second reading.
- 4 -
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 District of Maple Ridge’s Approving Officer.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, M.A (Planning), MCIP, RPP
Planner
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7264-2016
Appendix D – Proposed Site Plan
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 14, 2016
FILE: 2016-209-RZ
BY: PC
PLANNING DEPARTMENT
124 AVE.
124A AVE.
124B AVE.203 ST.1
122 AV E.
123B AVE.
WIN AVE.204B ST.123B AVE.
124A A204 ST.124B AVE.204 ST.IRVING ST.122B AVE.
12471
2046012415
12212 20431203372048812387 2048312290 1247512289
12198 205232040912234
204532028512272
2029212233 20472205102051720295204701245120328203832031620421204412047220485204682048520305205172048020321205132045012
12309
12446
12253
94203971228220311
2047220505297204752034612266
12249 204602030012
203072049720489204952042420301202932038820440203822054220493204652031112332
202962184
12470
1222220292 2034112445
029312327
122692029520395
2043020506202822048712437
202991223920331
12201
12445
205232052912272
12191 203872034512441
2048512419
20476203022043020516204102033820453204922029712395
203052051620518204472030820421203212038912322 204771245520381/8312293
203032051120347203232047512465
20471204001
12404
12420
203032049812388
2052720511204652039920431203851241120377
12351
12430
205312039020324
205082049020380122172033412289
12258
12455
20327204792041012450
205381224620323202852028820294 204392034212301
20491
202852047120503203042032412480
20492
2031212451
2047120338204402048612252
203822042012227
12409
20493
2044220522203122050920489
2049612481
12444
1 2 411
12438
204352039820534203082045612415
2050212464
2033512275 20484204362044512373 203712051912221
20375204482033012387
20483203
20
203902053212345
12
2049720510202882029612202 204182046212433
20298204981240120404
12280
12181 204912029720314122 55 2052612209 2048020515203402049912211
SUBJECT PROPERTY
´
Scale: 1:2,500
20421 123 AVENUE
123 AVE203 STAPPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 14, 2016
FILE: 2016-209-RZ
BY: PC
PLANNING DEPARTMENT
124 AVE.
124A AVE.
124B AVE.203 ST.1
122 AV E.
123B AVE.
WIN AVE.204B ST.123B AVE.
124A A204 ST.124B AVE.204 ST.IRVING ST.122B AVE.
12471
2046012415
12212 20431203372048812387 2048312290 1247512289
12198 205232040912234
204532028512272
2029212233 20472205102051720295204701245120328203832031620421204412047220485204682048520305205172048020321205132045012
12309
12446
12253
94203971228220311
2047220505297204752034612266
12249 204602030012
203072049720489204952042420301202932038820440203822054220493204652031112332
202962184
12470
1222220292 2034112445
029312327
122692029520395
2043020506202822048712437
202991223920331
12201
12445
205232052912272
12191 203872034512441
2048512419
20476203022043020516204102033820453204922029712395
203052051620518204472030820421203212038912322 204771245520381/8312293
203032051120347203232047512465
20471204001
12404
12420
203032049812388
2052720511204652039920431203851241120377
12351
12430
205312039020324
205082049020380122172033412289
12258
12455
20327204792041012450
205381224620323202852028820294 204392034212301
20491
202852047120503203042032412480
20492
2031212451
2047120338204402048612252
203822042012227
12409
20493
2044220522203122050920489
2049612481
12444
1 2 411
12438
204352039820534203082045612415
2050212464
2033512275 20484204362044512373 203712051912221
20375204482033012387
20483203
20
203902053212345
12
2049720510202882029612202 204182046212433
20298204981240120404
12280
12181 204912029720314122 55 2052612209 2048020515203402049912211
SUBJECT PROPERTY
´
Scale: 1:2,500
20421 123 AVENUE
Aerial Imagery from the Spring of 2011
123 AVE203 STAPPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7264-2016
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. 7264-2016."
2.That parcel or tract of land and premises known and described as:
Lot 42 Except; Part dedicated Road on Plan LMP6713 District Lot 276 Group 1 New
Westminster District Plan 37662
and outlined in heavy black line on Map No. 1686 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 C
124 AVE.
124A AVE.
124B AVE.
123B AVE.
122 AVE.
123B AVE.
CHATWIN AVE.204B ST.123B AVE.
124A AVE.204 ST.124B AVE.204 ST.IRVING ST.122B AVE.2046012415
12212 20431203372048812387 2048312290
12289
205232040912234
204532028512272
2029212233 204722051020517202952047020328203832
0
3
1
6
2042120441204722048520485205352030520517204802032120513204501244212309
12253
12194203971228220311
2047220505204752034612266
12249204602030012431
203072049720489204952042420301205372029320388203822054220493204652031112332
2029612385
12184
1222220292 2034112327
122692029520395
2043020506202822048712437
202991223920331
12201 2052312445
2052912272
2038720345124412048512419
2047620302205162033820453204922029712395
203052051620518204472030820421203212038912322
20381/8312293
2030320511203472032320475204712040012371
12404
12420
203032049812388
20527205112046520431203851241120377
12351
12430
205312039020324
205082049020380122172033412289
12258
12455
203272047920410205381224620323 12399
202852028820294204392034212301
20491
2028520503203042032420492
203122047120338204402048612252
12227
12409
20493
2044220522203122050912359
20489
2049612444
1241112438
2043520534203082045612415
205022033512275 20484204362044512373
2051912221 2037120375204482033012387
2048320320
2053212345 204972051020288202962041812202 2046220298204981240120404
12280
20491202972031412255205262048020515203402049912211
8
1
19
D
2
23
11
H
15
S 52' 7
53
36
82
59
5
1
1
1
16
15
G
8
20
18
25
A
39
30
1
37
5 111
78
11
7
9
11
15
24
81
B
1
17
9
91
14
26
14
2
8
10
8
23
3
3
C
8
13
5
8
4
40
7
7
5
3
3
8
9
10
2
1
1 2
43
4
E 150' 4
21
13
13
3
Rem 7
2 2
96
29
2
24
7
19
2
1
4
2
5
12
20
14
38
5
12
2
Rem 42
1
B
821
42
I
1
10
10
6
Rem 5
5
1
15
38
57
7
10
7
2
2
6
12
16
3
8
13
9
2
10
12
5
22
1 7
12
21
17
4
2
16
8
6
4
6Rem 414
90
14
E
2
3
83
20
25
4
1
3
27
11
20
17
35
14
6
1
7
89
22
3
22
13
13
15
4
12 9
4
7
17
1
2
1
B
58
18
6
37
A
2
41
3
27
45 9
3
2
46
6
18
F
52
4
43
26
12
1819
36
A
6
1
6
3
64
1
LMP 5840
BCP 40946
LMS
BCP 7509 LMP 27744P 76349LMP 7351
P 21555
P 77017
P 31261P 74861LMP 1593
LMP 53004
P 72589P 72064
LMP 1593
EPP 51002
LMP 1593 LMP
BCP 25160
P 21555
P 15611
P 77160
P 13221P 78325P 74873P 75346
P 72589P 78325P 26590
*LMP13506 P 74861BCP 22537
P 22101
P 19098
LMP 35108
LMP 35108
P 18706
EPP 24459
BCP 1150
P 72589 LMP 5254LMP 12298
P 42230
P 17085
12426
P 75346
P 19098P 22747P 74873
BCP 12914LMP 1593
P 18526
LMP 12298
P 37662
P 73569P 74861
P 74861
P 78325
P 71907 P 79594P 76690
P 72064
P 71429
P 72589
P 19038P 32902910
P 42230
LMP 12298LMP 35108
P 76690
LMP 27744LMP 1594
E
P 7
5
3
4
7
3.0
EP 74860
EPP 44031 EP 77161EP 73186EP 76691
EPP 44031EPP 24619EP 74860LMP 5255
LMP 6719
EP 71908BCP 40947BCP 25161
EP 74860LMP 5256LMP 6759
RW 74874
LMP 1594
EP 72063
LMP6713EP 42229123 AVE.203 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7264-20161686
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 29, 2016
and Members of Council FILE NO: 2016-223-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7273-2016
20434 Chigwell Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential). To proceed further with this
application additional information is required as outlined below. As this application proposes fewer
than 3 new lots being created, it is exempt from the requirements under the Community Amenity
Contribution Policy 6.31.
The current use of the property is non-conforming with respect to its current RS-1 Zoning, as there
are 2 existing houses on the property. The applicant intends to retain both dwellings with this
application. Ensuring that both dwelling units are code compliant will be a requirement prior to final
adoption of this rezoning application. As this application will create two legally conforming parcels
that are in conformance with the Official Community Plan, this application is supportable.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7273-2016 be given first reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879–1999, along with the information required for a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Bert G Pogany
Owner: Bert G Pogany & Fay D Pogany
Legal Description: D.L.: 279, Plan: NWP114
OCP:
Existing: RES (Urban Residential)
Proposed: Low/Medium Density Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
1103
- 2 -
Surrounding Uses:
North: Use: Single Family Urban Residential
Zone: RS-1 One Family Urban Residential
Designation: Urban Residential
South: Use: Single Family Urban Residential
Zone: RS-1 One Family Urban Residential
Designation: Urban Residential
East: Use: Sawmill
Zone: M-2 General Industrial
Designation: Industrial
West: Use: Single Family Urban Residential
Zone: RS-1 One Family Urban Residential
Designation: Urban Residential
Existing Use of Property: Urban Residential
Proposed Use of Property: no change
Site Area: 0.133 HA. (14, 316 square feet)
Access: Chigwell Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is within the Hammond Area Plan, in a precinct identified as Lower Hammond .
The historic subdivision plan of this area shows that this parcel was once two properties that were
later consolidated into one. To its east, the property is adjacent to the Hammond Mill. A tall cedar
hedge buffers between residential and the industrial uses. This portion of Hammond is within the
floodplain of the Fraser River. As a result, flood construction levels for human habitation would
apply.
c) Project Description:
This application is the first stage in the eventual rezoning and subdivision of the subject property to
create two parcels in compliance with the Official Community Plan. This rezoning and subdivision
would ordinarily be a fairly straight forward application. However, the complicating factors of this
application are the existing structures, which the applicant intends to retain, resulting in one single
family home on each property. One of the created parcels will be larger than the minimum parcel
size of the RS-1 Zone (minimum parcel size is 668 m2). The other created parcel will comply with RS-
1b Zoning (minimum parcel size is 557 m2). The existing dwelling on the larger parcel will encroach
into the required side yard setback. The applicant states that the existing dwelling on the larger
parcel will encroach into the required side yard setback. The applicant has also submitted a
Development Variance Permit in order to vary the required side yard setback. More detailed survey
work will be required in order to determine the extent of the encroachment into the 1.5 metre
required side yard setback in the RS-1b zone.
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.
- 3 -
d) Planning Analysis:
Official Community Plan:
The development site is located within the Hammond Area Plan and is currently designated Urban
Residential. No change to existing single family uses are proposed for this precinct in the Hammond
Area Plan. Therefore this proposal should be considered consistent with the Official Community
Plan.
Zoning Bylaw:
The current application proposes to rezone the properties located at 20434 Chigwell Street from RS-
1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to
permit 2 lots. The minimum lot size for the current RS-1 One Family Urban Residential zone is 668
m2, and the minimum lot size for the proposed RS-1b (One Family Urban (Medium Density)
Residential) zone is 557 m2. Any variations from the requirements of the proposed zone will require
a Development Variance Permit application.
Development Permits:
The subject property is within the Fraser River floodplain. 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”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
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;
The above list is intended to be indicative only and it may become nec essary, as the application
progresses, to liaise with agencies and/or departments not listed above.
The Building Department has provided an initial review of this proposal, and notes that there are
outstanding permits requiring completion. The retention of the existing structures with this
application will require completion and redress of any building permit deficiencies. A surveyor will
need to provide building elevations and the extent of encroachment into setback areas prior to the
Development Variance Permit being issued. In addition, there will need to be assurance from
qualified professionals that the existing structures to be retained are code compliant and safe for the
use intended.
- 4 -
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B or Schedule C);
2. A Natural Features Development Permit Application (Schedule G);
3. A Subdivision Application (provided); and
4. A Development Variance Application (provided).
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 Diana Hall”
_______________________________________________
Prepared by: Diana Hall MA (Planning) MCIP, RPP
Planner 2
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7273-2016
Appendix D – Site Plan
DATE: Jun 17, 2016
2016-223-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTYCHAR
L
TON
S
T
´
Scale: 1:2,500
20434 Chigwell StLegend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Jun 17, 2016
2016-223-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTYCHAR
L
TON
S
T
´
Scale: 1:2,500
20434 Chigwell St
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7273-2016
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. 7273-2016."
2.That parcel or tract of land and premises known and described as:
Lot “A” District Lot 279 Group 1 New Westminster District Plan 114
and outlined in heavy black line on Map No. 1691 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 C
CANADIAN PACIFIC RAILWAYCHIG W ELL ST.C
H
A
RLT
O
N ST.KEN T ST.BE
C
KLE
Y ST.
ELTH
A
M ST.
20320
20378 110351106820308
20295
20370
20374
20
3
1
7 1105520
3
11
20
3
7
711172
110582047
7
20
3
4
5
2032420320
2034
7 1103220307
2
0
4
3
6
20
3
8
4
2026
8
203
3
4
1113820
4
2
0
203
6811247
20
2
7
8
20317
20324
20
3
3
7
20
4
4
1
20
3
4
2
2048
3
110191114320
3
7
81120820
3
0
1
20377
20
3
6
7
20421
20375
20427
20395
20
3
7
7
20427
20281 1121420288
20
3
3
0
20409
2
0
4
5
2110981120420
2
9
9
203
1
8
2033
4
11086204711123911125111502038
7
20353
2030
2
20
3
2
5
20366
20296
203
89
2033
5
20
4
3
411184
2
0
4
2
6
20415
2039
6
20310
20
3
1
611160 20371
1114420
3
6
811155111 5820433
1109620
3
1
8
110781120820309 1106320368 1111420365 2042111218309
Rem 21
29300
206
89
193
PARK
97
291
139
199
2
B
212
114
298
113
314
333
122
203
287
123
115
293
288
303
290
843
132
121
198
95
Pcl.'15'
108
213
146
211
107
Pcl.'14'
1104
Pcl.'13'
19
197
305
2
100
209
194
334
302
A
1
297
M
90
2
104
848
131
294
313
138
98
105
210
208
1
289
844
96
99
141
301
Pcl. A
200
311
207
Pcl.'12'A103
306
286
E
A
201
196
204
P
cl.A
120
1
112130
310
106
Pcl.'11'
215
133
331
304
18
N
1
AP 114P 38114P 114P 114(114)P 71207 P 114RP 55932
P 114P 114EPP 37013
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´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7273-20161691
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 29, 2016
and Members of Council FILE NO: 2016-239-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7269-2016
22650 136 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property (Appendices A and B)
from RS-3 (One Family Rural Residential) to R-1 (Residential District) (Appendix C) for a future
subdivision into lots not less than 371m² in area. The proposed Phase 4 subdivision plan (Appendix
D) is conceptual at this time as the developable area has not been determined. To proceed further
with this application additional information is required as outlined below.
An Official Community Plan (OCP) amendment is required to adjust the Conservation boundary and
to add the horse trail location. Pursuant to Council resolution, this application is subject to the
Community Amenity Contribution Program.
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. 7269-2016 be given first reading; and
That the applicant provide further information as described on Schedules A, C, F, G and J of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
1104
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Paul Hayes
Owner: 581600 BC LTD
Legal Description: Lot 9, Section 29, Township 12, NWD Plan 9387
OCP:
Existing: Eco Clusters, Conservation
Proposed: Eco Clusters, Conservation
Zoning:
Existing: R-1 (Residential District), RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: R-1 (Residential District
Designation: Eco Clusters, Conservation
South: Use: Rural Residential, Agriculture
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
East: Use: Single Family Residential, Park
Zone: R-1 (Residential District), R-2 (Urban Residential District)
Designation: Eco Clusters, Conservation
West: Use: Rural Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 11.76 hectares (29.06 acres)
Access: 136 Avenue
Servicing requirement: Urban Standard
Concurrent Applications: 2015-207-SD (Phase 1), 2016-239-SD (Phase 2),
DP/096/07 (WP/NF), 2015-207-DP (WF),
b) Site Characteristics:
The subject property is located in the southwest corner of the Silver Valley Area Plan. The area to be
rezoned is approximately 1 hectare (2.47 acres) located on the south side of the subject property,
west of the pond.
The overall site slopes from the northeast corner, adjacent to the Nelson Peak Park, down to the
southwest, where the low lying areas are in the Alouette River floodplain. A pond is located in the
southeast corner and the main channel of Cattell Brook is located south of the property. The
- 3 -
property is surrounded by Agricultural Land Reserve (ALR) on the south and west; and by Eco Cluster
development on the north (Formosa Plateau) and east (Nelson Peak). The property is vacant, has
been logged in the past, and has been impacted by the use of off-road vehicles and the dumping of
refuse.
c) Background:
The majority of the property was rezoned to R-1 (Residential District) with the approval of rezoning
application RZ/013/97 in 2001. At that time, a Comprehensive Plan of Development was registered
on the property as a restrictive covenant to guide the future subdivision of the land. The area to be
rezoned with this application was originally intended to be zoned RM-1 with the 1997 rezoning
application but, after consideration of the environmental constraints on the site, the applicant
elected not to proceed with the RM-1 rezoning at that time.
The property is to be subdivided and constructed in four phases. Currently, the Planning Department
is processing subdivision applications for Phase 1 (2015-107-SD) and Phase 2 (2016-239-SD) of
development on the site along with a Watercourse Protection and Natural Features Development
Permit (DP/096/07) and a Wildfire Development Permit (2015-207-DP). The development of Phase
1 will include: construction of a sewer main connection between Foreman Drive at 136 Avenue and
the Nelson Peak development to the east; dedication of Park on the balance of the site; and
construction of a multi-purpose (horse) trail over the sewer right-of-way. Completion of the sewer
connection to Nelson Peak will allow removal of a temporary pump station on that site. Phase 1 also
includes the last portion of 136 Avenue needed to provide an east-west connection between 224
Street and 232 Street.
d) Project Description:
The applicant has submitted a proposal to rezone the developable area of the southwest corner of
the site from RS-3 (One Family Rural Residential) to R-1 (Residential District) and then to subdivide
into lots not less than 371m² in area (Appendix D). The proposed subdivision plan is conceptual at
this time as the developable area has not been determined. This will be the fourth and final phase
of the development of the property, as shown on the overall subdivision plan attached as Appendix E.
The proposed subdivision will be accessed by extension of a cul-de-sac to be constructed in Phases
1 and 2 of the development site.
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 assessmen t may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
e) Planning Analysis:
Official Community Plan:
The development site is located within the Silver Valley Area Plan and is currently designated Eco
Cluster and Conservation. For the proposed development an OCP amendment will be required to
amend the Conservation boundaries to include the environmentally sensitive areas and steep slopes
on the site, and to add the proposed multi-purpose trail.
- 4 -
Zoning Bylaw:
The current application proposes to rezone a portion of the property located at 22650 136 Avenue
from RS-3 (One Family Rural Residential) to R-1 (Residential District). The minimum lot size for the
current RS-3 zone is 0.8 hectares (8000m²) and the minimum lot size for the proposed R-1 zone is
371m2. The proposed subdivision plan is conceptual at this time as the developable area has not
been determined. It is anticipated that the zoning boundary and subdivision plan will be revised
prior to second reading following a complete assessment of the site. 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 for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
All lands with an average natural slope of greater than 15 %;
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.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire
Development Permit is for the protection of life and property in designated areas that could be at risk
for wildland fire; and where this risk may be reasonably abated through implementation of
appropriate precautionary measures. The subject property is located within the Wildfire
Development Permit Area, identified on Map 1 in Section 8.12 of the Official Community Plan. Prior
to second reading a Registered Professional Forester’s Report will be required to determine wildfire
mitigation requirements.
Development Information Meeting:
A Development Information Meeting is not required for this application as only 11 lots are proposed.
f) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sou ght
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
- 5 -
d) Building 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.
The Environmental Planning section has conducted a preliminary review of the property only at this
time and has noted that a complete assessment of the area by qualified professionals is required,
including the submission of: Environmental Assessment; Agricultural Impact Assessment; Wildfire
Assessment, Tree Management Plan; Geotechnical Report; and Hydrogeological Report. The
proposed subdivision plan is conceptual at this time as the developable area has not been
determined.
g) 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.
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 Watercourse Protection Development Permit Application (Schedule F);
4. A Natural Features Development Permit Application (Schedule G);
5. A Wildfire Development Permit Application (Schedule J); and
6. 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 to rezone to R-1 (Residential District) is in compliance with the Eco
Cluster policies of the Silver Valley Area Plan of the OCP; however an OCP amendment is required to
adjust the Conservation boundary and to add the horse trail. It is, therefore, recommended that
Council grant first reading subject to additional information being provided and assessed prior to
second reading.
Pursuant to Council resolution, this application is subject to the Community Amenity Contribution
Program.
- 6 -
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 Ann Edwards”
_______________________________________________
Prepared by: Ann Edwards, CPT
Senior Planning Technician
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7269-2016
Appendix D – Proposed Subdivision Plan for Phase 4
Appendix E – Proposed Subdivision Plan – all phases
DATE: Jun 29, 2016
FILE: 2016-239-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:4,000
22650 136 AVENUELegend
Stream
Canal Edge
Ditch Centreline
Edge of Marsh
Indefinite Creek
River Centreline
Canal
Lake or Reservoir
Marsh
APPENDIX A
DATE: Aug 17, 2016
2016-239-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:3,000
22650 126 Avenue
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7269-2016
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. 7269-2016."
2.That parcel or tract of land and premises known and described as:
Lot 9 Section 29 Township 12 New Westminster District Plan 9387
and outlined in heavy black line on Map No. 1689 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
NELSON
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EPP 32166
EPP 56703EPP 52568EPP 56702BCP 46734 E P P 2 29 9 9
EPP 39985EPP 56703EPP 32166BCP 4 73 0 5
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EP P 2 2 9 99
BCP 27885P 13709
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EPP 2 53 18
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EPP 23 0 01
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SCALE 1:3,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-1 (Residential District)
7269-20161689
Urban Area Boundary
Urban Area Boundary
APPENDIX D
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 29, 2016
and Members of Council FILE NO: 2016-244-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7276-2016
11080, 11154, 11184 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) and C-1 (Neighbourhood Commercial). A creek
traverses the subject property, and watercourse dedication and an amendment to the Official
Community plan to adjust the portions of the site that are designated for conservation will be
required as part of this application. In addition, a 90 degree shift is proposed for the portion of the
site that is designated Commercial, resulting in a need to amend the Official Community Plan to
reflect this change in the designation boundaries. To proceed further with this application additional
information is required as outlined below.
The subject property is subject to the Community Amenity Contribution Program. The rates for
townhouse development have been established at $4100.00 per unit.
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 No7276-2016 be given first reading; and
That the applicant provide further information as described on Schedules (A, C, D, and F) of the
Development Procedures Bylaw No. 5879–1999, along with a Subdivision application.
1105
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Streetside Developments Sarah Bingham
Owner: Rafiki Estates Ltd.
Legal Description: South 150 Feet Lot 1 Section 10 Township 12 NWD Plan
17613;
Lot 1 Except: South 150 Feet Section 10 Township 12 New
Westminster District Plan 17613;
Parcel “B” (Reference Plan 5589) Lot 9 Section 10 Township
12 New Westminster District Plan 809;
OCP:
Existing: MRES (Medium Density Residential), CONSRV (Conservation)
Proposed: Medium Density Residential, Neighbourhood Commercial,
Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential), C-1 (Neighbourhood Commercial)
Surrounding Uses:
North: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Medium Density Residential, and
Conservation
South: Use: 2 properties, duplex and single family
Zone: RS-3 (One Family Rural Residential)
Designation: Low Medium Density Residential and Conservation
East: Use: 18 properties, neighbourhood commercial and street townhouse
residential
Zone: C-1 Neighbourhood Commercial and RST Street Townhouse
Residential
Designation: Commercial and Urban Residential
West: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional and Conservation.
Existing Use of Property: 1 single family house on one of the 3 parcels
Proposed Use of Property: Commercial and Townhouse residential
Site Area: 4.5 HA. (11 acres)
Access: 112th Avenue or 240th Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is within the Albion Area Plan and is located along a major arterial (240th
Street). Environmentally sensitive areas on the site are to be dedicated as part of this development.
- 3 -
c) Project Description:
This proposal is for a 130 Townhouse development with Neighbourhood Commercial at the
Northeast corner of the site. The consolidated site will then be subdivided into the commercial and
the residential components of this proposal. For the commercial development, a perpendicular shift
from the original designation will result in greater commercial frontage along 240th Street, increasing
its visibility along this busy corridor. Customer access is proposed from 240th Street. For the
residential portion, one access is proposed from 112th Avenue. The proposal is generally consistent
with the land use designation of the site.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated Commercial,
Medium Density Residential, and Conservation. For the proposed development an OCP amendment
will be required to adjust the designation boundaries, but the overall intent of the land use
designations will remain intact..
Zoning Bylaw:
The current application proposes to rezone the properties located at 11184, 11154, and 11080
240 Street from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), C-1
(Neighbourhood Commercial) to permit Neighbourhood Commercial development and a 130 unit
townhouse development. The minimum lot size for the current RS-3 (One Family Rural Residential)
zone is 8000 m2 where community water is available. The minimum lot size for the proposed RM-1
(Townhouse Residential) zone is 557m2., and the minimum lot size for the proposed C-1
(Neighbourhood Commercial) zone is 668 m2 Any variations from the requirements of the proposed
zone will require a Development Variance Permit application.
Development Permits:
Due to the combination of commercial, residential, and protection of environmentally sensitive areas
of this development proposal, three types of development permits will be required, as follows:
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.
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.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit
application is required for all developments and building permits within 50 metres of the top
- 4 -
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection
Development Permit is to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas.
Advisory Design Panel:
A Commercial and 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) Building Department;
e) Parks 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 application has
not been forwarded to the Engineering Department for comments at this time; therefore, an
evaluation of servicing requirements has not been undertaken. However, concerns that may need
further review are the proposed access from 240th Street for the commercial development and the
extra traffic that would be generated on this corridor. In addition, there is only one proposed access
from 112th Avenue to serve the residential portion of the site, and another access may be required,
even if for emergency purposes only.
We anticipate that further 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:
- 5 -
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 Watercourse Protection Development Permit Application (Schedule F); and
5. 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.
It is recommended that Council not require any further additional OCP consultation.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, M.A.(Planning), MCIP, RPP
Planner 2
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7276-2016
Appendix D – Proposed Site Plan
DATE: Jun 30, 2016
FILE: 2016-244-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,000
11080, 11154 & 11184 240 STREET
110 AVE
Legend
Stream
Ditch Centreline
Edge of Marsh
Indefinite Creek
River Centreline
Lake or Reservoir
Marsh
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 30, 2016
FILE: 2016-244-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,000
11080, 11154 & 11184 240 STREET
Aerial Imagery from the Spring of 2015
110 AVE
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7276-2016
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. 7276-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
South 150 Feet Lot 1 Section 10 Township 12 New Westminster District Plan 17613;
Lot 1 Except: South 150 Feet Section 10 Township 12 New Westminster District Plan
17613;
Parcel “B” (Reference Plan 5589) Lot 9 Section 10 Township 12 New Westminster
District Plan 809;
and outlined in heavy black line on Map No. 1694 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential), C-1
(Neighbourhood 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 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
111A AVE.
112 AVE.KANAKA WAY 112 AVE.240 ST.239A ST.112 AVE.
11146
11137
11189
23932239362415211107
11183
2392211125
111052390723915
110802395311115
11052
11117
111552395023906
11121
11108
11126
11156
1111923912
11106
11111
110622395823902111592394211130
11103 2398011110
11038
11136
11132
11163
11116
11118/54
11113
11109
1114523945
11135
11124
11177
11167 2413311118
11102239622392523928 1118423916
11120
11225
11166
11102 2393511173
1113311127
11112
11250
11129
A
5
19
57 Rem 1
26
28
40
1
37
60
Rem 1
3
Rem 10
10
29
B24
35
27
3
20
51
58
12
26
39
27
45
50
42 4
9
N 1/2 of 4
32
47
23
36
53
15
56
54
33
A
46
6
43
6
2
28
25
17
48
38
21
S 150' of 1
59
8
44
16
61
49
55
3
11
1314
31
22
7
34
52
18
41
30
2
P 3452
P 17613
EPP 25279
P 17613
NWP5589
EPP 32520(EPS 2572)EPP 32520P 43223BCP 46902
EPP 32520
P 17613
RP 13033
P 809
EPP 32520EPP 45971EPP 32537
EPP 32519EPP 32537
EPP 36439EPP 40982EPP 40843EPP 45971EPP 37716EPP 40844
EPP 45971 EPP 32519EPP 40843
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Suburban Residential)
RM-1 (Townhouse Residential)C-1 (Neighbourhood Commercial)
7276-20161694
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 29, 2016
and Members of Council FILE NO: 2015-222-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
11927 203 Street
EXECUTIVE SUMMARY:
Development Variance Permit application 2015-222-DVP has been received to allow for a new
canopy structure on the eastern side of the existing building, located at 11927 203 Street. The
requested variance is to:
1.Reduce the front yard requirement as stated in Land Use Contract L55826, Schedule B,
Plot Plan and Specifications, from 29.44 ft (8.9m) to 9.6 ft (2.9m), to allow a new canopy
to be constructed over the existing parking stalls.
A parking covenant and access easement with the adjacent property located 20299 Lougheed
Highway has been filed and registered on title on July 18, 2016, to comply with the Land Use
Contract’s parking requirements for 12 off-street parking stalls.
It is recommended that Development Variance Permit 2015-222-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-222-DVP respecting property
located at 11927 203 Street.
DISCUSSION:
a)Background Context
Applicant: Alpha Neon Signs
Owner: Alta View (MR) Holdings Ltd
Legal Description: Lot 68, D.L. 222, Plan NWP48586
OCP :
Existing: Commercial
Zoning:
Existing: LUC (Land Use Contracts) no. L55826
Surrounding Uses:
North: Use: vacant lot
Zone: RS-1 (One Family Urban Residential)
Designation: Commercial
1106
- 2 -
South: Use: Commercial (Service Station)
Zone: CS-1 (Service Commercial)
Designation: Commercial
East: Use: Commercial (Shopping Center)
Zone: C-2 (Community Commercial)
Designation: Commercial
West: Use: Commercial (Automotive Dealer Parking lot)
Zone: CS-1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Commercial (Autobody Repair Shop)
Site Area: 1680 m2
Access: 203 Street
b) Project Description:
The subject property is located at 11927 203 Street (see Appendix A and B) and currently under
Land Use Contract. The property owner is also the owner of the adjacent property to the west , at
20299 Lougheed Highway. The subject property is currently leased by Craftsman Collision, who
intends to construct a canopy over their front entrance. By doing so, two of the 5 existing parking
stalls on that portion of the site will no longer be valid parking stalls, due to the proposed cylinder
concrete footings of the canopy. The awning will feature details consistent with branding and
corporate imaging.
Under the Land Use Contract, the frontage of the subject property is 203 Street. The proposed
construction includes horizontal overhang (awning), as an extending front entrance of the building,
supported by two posts. From a Licenses, Permits and Bylaw Department’s perspective, due to its
design features, this application is considered to be for a structural add ition to the existing
building, and the canopy would encroach on the required front yard setback.
c) Variance Analysis:
Land Use Contract:
The Land Use Contract is numbered L55826 and filed at the Land Title Office on July 7, 1975 (See
Appendix C).
Schedule C of the Land Use Contract for the subject property stipulates a minimum number for
Off-Street parking spaces. Though the service bays inside the building can be considered parking
spaces, the minimum of 12 required parking stalls on site would not be met after construction of
the canopy. The property owner has agreed to register a parking covenant and access easement,
to grant access and parking to the leasee of the subject property, on a selected portion of the
adjacent property 20299 Lougheed Highway, creating a minimum of 15 extra parking spaces,
thereby complying with the off-street parking requirements in the Land Use Contract. This covenant
has been filed under number CA5352430 at Land Title Office on July 18, 2016.
- 3 -
Schedule B of the Land Use Contract outlines the Plot Plan and Specifications:
Site Area 18,107 sq.ft (1,682 m2)
Yard front 29.44 ft (8.9m)
Yard rear min 10.2 ft (3.1m)
Yard side min 4.7 ft (1.4m) north
Min 9.2 ft (2.8m) south
Height of buildings or structures: max 22ft (6.7m)
Rationale:
The Province of British Columbia is requiring the termination of Land Use Contracts by June 2024.
The building on the subject property is functional, and the request for the installation of an awning
is minor in nature. As this application is for a variance to allow construction of a canopy to update
this existing business’s premises, it seems excessive to require rezoning for such a minor upgrade.
Future potential:
If the site is to re-develop in the future, a rezoning application will be required, and road dedication
will be required on 203 Street. The current road width standard for 203 Street is 26m, and 3m
dedication on the subject property seems likely. Any application will also be forwarded to the
Ministry of Transportation, due to its location at the intersection of Lougheed Highway/203 Street,
and they may also require dedication.
Requested Variance:
The Zoning Bylaw establishes general minimum and maximum regulations for developments. A
Development Variance Permit allows Council some flexibility in the approval process.
The requested variances and rationale for support are described below:
1. Reduce the front yard requirement as stated in Land Use Contract L55826, Schedule B,
Plot Plan and Specifications, from 29.44 ft (8.9m) to 9.6 ft (2.9m), to allow a new canopy
to be constructed over the existing parking stalls at the front customer entrance.
This request is supportable for the following reasons;
- The request is for a modest addition to an existing building that is not at the end of its
useful life.
- The loss of on-site parking is addressed through securing additional parking spaces on the
adjacent property through a Parking Covenant and Parking Easement, recently registered
at Land Title Office.
- The canopy will not affect the existing visual clearance on this corner lot.
d) Citizen Implications:
In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council
consideration of a resolution to issue a Development Variance Permit was mailed to all owners or
tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject
to the permit.
- 4 -
CONCLUSION:
It is recommended that this application be favourably considered and the Corporate Officer be
authorized to sign and seal Development Variance Permit 2015-222-DVP.
“Original signed by Therese Melser”
______________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Land Use Contract L55826
Appendix D – Set of site plan and image projection of new canopy structure, by Priority Permits,
dated July 20, 2015
DATE: Jul 21, 2015
2015-222-VP
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
LOUGHEED HWY
´
Scale: 1:2,000
11927 203 StreetLegend
\\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: Jul 21, 2015
2015-222-VP
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
LOUGHEED HWY
City of Maple Ridge´
Scale: 1:2,000
11927 203 Street
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
APPENDIX D
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETING MEETING MEETING MEETING DATEDATEDATEDATE:::: August 29, 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 July 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 July 31July 31July 31July 31, 2016, 2016, 2016, 2016 bebebebe received for information received for information received for information received for information
only.only.only.only.
GENERALGENERALGENERALGENERAL $$$$ 32,780,42632,780,42632,780,42632,780,426
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,918,8811,918,8811,918,8811,918,881
PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 85,61985,61985,61985,619
$$$$ 34,784,92634,784,92634,784,92634,784,926
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
• BA Blacktop – 2016 paving program $ 1,137,401
• Emergency Communications – Dispatch levy 3rd quarter $ 254,904
• G.V Water District – Water consumption May 3-31/16 $ 594,325
• Ridge Meadows Recycling Society – Monthly contract for recycling $ 189,713
• Workers Compensation Board BC – 2016 2nd quarter remittance $ 150,149
• The municipality acts as the collection agency for other levels of government or
agencies. The following collections were remitted in July.
1. BC Assessment Authority – 2016 requisition $ 922,530
2. City of Pitt Meadows – 2016 dyking/drainage costs $ 177,100
3. G. V. Regional District – DCC collections Jan-Jun’16 $ 407,540
4. G.V. Regional District – 2016 requisition $ 903,401
5. Province of BC - School tax remittance $ 17,631,623
6. South Coast BC Trans Authority – 2016 requisition $ 5,398,623
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 July 31, 2016 have been reviewed and are in order.
Original signed by G’Ann Rygg
______________________________________________
Prepared by: GGGG’’’’Ann RyggAnn RyggAnn RyggAnn Rygg
Accounting Clerk IIAccounting Clerk IIAccounting Clerk IIAccounting Clerk 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 ServicesCorporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial Services
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 38,971
AC Paving Company Ltd Selkirk Avenue road improvements (225 St- 226 St)90,121
B & B Contracting Ltd 128 Avenue road & drainage improvements (216 St - 224 St)495,672
BA Blacktop 2016 paving program 1,137,401
Bank Of Montreal Property tax refunds 19,474
BC Assessment Authority 2016 requisition 922,530
BC Hydro Electricity 135,058
BC Hydro & Power Authority Guy & ancher relocation at 20302 123B Avenue 885
7 pole relocation along 128 Avenue between 216 St & 224 St 31,133
Road widening on 203 St from Dewdney Trunk Road to Golden Eagle Way 51,508 83,526
BC SPCA Contract payment - May & June 57,116
Boileau Electric & Pole Ltd Maintenance: Banners 229
Cemetery 102
Fairgrounds 2,336
Firehalls 728
Leisure Centre 1,210
Operations Centre 571
Operations Centre storage sheds 13,583
Pedestrian signs 1,260
Pitt Meadows Heritage Hall 285
Pole replacements due to MVA 5,513
Pumpstation 441
Street lights 857
Traffic signals 2,976 30,091
CUPE Local 622 Dues - pay periods 16/14 & 16/15 28,026
Cel-Com Systems Ltd Firefighters headset repairs & earpieces 1,480
Fire Department pagers 18,698 20,178
Chevron Canada Ltd Gasoline & diesel fuel 77,524
City Of Pitt Meadows 2016 dyking/drainage costs due as per budget 177,100
Pitt Meadows Family Rec Centre phone charges May 577 177,677
Co-Pilot Industries Ltd Gravel & dump fees 17,077
Corix Water Products Waterworks supplies 36,495
Emco Corporation Gas heaters for Operations 47,940
Watermain replacement pipe restraints 3,593 51,533
Emergency Communications Dispatch levy - 3rd quarter 254,904
Evergro Canada Inc Ryegrass seed - sportsfield mix 17,640
Fitness Edge Contracted service provider - fitness classes & programs 16,699
Fred Surridge Ltd Waterworks supplies 27,553
Friends In Need Food Bank Community grant 17,000
Gill, Amarjit & Harjeet Latecomer agreement 36,038
Golden Ears Ortho & Sports Contracted service provider - fitness classes & programs 15,944
Golden Ears Winter Club Rentals for June 11,539
Summer operating grant instalment 5,000 16,539
Gotraffic Management Inc Traffic control 22,277
Gr Vanc Sewerage & Drainage DCC collection Jan-Jun'16 407,540
Transfer station waste disposal 12
Waste discharge industrial treatment fee - Cottonwood 12,342 419,894
Greater Vanc Water District Water consumption May 3-31/16 594,325
Greater Vancouver Regional Dis 2016 requisition 903,401
Mosquito control program 2,775 906,176
Guillevin International Inc Firefighter equipment 14,795
Firefighter protective wear 2,045
Operations electrical supplies 4,860 21,700
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - JULY 2016MONTHLY DISBURSEMENTS - JULY 2016MONTHLY DISBURSEMENTS - JULY 2016MONTHLY DISBURSEMENTS - JULY 2016
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
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
Illuminata Marketing Inc Brand review 19,425
Image Painting & Restoration Painting & restoration services:
248 Street pump station 1,470
City Hall lunch room 263
Fairview caretaker house 5,355
Firehall #3 9,345 16,433
Infinite Roadmarking Ltd Pavement marking program 27,959
ISCMV - Invasive Species Council 2016 Invasive plant management 17,546
JS Ferguson Construction Inc Cancelled contract - Hammond Trail 35,000
Lafarge Canada Inc Roadworks material 30,112
Manulife Financial Employer/employee remittance 300,071
Maple Ridge & PM Arts Council Arts Centre contract payment 53,102
Program revenue June 24,796
Theatre rental 2,806 80,704
Maple Ridge Museum & Archives Quarterly fee for service payment 36,257
Medical Services Plan Employee medical & health premiums 42,086
Meridian Acquisitions Ltd Security refund 50,000
MMM Group Limited Railway crossings safety assessment 23,573
Municipal Pension Plan BC Employer/employee remittance 467,479
NAI Commercial (BC) Ltd In Trust Land acquisition deposit - Lougheed Hwy.100,000
Pitt Meadows Heritage & Museum Semi-annual fee for service 41,344
Property Owners Land acquisition - 128 Ave road dedication 25,000
Province Of BC - 21312 School tax remittance 17,631,623
Receiver General For Canada Employer/Employee remittance PP16/13 & PP16/14 764,368
Radio license renewal 2,252 766,620
RG Arenas (Maple Ridge) Ltd Ice rental June 55,060
Ridge Meadows Seniors Society Quarterly operating grant 71,595
Ridge Meadows Recycling Society Monthly contract for recycling 189,713
Litter pickup contract 180
Weekly recycling 376
Roadside waste removal 249
Toilet rebate program 369
Chipping program 1,832 192,719
Rogers Cellular devices & device upgrades 33,821
South Coast BC Trans Authority 2016 requisition 5,398,623
Stantec Consulting Ltd 108 Avenue watermain (Grant - Albion PRV)29,730
Surrey Fire Service Dispatch operating charges - Fire Dept.81,812
Dispatch operating charges - Public works 13,288 95,100
Telus Telephone charges 9,667
Relocation & SAC box rotation on 203 Street 14,986 24,653
Total Energy Systems Ltd Maintenance: City Hall 3,607
Firehalls 5,598
Leisure Centre 7,594
Library 1,211
Maple Ridge Museum 396
Operations 2,254
Pitt Meadows Family Rec Centre 3,261
Pitt Meadows Heritage Hall 724
Pitt Meadows Museum 593
RCMP 3,653
Whonnock Lake Community Centre 101 28,992
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Urban Arts Architecture Leisure Centre - facility space planning 23,642
Wallace & Company Ltd.Storage building & shed construction 132,118
Warrington PCI Management Advance for Tower common costs 60,000
Workers Compensation Board BC 2016 2nd quarter remittance 150,149
Disbursements In Excess $15,000 31,820,22531,820,22531,820,22531,820,225
Disbursements Under $15,000 960,201960,201960,201960,201
Total Payee Disbursements 32,780,42632,780,42632,780,42632,780,426
Payroll PP16/14 & PP16/15 1,918,8811,918,8811,918,8811,918,881
Purchase Cards - Payment 85,61985,61985,61985,619
Total Disbursements July 2016 34,784,92634,784,92634,784,92634,784,926
Page 1 of 4
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: 29-August-2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO:
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: COW
SUBJECTSUBJECTSUBJECTSUBJECT: 2017 Permissive Tax Exemptions
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The Community Charter provides Council with statutory powers to exempt certain types of properties
from municipal property taxation. Council’s policy direction in this area is based on the fundamental
principle that the Municipality will not grant property tax exemptions to organizations providing
services on a private or for profit basis, or where the service is the responsibility of senior
governments. If exemptions were granted in these instances then tax payers would be funding
programs that were not intended to be funded by property taxes.
Over the past several years Council has maintained limited growth in Permissive Tax Exemptions
recognizing that any increase in exemptions results in a shift of the tax revenue to be collected from
the remaining taxable properties. Each year additional requests for financial assistance are received,
either in the form of property tax exemptions or community grants and Council must consider all of
those requests in balance with the overall Financial Plan.
In late 2015, the Province amended the Community Charter to provide private schools offering a
curriculum equivalent to that in a public school a statutory exemption for the instructional buildings
and land deemed to be reasonably necessary in connection with the educational process. In light of
this legislative change Council amended policy 5.21 in April 2016 to confirm that permissive tax
exemptions would not be provided to private schools in Maple Ridge. Private schools that previously
received a permissive exemption are no longer included in the attached bylaw.
There was one application received for a 2017 Permissive Tax Exemption where the applicant had
not previously received an exemption. The Hope for Freedom Society has applied for a permissive
exemption for property at 25402 Hilland Avenue. The recommendation is to deny this application.
In accordance with the Community Charter and Council policies 5.16 to 5.23, the properties listed in
Bylaw No. 7271-2016 are recommended for property tax exemption for the 2017 taxation year.
RECOMMENDATIONRECOMMENDATIONRECOMMENDATIONRECOMMENDATION::::
That “Maple RiThat “Maple RiThat “Maple RiThat “Maple Ridge Tax Exemption Bylaw No. dge Tax Exemption Bylaw No. dge Tax Exemption Bylaw No. dge Tax Exemption Bylaw No. 7271727172717271----2016201620162016” be given first second and third readings.” be given first second and third readings.” be given first second and third readings.” be given first second and third readings.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
The Community Charter provides for a general exemption from taxation over which Council
does not have any legislative powers or authority. This includes properties such as schools,
public hospitals, buildings set apart for public worship and provincial and municipally owned
1132
Page 2 of 4
public buildings and land. B.C. Assessment determines which properties qualify for statutory
exemption according to the Community Charter.
The statutory exemption received by Churches only provides for the church building and the
land on which it stands, leaving any remaining land and improvements as taxable. Council
policy 5.20 confirms that churches will also receive a permissive tax exemption for an
additional church hall and the entire parcel of land, to a maximum of 2.0335 hectares (5
acres). Buildings other than the church and church hall are subject to taxation. The
statutory exemption offered to churches is not available for those churches that lease, rather
than own, property. In these circumstances, Council policy 5.20 confirms that a permissive
tax exemption will be provided.
In late 2015, the Province amended the Community Charter to provide private schools
offering a curriculum equivalent to that in a public school a statutory exemption for the
instructional buildings and land deemed to be reasonably necessary in connection with the
educational process. In light of the legislative change Council amended policy 5.21 in April
2016 to confirm that permissive tax exemptions would not be provided to private schools in
Maple Ridge. Private schools that previously received a permissive exemption are no longer
included in the attached bylaw.
The Community Charter also provides Council with statutory powers to exempt other certain
properties from municipal taxation. For example, these can be land and improvements that
are used by not for profit organizations that are deemed to contribute to the well being of the
community or private institutions licensed under other legislation such as the Hospital Act,
Community Care Facility Act or parts of the School Act.
Permissive exemptions can also be granted by Council for heritage properties and portions of
a property used for municipal purposes (e.g. parts of Planet Ice, the curling rink and the
Ridge Meadows Seniors Society).
Council’s policy direction is intended to prevent the downloading/off loading of services that
are the responsibility of senior governments and to ensure local residents are not subsidizing
residents from other municipalities. They also establish that where a permissive tax
exemption is granted all residents of Maple Ridge have access to the service provided and
make certain that the property tax exemption does not provide for an unfair competitive
advantage. The services provided by the organization are to be an extension of Municipal
services and programs and fall under the responsibility of local government.
A Tax Exemption Bylaw adopted by Council specifically applies to the Municipal tax levies on
the Property Tax Notice. However at this time, the School Act and the Hospital District Act
also provide for exemptions from other taxing authorities for properties included in the bylaw.
The Community Charter requires the contents of the proposed taxation exemption bylaw be
publicly posted and included in a newspaper prior to its adoption. The notice will include a
description of each property and the estimated tax exemption for 2017 plus the following
two years. Churches that receive a statutory exemption are not included in the notice. The
City’s Annual Report also includes information on all permissive exemptions granted.
b)b)b)b) Desired Outcome: Desired Outcome: Desired Outcome: Desired Outcome:
Council must adopt the Tax Exemption Bylaw on or before October 31, 2016 to exempt
properties from municipal property taxation for 2017.
Page 3 of 4
c)c)c)c) Strategic Alignment:Strategic Alignment:Strategic Alignment:Strategic Alignment:
The sources of municipal revenue are limited and therefore, the City supports institutions,
organizations and the community at large to enhance the quality of life to its residents. The
granting of property tax exemptions to those applicants meeting the criteria of the policies
are strategically aligned with:
(i) Financial Management – cost effective and efficient delivery of services
(ii) Community Relations – recognize and support the important contribution of volunteers
and not for profit groups that provide services in Maple Ridge
(iii) Safe & Livable Community – in partnership with community groups, assist in the
provision of leisure and cultural services to ensure access by all citizens
d)d)d)d) Citizen/Customer Implications:Citizen/Customer Implications:Citizen/Customer Implications:Citizen/Customer Implications:
Permissive exemptions are designed to support those services that complement City
programs. Inadequate funding from senior governments sometimes results in agencies
turning to local government for assistance. The sources of municipal funding are limited and
providing exemptions to those groups that fall under the responsibility of senior governments
is not feasible.
e)e)e)e) Business Plan/Financial Implications:Business Plan/Financial Implications:Business Plan/Financial Implications:Business Plan/Financial Implications:
An application was received from the Freedom for Hope Society. The society is a registered
charity that offers addiction recovery services to men through an abstinent based, supportive
housing program. We recommend denial of this application as the provision of addiction
recovery programs is not the responsibility of local government. Additionally, there are other
organizations in the community that provide addiction recovery services and allowing this
exemption could invite other applications resulting in a further increase in the tax burden
against the remaining taxable properties.
Based on 2016 assessed values, and using the estimated tax increase for 2017 from the
financial plan, the estimated amount attributable to all of the 2017 proposed tax exemptions
for the municipal portion of taxes is $807,500. . . . The tax revenue estimate for 2017 in the
financial plan is $81,556,000, putting the proposed exemptions at less than 1% of that total.
f)f)f)f) Policy Implications: Policy Implications: Policy Implications: Policy Implications:
The applicants recommended for exemption are in accordance with the adopted policies.
Council does have the discretion to make exceptions to existing policies on a case by case
basis but doing so may create expectations for other community groups in the future.
g)g)g)g) Alternatives:Alternatives:Alternatives:Alternatives:
Granting tax exemptions leads to a tax shift to other taxpayers, most notably in the
Residential Class. An option for Council is to provide a financial grant to assist those
organizations providing community services that Council wishes to support. Grants are an
annual budget decision and are limited to one year. Council has used this option from time
to time. Providing grants does not relieve senior levels of government from their
responsibility to the community. Therefore, the potential for downloading costs to the City is
somewhat reduced.
Page 4 of 4
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
In reviewing the requests for permissive exemptions, Council should consider that any increase in
exemptions results in a shift of the tax revenue to be collected from the remaining taxable
properties. Requests for financial assistance, whether in the form of a permissive tax exemption or
community grant, must be considered in balance with the overall Financial Plan. Each permissive
tax exemption application should be evaluated under the following criteria:
1. The use is consistent with City policies, plans, bylaws, codes and regulations. This will
ensure the goals, policies, and general operating principles of the City as a whole are
reflected in the organizations that receive support.
2. Exemptions are not given to services that are otherwise provided on a private, for profit
basis. This would provide an unfair competitive advantage.
3. The services provided by the organization should be an extension of City services and
programs and must fall under the responsibility of local government. Senior government
program costs must not be transferred to property taxpayers, as this would represent double
taxation and an inequitable tax burden.
4. Primarily Maple Ridge residents should use the services and the organization’s regulations
must allow all Maple Ridge residents to participate.
5. The taxation burden resulting from the exemption must be a justifiable expense to the
taxpayers of the City. The sources of Municipal revenue are limited and request for
exemption must be considered in concert with other needs of the Municipality.
Additional details on the applications are available from the Finance Department.
“Original signed by Catherine Nolan”
_______________________________________________
Prepared by: Catherine Nolan, CPA, CGA
“Original signed by Paul Gill”
_______________________________________________
Approved by: Paul Gill, CPA, CGA
GM, Corporate & Financial Services
“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
WHEREAS, WHEREAS, WHEREAS, WHEREAS, pursuant to provisions of the Community Charter, S.B.C., 2003, Chapter 26, a Municipal Council may exempt
certain land and improvements from taxation, where, in the opinion of the Municipal Council, the use of the land and
improvements qualifies for exemption;
AND WHEREAS,AND WHEREAS,AND WHEREAS,AND WHEREAS, the Municipal Council deems it expedient to exempt certain land and improvements;
NOW THEREFORE, NOW THEREFORE, NOW THEREFORE, NOW THEREFORE, the Municipal Council of the City of Maple Ridge in open meeting assembled, enacts as follows:
1 . This Bylaw shall be cited for all purposes as “Maple Ridge Tax Exemption Bylaw No. 7271-2016”.
2 .
2016 Exempt
Assessed
Value
Estimated
2017
Exemption
Estimated
2018
Exemption
Estimated
2019
Exemption
a) Owned By: Ruskin Community Hall
Folio: 94856-0000-8 338,900 5,341 5,509 5,688
Address: 28395 96 Avenue
b)Owned By: Girl Guides of Canada
Folio: 05322-0300-1 652,000 10,275 10,599 10,943
Address: 26521 Ferguson Avenue
c) Owned By: Scout Properties (BC/Yukon) Ltd
Folio: 05299-0100-0 1,220,000 19,227 19,832 20,477
Address: 27660 Dewdney Trunk Road
d)Portion of Land and Improvements owned by the City of Maple Ridge
Leased to: Ridge Meadows Seniors Society
Folio: 52700-0001-0 3,766,000 46,150 47,603 49,151
Address: 12148 224 Street
e)Owned By: Fraternal Order of Eagles, Maple Ridge Aerie #2831
Folio: 73878-0300-6 579,800 9,137 9,425 9,732
Address: 23461 132 Avenue
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
BYLAW NO. 7271-2016BYLAW NO. 7271-2016BYLAW NO. 7271-2016BYLAW NO. 7271-2016
A Bylaw to exempt from taxation, certain properties within
the City of Maple Ridge
That in accordance with Section 224(2)(i) of the Community Charter, the following lands and improvements owned or held by
an athletic or service club or association and used principally as a public park or recreation ground or for public athletic or
recreational purposes be exempt from taxation:
1 of 6
3 .
2016 Exempt
Assessed
Value
Estimated
2017
Exemption
Estimated
2018
Exemption
Estimated
2019
Exemption
a) Owned By: City of Maple Ridge
Leased to: Maple Ridge Golf Course Ltd. (Public Golf Course)
Folio: 21238-1001-1 2,257,900 33,677 34,737 35,867
Address: 20818 Golf Lane
4 .
2016 Exempt
Assessed
Value
Estimated
2017
Exemption
Estimated
2018
Exemption
Estimated
2019
Exemption
a)Owned by: City of Maple Ridge
Occupied by: Maple Ridge Search & Rescue Society
Folio: 84120-0005-0 583,000 7,144 7,369 7,609
Address: 23598 105 Avenue
5 .
2016 Exempt
Assessed
Value
Estimated
2017
Exemption
Estimated
2018
Exemption
Estimated
2019
Exemption
a) Owned By: City of Maple Ridge
Leased to: The Society for the Prevention of Cruelty to Animals
Folio: 84292-0257-0 2,744,000 33,626 34,685 35,812
Address: 10235 Jackson Road
b) Owned By: City of Maple Ridge
Leased to: Katie's Place
Folio: 84292-0100-0 216,900 2,658 2,742 2,831
Address: 10255 Jackson Road
c) Owned By: Greater Vancouver Sewerage and Drainage District
Leased to: Ridge Meadows Recycling Society
Folio: 84112-0001-0 1,417,000 17,364 17,911 18,493
Address: 10092 236 Street
d) Owned By: City of Maple Ridge
Leased to: Maple Ridge Pitt Meadows Arts Council
Folio: 31711-1000-0 12,213,000 149,662 154,376 159,394
Address: 11944 Haney Place
6 .
That in accordance with Section 224(2)(a) of the Community Charter, the following land and improvements that are owned or
held by a chartible, philanthropic, or other not for profit corporaton, and the council considers are used for the same purpose
be exempt from taxation:
That in accordance with Section 224(2)(d) of the Community Charter, the interest in land and improvements owned by a
public or local authority that are being used by a corporation or organization that would be eligible for exemption if the land
and improvements were owned by that corporation or organization, shall be exempt from taxation:
That in accordance with Section 224(2)(f) of the Community Charter, in relation to property that is exempt under section
220(1)(h) [buildings for public worship], the following land and improvements, that have been deemed as necessary to the
building set apart for public worship, be exempt from taxation:
That in accordance with Section 224(2)(i) of the Community Charter, the following lands and improvements owned or held by
an athletic or service club or association and used prinicipally as a public park or recreation ground or for public athletic or
recreational purposes be exempt from taxation; and in accordance with Section 225(2)(e) of the Community Charter, the
following land and improvements that are eligible golf course property, being land maintained as a golf course be exempt
from taxation:
2 of 6
2016 Exempt
Assessed
Value
Estimated
2017
Exemption
Estimated
2018
Exemption
Estimated
2019
Exemption
a)Owned By: Wildwood Fellowship Church
Folio: 05071-0100-5 276,700 4,361 4,498 4,644
Address: 10810 272 Street
b)Owned By: Pt. Hammond United Church
Folio: 10622-0100-0 161,500 2,545 2,625 2,711
Address: 11391 Dartford Street
c) Owned By: Christian and Missionary Alliance-Canadian Pacific District
Folio: 20804-0401-1 411,600 6,487 6,691 6,908
Address: 20399 Dewdney Trunk Road
d)Owned By: St.Paul's Evangelical Lutheran Church of Haney BC
Folio: 20861-0100-4 377,400 5,948 6,135 6,334
Address: 12145 Laity Street
e)Owned By: St.John the Divine Anglican Church
Folio: 20920-0100-1 403,300 6,356 6,556 6,769
Address: 21299 River Road
f)Owned By: Roman Catholic Archbishop of Vancouver Church
Folio: 21140-0400-1 650,000 10,244 10,566 10,910
Address: 20285 Dewdney Trunk Road
g)Owned By: Christian Reformed Church of Maple Ridge BC
Folio: 21142-3300-3 385,400 6,074 6,265 6,469
Address: 20245 Dewdney Trunk Road
h)Owned By: Burnett Fellowship Baptist Church
Folio: 21190-0001-0 314,500 4,956 5,113 5,279
Address: 20639 123 Avenue
i)Owned By: President of the Lethbridge Stake (Mormon Church)
Folio: 21255-0201-X 409,500 6,454 6,657 6,873
Address: 11750 207 Street
j)
Owned By: Trustees of the Maple Ridge East Congregation of
Jehovah's
Folio: 21335-2200-2 412,800 6,506 6,710 6,929
Address: 11770 West Street
k)Owned By: The Church of the Nazarene
Folio: 41990-0000-8 456,055 7,187 7,414 7,655
Address: 21467 Dewdney Trunk Road
l) Owned By: High Way Church
Folio: 42162-0000-X 506,600 7,984 8,235 8,503
Address: 21746 Lougheed Highway
m)
Owned By: Trustees of the Congregation of the Haney Presbyterian
Church
Folio: 42176-0000-8 567,100 8,937 9,219 9,518
Address: 11858 216 Street
n)
Owned By: Trustees of St. Andrews Congregation of the United Church
of Canada
Folio: 42249-0100-6 2,139,000 33,710 34,772 35,902
Address: 22165 Dewdney Trunk Road
3 of 6
o) Owned By: MR Baptist Church
Folio: 42331-0100-1 6,677,800 105,239 108,554 112,082
Address: 22155 Lougheed Highway
p)Owned By: Trustees of Webster's Corner United Church
Folio: 63029-0100-5 261,700 4,124 4,254 4,392
Address: 25102 Dewdney Trunk Road
q)Owned By: Pentecostal Assemblies of Canada
Folio: 63163-2300-2 726,000 11,441 11,802 12,185
Address: 11756 232 Street
r)Owned By: Lord Bishop of New Wesminster (St.John Evangelical)
Folio: 94720-0001-0 439,200 6,922 7,140 7,372
Address: 27123 River Road
s) Owned By: Ruskin Gospel Church
Folio: 94803-0100-3 284,700 4,487 4,628 4,778
Address: 28304 96 Avenue
t)Owned By: Roman Catholic Archbishop of Vancouver
Folio: 52788-0000-8 154,800 2,440 2,516 2,598
Address: 22561 121 Avenue
u)
Owned By: The BC Conference of the Mennonite Brethren Churches
Inc.
Folio: 20762-0305-0 4,285,000 67,530 69,657 71,921
Address: 20450 Dewdney Trunk Road
v)Owned By: The Parish of St. George, Maple Ridge
Folio: 63157-2001-1 336,700 5,306 5,473 5,651
Address: 23500 Dewdney Trunk Road
w)
Owned By: Generations Christian Fellowship and Colleen Findlay
Foundation
Folio: 21034-0000-8 923,000 14,546 15,004 15,492
Address: 11601 Laity Street
x)Owned By: Apostles of Infinite Love, Canada
Folio: 94906-0000-3 240,000 3,782 3,901 4,028
Address: 27289 96 Avenue
y) Owned By: Timberline Ranch
Folio: 52982-0000-X 24,500 386 398 411
Address: 22351 144 Avenue
z)Owned By: Governing Council of the Salvation Army in Canada
Folio: 42345-0200-0 423,100 6,668 6,878 7,101
Address: 22188 Lougheed Highway
4 of 6
7 .
2016 Exempt
Assessed
Value
Estimated
2017
Exemption
Estimated
2018
Exemption
Estimated
2019
Exemption
a)Leased By: Maple Ridge Vineyard Christian Fellowship
Folio: 31594-0000-1 548,600 8,646 8,918 9,208
Address: 22336 Dewdney Trunk Road
b) Leased By: NorthRidge Church
Folio: 63220-0000-0 826,400 13,024 13,434 13,871
Address: 22899 Dewdney Trunk Road
8.
2016 Exempt
Assessed
Value
Estimated
2017
Exemption
Estimated
2018
Exemption
Estimated
2019
Exemption
a) Owned By: City of Maple Ridge
Leased to: The Maple Ridge Historical Society (Haney House)
Folio: 31790-0000-4 420,000 1,896 1,956 2,019
Address: 11612 224 Street
b) Owned By: City of Maple Ridge
Leased to: The Maple Ridge Historical Society (Haney Brick Yard
Office and Haney Brick Yard House)
Folio: 31962-0502-3 458,000 5,612 5,789 5,977
Address: 22520 116 Avenue
c) Owned By: City of Maple Ridge
Leased to: The Maple Ridge Historical Society (St. Andrew's United
Church)
Folio: 31428-0000-1 231,000 2,831 2,920 3,015
Address: 22279 116 Avenue
d) Owned By: City of Maple Ridge
Leased to: Fraser Information Society (Old Japanese School House)
Folio: 31492-0000-3 314,100 3,849 3,970 4,099
Address: 11739 223 Street
e)Owned By: Prince David Temple Society (Masonic Lodge)
Folio: 31429-0100-0 444,400 7,004 7,224 7,459
Address: 22272 116 Avenue
That in accordance with Section 224(2)(g) of the Community Charter, land or improvements used or occupied by a religious
organization, as tenant or licensee, for the purpose of public worship or for the purposes of a hall that the council considers
necessary to land or improvements so used or occupied, be exempt from taxation:
That in accordance with Section 225(2)(b) of the Community Charter the following heritage lands and improvements shall be
exempt from taxation:
5 of 6
9.
2016 Exempt
Assessed
Value
Estimated
2017
Exemption
Estimated
2018
Exemption
Estimated
2019
Exemption
a)
Land and Improvements owned by the City of Maple Ridge, herein
called Cam Neely Arena, shall be exempted from 90% of taxation
Folio: 84120-0002-0 3,787,200 46,410 47,871 49,427
Address: 23448 105 Avenue
b)
Land and Improvements owned by the City of Maple Ridge, herein
called the Golden Ears Winter Club, shall be exempted from 95% of
taxation
Folio: 84120-0004-0 2,720,610 33,339 34,389 35,507
Address: 23588 105 Avenue
10. The exemptions from taxation as herein before noted applies for the year 2017.
11. The exemptions granted by this bylaw are without prejudice to any claim for
entitlement to exemption based on any other provisions of the Community Charter or
any other legislation.
READ a FIRST TIME the ________ day of _______, 2016.
READ a SECOND TIME the __________ day of ___________, 2016.
READ a THIRD TIME the ________ day of _____________, 2016.
RECONSIDERED AND ADOPTED the _________ day of ___________, 2016.
PRESIDING MEMBER CORPORATE OFFICER
That in accordance with Section 224(2)(c) of the Community Charter, “land or improvements that the council considers would
otherwise qualify for exemption under section 220 [general statutory exemptions] were it not for a secondary use", the
council may, by the adoption of a bylaw, determine the proportions of the land and improvements that are to be exempt and
taxable; and Section 224(2)(i) of the Community Charter, land or improvements owned or held by an athletic or service club
or association and used principally as a public park or recreation ground or for public athletic or recreational purposes, shall
be exempt from taxation as by the proportions set in accordance with Section 224(2)(c) of the Community Charter:
Included within each of the exemptions 10(a) and 10(b) is a proportionate share (based on the square footage areas of Cam
Neely Arena, The Golden Ears Winter Club, and the remainder of the building) of all entrances, lobbies, change rooms, stairs,
elevators, hallways, foyers and other common use areas of the lands and improvements
6 of 6
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: August 29, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: C.O.W
SUBJECT: Infrastructure Inspection Policy
EXECUTIVE SUMMARY:
The Municipal Insurance Association of BC (MIABC), the City’s liability and property insurance
provider, recommends that the City adopt a resolution outlining its infrastructure inspection policy.
Adoption of such a policy assists in limiting the City’s liability for and exposure to insurance claims
made against it and has served as a legal defence against litigation.
Under the Occupiers Liability Act, an occupier or owner of property is expected to take reasonable
actions to ensure that other members of the public are kept safe when on the property. The
Occupiers Liability Act places these statutory duties upon the owners and occupiers of land and also
applies these duties to Local Governments. That said, the Courts have recognized that Local
Governments have limited resources to provide a whole host of services to their community and, in
determining the level of those services, elected officials must balance social, political & economic
factors. For example, while some jurisdictions may have the resources to inspect certain
instractures, (i.e. sidewalks) on a monthly basis, other jusridictions may only be able to undertake
similar inpections on a twice-yearly basis.
By adopting this resolution, Council would set a policy that establishes the various standards for the
inspections of municipal works that the City can meet given its available resources. If adopted and
in the future, the expection should be that this policy will be reviewed by staff and MIABC and if there
are any substantive changes to the policy, these will be submitted to Council for consideration on an
annual basis .
RECOMMENDATION(S):
That the Infrastructure Inspection Policy attached to the staff report dated August 29, 2016 be
adopted.
1133
CONCLUSION:
Adoption of a comprehenisive infrastructure inspection policy will assist in limiting the City’s liability
for and exposure to insurance claims made against it and will serve as a legal defence against
litigation, there the recommendation is for adoption. MIABC has reviewed and endorsed the
attached policy in its entirety.
“Original signed by Darrell Denton”
Prepared by: Darrell Denton, Property & Risk Manager
“Original signed by James Storey”
Approved by: James Storey, Director of Engineering Operations
“Original signed by David Boag”
Approved by: David Boag, Director, Parks and Facilities
“Original signed by Frank Quinn”
Approved by: Frank Quinn, General Manager Public Works & Development Services
“Original signed by E.C. Swabey”
Concurrence: E.C. Swabey
Chief Administrative Officer
Attachment: Infrastructure Inpection Policy
Page 1 of 9 Policy
POLICY MANUAL
Title: Infrastructure Inspections
Policy No :
Supersedes:
Authority: Legislative Operational
Approval: Council CMT
General Manager
Effective Date:
Review Date: 2017
Policy Statement:
The City of Maple Ridge will carry out periodic inspections in defined locations to confirm that
members of the public are using infrastructure that is in an acceptable condition.
Purpose:
To establish a system of inspections for municipal infrastructure located within Maple Ridge that is
reasonable and balances protection from the risks associated with defects in said infrastructure
with the other priorities of the City of Maple Ridge.
That the system of inspections established by this policy is reasonable in all of the circumstances,
given the allocation of budgetary resources and the availability of City of Maple Ridge staff and
equipment.
Definitions:
Town Centre Core: defined as sidewalks, laneways and walkways located in the Town Centre as
identified on Appendix “A”.
Developed Parks: Recreational area designed, operated and maintained by the City’s Parks
Department that usually includes features such as paths, playgrounds, sports fields and courts,
restrooms, picnic facilities as well as other natural features.
Maintained Trails: defined as Equestrian or Multi-Use trails.
Medium Priority: failure of facilities operations equipment that would not affect services or
programs. Response time is within three business days of receiving notification, personnel will
attend the site to review the work order. Repairs/service/remedy will be scheduled within one
month.
Low Priority: non-critical failures, repairs, service and installation of items. Response time is within
five business days of receiving notification, personnel will attend the site to review the work order
and schedule repairs. Repairs/service/remedy will be scheduled within four months.
Page 2 of 9 Policy
Key Areas of Responsibility
Action to Take
1.0 - Zone Inspections
The municipality be divided into twelve zones and that six times
per year, the following items in each zone be inspected by motor
vehicle and appropriate records of the inspection results be kept
on:
intersections
road surface conditions
road shoulders
regulatory and warning signs
valve boxes
manholes
guardrails
catch basins
ditches
culverts
sidewalks
railway crossings
The items will be inspected for:
foreign material on road
intersection visibility
regulatory/warning sign condition
regulatory/warning sign visibility
loose gravel on pavement
pothole in pavement or gravel
shoulder erosion
dangerous trees
required brushing
Concerns noted during the inspection will be rated with the
following guide:
1) Immediate Action within 4 hours:
• Impassible areas;
• Imminent danger;
• Non functioning stop signs;
• Unexpected obstructed intersection visibility due
to man made structure
2) Repair/Protect within 1 week:
• Obstructed/illegible information signs;
• Gradually obstructed intersection visibility due to
vegetation, trees, hedges;
• Road traffic hazards, such as deteriorating
pavement
3) Review within 4 weeks and schedule identified repairs
within 2 weeks after review:
• Deterioration/erosion of road shoulder;
• Partially obstructed regulatory/warning sign;
• Minor road defects, such as worn road markings
Responsibility
Engineering and Operations
Departments
Engineering and Operations
Departments
Page 3 of 9 Policy
Note: Once identified and where and when practical, safety
deficiencies will be clearly marked.
2.0 – Town Centre Core Inspections
That a walking inspection be undertaken twice per year of the
Town Centre Core and appropriate records of the inspection
results be kept on:
sidewalks/walkways/laneways
regulatory and warning signs
intersections
sign bases
tree base/grate
litter
guard rails / fence
manholes
catch basins
valve boxes
ditches
culverts
The items will be inspected for:
foreign material on sidewalk/walkway/laneway
settled or heaved sidewalk/walkway
pothole in laneway
intersection visibility
regulatory/warning sign condition
regulatory/warning sign visibility
hazardous sign bases
dangerous trees
required brushing
Concerns noted during the inspection will be rated with the
following guide:
1) Immediate Action within 4 hours:
• Impassible areas;
• Imminent danger;
• Non functioning stop signs;
• Unexpected obstructed intersection visibility due
to man made structure
2) Repair/Protect within 1 week:
• Gradually obstructed intersection visibility due to
vegetation, trees/hedges;
• Obstructed/illegible information signs;
• Trees showing visible signs of failure;
• Road traffic hazards, such as sand accumulation;
• Sign bases protruding from sidewalk;
• Heaved/settled sidewalk/walkway with differential
greater than 2 cm
3) Review within 4 weeks and schedule identified repairs
within 2 weeks after review:
• Minor road defects, such as worn road markings;
Engineering, Parks and
Operations Departments
Engineering and Operations
Departments
Engineering and Operations
Departments
Page 4 of 9 Policy
• Partially obstructed regulatory/warning sign;
• Heaved/settled sidewalk/walkway with differential
less than 2 cm
3.0 - Road Crossing Culverts, Ditches & Bridges
That an annual inspection be undertaken of road crossing
culverts, ditches, bridges and the Port Haney Wharf and
appropriate records of the inspection results be kept on:
Structural changes
Blockages
Approaches
Concerns noted during the inspection will be rated with the
following guide:
1) Immediate Action within 4 hours:
• Immediate safety hazard
• Overflowing culvert
2) Repair/Protect within 1 week:
• Blockage beginning to form
3) Review within 4 weeks and schedule identified repairs
within 2 weeks after review:
• Motor vehicle damages
4.0 - Trees
That potentially dangerous trees along boulevards, roadways, and
right-of-ways be inspected on a complaint basis only.
That potentially dangerous trees within greenbelt/conservation
areas and developed parks be inspected on a complaint basis
only.
The following process will apply within 72 hours of notification by
the public or City staff of a potentially dangerous tree:
• A City employee will attend the site to inspect the reported
tree;
• A visual assessment will be performed and action taken
will be based on the following assessed risk ratings for
each tree:
1. Extreme – Imminent Failure:
Immediate safety/hazard zone established
and contractor dispatched for
resolution/removal
2. High Hazard – could fail at any time:
Assessor establishes a clearly defined
timeline for abatement;
The area be cordoned off until hazardous
tree is dealt with.
Action required within 2 weeks.
3. Moderate and Low Hazard Risk:
Assessor determines what, if any, action is
to be undertaken; documents decisions
and schedules work on a priority basis.
Engineering and Operations
Departments
Sewer/Parks Department
Parks Department
Page 5 of 9 Policy
Remedial action to be completed within 2
months.
5.0 – Road Right-Of-Ways
That road right-of-ways beyond end of municipal road
maintenance be inspected on a complaint basis only.
The following consideration will apply within 1 week of notification
by the public or City staff of a potential issue:
• Access for Emergency Services
Concerns/repairs noted during the inspection will be scheduled
within 1 week of the review.
6.0 – Playgrounds & Equipment
That playgrounds and equipment be inspected six times per year
and appropriate records of the inspection results be kept on:
play equipment/structures/surfaces
court nets/posts/fencing
drainage at water spray park
park wharves
Concerns noted during the inspection will be rated with the
following guide:
Routine Maintenance: minor deficiencies identified and
repaired at time of inspection
Non-hazardous deficiencies: repairs scheduled based on
definition as ‘medium’ or ‘low’ priority.
Safety deficiencies: immediate repairs required,
isolate/out of service until repairs are complete.
7.0 – Developed Parks
That in addition to visual inspections carried out by parks crews
working onsite, developed parks be visually inspected two times
per year and appropriate records of the inspection results be kept
on:
parking lots
bridges
fencing
parking/driveway
pathways/trails
bike racks
open turf and other surface areas
buildings/shelters/benches/picnic tables
lighting
litter receptacles
trees and other planted areas
catch basins
Town Centre Core area sidewalks bounding developed parks
Courtyard between Randy Herman Centre for Community
Safety/Municipal Hall/RCMP
Roads Department
Playground Inspector
Parks Supervisor
Page 6 of 9 Policy
Concerns noted during the visual inspection will be dealt with in
the following manner:
Routine Maintenance: minor deficiencies identified and
repaired at time of inspection.
Non-hazardous deficiencies: repairs scheduled based on
definition as ‘medium’ or ‘low’ priority.
Safety deficiencies: immediate repairs required,
isolate/out of service until repairs are complete.
8.0 – Synthetic Sports Fields
That synthetic sports fields be inspected four times per year and
appropriate records of the inspection results be kept on:
Field conditions
Fencing
Goals
Concerns noted during the inspection will be rated with the
following guide:
Routine Maintenance: minor deficiencies identified and
repaired at time of inspection
Non-hazardous deficiencies: repairs scheduled based on
definition as ‘medium’ or ‘low’ priority.
Safety deficiencies: immediate repairs required,
isolate/out of service until repairs are complete.
9.0 – Grass/All Weather Sports Fields
That open grass/all-weather sports fields be inspected weekly
from September to March and appropriate records of the
inspection results be kept on:
infield and outfield surfaces
backstops
outfield fencing
field lighting
drainage
irrigation
benches
bleachers
dugouts
home/pitcher plates
perimeter fencing
Concerns noted during the inspection will be rated with the
following guide:
Routine Maintenance: minor deficiencies identified and
repaired at time of inspection
Non-hazardous deficiencies: repairs scheduled based on
definition as ‘medium’ or ‘low’ priority.
Safety deficiencies: immediate repairs required,
isolate/out of service until repairs are complete.
Parks Department
Parks Department
Parks Department
Page 7 of 9 Policy
10.0 – Baseball Fields
That open baseball fields be inspected every three weeks from
April to September and appropriate records of the inspection
results be kept on:
infield and outfield surfaces
backstops
outfield fencing
field lighting
drainage
irrigation
benches
bleachers
dugouts
home/pitcher plates
perimeter fencing
Concerns noted during the inspection will be rated with the
following guide:
Routine Maintenance: minor deficiencies identified and
repaired at time of inspection
Non-hazardous deficiencies: repairs scheduled based on
definition as ‘medium’ or ‘low’ priority.
Safety deficiencies: immediate repairs required,
isolate/out of service until repairs are complete.
11.0 – Maintained Trails
That all maintained trails be inspected twice per year and
appropriate records of the inspection results be kept on:
trail/pathway surfaces
trail/pathway drainage
litter/garbage issues
bridges
brushing concerns
dangerous trees
stairways
fencing
gates/barriers/bollards
signs
graffiti/vandalism
Concerns noted during the inspection will be rated with the
following guide:
Routine Maintenance: minor deficiencies identified and
repaired at time of inspection.
Non-hazardous deficiencies: repairs scheduled based on
definition as ‘medium’ or ‘low’ priority.
Safety deficiencies: immediate repairs required,
isolate/out of service until repairs are complete.
Parks Department
Parks Department
Page 8 of 9 Policy
12.0 – Port Haney Wharf
That the Port Haney wharf be visually inspected six times per year
and appropriate records of the inspection results be kept on:
the approach/entrance
railing
deck
furniture
float and ramp
Concerns noted during the inspection will be rated with the
following guide:
Routine Maintenance: minor deficiencies identified and
repaired at time of inspection
Non-hazardous deficiencies: repairs scheduled based on
definition as ‘medium’ or ‘low’ priority.
Safety deficiencies: immediate repairs required,
isolate/out of service until repairs are complete.
Parks Department
Page 9 of 9 Policy