HomeMy WebLinkAbout2016-04-18 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
1.DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each)
1:00 p.m.
1.1 Maple Ridge & Pitt Meadows Chamber of Commerce – Inter-Municipal
Business Licence Program
•Michael Morden, President
1.2 Application No. 2015-365-RZ
•Zuzana Vasko
1.3 Application No. 2015-365-RZ
•David Radcliffe
2.PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
COMMITTEE OF THE WHOLE
AGENDA
April 18, 2016
1:00 p.m.
Council Chamber
Committee of the Whole is the initial venue for review of issues. No voting
takes place on bylaws or resolutions. A decision is made to send an item to
Council for debate and vote or to send an item back to staff for more
information or clarification before proceeding to Council. The meeting is live
streamed and recorded by the City of Maple Ridge.
Note: Owners and/or Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Committee of the Whole Agenda
April 18, 2016
Page 2 of 6
1101 2015-365-RZ, 12640 228 Street and 12639 232 Street, RS-3 to RS-1b,
RM-1 and M-6
Staff report dated April 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7224-2016 to rezone from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban [Medium Density] Residential), RM-1
(townhouse Residential) and M-6 (Mixed Employment) zone to allow for future
development of approximately 20 single family lots, approximately 33 units for
seniors’ oriented housing and approximately 32 live/work units be given first
reading and that the applicant provide further information as described on
Schedules A, B, D and F of the Development Procedures Bylaw No. 5879-
1999, along with the information required for a Subdivision application.
1102 2015-155-RZ, 23702 132 Avenue, RS-2 to RS-1b
Staff report dated April 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7173-2015 to rezone from RS-2 (One Family Suburban
Residential) to RS-1b (One Family Urban Residential) to create a16 lot
subdivision be given first reading.
1103 2016-032-RZ, 11839 and 11795 267 Street, RS-3 to RS-2
Staff report dated April 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7226-2016 to rezone from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to create a 12 lot
subdivision be given first reading and that the applicant provide further
information as described on Schedules A, B, D, F and G of the Development
Procedures Bylaw No. 5879-1999, along with the information required for a
Subdivision application.
1104 2016-053-RZ, 10350 and 10360 Slatford Place, RS-3 and RS-2 to R-2
Staff report dated April 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7232-2016 to rezone from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to R-2 (Urban
Residential District) to permit future subdivision into 24 single family lots be
given first reading and that the applicant provide further information as
described on Schedules B and G of the Development Procedures Bylaw No.
5879-1999, along with the information required for a Subdivision application.
1105 2016-055-RZ, 13653 232 Street and 23183 136 Avenue, A-2 to RM-1
Staff report dated April 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7238-2016 to rezone from A-2 (Upland Agricultural) to
RM-1 (Townhouse Residential) to permit a townhouse development of
approximately 34 units be given first reading and that the applicant provide
further information as described on Schedules A, C, D, E, F and J of the
Development Procedures Bylaw No. 5879-1999.
Committee of the Whole Agenda
April 18, 2016
Page 3 of 6
1106 2016-066-RZ, 24240 125 Avenue, RS-3 to RS-2
Staff report dated April 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7239-2016 to rezone from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to allow the existing
parcel to be subdivided into two 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.
1107 2016-052-RZ, 22260 and 22292 122 Avenue and 12159 and 12167 223
Street, LUC and RS-1 to RM-2
Staff report dated April 18, 2016 recommending that Maple Ridge Zone
Amending Bylaw No. 7244-2016 to discharge the LUC (Land Use Contracts)
and rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential) for rental housing accommodation with 1, 2
and 3 bedroom units be given first reading and that the applicant provide
further information as described on Schedules A, C and D of the Development
Procedures Bylaw No. 5879-1999, along with the information required for a
Multi-Family Residential Development Permit and a Subdivision application.
1108 Water Shortage Response Plan Amending Bylaw
Staff report dated April 18, 2016 recommending that Maple Ridge Water
Shortage Response Plan Amending Bylaw No. 7217-2016 to reflect changes
made to the Greater Vancouver Water District (“GVWD”) Water Shortage
Response Plan be given first, second and third readings.
1109 Maple Ridge Ticket Information Utilization Amending Bylaw
Staff report dated April 18, 2016 recommending that Maple Ridge Ticket
Information Utilization Amending Bylaw No. 7240-2016 to align the bylaw with
the Solid Waste and Recycling Bylaw be given first, second and third readings.
1110 Contract Award: Works Yard Buildings Construction
Staff report dated April 18, 2016 recommending that Contract ITT-OP16-10
for the construction of two buildings be awarded to N. Wallace and Company
Ltd. and that the Corporate Officer be authorized to execute the contract.
Committee of the Whole Agenda
April 18, 2016
Page 4 of 6
3.FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Award of Contracts for Legal Services
Staff report dated April 18, 2016 recommending that staff be directed to
negotiate contracts for the provision of legal services with Raymond Young QC
and Stewart McDannold Stuart and that the Corporate Officer to authorized to
execute the contracts.
1132 Disbursements for the month ended March 31, 2016
Staff report dated April 18, 2016 recommending that the disbursements for
the month ended March 31, 2016 be received for information.
1133 Adjustments to 2015 Collector’s Rolls
Staff report dated April 18, 2016 submitting information on changes to the
2015 Collector’s Roll through the issuance of Supplementary Roll 13.
1134 2016 Council Expenses
Staff report dated April 18, 2016 providing on update on Council expenses to
the end of March 2016.
1135 Permissive Tax Exemption Policy – Private Schools
Staff report dated April 18, 2016 recommending that Policy 5.21 be amended
to confirm that permissive property tax exemptions not be granted to private
schools in Maple Ridge.
1136 2015 Consolidated Financial Statements
Staff report dated April 18, 2016 recommending that the 2015 Financial
Statements be accepted.
1137 2016-2020 Financial Plan Amending Bylaw
Staff report dated April 18, 2016 recommending that Maple Ridge 2016-
2020 Financial Plan Amending Bylaw No. 7241-2016 be given first, second
and third readings.
Committee of the Whole Agenda
April 18, 2016
Page 5 of 6
1138 Maple Ridge 2016 Property Tax Rates Bylaw
Staff report dated April 18, 2016 recommending that Maple Ridge 2016
Property Tax Rates Bylaw No. 7242-2016 be given first, second and third
readings.
1139 Community Amenities Reserve Fund Bylaw
Staff report dated April 18, 2016 recommending that Community Amenity
Reserve Fund Bylaw No. 7245.2016 be given first, second and third readings.
4.COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
5.ADMINISTRATION
1171
6.CORRESPONDENCE
1181
7.OTHER ISSUES
1191
8.ADJOURNMENT
Committee of the Whole Agenda
April 18, 2016
Page 6 of 6
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 RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2015-365-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone Amending Zone Amending Zone Amending Zone Amending Bylaw No.Bylaw No.Bylaw No.Bylaw No. 7224722472247224----2016201620162016
12640 228 S12640 228 S12640 228 S12640 228 Street and 12639 232 Streettreet and 12639 232 Streettreet and 12639 232 Streettreet and 12639 232 Street
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 12640 228 Street and
12639 232 Street, from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium
Density) Residential), RM-1 (Townhouse Residential), and a new M-6 (Mixed Employment) zone. This
rezoning application would allow for future development of approximately 20 single family lots on the
western portion of 12640 228 Street; approximately 33 units for senior’s-oriented housing in the
central portion of the subject properties; and approximately 32 live/work units on the eastern portion
of 12639 232 Street.
A new M-6 (Mixed Employment) zone has been created to facilitate this project, which will allow for a
mix of light industrial uses, limited small-scale manufacturing, limited office and accessory
commercial uses that contribute to the employment base in the City. It is noted that the zone will
likely be amended as details are worked through prior to second reading. This zone will be available
for future employment infill projects in the City.
Environmental setbacks will likely impact the developable area of the subject properties. Density
and permitted uses will need to be established once additional information is provided by the
applicant.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
1.1.1.1. In respect of Section 475In respect of Section 475In respect of Section 475In respect of Section 475 of the of the of the of the Local Government Act, Local Government Act, Local Government Act, Local Government Act, requirement for consultation during therequirement for consultation during therequirement for consultation during therequirement for consultation during the
development or amendment of an Official Communidevelopment or amendment of an Official Communidevelopment or amendment of an Official Communidevelopment or amendment of an Official Community Plan, Council must consider whetherty Plan, Council must consider whetherty Plan, Council must consider whetherty Plan, Council must consider whether
consultation is required with specifically:consultation is required with specifically:consultation is required with specifically:consultation is required with specifically:
i.i.i.i. The Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;
ii.ii.ii.ii. The Board of any Regional District The Board of any Regional District The Board of any Regional District The Board of any Regional District that is adjacent to the area covered by the plan;that is adjacent to the area covered by the plan;that is adjacent to the area covered by the plan;that is adjacent to the area covered by the plan;
iii.iii.iii.iii. The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;
iv.iv.iv.iv. First Nations;First Nations;First Nations;First Nations;
v.v.v.v. School District Boards, greater boards and improvements district boards; andSchool District Boards, greater boards and improvements district boards; andSchool District Boards, greater boards and improvements district boards; andSchool District Boards, greater boards and improvements district boards; and
vi.vi.vi.vi. The Provincial and Federal GoverThe Provincial and Federal GoverThe Provincial and Federal GoverThe Provincial and Federal Governments and their agencies.nments and their agencies.nments and their agencies.nments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this and in that regard it is recommended that no additional consultation be required in respect of this and in that regard it is recommended that no additional consultation be required in respect of this 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 matter beyond the early posting of the proposed Official Community Plan amendments on the matter beyond the early posting of the proposed Official Community Plan amendments on the matter beyond the early posting of the proposed Official Community Plan amendments on the City’sCity’sCity’sCity’s
website, together with an invitation to the public to comment, and;website, together with an invitation to the public to comment, and;website, together with an invitation to the public to comment, and;website, together with an invitation to the public to comment, and;
1101
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2.2.2.2. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7224722472247224----2016201620162016 bbbbe given first reading; ande given first reading; ande given first reading; ande given first reading; and
3.3.3.3. That the applicant provide further information as described on Schedules AThat the applicant provide further information as described on Schedules AThat the applicant provide further information as described on Schedules AThat the applicant provide further information as described on Schedules A, B, C, D, and F, B, C, D, and F, B, C, D, and F, B, C, D, and F of theof theof theof the
Development Development Development Development Procedures Bylaw No. 5879Procedures Bylaw No. 5879Procedures Bylaw No. 5879Procedures Bylaw No. 5879––––1999199919991999, along with the information required for a, along with the information required for a, along with the information required for a, along with the information required for a
Subdivision application.Subdivision application.Subdivision application.Subdivision application.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Christopher Correia,Pacific Land Resource Group Inc.
Owners: 0913961 BC LTD. and
Legal Descriptions: Lot 3 Except Firstly: Parcel “A” (Reference Plan 22408);
Secondly: Part subdivided by Plan 23424; Section 20 Township
12 New Westminster District Plan 5430
Lot 5, Section 20, Township 12, New Westminster District Plan
5467
OCP:
Existing: Agricultural
Proposed: Urban Residential, Industrial, and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), RM-1
(Townhouse Residential), M-6 (Mixed Employment)
Surrounding Uses:
North: Use: Vacant and Single Family Dwelling
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
South: Use: Single Family Residential
Zone: RM-1 (Townhouse Residential) and RS-3 (One Family Rural
Residential) and RS-1b (One Family (Medium Density)
Residential)
Designation: Urban Residential
East: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential) and RS-1b (One Family
(Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential and Vacant
Proposed Use of Property: Single Family Residential, Senior’s Housing, and Industrial
Site Area: 6.99 ha (17.3 acres)
Access: 232 Street and 126B Avenue
Servicing requirement: Urban Standard
- 3 -
b)b)b)b) Site Characteristics:Site Characteristics:Site Characteristics:Site Characteristics:
The subject properties are located between 228 Street to the west and 232 Street to the east, north
of an established single family neighbourhood on 126 Avenue and south of 128 Avenue (see
Appendices A and B). The subject properties are part of the 24 ha (60 acres) of land located at 128
Avenue and 232 Street identified as potential employment lands in the Commercial and Industrial
Strategy. An action item was identified by Council in August 2014, to undertake an analysis of the
128 Avenue and 232 Street areas for potential future employment lands. Alternatively, applications
on the lands identified as potential future employment lands could undertake an analysis as part of
the application.
Coho Creek crosses both of the subject properties, and will require setbacks ranging from 15 m (49
ft.) to 30 m (98 ft.) under the Streamside Protection Regulation, unless justification can be provided
for reducing those setbacks (see Appendix C). The current site plan will likely be revised to reduce
the developable area; however the applicant has indicated that they will be seeking some relaxations
to make the project feasible. An environmental assessment prepared by a Qualified Environmental
Professional has not been submitted to the City to justify setback reductions.
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
The applicant is proposing to re-designate the subject properties from Agricultural to Industrial,
under a new Mixed Employment category, specifically for the lands identified in the Commercial and
Industrial Strategy, located at 232 Street and 128 Avenue. The new Industrial category would be for
Mixed Employment at this location, with the intent to provide for employment-generating uses.
The proposal consists of rezoning the subject properties from RS-3 (One Family Rural Residential) to
RS-1b (One Family Urban (Medium Density) Residential) for the single family development along the
western portion of the properties; RM-1 (Townhouse Residential), for the seniors’-oriented housing
development in the central portion of the properties; and a new M-6 (Mixed Employment) zone for
the industrial component on the eastern portion of the properties (see Appendix D).
The original application proposed 30 live/work units with two C-1 (Neighbourhood Commercial) units
fronting 232 Street; however, it was determined that the uses proposed for the two commercial units
were not all that different from the live/work units, therefore it was recommended to rezone the
eastern portion all to the new M-6 (Mixed Employment) zone.
The seniors’-oriented housing component consists of approximately 33 ground-oriented units, with 3
bedrooms, of approximately 186 m² (2,000 ft²), including common amenity areas, an indoor amenity
building, and shared parking for recreational vehicles. The applicant has proposed a housing
agreement to ensure that these units are availabe for long-term and exclusive use by seniors.
Appendix E shows a preliminary concept plan for how the entire 60 acres might be developed for
employment lands, as identified in the Commercial and Industrial Strategy. Should the area be
advanced for employment, then the road patterns would need to be confirmed. Also, a balance
would need to be struck between some new residential lots and future job-creation sites west of the
Coho Creek boundary; however, staff are recommending that the amount of residential at the
western boundary be reduced.
- 4 -
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.
dddd)))) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan::::
The subject properties are located outside of the Urban Area Boundary and are currently designated
Agricultural on Schedule “B” of the OCP. The Agricultural designation reflects that the lands were
previously in the Agricultural Land Reserve (ALR), but have since been excluded. For the proposed
development, an OCP amendment will be required to include the properties in the Urban Area
Boundary and re-designate the subject properties from Agricultural to Urban Residential and
Industrial. The Industrial designation would be further defined as a new Mixed Employment category
for the area located at 232 Street and 128 Avenue. The Industrial designation - Mixed Employment
category is intended to provide for the accommodation of a mix of light industrial uses, limited small-
scale manufacturing, limited office and accessory commercial uses that contribute to the
employment base in the City. The uses are intended to be contained in a building form that is
compatible with residential uses. This application, consisting of single family residential, seniors’
housing, and mixed employment, is intended to act as a transition between existing residential land
to the south and west and future employment uses to the north. The Industrial Mixed Employment
designation is supported by the following OCP policies:
6 6 6 6 ---- 41 41 41 41 The identification of additional employment generating lands is a priority for the
District. Maple Ridge will evaluate alternate locations for a large block or blocks of
additional employment generating land to support the growth of the employment
sector in the future. Location parameters for suitable industrial land may include, but
is not limited to:
a) land that is relatively flat;
b) land that is conducive to industrial development;
c) land that is contiguous to a full range of municipal services;
d) land that is strategically located near the Regional transportation network.
6 6 6 6 ---- 42 42 42 42 Maple Ridge will consider industrial development within the Urban Area Boundary
providing that the following compatibility criteria can be satisfied:
i) land is contiguous to a full range of municipal services;
ii) land is strategically located on, or near a Major Road Corridor and the
transportation network can support the development;
iii) the proposed development is compatible with the surrounding area; and
iv) the use is consistent with the Economic Development Strategy.
6 6 6 6 ---- 43 43 43 43 Maple Ridge will review bylaws and regulations to align with market demand.
6 6 6 6 –––– 44444444 Maple Ridge will implement strategies to accommodate industrial growth that is
compatible with other land uses in the District.
- 5 -
Based on the above OCP policies, these lands were identified as potential employment lands
because they are relatively flat; are contiguous to a full range of municipal services; are strategically
located on an arterial road in close proximity to Abernethy Way; and while not in the City’s Urban Area
Boundary, the lands are designated General Urban in the Regional Growth Strategy, which will allow
for the re-designation of these lands for urban use in the OCP. The OCP policies require that the land
use be compatible with the surrounding area. Given that the proposed form of the Mixed
Employment use is to appear to be residential use, the form is considered to be compatible. The
proposed M-6 (Mixed Employment) zone also limits the uses to those that do not generate noise,
odour, or vibration, and are not anticipated to impact the liveability of the existing neighbourhood.
All uses are to occur within the building and no outside storage is to be permitted.
An OCP amending bylaw will be required to include the new Mixed Employment category in Chapter 6
of the OCP to add to Schedule “B” Generalised Future Land Use, to amend the existing land
designation of the lands from Agricultural to Industrial, Urban Residential and Conservation, to
amend the Urban Area Boundary, and to add the new Mixed Employment category and the new M-6
(Mixed Employment) zone to the Zoning Matrix in Appendix C of the OCP. Policies should also be
identified indicating that lands in the vicinity should be considered for employment use. Should
Council wish to designate the entire area for Industrial at this time, staff would prepare a separate
OCP amending bylaw for consideration.
The properties were removed from the Agricultural Land Reserve in 2004, therefore an exclusion
application to the Agricultural Land Commission is not required.
This application advances the Commercial and Industrial Strategy Implementation Plan Matrix item
identified to occur in 2017-2018, for:
Potential Employment Lands:
• Examine potential for re-designation of 50-60 acre site at 232 Street and 128
Avenue for industrial.
The applicants gave consideration to the Commercial and Industrial Strategy and sought advice on
the viability of this proposal. Given the rezoning application, it is fair to conclude that the applicant
considers the project to be viable. Given this, no proforma analysis was required. It is noted that the
proforma analysis has only been required in situations where a proponent is not pursuing an
employment use on lands identified in the Commercial and Industrial Strategy.
Housing Action PlHousing Action PlHousing Action PlHousing Action Planananan
The Seniors’ Housing component of this application, which will require a Housing Agreement with the
City, is supported by the following policies within the Housing Action Plan:
Strategy #1: Support the development of a mix of housing forms; and
Strategy #3: Introduce an adaptable housing policy.
Metro Vancouver Regional Growth StrategyMetro Vancouver Regional Growth StrategyMetro Vancouver Regional Growth StrategyMetro Vancouver Regional Growth Strategy
The subject properties are within the Urban Containment Boundary and designated as “General
Urban” in Metro Vancouver’s Regional Growth Strategy (RGS), therefore an amendment to the RGS is
not required. The “General Urban” designation is intended for “residential neighbourhoods and
centres, and are supported by shopping, services, institutions, recreational facilities and parks.
Within General Urban areas, higher density trip-generating development is to be directed to Urban
- 6 -
Centres and Frequent Transit Development Areas. General Urban areas are intended to emphasize
place-making, an enriched public realm, and promote transit-oriented communities, where transit,
multiple-occupancy vehicles, cycling and walking are the preferred modes of transportation.”
The subject properties are not within the Fraser Sewerage Area, therefore Regional approval will be
required.
CommunCommunCommunCommunity Amenity Contributionsity Amenity Contributionsity Amenity Contributionsity Amenity Contributions
The single-family residential component of this application will be subject to the Community Amenity
Contribution (CAC) Program, as outlined in the recently adopted Council Policy 6.31. Should the
applicant prefer to provide affordable Seniors’ Housing and enter into a Housing Agreement with the
City, this portion of the development will be exempt from the Community Amenity Contribution for the
seniors’ housing component. The mixed-use component will not be subject to the CAC Program;
however, OCP Policy 2-9 provides Council with the policy basis to request a CAC contribution for the
re-designation to Industrial, but is not recommended.
Zoning BylaZoning BylaZoning BylaZoning Bylawwww::::
The current application proposes to rezone the subject properties from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) Residential) for the single family
development along the western portion of the properties; RM-1 (Townhouse Residential), for the
seniors’ housing development in the central portion of the properties; and a new M-6 (Mixed
Employment) zone for the industrial component on the eastern portion of the properties (see
Appedices D and E).
The new M-6 (Mixed Employment) zone will allow for a mix of light industrial uses, limited small-scale
manufacturing, limited office and accessory commercial uses that contribute to the employment
base in the City. The uses are to occur within a building that is compatible with surrounding
residential areas. Examples of uses may include: artisans, limited professional services, personal
services, microbreweries, and recreation facilities. A dwelling unit is permitted as an accessory use,
but is not required. The applicant is proposing live/work units for this development, where the
ground-floor would accommodate the employment/business component, and the upper floor would
accommodate a dwelling unit for the owner or operator of the business below. The applicant is
proposing that a restrictive covenant be registered on Title of the units to ensure that the dwelling
units are only available to the owner or operator of the business below.
Any variations from the requirements of the proposed zones will require a Development Variance
Permit application.
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
Pursuant to Section 8.6 of the OCP, an Industrial Development Permit application is required to
ensure that the current proposal meets the needs of industry, though attractive design that is
compatible with adjacent development. New Development Permit Guidelines will likely need to be
developed for the Mixed Employment designation.
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.
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Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
Environmental Considerations:Environmental Considerations:Environmental Considerations:Environmental Considerations:
As noted above, this application is subject to a Watercourse Protection Development Permit for Coho
Creek, which crosses both of the subject properties. Setbacks from the top-of-bank range from 15 m
(49 ft.) to 30 m (98 ft.), which are currently not shown on the proposed site plan. An Environmental
Assessment will be required prior to second reading to determine the developable area of the
subject properties.
Additionally, as the lands are adjacent to land within the ALR, an Agricultural Impact Assessment will
be required prior to second reading.
Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel::::
A Multi-Family Development Permit and Industrial Development Permit are required and must be
reviewed by the Advisory Design Panel prior to second reading.
Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment 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)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: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;
e) School District;
f) Ministry of Transportation and Infrastructure;
g) Fisheries & Oceans Canada;
h) Ministry of Environment; and
i) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
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. Currently, only the front portion of
12639 232 Street and panhandle portion of 12640 228 Street are located within the Fraser
Sewerage Area, therefore Council will need to support a resolution for an application to be made to
Metro Vancouver by the Engineering Department to include these lands within the Fraser Sewerage
Area.
- 8 -
f)f)f)f) Early and Ongoing Consultation:Early and Ongoing Consultation:Early and Ongoing Consultation:Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an OCP 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)g)g)g) Development Applications:Development Applications:Development Applications:Development Applications:
In order for this application to proceed the following information must be provided, as required by the
Development Procedures Bylaw No. 5879–1999, as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedules B and C);
3. A Multi-Family Residential Development Permit Application (Schedule D);
4. An Industrial Development Permit Application (Schedule D);
5. A Watercourse Protection Development Permit Application (Schedule F); 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.
ALTERNATIVES:ALTERNATIVES:ALTERNATIVES:ALTERNATIVES:
A list of proposed permitted principal and accessory uses has been provided within the new M-6
(Mixed Employment) zone. Should Council desire to amend this list, direction should be provided to
the applicant prior to second reading. Additionally, should Council not support the proposed uses or
densities provided on the preliminary site plan, direction should be provided prior to second reading
so that the applicant may make the suggested revisions. Lastly, should Council not support the
proposal and prefer a strictly job-creation use in this location, the application could be deferred or
defeated.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
An OCP amendment is required to change the Agricultural land use designation. The re-designation
is supportable because the lands have been removed from the ALR and the recommendations of the
Commercial and Industrial Strategy Implementation Plan, and policies within the OCP and Housing
Action Plan support the amendment. Therefore, it is recommended Council grant first reading and
require additional information to be provided and assessed prior to second reading. It is expected
that once complete information is received, Zone Amending Bylaw No.7224-2016 will be amended
and an OCP amendment will be required.
- 9 -
It is recommended that Council not require any further additional OCP consultation.
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 Approving Officer.
“Original signed by Michelle Baski”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Michelle BaskiMichelle BaskiMichelle BaskiMichelle Baski, AScT, MA, AScT, MA, AScT, MA, AScT, MA
Planner 1Planner 1Planner 1Planner 1
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.Christine Carter, M.Christine Carter, M.Christine Carter, M.PPPPLLLL, MCIP, MCIP, MCIP, MCIP, RPP, RPP, RPP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.Frank Quinn, MBA, P.Frank Quinn, MBA, P.Frank Quinn, MBA, P. EngEngEngEng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by E.C. Swabey”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: E.C. E.C. E.C. E.C. SwabeySwabeySwabeySwabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Environmental Context Map
Appendix D – Zone Amending Bylaw No. 7224-2016
Appendix E – Proposed Site Plan and Area Concept Plan
Appendix F – Proposed Planting Plan
DATE: Feb 15, 20162015-365-RZ BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:6,500
12639 232 St12640 228 St2011 ImageLegend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Feb 15, 2016
2015-365-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:6,500
12639 232 St
12640 228 St
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
DATE: Oct 21, 2014 FILE: MoTH lands Oct2014assessment12639 232 St - Map1Environmental ContextCity of PittMeadowsDistrict ofLangleyDistrict of MissionFRASER R.CITY OF MAPLE RIDGEPLANNING DEPARTMENT´17171716
1418161818161515 District of Maple RidgeThe City of Maple Ridge makes no guaranteeregarding the accuracy or present status ofthe information shown on this map.Scale: 1:1,072BY: RSLegendTrailsOCP STATUSDESIREDEXISTINGSCulverts!(Ponds\\WetlandsGPS Creek CentrelinesSlopePercent0 - 1415 - 2526 - 3030+Encumbrance/ROWRed Coded Class Awatercourse Coho Creekwith 30 metre setbackFood and nutrient watercoursewith 15 metre setbacks15 metre setbackAPPENDIX C1
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Mar 7, 2016
FILE: Untitled
BY: RS
PLANNING DEPARTMENT
16
15
18
17 19
20
14
21
22
13
23
12
2
4
251126
10
27
23
10 1413
13 1311
2614
121212
12131312121312The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.
´
Scale: 1:2,500
12640 228 St.
Site Context Map1
Aerial Imagery from the Spring of 2011
Coho Creek (Class A) fish
bearing system with 30 metre
setback from top of bank
APPENDIX C2
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
BYLAW NO. BYLAW NO. BYLAW NO. BYLAW NO. 7224722472247224----2016201620162016
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREASWHEREASWHEREASWHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORENOW THEREFORENOW THEREFORENOW 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. 7224-2016."
2. That Part 2 Interpretation is amended by inserting the following definitions in the
appropriate alphabetical location within the section:
ARTISANAL PRODUCTS – means a product manufactured by a person or company
that makes a high-quality or distinctive product in limited quantities, usually by hand,
or using traditional methods.
DISTILLERY/MICROBREWERY – means a small independent brewery or small-scale
distillery that produces limited quantities of specialized beers and liquors for on and
offsite consumption, licensed under a Liquor Primary Establishment.
MEDIA PRODUCTION STUDIO – means the use of land, buildings, and structures for
the production of multi-media art, motion pictures, videos, television, or radio
programs or sound recording.
3. That Part 3 Basic Provisions is amended by inserting the following after Section 302,
Zones (1):
MMMM----6666 Mixed EmploymentMixed EmploymentMixed EmploymentMixed Employment
4. That Part 8 Industrial Zones is amended by inserting the following after Section 805:
806806806806 Mixed Employment Mixed Employment Mixed Employment Mixed Employment MMMM----6666
806.1 PURPOSE
1. This zone provides for the accommodation of a mix of light industrial uses, limited
small-scale manufacturing, limited office and accessory commercial uses that
contribute to the employment base in the City. The uses are intended to be
contained in a building form that is compatible with residential uses.
806.2 PRINCIPAL USES
1. The following principal uses are permitted:
APPENDIX D
a) Light Industrial Use, including the wholesale and retail sales of artisanal
products manufactured or assembled on the lot or as part of the wholesale or
retail warehouse operations;
b) Non-medical testing laboratories;
c) Professional Service, excluding Medical Doctor and Dentist offices;
d) Personal Service, excluding adult entertainment and pawnshop use;
e) Personal Repair Services;
f) Recreational or instructional facilities;
g) Restaurant excluding drive-through uses;
h) Distillery/Microbrewery; and
i) Media Production Studio
806.3 ACCESSORY USES
1. The following uses shall be permitted as accessory to a permitted principal uses in
this zone:
a) accessory dwelling unit, limited to one per unit and to 50% of the gross floor
area of the building;
b) accessory offstreet parking and loading use; and
c) accessory advertising use.
806.4 LOT AREA & DIMENSIONS
1. Minimum net lot area and dimensions shall not be less than:
a) in net lot area 2,000 square metres
b) in lot width 30.0 metres
806.5 DENSITY
1. Floor space ratio shall not exceed 0.6 times the net lot area.
806.6 LOT COVERAGE
1. Buildings and structures shall note exceed a lot coverage of 60%; and
806.7 SETBACKS
1. No building or structure shall be sited less than:
a) from a front lot line 6.0 metres
b) from a rear lot line 3.0 metres, except 6.0 metres where abutting a
lot designated or zoned for non-industrial use;
c) from an interior side lot line 1.5 metres, except 6.0 metres where abutting a
lot designated or zoned for non-industrial use
d) from an exterior side lot line 4.5 metres
806.8 HEIGHT
1. No building or structure shall exceed a building height of 11.0 metres, nor two
storeys.
806.9 LANDSCAPING & SCREENING
1. A continuous landscape strip not less than 5.0 metres in width shall be provided
along each side of the site which abuts land zoned or designated for residential use.
2. A continuous landscape strip not less than 3.0 metres in width shall be provided
along the front lot line and along the exterior side lot line for a corner lot.
806.10 PARKING & LOADING
1. Off-street parking and off-street loading shall be provided in accordance with Maple
Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended.
806.11 OTHER REGULATIONS
1. All persons carrying out a use permitted in the M-6 zone shall conduct the business
or undertaking within a completely enclosed building except for:
i. accessory advertising; and
ii. off-street parking and loading area.
2. An accessory dwelling unit use shall:
i. be limited to one dwelling unit per industrial unit;
ii. be contained within the building containing a permitted principal use;
iii. be occupied by the owner or manager of the business being operated within
the industrial unit;
iv. be limited to 50% of the gross floor area of the industrial unit, and be located
on the second storey of the unit.
3. All loading bays shall not be located in the front or the exterior side yards.
4. No noise is permitted in excess of 70 dBA) measured at any point on any lot
boundary on which the use is located, provided that where the lot is adjacent to a
non-industrial lot, permitted noise levels shall not exceed 60 dB(A).
5. Uses may be examined for compliance with environmental, safety and public health
performance standards of Regional, Provincial or Federal authorities.”
5. Those parcels or tracts of land and premises known and described as:
Lot 3 Except Firstly: Parcel “A” (Reference Plan 22408); Secondly: Part subdivided by Plan
23424; Section 20 Township 12 New Westminster District Plan 5430; and
Lot 5 Section 20 Township 12 New Westminster District Plan 5467
and outlined in heavy black line on Map No. 1664 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RS-1b (One Family Urban (Medium Density)
Residential), RM-1 (Townhouse Residential), and M-6 (Mixed Employment).
7. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are
hereby amended accordingly.
READ READ READ READ a first time the day of , 20
READREADREADREAD a second time the day of , 20
PUBLIC HEARING PUBLIC HEARING PUBLIC HEARING PUBLIC HEARING held the day of , 20
READ READ READ READ a third time the day of , 20
ADOPTED,ADOPTED,ADOPTED,ADOPTED, the day of , 20
____________________________________________________________________________________________________________________ ____________________________ ____________________________ ____________________________ ____________________________
PRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBER CORPORATE OFFICERCORPORATE OFFICERCORPORATE OFFICERCORPORATE OFFICER
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228 ST.127 AVE.
128 AVE.228A ST.ABERNETHY WAY 231 ST.125A AVE.230 ST.126 AVE.
125A AVE.232 ST.REID AVE.MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To:RS-3 (One Family Rural Residential)RS-1b (One Family Urban (Medium Density) Residential)RM-1 (Townhouse Residential)M-6 (Mixed Employment)
7224-20161664
1:5,000
Urban AreaBoundary
Urban Area Boundary
APPENDIX E
APPENDIX F
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2015-155-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone Zone Zone Zone Amending Bylaw No.Amending Bylaw No.Amending Bylaw No.Amending Bylaw No. 7177177177173333----2015201520152015
23702 132 23702 132 23702 132 23702 132 AvenueAvenueAvenueAvenue ((((Revised aRevised aRevised aRevised assss of April 19, 2016of April 19, 2016of April 19, 2016of April 19, 2016))))
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The subject property is within the Silver Valley Area Plan. This application proposes to rezone the
subject property from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban
Residential) to create a 16 lot residential subdivision. The land use designation for the property is
Low Density Urban which aligns with larger urban single family properties, and is consistent with this
proposal.
A previous proposal to rezone the subject property to R-1 (Residential District) was denied by Council
on October 27, 2015. The reason for the denial was that the proposed densities were not
consistent with the Area Plan designation. Based on the discussion contained within this report, the
recommendation is to give this revised proposal first reading. This application is subject to the
Community Amenity Contribution Program (Policy 6.31).
RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That Zone Amending BThat Zone Amending BThat Zone Amending BThat Zone Amending Bylaw No. 7173ylaw No. 7173ylaw No. 7173ylaw No. 7173----2015201520152015 be be be be given first readinggiven first readinggiven first readinggiven first reading....
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Don Bowins
Owner: 0941119 BC Ltd.
Legal Description: Lot: 4, Section: 28, Township: 12, Plan: NWP2637
OCP:
Existing: Conservation, Low Density Residential, Med/High Density
Residential, Open Space
Proposed: Conservation, Low Density Residential, Med/High Density
Residential, Open Space
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban Residential)
Surrounding Uses:
1102
- 2 -
North: Use: 2 properties, urban and rural residential
Zone: RS-1 (One Family Urban Residential) and RS-3 One Family Rural
Residential
Designation: Combination of Low Density Urban, Medium/High Density
Residential, Conservation
South: Use: 2 properties, suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Combination of Conservation, Eco Clusters, Medium/High
Density Residential
East: Use: Vacant
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation
West: Use: 2 properties, 1 vacant, 1 suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation, Medium/High Density Residential, Eco Clusters
Existing Use of Property: Suburban Residential
Proposed Use of Property: Urban Residential
Access: 132 Avenue
Servicing requirement: Urban Standard
b)b)b)b) Site Characteristics:Site Characteristics:Site Characteristics:Site Characteristics:
Located within the Silver Valley Area, the subject property is outside of the River Village location. A
watercourse traverses the property near its south and east edges. A second watercourse meanders
near the Northwest boundary of the property. Due to the combination of steep slopes and the
presence of watercourses, the subject property is designated 58% conservation, although more
detailed groundtruthing would be required to determine developable area.
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
The subject property is located within the Silver Valley Area Plan, and is sited outside of the periphery
of River Village and Horse Hamlet. The applicant proposes to develop the property to an urban
residential standard for RS-1b One Family Urban Residential Special Residential with a minimum lot
size of 557m2 and 15 metre lot widths. In order to improve the subdivision layout, the applicant
proposes to relocate a short portion of the watercourse. The applicant would be required to provide
riparian enhancement work along the entire length of the watercourse on the site in order to
compensate for relocating the stream. Such compensation will consist of restoration and
enhancement works to improve the long term health of the stream. Planning Staff support the
restoration and enhancement proposal, which will provide a 0.83 hectare (2.0 acre) conservation
area. A total of 16 fee simple lots are proposed with this development.
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 -
dddd)))) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Silver Valley AreaSilver Valley AreaSilver Valley AreaSilver Valley Area PlanPlanPlanPlan::::
The land use designations of the subject property are outlined in the Silver Valley Area Plan. For
most of the developable portions of the site, the existing designation is Low Density Urban
Residential, which supports densities ranging from 8 to 18 units per net hectare. The balance of the
site is designated Conservation. The applicant is proposing the RS-1b One Family Urban Residential
Zone, which is consistent with the low density urban land use designation.
An amendment to the Official Community Plan is required for the conservation boundary once it has
been determined by a qualified environmental professional
Design features of the Silver Valley Area Plan included concentrating higher density residential
development into the Hamlets and the River Village. These areas were planned to be within walking
distance of commercial uses. Residential densities outside of these core areas were reduced
overall, through clustering or retention of larger lots, to retain significant natural amenities and
protect view corridors. The subject property is situated between, but outside of the peripheries of
River Village and Horse Hamlet. It is therefore located in an area that is generally associated with
lower density residential development, as reflected in its current designation.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The current application proposes to rezone the property located at 23702 132 Avenue from RS-2
(One Family Suburban Residential) to RS-1b (One Family Urban Residential) to permit a 16 lot
subdivision. The minimum lot size for the proposed RS-1b (One Family Urban Residential) Zone is
557 m2. Any variations from the requirements of the proposed zone will require a Development
Variance Permit application.
Environmental Implications:Environmental Implications:Environmental Implications:Environmental Implications:
Discussions are ongoing on the possible relocation of this creek provided adequate compensation
and riparian enhancements are provided. The applicant is proposing to relocate a small existing
watercourse to improve access and lot layout. Should this application be approved by Council, more
detailed groundtruthing by a qualified professional will be required to determine developable area.
Community Amenity Contribution Program:Community Amenity Contribution Program:Community Amenity Contribution Program:Community Amenity Contribution Program:
This project is subject to Council’s endorsed Community Amenity Contribution Program (Policy 6.31).
This project will result in an amenity contribution of $81,600.00 for this project..
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
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. The property is also within a
watercourse protection area, and a development permit can be issued that combines watercourse
and natural features protection.
- 4 -
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 MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting::::
Pursuant with Council Policy 6.20, a Development Information Meeting with not be required for this
application because it has fewer than 25 units and is in compliance with the land use designation in
the Silver Valley Area Plan.
e)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: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) Parks Department;
e) School District;
f) Utility companies;
g) Ministry of Transportation and Infrastructure;
h) Fisheries & Oceans Canada;
i) Ministry of Environment; and
j) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f)f)f)f) Development Applications:Development Applications:Development Applications:Development Applications:
Should this application be approved for first reading, to proceed further, the following information
must be provided, as required by Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule B or Schedule C);
3. A Watercourse Protection Development Permit Application Schedule F) combined with a
Natural Features Development Permit Application (Schedule G);
4. A Wildfire Development Permit Application (Schedule J); and
5. A Subdivision Application.
- 5 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
ALTERNATIVES:ALTERNATIVES:ALTERNATIVES:ALTERNATIVES:
The proposal is found to meet the overall objectives of the Silver Valley Area Plan and is consistent
with the land use designation of the subject property. Therefore, the recommendation is to proceed
to first reading. However, Council has the option to deny or defer this application.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
On the basis of the Silver Valley Area Plan policies, this application is found to be supportable and
therefore, therefore, it is recommended that Application 2015-155-RZ be granted first reading.
“Original signed by Diana Hall”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Diana HallDiana HallDiana HallDiana Hall, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP
Planner 2Planner 2Planner 2Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by E.C. Swabey”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7173-2015
Appendix D – Proposed Site Plan
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
´
Scale: 1:2,500
23702 132 AVENUELegend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
City of Maple Ridge´
Scale: 1:2,500
23702 132 AVENUE
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7173-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7173-2015."
2.That parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District
Plan 2637
and outlined in heavy black line on Map No. 1645 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
236 ST.236 ST.132AAVE.
132A AVE.
132 AVE.236752361613144 2365113220
13025237351310423810 2
3
8
2
3
237022373813260 2383013215
13227
13235
13160
13215
2380513230
13165 23613237962371113225
13250
130552374813084236272378813238
13085
13251
13205 13210 238152374219
7
50
1
SL22
16
9
3
SL16
2
SL7
4
6
PARK
SL20
A
SL10
PARK
1
SL8
15
SL21
SL3
PARK
20
18
35
5
SL11
17
SL9
52
SL15
PARK
E 1/2 15
5 A
51
SL6
7
17
SL18
Rem 1
8
16
18
24
2
6
SL13
2
SL5
SL2
SL4
SL14
SL19
3
23
PARKSL1
34
SL12
PARK
4 PARK
3
16
4
22
PARK
W 1/2 15
8
SL17
19
EPP 32491
P 64261P 2637
P 2637
P 1105
P 64261P 16555EPP 49096
P 47603
EPP 21932BCP 11178EPP 34654BCP 11178EPS 1393P 2637
BCP 19979
BCP 16892
(EPS 2081)EPP 21932EPS 1393*PP157
EPP 45834
P 12420
EPP 18791
EP 13725
EPS 1393BCP 19979
EPP 18791
P 7739 P 16555P 7739 BCP 19980BCP 11179EPP 47795EP 67619
LMP 38113
EPP 47795EPP 39714EPP 53011EPP 29868EPP 32492BCP 23304
EPP 39714EPP 45160
BCP19981
132 AVE.132 AVE.
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7173-20151645
APPENDIX D
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2015-155-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone Zone Zone Zone Amending Bylaw No.Amending Bylaw No.Amending Bylaw No.Amending Bylaw No. 7177177177173333----2015201520152015
23702 132 23702 132 23702 132 23702 132 AvenueAvenueAvenueAvenue
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The subject property is within the Silver Valley Area Plan. This application proposes to rezone the
subject property from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban
Residential) to create a 16 lot residential subdivision. The land use designation for the property is
Low Density Urban which aligns with larger urban single family properties, and is consistent with this
proposal.
A previous proposal to rezone the subject property to R-1 (Residential District) was denied by Council
on October 27, 2015. The reason for the denial was that the proposed densities were not
consistent with the Area Plan designation. Based on the discussion contained within this report, the
recommendation is to give this revised proposal first reading. This application is subject to the
Community Amenity Contribution Program (Policy 6.31).
RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That Zone Amending BThat Zone Amending BThat Zone Amending BThat Zone Amending Bylaw No. 7173ylaw No. 7173ylaw No. 7173ylaw No. 7173----2015201520152015 be be be be given first readinggiven first readinggiven first readinggiven first reading....
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Don Bowins
Owner: 0941119 BC Ltd.
Legal Description: Lot: 4, Section: 28, Township: 12, Plan: NWP2637
OCP:
Existing: Conservation, Low Density Residential, Med/High Density
Residential, Open Space
Proposed: Conservation, Low Density Residential, Med/High Density
Residential, Open Space
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban Residential)
Surrounding Uses:
1102SUPERCEDED
- 2 -
North: Use: 2 properties, urban and rural residential
Zone: RS-1 (One Family Urban Residential) and RS-3 One Family Rural
Residential
Designation: Combination of Low Density Urban, Medium/High Density
Residential, Conservation
South: Use: 2 properties, suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Combination of Conservation, Eco Clusters, Medium/High
Density Residential
East: Use: Vacant
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation
West: Use: 2 properties, 1 vacant, 1 suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation, Medium/High Density Residential, Eco Clusters
Existing Use of Property: Suburban Residential
Proposed Use of Property: Urban Residential
Access: 132 Avenue
Servicing requirement: Urban Standard
b)b)b)b) Site Characteristics:Site Characteristics:Site Characteristics:Site Characteristics:
Located within the Silver Valley Area, the subject property is outside of the River Village location. A
watercourse traverses the property near its south and east edges. A second watercourse meanders
near the Northwest boundary of the property. Due to the combination of steep slopes and the
presence of watercourses, the subject property is designated 58% conservation, although more
detailed groundtruthing would be required to determine developable area.
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
The subject property is located within the Silver Valley Area Plan, and is sited outside of the periphery
of River Village and Horse Hamlet. The applicant proposes to develop the property to an urban
residential standard for RS-1b One Family Urban Residential Special Residential with a minimum lot
size of 557m2 and 15 metre lot widths. In order to improve the subdivision layout, the applicant
proposes to relocate a short portion of the watercourse. The applicant would be required to provide
riparian enhancement work along the entire length of the watercourse on the site in order to
compensate for relocating the stream. Such compensation will consist of restoration and
enhancement works to improve the long term health of the stream. Planning Staff support the
restoration and enhancement proposal, which will provide a 0.83 hectare (2.0 acre) conservation
area. A total of 16 fee simple lots are proposed with this development.
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. SUPERCEDED
- 3 -
dddd)))) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Silver Valley AreaSilver Valley AreaSilver Valley AreaSilver Valley Area PlanPlanPlanPlan::::
The land use designations of the subject property are outlined in the Silver Valley Area Plan. For
most of the developable portions of the site, the existing designation is Low Density Urban
Residential, which supports densities ranging from 8 to 18 units per net hectare. The balance of the
site is designated Conservation. The applicant is proposing the RS-1b One Family Urban Residential
Zone, which is consistent with the low density urban land use designation.
An amendment to the Official Community Plan is required for the conservation boundary once it has
been determined by a qualified environmental professional
Design features of the Silver Valley Area Plan included concentrating higher density residential
development into the Hamlets and the River Village. These areas were planned to be within walking
distance of commercial uses. Residential densities outside of these core areas were reduced
overall, through clustering or retention of larger lots, to retain significant natural amenities and
protect view corridors. The subject property is situated between, but outside of the peripheries of
River Village and Horse Hamlet. It is therefore located in an area that is generally associated with
lower density residential development, as reflected in its current designation.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The current application proposes to rezone the property located at 23702 132 Avenue from RS-2
(One Family Suburban Residential) to RS-1b (One Family Urban Residential) to permit a 16 lot
subdivision. The minimum lot size for the proposed RS-1b (One Family Urban Residential) Zone is
557 m2. Any variations from the requirements of the proposed zone will require a Development
Variance Permit application.
Environmental Implications:Environmental Implications:Environmental Implications:Environmental Implications:
Discussions are ongoing on the possible relocation of this creek provided adequate compensation
and riparian enhancements are provided. The applicant is proposing to relocate a small existing
watercourse to improve access and lot layout. Should this application be approved by Council, more
detailed groundtruthing by a qualified professional will be required to determine developable area.
Community Amenity Contribution Program:Community Amenity Contribution Program:Community Amenity Contribution Program:Community Amenity Contribution Program:
This project is subject to Council’s endorsed Community Amenity Contribution Program (Policy 6.31).
This project will result in an amenity contribution of $81,600.00 for this project..
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
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. The property is also within a
watercourse protection area, and a development permit can be issued that combines watercourse
and natural features protection. SUPERCEDED
- 4 -
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 MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting::::
Pursuant with Council Policy 6.20, a Development Information Meeting with not be required for this
application because it has fewer than 25 units and is in compliance with the land use designation in
the Silver Valley Area Plan.
e)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: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) Parks Department;
e) School District;
f) Utility companies;
g) Ministry of Transportation and Infrastructure;
h) Fisheries & Oceans Canada;
i) Ministry of Environment; and
j) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f)f)f)f) Development Applications:Development Applications:Development Applications:Development Applications:
Should this application be approved for first reading, to proceed further, the following information
must be provided, as required by Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule B or Schedule C);
3. A Watercourse Protection Development Permit Application Schedule F) combined with a
Natural Features Development Permit Application (Schedule G);
4. A Wildfire Development Permit Application (Schedule J); andSUPERCEDED
- 5 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
ALTERNATIVES:ALTERNATIVES:ALTERNATIVES:ALTERNATIVES:
The proposal is found to meet the overall objectives of the Silver Valley Area Plan and is consistent
with the land use designation of the subject property. Therefore, the recommendation is to proceed
to first reading. However, Council has the option to deny or defer this application.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
On the basis of the Silver Valley Area Plan policies, this application is found to be supportable and
therefore, therefore, it is recommended that Application 2015-155-RZ be granted first reading.
“Original signed by Diana Hall”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Diana HallDiana HallDiana HallDiana Hall, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP
Planner 2Planner 2Planner 2Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PChristine Carter, M.PChristine Carter, M.PChristine Carter, M.PL, MCIP, RPPL, MCIP, RPPL, MCIP, RPPL, MCIP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by E.C. Swabey”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7173-2015
Appendix D – Proposed Site Plan SUPERCEDED5. A Subdivision Application.
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
´
Scale: 1:2,500
23702 132 AVENUELegend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
APPENDIX A
SUPERCEDED
SUPERCEDED
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
City of Maple Ridge´
Scale: 1:2,500
23702 132 AVENUE
APPENDIX B
SUPERCEDED
CITY OF MAPLE RIDGE
BYLAW NO. 7173-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7173-2015."
2.That parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District
Plan 2637
and outlined in heavy black line on Map No. 1645 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
SUPERCEDED
236 ST.236 ST.132AAVE.
132A AVE.
132 AVE.236752361613144 2365113220
13025237351310423810 2
3
8
2
3
237022373813260 2383013215
13227
13235
13160
13215
2380513230
13165 23613237962371113225
13250
130552374813084236272378813238
13085
13251
13205 13210 238152374219
7
50
1
SL22
16
9
3
SL16
2
SL7
4
6
PARK
SL20
A
SL10
PARK
1
SL8
15
SL21
SL3
PARK
20
18
35
5
SL11
17
SL9
52
SL15
PARK
E 1/2 15
5 A
51
SL6
7
17
SL18
Rem 1
8
16
18
24
2
6
SL13
2
SL5
SL2
SL4
SL14
SL19
3
23
PARKSL1
34
SL12
PARK
4 PARK
3
16
4
22
PARK
W 1/2 15
8
SL17
19
EPP 32491
P 64261P 2637
P 2637
P 1105
P 64261P 16555EPP 49096
P 47603
EPP 21932BCP 11178EPP 34654BCP 11178EPS 1393P 2637
BCP 19979
BCP 16892
(EPS 2081)EPP 21932EPS 1393*PP157
EPP 45834
P 12420
EPP 18791
EP 13725
EPS 1393BCP 19979
EPP 18791
P 7739 P 16555P 7739 BCP 19980BCP 11179EPP 47795EP 67619
LMP 38113
EPP 47795EPP 39714EPP 53011EPP 29868EPP 32492BCP 23304
EPP 39714EPP 45160
BCP19981
132 AVE.132 AVE.
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7173-20151645SUPERCEDED
APPENDIX DSUPERCEDED
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2016-032-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone Zone Zone Zone Amending Bylaw No.Amending Bylaw No.Amending Bylaw No.Amending Bylaw No. 7226722672267226----2016201620162016
11839 267 S11839 267 S11839 267 S11839 267 Street & treet & treet & treet & 11795 267 S11795 267 S11795 267 S11795 267 Streettreettreettreet (Revised as of April 19, 2016)(Revised as of April 19, 2016)(Revised as of April 19, 2016)(Revised as of April 19, 2016)
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to create a 16 lot subdivsion with parcel
sizes ranging from 4,489 square metres (1.1 acres) to 4000 square metres (1 acre) . To proceed
further with this application additional information is required as outlined below.
Pursuant to Council resolution, this application is subject to the Community Amenity Contribution
Program.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
In respect of Section 475 of the In respect of Section 475 of the In respect of Section 475 of the In respect of Section 475 of the Local Government Act, Local Government Act, Local Government Act, Local Government Act, requirement for consultation during the requirement for consultation during the requirement for consultation during the requirement for consultation during the
development or amendment of an Official Community Plan, development or amendment of an Official Community Plan, development or amendment of an Official Community Plan, development or amendment of an Official Community Plan, Council must consider whether Council must consider whether Council must consider whether Council must consider whether
consultation is required with specifically:consultation is required with specifically:consultation is required with specifically:consultation is required with specifically:
i.i.i.i. The Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;
ii.ii.ii.ii. The Board of any Regional District that is aThe Board of any Regional District that is aThe Board of any Regional District that is aThe Board of any Regional District that is adjacent to the area covered by the plan;djacent to the area covered by the plan;djacent to the area covered by the plan;djacent to the area covered by the plan;
iii.iii.iii.iii. The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;
iv.iv.iv.iv. First Nations;First Nations;First Nations;First Nations;
v.v.v.v. Boards of Education, Greater Boards and Improvements District Boards; andBoards of Education, Greater Boards and Improvements District Boards; andBoards of Education, Greater Boards and Improvements District Boards; andBoards of Education, Greater Boards and Improvements District Boards; and
vi.vi.vi.vi. The Provincial and Federal Governments and tThe Provincial and Federal Governments and tThe Provincial and Federal Governments and tThe Provincial and Federal Governments and their agencies.heir agencies.heir agencies.heir agencies.
and in that regard it is recommended that no additional consultation be required in respect of this and in that regard it is recommended that no additional consultation be required in respect of this and in that regard it is recommended that no additional consultation be required in respect of this 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 matter beyond the early posting of the proposed Official Community Plan amendments on the City’s matter beyond the early posting of the proposed Official Community Plan amendments on the City’s matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to thewebsite, together with an invitation to thewebsite, together with an invitation to thewebsite, together with an invitation to the public to comment, and;public to comment, and;public to comment, and;public to comment, and;
That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7226722672267226----2016201620162016 bbbbe given first reading; ande given first reading; ande given first reading; ande given first reading; and
That the applicant provide further information as described onThat the applicant provide further information as described onThat the applicant provide further information as described onThat the applicant provide further information as described on Schedules (ASchedules (ASchedules (ASchedules (A, B, D, F, & G, B, D, F, & G, B, D, F, & G, B, D, F, & G) of the ) of the ) of the ) of the
Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879––––1999, along with the information required for a 1999, along with the information required for a 1999, along with the information required for a 1999, along with the information required for a
Subdivision application. Subdivision application. Subdivision application. Subdivision application.
1103
- 2 -
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Aplin & Martin Consultants David Laird
Owner: Gordon A Mcbeath, Yasuko B Mcbeath, Michael C Warner, Irene
M Warner.
Legal Description: Lot: 2, Section: 18, Township: 15, Plan: NWP7439
Lot: 4, Section: 18, Township: 15, Plan: NWP5612
OCP:
Existing: SUBRES (Suburban Residential)
Proposed: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Rural Residential
Zone: RS-3 One Family Rural Residential
Designation: Suburban Residential
South: Use: Park (Kanaka Creek Regional Park)
Zone: RS-3 One Family Rural Residential
Designation: Park
East: Use: 2 parcels, rural residential
Zone: RS-3 One Family Rural Residential
Designation: Suburban Residential
West: Use: 2 parcels, 1 vacant, 1 rural residential
Zone: RS-3 One Family Rural Residential
Designation: Agricultural and Suburban Residential
Existing Use of Properties Rural Residential:
Proposed Use of Property: Suburban Residential
Site Area: 7.080 HA. HA (17.3 acres)
Access: 267 Street
Servicing requirement: Suburban Standard
b)b)b)b) Site Characteristics:Site Characteristics:Site Characteristics:Site Characteristics:
The subject properties are designated Suburban Residential. The Southwest boundary of the site is
adjacent to the Agricultural Land Reserve, and Kanaka Creek Regional Park intersects at the
Southeast corner. A watercourse traverses the site along its eastern edge and the north portion of its
western edge. The site is also within the vicinity of the Whonnock Aquifer.
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
This rezoning application is in support of a 16 lot subdivision of RS-2 One Family Suburban
Residential parcels. Each of the two subject properties has an existing house, and both dwellings
are proposed to be retained with this proposal. The proposed road layout for this development will
enable the development potential for adjacent properties that are also designated Suburban
- 3 -
Residential. This development proposal is consistent with the Suburban Residential land use
designation of the subject property.
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)d)d)d) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan::::
The development site is designated Suburban Residential and this proposal for rezoning to RS-2
Suburban Residential is consistent with its designation. However, portions of the site will need to be
designated as conservation for watercourse and natural features protection purposes, therefore
triggering the need for an amendment to the Official Community Plan. Due to the proximity of the
site to the Whonnock Aquifer, the Agricultural Land Reserve, to watercourses (which are protected
though a development permit), and to the Kanaka Creek Regional Plan, additional policies within the
Official Community Plan are pertinent to this application and could impact its developable area.
These policies are described below.
Whonnock AquiferWhonnock AquiferWhonnock AquiferWhonnock Aquifer. Chapter 5 of the Official Community Plan addresses the implications of
groundwater impacts. Policy 5-37 is pertinent, as follows:
Maple Ridge will require an evaluation of groundwater flows, conducted by a
qualified environmental professional, for new development that is adjacent to areas
reliant on well water. Development proposals that cannot ensure adequate
groundwater flows, sufficient water quality or mitigate potential impacts to existing
and surrounding well water systems will not be supported.
Agricultural Land ReserveAgricultural Land ReserveAgricultural Land ReserveAgricultural Land Reserve. As the southern property is adjacent to the Agricultural Land Reserve at
its west property line, the Agricultural policies of the Official Community Plan are pertinent, in
particular Policy 6-12 b) and c), as follows:
Maple Ridge will protect the productivity of its agricultural land by:
a) requiring agricultural impact assessments (AIAs) and Groundwater Impact
Assessment of non-farm development and infrastructure projects and identifying
measures to off-set impacts on agricultural capability;
b) preserving larger farm units and areas by using appropriate buffers such as
roads, topographic features, watercourses, ditching, fencing, or gradually
reduced residential densities on properties adjacent to agricultural land.
As outlined in the Official Community Plan, an agricultural impact assessment and a
groundwater impact assessment will be required as a condition of Final Reading for this
application.
- 4 -
Kanaka Creek Regional Park. Kanaka Creek Regional Park. Kanaka Creek Regional Park. Kanaka Creek Regional Park. Policy 5-7 of the Official Community Plan recognizes the role of senior
agencies in managing the City’s natural resources, as follows:
Maple Ridge will work in co-operation with Regional, Provincial, and Federal
authorities and plans that contribute to the management and protection of the
District’s natural features, and many include but are not limited to the Blue Mountain
Provincial Forest Recreation Management Strategy, Blaney Bog Regional Park, the
Kanaka Creek Regional Park Management Plan, and the policies and regulations of
the Agricultural Land Commission.
A representative from Metro Vancouver has contacted City staff in connection with this proposal, and
this development application will be referred to their parks planning section prior to Second Reading.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The current application proposes to rezone the properties located at 11839 267 Street and 11795
267 Street from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to
permit a 16 lot subdivision. The minimum lot size for the current RS-3 zone is 0.8 hectares (with
community water), and the minimum lot size for the proposed RS-2 (One Family Suburban
Residential) zone is 0.4 hectares. Any variations from the requirements of the proposed zone will
require a Development Variance Permit application.
Community Amenity Contribution Program:Community Amenity Contribution Program:Community Amenity Contribution Program:Community Amenity Contribution Program:
On March 14, 2016, Council endorsed the Community Amenity Contribution Program (Policy 6.31).
This program is geared towards securing funding to meet community needs and objectives that
would not typically be provided for by private sector interests. Certain exemptions have been
established, but the program sets contributions rates that are applied as a condition of zoning. This
development will be subject to the Policy. For single family developments, the contribution rate is
$5100 per single family lot created.
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment 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.
Development Information MeDevelopment Information MeDevelopment Information MeDevelopment Information Meetingetingetingeting::::
As this proposal is in compliance with the Official Community Plan, a Development Information
Meeting is not required for this application in accordance with Council Policy 6.20.
- 5 -
e)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: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;
f) School District;
g) Utility companies;
h) Ministry of Transportation and Infrastructure;
i) Agricultural Land Commission;
j) Fisheries & Oceans Canada;
k) Ministry of Environment; and
l) Canada Post.
m) Metro Vancouver Regional Parks Division.
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. It should be noted, however, that the
subject properties will be served by on-site septic disposal as well as community water. A qualified
professional will be required to assess the capacity of the site for septic disposal.
f)f)f)f) Early and Ongoing Early and Ongoing Early and Ongoing Early and Ongoing Consultation:Consultation:Consultation: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)g)g)g) Development Applications:Development Applications:Development Applications:Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule B or Schedule C);
3. A Watercourse Protection Development Permit Application (Schedule F);
4. A Natural Features Development Permit Application (Schedule G); 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.
- 6 -
CONCLUSION:CONCLUSION:CONCLUSION: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.
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 byPrepared byPrepared byPrepared by: : : : DianaDianaDianaDiana HallHallHallHall, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP
PlannerPlannerPlannerPlanner 2222
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPP
Director of PlanDirector of PlanDirector of PlanDirector of Planningningningning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by E.C. Swabey”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7226-2016
Appendix D – Proposed Site Plan
DATE: Feb 16, 2016
FILE: 2016-032-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,500
11795/11839 267 STREETLegend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Feb 16, 2016
FILE: 2016-032-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,500
11795/11839 267 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7226-2016
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. 7226-2016."
2.Those parcels or tracts of land and premises known and described as:
Lot 4 Except: Parcel A (Statutory Right of Way Plan LMP50235) Section 18 Township 15
New Westminster District Plan 5612
Lot 2 Section 18 Township 15 New Westminster District Plan 7439
and outlined in heavy black line on Map No. 1666 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-2 (One Family Suburban
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
11795
11850
11872
26849267782676
9
2683011847
11716 2682011839
11840
2682111879
11924
11894
26795268095
Rem 3
E 1/2 49
P 41725
Pcl A
*LMP9548 P 7439
SK 10999
P 9809
2
46
P 71400
LMP 50235
RP 53055
Rem
A
5
P 5260
P 7439
P 69097
P 58726
2
B
RP 53054
P 58058P 5612
Rem 4
N 1/2 3
2
Pcl 'A'
Rem 17
47
S 1/2 3
P 5612
S 1/2 1
N 1/2 1
53
B
4
1
P 7439
Rem 4
P 74417
EP 14717
SW 1/4 NW 1/4
2
W 1/2 49
1 P 55372EP 69098RP 59414
RW 75072
3.7
Filing # 296936C116 AVE.267 ST.118 AVE.
SCALE 1:4,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
7226-20161666
APPENDIX D
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2016-032-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone AmenZone AmenZone AmenZone Amending Bylaw No.ding Bylaw No.ding Bylaw No.ding Bylaw No. 7226722672267226----2016201620162016
11839 267 S11839 267 S11839 267 S11839 267 Street & treet & treet & treet & 11795 267 S11795 267 S11795 267 S11795 267 Streettreettreettreet
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to create a 12 lot subdivsion of with parcel
sizes ranging from 4,489 square metres (1.1 acres) to 4000 square metres (1 acre) . To proceed
further with this application additional information is required as outlined below.
Pursuant to Council resolution, this application is subject to the Community Amenity Contribution
Program.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
In respect of Section 475 of the In respect of Section 475 of the In respect of Section 475 of the In respect of Section 475 of the Local Government Act, Local Government Act, Local Government Act, Local Government Act, requirement for consultation during the requirement for consultation during the requirement for consultation during the requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether
cccconsultation is required with specifically:onsultation is required with specifically:onsultation is required with specifically:onsultation is required with specifically:
i.i.i.i. The Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;
ii.ii.ii.ii. The Board of any Regional District that is adjacent to the area covered by The Board of any Regional District that is adjacent to the area covered by The Board of any Regional District that is adjacent to the area covered by The Board of any Regional District that is adjacent to the area covered by the plan;the plan;the plan;the plan;
iii.iii.iii.iii. The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;
iv.iv.iv.iv. First Nations;First Nations;First Nations;First Nations;
v.v.v.v. Boards of Education, Greater Boards and Improvements District Boards; andBoards of Education, Greater Boards and Improvements District Boards; andBoards of Education, Greater Boards and Improvements District Boards; andBoards of Education, Greater Boards and Improvements District Boards; and
vi.vi.vi.vi. The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.
and in that regand in that regand in that regand in that regard it is recommended that no additional consultation be required in respect of this ard it is recommended that no additional consultation be required in respect of this ard it is recommended that no additional consultation be required in respect of this ard 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 matter beyond the early posting of the proposed Official Community Plan amendments on the City’s matter beyond the early posting of the proposed Official Community Plan amendments on the City’s 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;website, together with an invitation to the public to comment, and;website, together with an invitation to the public to comment, and;website, together with an invitation to the public to comment, and;
That That That That Zone Amending Bylaw No. Zone Amending Bylaw No. Zone Amending Bylaw No. Zone Amending Bylaw No. 7226722672267226----2016201620162016 bbbbe given first reading; ande given first reading; ande given first reading; ande given first reading; and
That the applicant provide further information as described onThat the applicant provide further information as described onThat the applicant provide further information as described onThat the applicant provide further information as described on Schedules (ASchedules (ASchedules (ASchedules (A, B, D, F, & G, B, D, F, & G, B, D, F, & G, B, D, F, & G) of the ) of the ) of the ) of the
Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879––––1999, along with the information required for a 1999, along with the information required for a 1999, along with the information required for a 1999, along with the information required for a
SubdivisiSubdivisiSubdivisiSubdivision application. on application. on application. on application.
1103SUPERCEDED
- 2 -
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Aplin & Martin Consultants David Laird
Owner: Gordon A Mcbeath, Yasuko B Mcbeath, Michael C Warner, Irene
M Warner.
Legal Description: Lot: 2, Section: 18, Township: 15, Plan: NWP7439
Lot: 4, Section: 18, Township: 15, Plan: NWP5612
OCP:
Existing: SUBRES (Suburban Residential)
Proposed: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Rural Residential
Zone: RS-3 One Family Rural Residential
Designation: Suburban Residential
South: Use: Park (Kanaka Creek Regional Park)
Zone: RS-3 One Family Rural Residential
Designation: Park
East: Use: 2 parcels, rural residential
Zone: RS-3 One Family Rural Residential
Designation: Suburban Residential
West: Use: 2 parcels, 1 vacant, 1 rural residential
Zone: RS-3 One Family Rural Residential
Designation: Agricultural and Suburban Residential
Existing Use of Properties Rural Residential:
Proposed Use of Property: Suburban Residential
Site Area: 7.080 HA. HA (17.3 acres)
Access: 267 Street
Servicing requirement: Suburban Standard
b)b)b)b) Site Characteristics:Site Characteristics:Site Characteristics:Site Characteristics:
The subject properties are designated Suburban Residential. The Southwest boundary of the site is
adjacent to the Agricultural Land Reserve, and Kanaka Creek Regional Park intersects at the
Southeast corner. A watercourse traverses the site along its eastern edge and the north portion of its
western edge. The site is also within the vicinity of the Whonnock Aquifer.
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
This rezoning application is in support of a 12 lot subdivision of RS-2 One Family Suburban
Residential parcels. Each of the two subject properties has an existing house, and both dwellings
are proposed to be retained with this proposal. The proposed road layout for this development will
enable the development potential for adjacent properties that are also designated Suburban SUPERCEDED
- 3 -
Residential. This development proposal is consistent with the Suburban Residential land use
designation of the subject property.
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)d)d)d) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan::::
The development site is designated Suburban Residential and this proposal for rezoning to RS-2
Suburban Residential is consistent with its designation. However, portions of the site will need to be
designated as conservation for watercourse and natural features protection purposes, therefore
triggering the need for an amendment to the Official Community Plan. Due to the proximity of the
site to the Whonnock Aquifer, the Agricultural Land Reserve, to watercourses (which are protected
though a development permit), and to the Kanaka Creek Regional Plan, additional policies within the
Official Community Plan are pertinent to this application and could impact its developable area.
These policies are described below.
Whonnock AquiferWhonnock AquiferWhonnock AquiferWhonnock Aquifer. Chapter 5 of the Official Community Plan addresses the implications of
groundwater impacts. Policy 5-37 is pertinent, as follows:
Maple Ridge will require an evaluation of groundwater flows, conducted by a
qualified environmental professional, for new development that is adjacent to areas
reliant on well water. Development proposals that cannot ensure adequate
groundwater flows, sufficient water quality or mitigate potential impacts to existing
and surrounding well water systems will not be supported.
Agricultural Land ReserveAgricultural Land ReserveAgricultural Land ReserveAgricultural Land Reserve. As the southern property is adjacent to the Agricultural Land Reserve at
its west property line, the Agricultural policies of the Official Community Plan are pertinent, in
particular Policy 6-12 b) and c), as follows:
Maple Ridge will protect the productivity of its agricultural land by:
a) requiring agricultural impact assessments (AIAs) and Groundwater Impact
Assessment of non-farm development and infrastructure projects and identifying
measures to off-set impacts on agricultural capability;
b) preserving larger farm units and areas by using appropriate buffers such as
roads, topographic features, watercourses, ditching, fencing, or gradually
reduced residential densities on properties adjacent to agricultural land.
As outlined in the Official Community Plan, an agricultural impact assessment and a
groundwater impact assessment will be required as a condition of Final Reading for this
application. SUPERCEDED
- 4 -
Kanaka Creek Regional Park. Kanaka Creek Regional Park. Kanaka Creek Regional Park. Kanaka Creek Regional Park. Policy 5-7 of the Official Community Plan recognizes the role of senior
agencies in managing the City’s natural resources, as follows:
Maple Ridge will work in co-operation with Regional, Provincial, and Federal
authorities and plans that contribute to the management and protection of the
District’s natural features, and many include but are not limited to the Blue Mountain
Provincial Forest Recreation Management Strategy, Blaney Bog Regional Park, the
Kanaka Creek Regional Park Management Plan, and the policies and regulations of
the Agricultural Land Commission.
A representative from Metro Vancouver has contacted City staff in connection with this proposal, and
this development application will be referred to their parks planning section prior to Second Reading.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The current application proposes to rezone the properties located at 11839 267 Street and 11795
267 Street from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to
permit a 12 lot subdivision. The minimum lot size for the current RS-3 zone is 0.8 hectares (with
community water), and the minimum lot size for the proposed RS-2 (One Family Suburban
Residential) zone is 0.4 hectares. Any variations from the requirements of the proposed zone will
require a Development Variance Permit application.
Community Amenity Contribution Program:Community Amenity Contribution Program:Community Amenity Contribution Program:Community Amenity Contribution Program:
On March 14, 2016, Council endorsed the Community Amenity Contribution Program (Policy 6.31).
This program is geared towards securing funding to meet community needs and objectives that
would not typically be provided for by private sector interests. Certain exemptions have been
established, but the program sets contributions rates that are applied as a condition of zoning. This
development will be subject to the Policy. For single family developments, the contribution rate is
$5100 per single family lot created.
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment 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.
Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting::::
As this proposal is in compliance with the Official Community Plan, a Development Information
Meeting is not required for this application in accordance with Council Policy 6.20. SUPERCEDED
- 5 -
e)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: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;
f) School District;
g) Utility companies;
h) Ministry of Transportation and Infrastructure;
i) Agricultural Land Commission;
j) Fisheries & Oceans Canada;
k) Ministry of Environment; and
l) Canada Post.
m) Metro Vancouver Regional Parks Division.
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. It should be noted, however, that the
subject properties will be served by on-site septic disposal as well as community water. A qualified
professional will be required to assess the capacity of the site for septic disposal.
f)f)f)f) Early and Ongoing Consultation:Early and Ongoing Consultation:Early and Ongoing Consultation: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)g)g)g) Development Applications:Development Applications:Development Applications:Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule B or Schedule C);
3. A Watercourse Protection Development Permit Application (Schedule F);
4. A Natural Features Development Permit Application (Schedule G); 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. SUPERCEDED
- 6 -
CONCLUSION:CONCLUSION:CONCLUSION: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.
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 byPrepared byPrepared byPrepared by: : : : DianaDianaDianaDiana HallHallHallHall, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP
PlannerPlannerPlannerPlanner 2222
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PL, MCIP,Christine Carter, M.PL, MCIP,Christine Carter, M.PL, MCIP,Christine Carter, M.PL, MCIP, RPPRPPRPPRPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by E.C. Swabey”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey
Chief AdministrativChief AdministrativChief AdministrativChief Administrative Officere Officere Officere Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7226-2016
Appendix D – Proposed Site PlanSUPERCEDED
DATE: Feb 16, 2016
FILE: 2016-032-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,500
11795/11839 267 STREETLegend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
SUPERCEDED
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Feb 16, 2016
FILE: 2016-032-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:3,500
11795/11839 267 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
SUPERCEDED
CITY OF MAPLE RIDGE
BYLAW NO. 7226-2016
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. 7226-2016."
2.Those parcels or tracts of land and premises known and described as:
Lot 4 Except: Parcel A (Statutory Right of Way Plan LMP50235) Section 18 Township 15
New Westminster District Plan 5612
Lot 2 Section 18 Township 15 New Westminster District Plan 7439
and outlined in heavy black line on Map No. 1666 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-2 (One Family Suburban
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
SUPERCEDED
11795
11850
11872
26849267782676
9
2683011847
11716 2682011839
11840
2682111879
11924
11894
26795268095
Rem 3
E 1/2 49
P 41725
Pcl A
*LMP9548 P 7439
SK 10999
P 9809
2
46
P 71400
LMP 50235
RP 53055
Rem
A
5
P 5260
P 7439
P 69097
P 58726
2
B
RP 53054
P 58058P 5612
Rem 4
N 1/2 3
2
Pcl 'A'
Rem 17
47
S 1/2 3
P 5612
S 1/2 1
N 1/2 1
53
B
4
1
P 7439
Rem 4
P 74417
EP 14717
SW 1/4 NW 1/4
2
W 1/2 49
1 P 55372EP 69098RP 59414
RW 75072
3.7
Filing # 296936C116 AVE.267 ST.118 AVE.
SCALE 1:4,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
7226-20161666SUPERCEDED
APPENDIX DSUPERCEDED
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council FILE NO: 2016-053-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7232-2016
10350 and 10320 Slatford Place
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 10350 and 10320
Slatford Place, from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to R-2 (Urban Residential District), to permit future subdivision into approximately 24
single family lots no less than 315 m2 (3,390 ft2) in area. To proceed further with this application
additional information is required as outlined below. 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. 7232-2016 be given first reading; and
That the applicant provide further information as described on Schedules A, B, F and G of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
1104
- 2 -
DISCUSSION:
a)Background Context:
Applicant: Slatford Views Developments Ltd.
Owner: Matanza Holdings Inc.
Legal Description: Lots 4 and 5, District Lot 405, Plan: NWP60014
OCP:
Existing: Urban Residential
Proposed: Urban Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential), RS-2 (One Family
Suburban Residential)
Proposed: R-2 (Urban Residential District)
Surrounding Uses:
North: Use: Multi-Family and Park
Zone: RM-1 (Townhouse Residential), RS-3 (One Family Rural
Residential)
Designation: Urban Residential and Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential), RS-2 (One Family
Suburban Residential)
Designation: Agricultural (Agricultural Land Reserve)
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Urban Residential
West: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.7 acres (4.2 acres)
Access: Slatford Place
Servicing requirement: Urban Standard
b)Site Characteristics:
The subject properties are bordered by conservation lands to the north and west, Agricultural Land
Reserve to the south, and existing single family homes to the east. The properties are adjacent to a
newly created subdivision comprised of R-1 (Residential District) and R-2 (Urban Residential District)
zoned lots. The properties slope down from the east property line to Slatford Place and are adjacent
to the Agricultural Land Reserve on the south side. Spencer Creek runs along the southern boundary
of the proposed development. A single family house is currently located on each of the subject
properties.
- 3 -
b) Project Description:
The applicant proposes to rezone the subject properties to R-2 (Urban Residential District) to permit
future subdivision into approximately 24 single family lots no less than 315 m2 (3,390 ft2) in area.
The lots are proposed to be accessed via a new local road extension of 103A Avenue, which will be
designed to extend to the east and south if required in the future. Park dedication for conservation
and an agricultural buffer is also included in the preliminary subdivision plan.
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.
c) Planning Analysis:
Metro Vancouver:
The subject properties are designated General Urban in the Regional Growth Strategy and are within
the Metro Vancouver Urban Containment Boundary. The subject properties are also located within
the Fraser Sewerage Area. No regional approvals are required for the subject application to proceed.
Official Community Plan:
The subject properties are located within the Urban Area Boundary and the Albion Flats Concept Plan
study area, with a current Urban Residential land use designation. It is noted that on October 5,
2015, Council endorsed a renewed Albion Flats area planning process; and on February 16, 2016,
Council considered the outcomes of the 2011 Albion Flats charrette.
On August 28, 2012, the adjacent properties to the west (also within the Albion Flats Concept Plan
study area) were granted first reading in advance of completion of the Albion Flats Area Plan. The
subsequent development of these western property has occurred following final zoning adoption on
January 12, 2016. The approved zones were R-1 (Residential District) and R-2 (Urban Residential
District). These resulting zones on the adjacent western properties provide the development context
for consideration of this subject proposal.
Due to the properties’ location adjacent to the Agricultural Land Reserve to the south, an Agricultural
Impact Assessment and Ground Water Impact Assessment will need to be provided, as per the
requirements of Section 6.2.2 of the OCP prior to consideration of second reading.
Community Amenity Contribution Program:
On March 14, 2016, Council approved the Community Amenity Contribution Program Policy. The
CAC rate that applies to this application is $5,100 per lot and the estimated CAC contribution is
$122,400, based on a proposed lot yield of 24. This fee is payable prior to rezoning approval.
Zoning Bylaw:
The current application proposes to rezone the subject properties located at 10350 and 10320
Slatford Place from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential)
to R-2 (Urban Residential District) to permit future subdivision into approximately 24 single family
lots. The minimum lot size for the current RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential) zones are 8,000 m2 and 4,000 m2 respectively, and the minimum lot size for
- 4 -
the proposed R-2 (Urban Residential District) zone is 315 m2. 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.
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;
f)School District; and
g)Ministry of Transportation and Infrastructure.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and departments not listed above. This application has not been
forwarded to the Engineering Department for comments at this time; therefore, an evaluation of
servicing requirements has not been undertaken. This evaluation will take place between first and
second reading.
f)Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
- 5 -
g)Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1.An OCP Application (Schedule A);
2.A complete Rezoning Application (Schedule B);
3.A Watercourse Protection Development Permit Application (Schedule F);
4.A Natural Features Development Permit Application (Schedule G);
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.
It is expected that once complete information is received, Zone Amending Bylaw No.7232-2016 will
be amended, and an OCP Amendment to adjust the Conservation boundary may be required. 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 Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7232-2016
Appendix D – Proposed Subdivision Plan
DATE: Feb 29, 2016
2016-053-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
104 Ave
240 St´
Scale: 1:2,534
10320/10350 Slatford Place
2011 Image
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Feb 29, 2016
2016-053-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
104 Ave
240 St´
Scale: 1:2,500
10320/10350 Slatford Place
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7232-2016
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. 7232-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot 5 District Lot 405 Group 1 New Westminster District Plan 60014
Lot 4 District Lot 405 Group 1 New Westminster District Plan 60014
and outlined in heavy black line on Map No. 1669 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to R-2 (Urban Residential District).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
10406
2398610337
10322
10328
10340
10346
10358
10386
10420
239432395110320
10222
10352
10366 2402210343
240312394010350
10380
10390
10273
10309 10294 240282393310415
10270
10307
10319
10349
10355
2403923895
2394710389
10331
240302393910423
10310
10313
10337
10370 2396010316
10332
2402110410
10416
10250
10260
10325
24038104AVE.
103 AVE.SLATFORD PL.240A ST.276
272
BCP 461621 BCP 364076
B
10
NWP7139
275
LMP
3
5
0
3
0
5
PARK
4
P 60014
3
2
5
9
P 8149
1617
28
6
271
2
375
4
N 75' of 4
28
1
A
27LMP 48057
12
18
25
P 77828
S 5.25 CHAINS OF J
RP 9287F
270
BCP 45800
4
11
14
Rem 7
P 13554
3
BCP 45801
A
8
1 2
274
376 BCP 100092
P 19249
1
2
P 21769
A
P 18337EPP 7699
LMP 48057
P 60014
273
3
P 18337P 37992
Rem 1
26
P 82384
1
374
(EPS 763)
A
7
13
15
Rem D
29BCP 36408EP 81181LMP 48058BCP22027BCP 10011
LMP 48059BCP 52219104 AVE.SLATFORD PL.240 ST.SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-2 (Urban Residential District)
7232-20161669
PRELIMINARYAPPENDIX D
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2016-055-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone Zone Zone Zone Amending Bylaw No.Amending Bylaw No.Amending Bylaw No.Amending Bylaw No. 7238723872387238----2016201620162016
13653 232 Street and 23183 136 Avenue13653 232 Street and 23183 136 Avenue13653 232 Street and 23183 136 Avenue13653 232 Street and 23183 136 Avenue
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 13653 232 Street and
23183 136 Avenue, from A-2 (Upland Agricultural) to RM-1 (Townhouse Residential) to permit a
townhouse development with approximately 34 units. To proceed further with this application
additional information is required as outlined below. Pursuant to Council resolution, this application
is subject to the Community Amenity Contribution (CAC) Program.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
In respect of Section In respect of Section In respect of Section In respect of Section 475475475475 of the of the of the of the Local Government Act, Local Government Act, Local Government Act, Local Government Act, requirement for consultation during the requirement for consultation during the requirement for consultation during the requirement for consultation during the
development or amendment of an Official Community Plandevelopment or amendment of an Official Community Plandevelopment or amendment of an Official Community Plandevelopment or amendment of an Official Community Plan (OCP)(OCP)(OCP)(OCP), Council must consider whether , Council must consider whether , Council must consider whether , Council must consider whether
consultation is consultation is consultation is consultation is required with specifically:required with specifically:required with specifically:required with specifically:
i.i.i.i. The Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;
ii.ii.ii.ii. The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;
iii.iii.iii.iii. The CThe CThe CThe Council of any municipality that is adjacent to the area covered by the plan;ouncil of any municipality that is adjacent to the area covered by the plan;ouncil of any municipality that is adjacent to the area covered by the plan;ouncil of any municipality that is adjacent to the area covered by the plan;
iv.iv.iv.iv. First Nations;First Nations;First Nations;First Nations;
v.v.v.v. BoardsBoardsBoardsBoards of Educationof Educationof Educationof Education, Greater Boards and Improvements District Boards; and, Greater Boards and Improvements District Boards; and, Greater Boards and Improvements District Boards; and, Greater Boards and Improvements District Boards; and
vi.vi.vi.vi. The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.
and in that regard it is recomand in that regard it is recomand in that regard it is recomand in that regard it is recommended that no additional consultation be required in respect of this mended that no additional consultation be required in respect of this mended that no additional consultation be required in respect of this mended that no additional consultation be required in respect of this
matter beyond the early posting of the matter beyond the early posting of the matter beyond the early posting of the matter beyond the early posting of the proposed OCPproposed OCPproposed OCPproposed OCP amendments on the amendments on the amendments on the amendments on the City’sCity’sCity’sCity’s website, together website, together website, together website, together
with an invitation to the public to comment, and;with an invitation to the public to comment, and;with an invitation to the public to comment, and;with an invitation to the public to comment, and;
That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7238723872387238----2016 2016 2016 2016 bbbbe given first reading; ande given first reading; ande given first reading; ande given first reading; and
That the applicant provide further information as described on That the applicant provide further information as described on That the applicant provide further information as described on That the applicant provide further information as described on Schedules A,Schedules A,Schedules A,Schedules A, C,C,C,C, D,D,D,D, E, E, E, E, F and JF and JF and JF and J of the of the of the of the
Development Procedures BylawDevelopment Procedures BylawDevelopment Procedures BylawDevelopment Procedures Bylaw No. 5879No. 5879No. 5879No. 5879––––1999199919991999....
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Aplin & Martin Consultants
Owners: Susan Fraser, Mark Monkman
Njegos Forcan, Timothy Willis
1105
- 2 -
Legal Description: Parcel “A” (Reference Plan 17234), Lot 1, Section 32, Township
12, NWD Plan 3871
Lot 6 except: Firstly: the west 221 feet and Secondly: Parcel “A”
(Reference Plan 17267), Section 32, Township 12, NWD Plan
18410
OCP:
Existing: Med/High Density Residential, Conservation
Proposed: Med/High Density Residential, Conservation (new boundaries)
Zoning:
Existing: A-2 (Upland Agricultural)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: A-2 (Upland Agricultural)
Designation: Med/High Density Residential, Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low/Medium Density Residential, Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential, Low Density Residential, Open
Space
West: Use: Single Family Residential
Zone: A-2 (Upland Agricultural)
Designation: Conservation, Civic
Existing Use of Properties: Single Family Residential, Vacant
Proposed Use of Properties: Townhouse
Site Area: 1.04 hectares (2.57 acres)
Access: 136 Avenue
Servicing requirement: Urban Standard
b)b)b)b) Site Site Site Site Characteristics:Characteristics:Characteristics:Characteristics:
The subject properties are located on the northwest corner of 232 Street and 136 Avenue (see
Appendix A and B). The site slopes from the northeast corner down to the west. A tributary of Cattell
Brook is located on the property to the west. There are several trees of various sizes on the site
which are generally located around the perimeter. The northeast corner of the site has some steeper
slopes that need to be assessed. An environmental assessment will be required to determine the
watercourse protection requirements which will determine the developable portion of the site. There
is a house and various outbuildings located on the south lot, but the north lot is now vacant.
- 3 -
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
The applicant proposes to rezone the subject properties to permit future construction of a townhouse
development with approximately 34 units. The preliminary unit design includes two floor plan
options, both with double car garages. The proposal includes a mix of three and four bedroom units.
The units are oriented in a north-south direction and accessed via a private strata road from 136
Avenue. Park dedication for conservation purposes is proposed along the western property line of
the site (see Appendix D).
At this time the current application has been assessed to determine its compliance with the 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.
dddd)))) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Official CommunitOfficial CommunitOfficial CommunitOfficial Community Plany Plany Plany Plan::::
The development site is located within the Blaney Hamlet of the Silver Valley Area Plan and is
currently designated Medium/High Density Residential and Conservation. The Medium/High
Residential designation provides for single family, intensive residential and townhouse forms of
development and aligns with the proposed RM-1 (Townhouse Residential) zone. For the proposed
development an OCP amendment will be required to adjust the boundary of the area to be
designated Conservation for protection of the watercourse.
Community Amenity Contribution ProgramCommunity Amenity Contribution ProgramCommunity Amenity Contribution ProgramCommunity Amenity Contribution Program::::
On March 14, 2016, Council approved the Community Amenity Contribution (CAC) Program Policy.
The CAC rate that applies to this application is $4,100 per unit and the estimated CAC contribution is
approximately $139,400, based on a preliminary unit yield of 34. This fee is payable prior to
rezoning approval.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The current application proposes to rezone the properties located at 13653 232 Street and 23183
136 Avenue from A-2 (Upland Agricultural) to RM-1 (Townhouse Residential) to permit a townhouse
development. The preliminary site plan includes a variance request for the exterior side yard
setback on 232 Street, which will require a Development Variance Permit application.
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
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
- 4 -
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire
Development Permit is for the protection of life and property in designated areas that could be at risk
for wildland fire; and where this risk may be reasonably abated through implementation of
appropriate precautionary measures. The subject property is located within the Wildfire
Development Permit Area, identified on Map 1 in Section 8.12 of the Official Community Plan. Prior
to second reading a Registered Professional Forester’s Report will be required to determine wildfire
mitigation requirements.
Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel::::
A Multi-Family Development Permit is required and the project must be reviewed by the Advisory
Design Panel prior to second reading.
Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment 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)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: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; and
f) School District.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and 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)f)f)f) Early and Ongoing Consultation:Early and Ongoing Consultation:Early and Ongoing Consultation:Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an OCP 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)g)g)g) Development Applications:Development Applications:Development Applications: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 Development Variance Permit (Schedule E);
5. A Watercourse Protection Development Permit Application (Schedule F);
6. A Wildfire Development Permit Application (Schedule J);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
The development proposal is in compliance with the policies of the OCP; however, and OCP
amendment to adjust the Conservation boundary will be required. It is, therefore recommended that
Council grant first reading subject to additional information being provided and assessed prior to
second reading. It is recommended that Council not require any further additional OCP consultation.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Amelia BowdenAmelia BowdenAmelia BowdenAmelia Bowden
Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.Christine Carter, M.Christine Carter, M.Christine Carter, M.PPPPLLLL, MCIP, MCIP, MCIP, MCIP, RPP, RPP, RPP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank QuinnFrank QuinnFrank QuinnFrank Quinn, MBA, P., MBA, P., MBA, P., MBA, P. EngEngEngEng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by E.C. Swabey”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: E.C. E.C. E.C. E.C. SwabeySwabeySwabeySwabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7238-2016
Appendix D – Proposed Site Plan
DATE: Mar 1, 2016
FILE: 2016-055-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
232 ST´
Scale: 1:2,500
23183 136 AVENUE & 13653 232 STREETLegend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Mar 1, 2016
FILE: 2016-055-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
232 ST´
Scale: 1:2,500
23183 136 AVENUE & 13653 232 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7238-2016
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. 7238-2016."
2.Those parcels or tracts of land and premises known and described as:
Parcel “A” (Reference Plan 17234) Lot 1 Section 32 Township 12 New Westminster
District Plan 3871
Lot 6 Except: Firstly: the West 221 feet and Secondly: Parcel “A” (Reference Plan
17267); Section 32 Township 12 New Westminster District Plan 18410
and outlined in heavy black line on Map No. 1672 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
230A ST.137 AVE.
136 AVE.
13653
13527
13625
13546230311369313673/91 2325013702
13547
13586
13660
13743
13747
13616
13685
2314013602 (PUMP STATION)
23
2
8
8
231062306013673
2304113589231832305023141 232722326213665
231542310313738
13619
2
3
2
8
0
18
40
S PART 9
Rem 1
PARK
41
PARK
N 200' 9
PARK
14
2
6
5
A
PARK
5
39
Rem B
8
7
17
A
PARK
2
19
PARK
A
A
3
15
3
Rem 6
P 20132
P 43567
EPP 44846
RP 17267
EPP 49138
BCP 48906
BCP 43235
P 18410
RP 17234
EPP 34552
EPP 44846
RP 10274
P 43567 P 15063EPP 27588
P 11173
EPP 44846
*PP162
P 20132
P 40424
EPP 37092
BCP 48909EPP 49148
EPP 35006
EP
7
9
4
9
5
BCP 42569 RW 68113BCP
4
8
9
0
8
EPP 49227
BCP 48909RW
4
6
8
0
8
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
A-2 (Upland Agricultural)
RM-1 (Townhouse Residential)
7238-20161672
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council FILE NO: 2016-066-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7239-2016
24240 125 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 24240 125 Avenue from
RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to allow the existing
parcel to be subdivided into two lots. To proceed further with this application additional information
is required as outlined below.
Pursuant to Council Policy 6.31, this application is exempt from the Community Amenity Contribution
(CAC) Program as it proposing fewer than three (3) lots.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7239-2016 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 a Subdivision Application and the information
described in this report dated April 18, 2016.
DISCUSSION:
a)Background Context:
Applicant: Bruce Ma
Owner: Guiling Mao
Legal Description: Lot 56, Section 22, Township 12, Plan New Westminster Plan 43885
OCP:
Existing: ESTRES (Estate Suburban Residential)
Proposed: ESTRES (Estate Suburban Residential)
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use: Single Family Residential
1106
- 2 -
Zone: RS-2 (One Family Suburban Residential)
Designation: ESTRES (Estate Suburban Residential)
South: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: ESTRES (Estate Suburban Residential)
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential
Designation: ESTRES (Estate Suburban Residential)
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: ESTRES (Estate Suburban Residential)
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.810 HA. (2.0 acres)
Access: 125 Avenue
Servicing requirement: Rural Standard
b)Site Characteristics:
The site is located in the Academy Park neighbourhood (Appendices A and B). Most of the site is
relatively flat and the western third slopes down to the west as part of a natural north-south feature
stretching northward through Academy Park. The current driveway follows along the top of this
feature to the current house site. There is a stand of trees located in the south half of the property.
Currently, there is a single family home on the property with some accessory buildings.
c)Project Description:
The applicant proposes to rezone the subject properties from RS-3 (One Family Rural Residential) to
RS-2 (One Family Suburban Residential) for a future subdivision into two lots no smaller than 0.4
hectares each (Appendix C). The residential building currently in the center of the site would be
removed as would the current driveway. The building envelope for the western lot may need to be
adjusted for a natural feature stretching through the Academy Park area once ground truthing is
available.
At this time the submitted application and supporting concept plan has been assessed to determine
its compliance with the Official Community Plan (OCP) and provide a land use assessment only.
Detailed review and comments will need to be made once full application packages have been
received. A more detailed analysis and a further report will be required prior to Second Reading.
Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw
particulars, and may require application for further development permits.
d)Planning Analysis:
Official Community Plan (OCP):
The subject site is designated Estate Suburban Residential in the OCP. It is located outside of the
Urban Area; however, it is in the Fraser Sewer Area. Therefore, the proposed lots will both have full
urban services. The proposed rezoning to RS-2 (One Family Suburban Residential) is in accordance
with the subject properties’ designation as Estate Suburban Residential in the OCP.
- 3 -
Zoning Bylaw:
The current application proposes to rezone the subject property located at 24240 125 Avenue from
RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit the existing
parcel to be subdivided into two lots The minimum lot size for the current RS-3 (One Family Rural
Residential) zone is 0.80 Ha, and the minimum lot size for the proposed RS-2 (One Family Suburban
Residential) zone is 0.40 Ha. Any variations from the requirements of the proposed zone will require
a Development Variance Permit application.
Development Permits:
Pursuant to Section 8.10 of the OCP, the subject site is identified as requiring a Natural Features
Development Permit application due to the natural slope feature in the Academy Park area. Initial
discussion with the Environmental Planner suggests that a development permit is not required as
the areas with excessive slopes are isolated. However, ground truthing to confirm this will be
necessary, as well as submission of a stormwater management plan and a site grading plan to
establish the building envelopes and an arborist report to better assess the implication of the new
Tree Bylaw on retaining trees on the site. This will be clarified in the second reading report.
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) Parks Department;
d) School District;
e) Utility companies; 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. 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 re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. A Subdivision Application.
In addition, a Stormwater Management Strategy with associated plans, ground-truthing, site grading,
arborist report and tree cutting permit will be required with the detailed submission.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 4 -
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant First Reading subject to additional information being provided and assessed prior to Second
Reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“Original signed by Christine Charter”
_______________________________________________
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. 7239-2016
Appendix D – Proposed Site Subdivision Plan
DATE: Mar 10, 2016
2016-066-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
24240 125 Avenue
2011 Image
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Mar 10, 2016
2016-066-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
24240 125 Avenue
2011 Image
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7239-2016
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. 7239-2016."
2.That parcel or tract of land and premises known and described as:
Lot 56 Section 22 Township 12 New Westminster District Plan 43885
and outlined in heavy black line on Map No. 1673 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
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
243 ST.125 AVE.
124 AVE.241812415524107241502434112580
24190242802416012525
24331242092420512561
2432524177241372419512552
2424024328243082418912581
2430724173241802426524311242212427148
1
1
CP
1
8
2
54
Rem part
(
1
.
5
0
2
A
c
r
e
s
)
62
N 190' 12
A
55
65
B
2
1
Rem 64
1
2
66
56
2
1
Rem 1
B
3
1
2
1
3
7
532
2
83
2
A
2
1
2
1 1
EPP 47315
P 70798
BCP 47502
P 43885
BCP 48079
BCP 28230
P 72259LMP 12744
P 86522LMS
3755LMS 3755P 43885
LMP 123
EPP 37336 EPP 47315
P 43885
P 86522
BCP 46690P 73144P 69960P 43885P 3118
BCP 4
8
0
8
0EP 56822
BCP 28231LMP 39898EP 54608LMP 6920EPP 47314
LMP 12745
6.0
EPP 43256EPP 43256EPP 43256
125 AVE.
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
7239-20161673
125TH AVENUE61.4860.9360.9961.3461.6061.5962.6162.6563.0763.7463.9765.8965.8667.3967.3868.0669.1869.2166.9461.68PP61.63PP61.8360 conif
er
o
u
s62.3160 conifer
o
u
s62.3750 conif
er
o
u
s62.8860 conifer
o
u
s63.4450 conif
er
o
u
s64.1350 conif
er
o
u
s64.1540 conifer
o
u
s64.8140 conif
er
o
u
s65.4540 conifer
o
u
s65.5760 conif
er
o
u
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65.8560 conifer
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s 68.4468.6830 deciduous68.5160 coniferous68.5050 coniferous68.9950 coniferous68.8650 coniferous69.1530 coniferous69.1740 coniferous66.6065.4967.2567.2867.2663.4663.7364.2465.8466.5266.9967.2867.4567.4767.4567 .46
67.4267.4667.5167.3167.3067.3467 .3867.6267.6567.7367.7367.7967.8267.8267.8167.8668.0567.8267.6367.8068 .04 40 deciduous68.1560 deciduous66.9560 deciduous67.5767.7267.9968.1868.0068.2568.3468.3468.2368.2468.3068.3468.3968.5168.8168.9564.3190 deciduous63.0064.0264.2964.5265.1165.7530 deciduous64.9140 coniferous64.9864.1245 coniferous62.9845 coniferous62.8740 coniferous62.8660 coniferous62.4740 coniferous62.3130 coniferous62.3150 coniferous62.3030 coniferous62.2430 coniferous62.2650 coniferous62.2750 coniferous62.2255 coniferous62.2030 coniferous62.0860 coniferous62.0730 coniferous62.0830 coniferous62.0030 coniferous62.0380 deciduous63.6866.0966.9669.6070.0130 coniferous69.9330 coniferous69.8530 coniferous69.8340 coniferous69.8240 coniferous69.7730 coniferous69.7030 coniferous69.6940 deciduous69.6630 coniferous69.6130 coniferous69.6130 coniferous69.6040 coniferous69.6740 coniferous69.5940 coniferous69.5940 coniferous69.5670 coniferous69.5340 coniferous69.5140 coniferous69.4740 coniferous69.4140 coniferous69.4940 coniferous69.3840 coniferous69.2730 coniferous69.2630 coniferous69.2140 deciduous69.1230 deciduous68.8471.2170.3967.1469.9567.37
67.2567.2767.1467.2867.4467.5267.6567.6267.6467.8367.8267.8167.8267.8567.8367.8267.8267.8367.6567.6867.6967.0165 coniferous66.77120 coniferous65.3064.2640 deciduous63.9840 deciduous65.2163.9530 deciduous67.63100 coniferous68.45120 coniferous67.6830 deciduous68.0367.5767.1167.0965.0665.4950 coniferous65.71110 coniferous65.9250 coniferous66.5750 coniferous66.5440 coniferous67.5050 coniferous67.6150 coniferous67.6030 coniferous67.8640 deciduous67.7570 coniferous67.7350 coniferous66.27100 coniferous65.95120 coniferous65.4940 coniferous65.7240 coniferous65.6265.0150 deciduous68.2680 coniferous68.6690 coniferous68.2268.2230 coniferous68.2245 coniferous69.8465 deciduous72.1271.7960 coniferous71.98100 coniferous71.3840 coniferous71.1780 coniferous71.0180 coniferous70.3870.4871.1970.6650 coniferous70.9850 coniferous71.0455 deciduous70.7675 coniferous71.1071.13110 coniferous70.9080 coniferous69.8560 coniferous69.81120 coniferous70.4670 coniferous69.5560 coniferous69.8560 coniferous69.8060 coniferous69.6560 coniferous70.1970 deciduous68.8869.2240 coniferous68.9640 coniferous69.0330 coniferous69.1460 coniferous69.6570 coniferous69.7070.2080 coniferous70.3870 coniferous68.7068.6468.8468.8669.3969.5369.2969.77120 coniferous140 coniferous150 coniferous130 coniferous160 coniferousEXIST. HOUSE(to be removed)Exist. Garage(to be removed)GarageCarportConcrete PadConcrete PadConcrete PadConcrete WalkAsphalt Driveway Asphalt DrivewayAsphalt DrivewayExist. Asphalt Driveway(to be removed)Road EdgeCenterlineB55PLAN 43885PLAN BCP28230Rock Rt . Wall
MH-SInsp. Chamber179°09'23"96.518
289°11'52"83.818179°10'54"
96.724 89°03'24"83.861bottom of bank61.89CBHPPAREA2.008,1024'-7 1/4" [7.5m]4'-11" [1.5m]6'-6 3/4" [1.5m]4'-11" [1.5m]60'-0" [18.3m]43'-10" [13.36m]56PLAN 43885LOT AREA=0.810ha8100.7m68Aspha68.9568.70GarageaR&SD/WDNUPR&SUP UPUPUP1,755 SFbottomofbankf30 decid11267.2867.2667.3165.75duousbnk11131313112313131bottom ofbankfbottom ofbankfR&SD/WDNUPR&S
UPUPUPUP1,755 SFNEWDRIVEWAYNEWDRIVEWAYPROPOSED INTERIOR LOT LINELOT 56 ALOT 56 BLOT AREA=0.405ha4050.3mLOT AREA=0.405ha4050.3m137'-6" [41.9 m]137'-6" [41.9 m]24681020m0SCALE 1:400Job NºScaleDrawnCheckedFileDateRevisionSheet NºProject NameCopyright Reserved. This plan and design are, and at all times remain the exclusive property of i Design and Graphix Services,and cannot be used or reproduced without the designer's written consent.Revisions NºDescriptionDateSheet TitleN24240 - 125 AVE MAPLE RIDGE21518pvd21518.House_1.160330Mar 08/16This drawing was created using an Apple Macintosh® computermail@idesignandgraphix.com778.998.0738PRELIMINARYISSUENOT FOR CONSTRUCTIONMar 08, 2016CERTIFIED CORRECTDATED THIS 15th DAY OF February, 2016._____________________ B.C.L.S.M. Adam FulkersonLot dimensions are derived from FIELD SURVEYThis Plan was prepared for architectural design and site servicing purposes, and is for the exclusive use of our client. The signatoryaccepts no responsibility or liability for any damages that may besuffered by a third party as a result of reproduction, transmission or alteration to this document without consent of the signatory.Tree diameters are taken at 1.4m above grade and are shown in cm. All trees 30cm and larger on project are shown. Refer to Arboristreport(if one) for tree details.If this plan is used in digital form, Target Land Surveying will only assume responsibility for information content shown on originalunaltered drawing.Elevations are Geodetic (CVD28 GVRD-2005 - IN METERS) Derived from Control Monument 88H4346 located atintersection of 125th Ave & AnsellSt.Elevation = 87.594mTOPOGRAPHIC SITE PLAN OF LOT 56 SECTION 22 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 43885DENOTES HECTARESDENOTES SQUARE METRESDENOTES STANDARD IRON POST FOUNDham2LEGENDDENOTES CATCH BASIN - TOP ENTRYDENOTES UTILITY POLEMDENOTES WATER METERDENOTES TREE AND CANOPY EXTENTDENOTES SANITARY MANHOLEDENOTES GROUND ELEVATIONPPMH-SCBHDENOTES FIRE HYDRANTFILE: 7960_topo604-583-6161 SURREY B.C. Survey provided byCIVIC ADDRESS:24240-125 Ave, Maple Ridge, B.C.P.I.D. 007-151-446EXISTING ZONING RS-3PROPOSED ZONING RS-2PROPOSED LOT SIZE 0.405 Ha.SURVEY DATE:February 4, 2016AA-011:400SITE PLANAPPENDIX D
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2016-052-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone Zone Zone Zone Amending Bylaw No.Amending Bylaw No.Amending Bylaw No.Amending Bylaw No. 7244724472447244----2016201620162016 (Revised as of April 19, 2016)(Revised as of April 19, 2016)(Revised as of April 19, 2016)(Revised as of April 19, 2016)
22260 122 A22260 122 A22260 122 A22260 122 Avenue, venue, venue, venue, 22292 122 A22292 122 A22292 122 A22292 122 Avenue, and 12159 & 12167 223venue, and 12159 & 12167 223venue, and 12159 & 12167 223venue, and 12159 & 12167 223rdrdrdrd StreetStreetStreetStreet
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to terminate the 2 Land Use Contracts of the subject properties
fronting 122nd Avenue to zone to RM-2 (Medium Density Apartment Residential). The applicant also
seeks to rezone the subject properties fronting 223rd Street from RS-1 One Family Urban Residential
to RM-2 (Medium Density Apartment Residential). The development proposal is for rental housing
accommodation with 1, 2 and 3 bedroom units. A building on the site currently has rental
accommodation. This proposal is to proceed with phased development, thereby providing existing
tenants with a smooth transition into the new development prior to demolition of the existing
structure. Based on the information outlined in this report, this proposal is found to be supportable.
Due to its location within the Town Centre and its provisions for rental housing, this proposal is
exempt from the requirements of the Community Amenity Contribution Program (Policy 6.31)
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
In respect of Section In respect of Section In respect of Section In respect of Section 475475475475 ofofofof the the the the Local Government Act, Local Government Act, Local Government Act, Local Government Act, requirement for consultation during the requirement for consultation during the requirement for consultation during the requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:consultation is required with specifically:consultation is required with specifically:consultation is required with specifically:
i.i.i.i. The Board of the Regional District in which the area coverThe Board of the Regional District in which the area coverThe Board of the Regional District in which the area coverThe Board of the Regional District in which the area covered by the plan is located, in theed by the plan is located, in theed by the plan is located, in theed by the plan is located, in the
case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;case of a Municipal Official Community Plan;
ii.ii.ii.ii. The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;
iii.iii.iii.iii. The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;
iv.iv.iv.iv. First NatiFirst NatiFirst NatiFirst Nations;ons;ons;ons;
v.v.v.v. BoardsBoardsBoardsBoards of Educationof Educationof Educationof Education, Greater Boards and Improvements District Boards; and, Greater Boards and Improvements District Boards; and, Greater Boards and Improvements District Boards; and, Greater Boards and Improvements District Boards; and
vi.vi.vi.vi. The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.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 and in that regard it is recommended that no additional consultation be required in respect of this and in that regard it is recommended that no additional consultation be required in respect of this 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 matter beyond the early posting of the proposed Official Community Plan amendments on the matter beyond the early posting of the proposed Official Community Plan amendments on the matter beyond the early posting of the proposed Official Community Plan amendments on the City’sCity’sCity’sCity’s
website, together with an invitation to the public to commewebsite, together with an invitation to the public to commewebsite, together with an invitation to the public to commewebsite, together with an invitation to the public to comment, and;nt, and;nt, and;nt, and;
That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7244724472447244----2016 2016 2016 2016 bbbbe given first reading; ande given first reading; ande given first reading; ande given first reading; and
1107
- 2 -
That the That the That the That the applicant providesapplicant providesapplicant providesapplicant provides further information as described on further information as described on further information as described on further information as described on Schedules (ASchedules (ASchedules (ASchedules (A, C & D, C & D, C & D, C & D) ) ) ) of the of the of the of the
Development Procedures BylawDevelopment Procedures BylawDevelopment Procedures BylawDevelopment Procedures Bylaw No. 5879No. 5879No. 5879No. 5879––––1999199919991999, along with t, along with t, along with t, along with the information required for a he information required for a he information required for a he information required for a MultiMultiMultiMulti----
FamilyFamilyFamilyFamily Residential Development Permit and a Subdivision applicationResidential Development Permit and a Subdivision applicationResidential Development Permit and a Subdivision applicationResidential Development Permit and a Subdivision application....
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Ciccozzi Architecture, Shannon Seefeldt
Owner: Viam Holdings Ltd
Legal Description: Lot: 44, D.L.: 399, Plan: NWP41066, Lot: 48, D.L.: 399, Plan:
NWP44211, Lot 1; D.L.: 399 NWD; Plan: NWP14397, Lot 2;
D.L.: 399; NWD; Plan NWP14397
OCP:
Existing: APTL (Low-Rise Apartment) and Single Family
Proposed: Medium and High-Rise Apartment
Zoning:
Existing: LUC (Land Use Contracts) and RS-1 One Family Urban
Residential
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Apartment and Single Family uses
Zone: RM-2 Medium Density Apartment Residential, RM-5 Low
Density Apartment Residential, and RS-1 One Family Urban
Residential
Designation: Apartment and Ground Oriented Multi-Family
South: Use: Seniors apartment and congregate care
Zone: CD-1-00 (Seniors Apartment and Private Hospital)
Designation: Low Rise Apartment
East: Use: Urban Single Family Residential
Zone: RS-1
Designation: Ground Oriented Multi-Family
West: Use: Strata Lot Condominium
Zone: LUC (Land Use Contracts)
Designation: Low Rise Apartment
Existing Use of Property: Vacant, Rental Apartment, and Single Family
Proposed Use of Property: Rental Apartment
Site Area: 1.03 HA. (2.5 acres)
Access: 122nd Avenue and 223 Street.
Servicing requirement: Urban Standard
b)b)b)b) Site Characteristics:Site Characteristics:Site Characteristics:Site Characteristics:
The site context is an area in transition, typified by existing multi-family structures and larger lot
single family properties that are designated for higher density. The site itself is flat, with few
environmental constraints noted.
- 3 -
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
There are 4 properties included in this application. Two of these properties fronting 122nd Avenue
are either currently or previously used as rental apartment, while the parcels fronting 223rd Street
are used as single family urban residential, This proposal will assemble the two smaller single family
properties along 223rd Street into this development, which will rebuild existing rental accommodation
along 122nd Avenue. One of the two apartment structures was destroyed by fire and is beyond
repair. The other apartment complex still exists. Its reconstruction will form a later phase of this
development in order to continue to provide housing for existing tenants, and enable them to
transition to the new building prior to the demolition of this existing structure.
A mix of 1, 2 and 3 bedroom units are proposed, with a projected floor area of approximately
200,000 square feet. The projected number of dwelling units is not yet available.
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.
dddd)))) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan / Town Centre Area Plan/ Town Centre Area Plan/ Town Centre Area Plan/ Town Centre Area Plan::::
The development site is located within the North View subarea of the Town Centre Area Plan and is
currently designated Low Rise Apartment and Single Family. For the proposed development an OCP
amendment will be required to re-designate the Single Family designated portions of the site that
front 223rd Street to Low Rise Apartment to allow the proposed RM-2 Medium Density Apartment
Zoning.
These two smaller parcels were designated Single Family in the Town Centre Area Plan as a
reflection of the current lot configuration in the site context. Due to historic lot patterns, there were
limited development options for a possible site assembly with sufficient lot depth to create a
multifamily development and provide required road dedication for the widening of 223rd Street. As a
response to these challenges, these shallow parcels were designated Single Family.
These constraints will be alleviated by the consolidation of these two parcels with the larger
properties to their west. For this reason, the proposed amendment to the Official Community Plan
designation from Single Family to Low Rise Apartment is supportable. The resulting assembly will be
able to provide required road dedication along 223rd Street, and create a sufficiently large parcel for
a comprehensive development plan.
The applicants were not able to acquire the corner parcel at 22306 122nd Avenue. However, due to
its location, this parcel will be able to develop independently as a multi-family development, and
does not need to be part of an assembly to realize its development potential.
Rental Housing accommodation.Rental Housing accommodation.Rental Housing accommodation.Rental Housing accommodation. The proposed rental accommodation will improve the housing
stock diversity in the Community. The Maple Ridge Official Community Plan notes that Maple Ridge
- 4 -
has a shortage of specific types of rental accommodation, including 3 bedroom apartments, which
are proposed with this application. The following OCP policies support rental housing:
Policy 3-33 – Maple Ridge supports the provision of rental accommodation and encourages the
construction of rental units that vary in size and number of bedrooms.
Policy 3-34 – Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District.
OCP policy 3-33 supports the provision of rental accommodation in varying dwelling unit size and
number of bedrooms, and OCP policy 3-34 supports the provision of affordable, rental and special
housing needs throughout the District. A recommended approach to secure these units as rental
housing will be through a Restrictive Covenant and a Housing Agreement with the property owner.
Housing Action PlanHousing Action PlanHousing Action PlanHousing Action Plan::::
The development of new rental housing stock is a Council priority. The Housing Action Plan was
endorsed by Council on September 15, 2014. Strategy 4 of the Plan is to Create New Create New Create New Create New Rental Rental Rental Rental
Housing OpportunitiesHousing OpportunitiesHousing OpportunitiesHousing Opportunities. The Housing Action Plan Implementation Framework was adopted on
September 14, 2015 and contains short, medium and long-term actions to facilitate the
development of affordable housing in Maple Ridge. One of the short-term actions is submit a
scoping report to Council on tools and opportunities to facilitate rental housing. This report is
expected to go to Council later in 2016.
It is clear that this proposal will meet many of the objectives of the Housing Action Plan.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
There are 2 Land Use Contracts for the subject properties fronting 122nd Avenue. Land Use Contract
#H33588 applies to the subject property at 22260 122nd Avenue, while Land Use Contract
#P108265 applies to the subject property at 22292 122nd Avenue. Both contracts must be
discharged prior to zoning the properties RM-2 (Medium Density Apartment Residential). To address
this issue, the attached zoning amendment bylaw will also discharge these Land Use Contracts.
This application also proposes to rezone the properties located at 12159 and 12167 223rd Street
from RS-1 One Family Urban Residential to RM-2 (Medium Density Apartment Residential) to permit
a 4 storey apartment building. 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 RM-2 (Medium Density
Apartment Residential) zone is 1300 m2. Any variations from the requirements of the proposed zone
will require a Development Variance Permit application.
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre.
- 5 -
Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel::::
A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment 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)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: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;
f) School District;
g) Utility companies;
h) Ministry of Transportation and Infrastructure; and
i) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
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)f)f)f) Early and Ongoing Consultation:Early and Ongoing Consultation:Early and Ongoing Consultation: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)g)g)g) Development Applications:Development Applications:Development Applications:Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Town Centre Development Permit Application (Schedule D);
4. A Subdivision Application (for lot consolidation).
- 6 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
The development proposal is in compliance with the policies of the OCP. Justification has been
provided to support an OCP amendment from Single Family to Low Rise Apartment. It is, therefore,
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Diana Hall”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Diana HallDiana HallDiana HallDiana Hall, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP
Planner 2Planner 2Planner 2Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PChristine Carter, M.PChristine Carter, M.PChristine Carter, M.PL, MCIP, RPPL, MCIP, RPPL, MCIP, RPPL, MCIP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by E.C. Swabey”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7244-2016
Appendix D – Proposed Site Plan
DATE: Feb 29, 2016
FILE: 2016-052-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,000
22260/92 122 AVENUE &
12159/67 223 STREET
122 AVE
223 ST222 STLegend
Stream
Ditch Centreline
Indefinite Creek
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Feb 29, 2016
FILE: 2016-052-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,000
22260/92 122 AVENUE &
12159/67 223 STREET
Aerial Imagery from the Spring of 2011
122 AVE
223 ST222 STAPPENDIX B
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
BYLAW NO. 7244BYLAW NO. 7244BYLAW NO. 7244BYLAW NO. 7244----2016201620162016
A Bylaw to amend Zoning Bylaw No. 3510 - 1985 and to discharge certain Land Use
Contracts
______________________________________________________________________________
WHEREASWHEREASWHEREASWHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended; and
WHEREAS a land use contract may, under s.546 of the Local Government Act, be discharged
by bylaw with the agreement of the local government and the owner of any parcel of land
that is described in the bylaw as being covered by the discharge; and
WHEREAS the owner of land legally described as:
Lot 44 District Lot 399 Group 1 New Westminster District Plan 41066 and
Lot 48 District Lot 399 Group 1 New Westminster District Plan 44211
has agreed in writing to the discharge of the land use contracts charging each of those
parcels;
NOW THEREFORENOW THEREFORENOW THEREFORENOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending and Land Use Contract
Discharge Bylaw No. 7244-2016."
2. Those parcel (s) or tract (s) of land and premises known and described as:
Lot 44 District Lot 399 Group 1 New Westminster District Plan 41066
Lot 48 District Lot 399 Group 1 New Westminster District Plan 44211
Lot 1 District Lot 399 Group 1 New Westminster District Plan 14397
Lot 2 District Lot 399 Group 1 New Westminster District Plan 14397
as shown outlined in heavy black line on Map No. 1674 a copy of which is attached
hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
4. The land use contract registered on April 12, 1972 and assigned registration number
H33588 is discharged from the land described as Lot 44 District Lot 399 Group 1
New Westminster District Plan 41066 (PID 002-539-187).
APPENDIX C
5. The Land Use Contract registered on November 6, 1978 and assigned registration
number P108265 is discharged from the land described as Lot 48 District Lot 399
Group 1 New Westminster District Plan 4421(PID 00-354-991).
6. The Corporate Officer shall register in the Land Title Office a discharge of each of the
land use contracts that is subject to this bylaw, together with a certified copy of this
bylaw, in accordance with the Land Title Act and Sections 546 and 547 of the Local
Government Act.
READ READ READ READ a first time the day of , 20
READREADREADREAD a second time the day of , 20
PUBLIC HEARING PUBLIC HEARING PUBLIC HEARING PUBLIC HEARING held the day of , 20
READ READ READ READ a third time the day of , 20
APPROVEDAPPROVEDAPPROVEDAPPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED,ADOPTED,ADOPTED,ADOPTED, the day of , 20
____________________________________________________________________________________________________________________ ____________________________ ____________________________ ____________________________ ____________________________
PRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBERPRESIDING MEMBER CORPORATE OFFICERCORPORATE OFFICERCORPORATE OFFICERCORPORATE OFFICER
222 ST.123 AVE.DELCREST ST,222 ST.123 AVE.
BROWN AVE.223 ST.122 AVE.224 ST.GARDEN ST.121 AVE.
12128
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2216112170
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1209622292
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1209722277 12130
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P 41066
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(P 9669)P 8540P 14397LMS 1802
LMP 27701
LMP 26249
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*LMP 22261P 16012
P 13752P 58218LMP 50617
NWS 1615P13752P 15728NWS 133
P 30167BCP 48429
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P 13752LMP 27702P 16997
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LMS 3721
P 60017 P 20588NWS 1531
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
LUC (Land Use Contracts) Registration #H33588 & #P108265RS-1 (One Family Urban Residential)RM-2 (Medium Density Apartment Residential)
7244-20161674
LUC #H33588 LUC #P108265
APPENDIX D
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE: DATE: DATE: DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2016-052-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone Zone Zone Zone Amending Bylaw No.Amending Bylaw No.Amending Bylaw No.Amending Bylaw No. 7244724472447244----2016201620162016
22260 122 A22260 122 A22260 122 A22260 122 Avenue, venue, venue, venue, 22292 122 A22292 122 A22292 122 A22292 122 Avenue, and 12159 & 12167 223venue, and 12159 & 12167 223venue, and 12159 & 12167 223venue, and 12159 & 12167 223rdrdrdrd StreetStreetStreetStreet
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to terminate the 2 Land Use Contracts of the subject properties
fronting 122nd Avenue to zone to RM-2 (Medium Density Apartment Residential). The applicant also
seeks to rezone the subject properties fronting 223rd Street from RS-1 One Family Urban Residential
to RM-2 (Medium Density Apartment Residential). The development proposal is for rental housing
accommodation with 1, 2 and 3 bedroom units. A building on the site currently has rental
accommodation. This proposal is to proceed with phased development, thereby providing existing
tenants with a smooth transition into the new development prior to demolition of the existing
structure. Based on the information outlined in this report, this proposal is found to be supportable.
Due to its location within the Town Centre and its provisions for rental housing, this proposal is
exempt from the requirements of the Community Amenity Contribution Program (Policy 6.31)
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
In respect of Section In respect of Section In respect of Section In respect of Section 475475475475 of the of the of the of the Local Government Act, Local Government Act, Local Government Act, Local Government Act, requirement for requirement for requirement for requirement for consultation during the consultation during the consultation during the consultation during the
development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:consultation is required with specifically:consultation is required with specifically:consultation is required with specifically:
i.i.i.i. The Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in theThe Board of the Regional District in which the area covered by the plan is located, in the
case of acase of acase of acase of a Municipal Official Community Plan;Municipal Official Community Plan;Municipal Official Community Plan;Municipal Official Community Plan;
ii.ii.ii.ii. The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;The Board of any Regional District that is adjacent to the area covered by the plan;
iii.iii.iii.iii. The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;The Council of any municipality that is adjacent to the area covered by the plan;
iv.iv.iv.iv. First Nations;First Nations;First Nations;First Nations;
v.v.v.v. BoardsBoardsBoardsBoards of Educationof Educationof Educationof Education, Greater Boards an, Greater Boards an, Greater Boards an, Greater Boards and Improvements District Boards; andd Improvements District Boards; andd Improvements District Boards; andd Improvements District Boards; and
vi.vi.vi.vi. The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.The Provincial and Federal Governments and their agencies.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 and in that regard it is recommended that no additional consultation be required in respect of this and in that regard it is recommended that no additional consultation be required in respect of this 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 Commatter beyond the early posting of the proposed Official Commatter beyond the early posting of the proposed Official Commatter beyond the early posting of the proposed Official Community Plan amendments on the munity Plan amendments on the munity Plan amendments on the munity Plan amendments on the City’sCity’sCity’sCity’s
website, together with an invitation to the public to comment, and;website, together with an invitation to the public to comment, and;website, together with an invitation to the public to comment, and;website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7244724472447244----2016 2016 2016 2016 bbbbe given first reading; ande given first reading; ande given first reading; ande given first reading; and
1107Superceded
- 2 -
That the applicant provide further information as described on That the applicant provide further information as described on That the applicant provide further information as described on That the applicant provide further information as described on Schedules (ASchedules (ASchedules (ASchedules (A, C & D, C & D, C & D, C & D) ) ) ) of the of the of the of the
Development Procedures BylawDevelopment Procedures BylawDevelopment Procedures BylawDevelopment Procedures Bylaw No. 5879No. 5879No. 5879No. 5879––––1999199919991999, along with t, along with t, along with t, along with the information required for a Multihe information required for a Multihe information required for a Multihe information required for a Multi----
FamilyFamilyFamilyFamily Residential Development Permit and a Subdivision applicationResidential Development Permit and a Subdivision applicationResidential Development Permit and a Subdivision applicationResidential Development Permit and a Subdivision application....
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
Applicant: Ciccozzi Architecture, Shannon Seefeldt
Owner: Viam Holdings Ltd
Legal Description: Lot: 44, D.L.: 399, Plan: NWP41066, Lot: 48, D.L.: 399, Plan:
NWP44211, Lot 1; D.L.: 399 NWD; Plan: NWP14397, Lot 2;
D.L.: 399; NWD; Plan NWP14397
OCP:
Existing: APTL (Low-Rise Apartment) and Single Family
Proposed: Medium and High-Rise Apartment
Zoning:
Existing: LUC (Land Use Contracts) and RS-1 One Family Urban
Residential
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Apartment and Single Family uses
Zone: RM-2 Medium Density Apartment Residential, RM-5 Low
Density Apartment Residential, and RS-1 One Family Urban
Residential
Designation: Apartment and Ground Oriented Multi-Family
South: Use: Seniors apartment and congregate care
Zone: CD-1-00 (Seniors Apartment and Private Hospital)
Designation: Low Rise Apartment
East: Use: Urban Single Family Residential
Zone: RS-1
Designation: Ground Oriented Multi-Family
West: Use: Strata Lot Condominium
Zone: LUC (Land Use Contracts)
Designation: Low Rise Apartment
Existing Use of Property: Vacant, Rental Apartment, and Single Family
Proposed Use of Property: Rental Apartment
Site Area: 1.03 HA. (2.5 acres)
Access: 122nd Avenue and 223 Street.
Servicing requirement: Urban Standard
b)b)b)b) Site Characteristics:Site Characteristics:Site Characteristics:Site Characteristics:
The site context is an area in transition, typified by existing multi-family structures and larger lot
single family properties that are designated for higher density. The site itself is flat, with few
environmental constraints noted. Superceded
- 3 -
c)c)c)c)Project Description:Project Description:Project Description:Project Description:
There are 4 properties included in this application. Two of these properties fronting 122nd Avenue
are either currently or previously used as rental apartment, while the parcels fronting 223rd Street
are used as single family urban residential, This proposal will assemble the two smaller single family
properties along 223rd Street into this development, which will rebuild existing rental accommodation
along 122nd Avenue. One of the two apartment structures was destroyed by fire and is beyond
repair. The other apartment complex still exists. Its reconstruction will form a later phase of this
development in order to continue to provide housing for existing tenants, and enable them to
transition to the new building prior to the demolition of this existing structure.
A mix of 1, 2 and 3 bedroom units are proposed, with a projected floor area of approximately
200,000 square feet. The projected number of dwelling units is not yet available.
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.
dddd)))) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan / Town Centre Area Plan/ Town Centre Area Plan/ Town Centre Area Plan/ Town Centre Area Plan::::
The development site is located within the North View subarea of the Town Centre Area Plan and is
currently designated Low Rise Apartment and Single Family. For the proposed development an OCP
amendment will be required to re-designate the Single Family designated portions of the site that
front 223rd Street to Low Rise Apartment to allow the proposed RM-2 Medium Density Apartment
Zoning.
These two smaller parcels were designated Single Family in the Town Centre Area Plan as a
reflection of the current lot configuration in the site context. Due to historic lot patterns, there were
limited development options for a possible site assembly with sufficient lot depth to create a
multifamily development and provide required road dedication for the widening of 223rd Street. As a
response to these challenges, these shallow parcels were designated Single Family.
These constraints will be alleviated by the consolidation of these two parcels with the larger
properties to their west. For this reason, the proposed amendment to the Official Community Plan
designation from Single Family to Low Rise Apartment is supportable. The resulting assembly will be
able to provide required road dedication along 223rd Street, and create a sufficiently large parcel for
a comprehensive development plan.
The applicants were not able to acquire the corner parcel at 22306 122nd Avenue. However, due to
its location, this parcel will be able to develop independently as a multi-family development, and
does not need to be part of an assembly to realize its development potential.
Rental Housing accommodation.Rental Housing accommodation.Rental Housing accommodation.Rental Housing accommodation. The proposed rental accommodation will improve the housing
stock diversity in the Community. The Maple Ridge Official Community Plan notes that Maple Ridge Superceded
- 4 -
has a shortage of specific types of rental accommodation, including 3 bedroom apartments, which
are proposed with this application. The following OCP policies support rental housing:
Policy 3-33 – Maple Ridge supports the provision of rental accommodation and encourages the
construction of rental units that vary in size and number of bedrooms.
Policy 3-34 – Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District.
OCP policy 3-33 supports the provision of rental accommodation in varying dwelling unit size and
number of bedrooms, and OCP policy 3-34 supports the provision of affordable, rental and special
housing needs throughout the District. A recommended approach to secure these units as rental
housing will be through a Restrictive Covenant and a Housing Agreement with the property owner.
Housing Action PlanHousing Action PlanHousing Action PlanHousing Action Plan::::
The development of new rental housing stock is a Council priority. The Housing Action Plan was
endorsed by Council on September 15, 2014. Strategy 4 of the Plan is to Create New Rental Create New Rental Create New Rental Create New Rental
Housing OpportunitiesHousing OpportunitiesHousing OpportunitiesHousing Opportunities. The Housing Action Plan Implementation Framework was adopted on
September 14, 2015 and contains short, medium and long-term actions to facilitate the
development of affordable housing in Maple Ridge. One of the short-term actions is submit a
scoping report to Council on tools and opportunities to facilitate rental housing. This report is
expected to go to Council later in 2016.
It is clear that this proposal will meet many of the objectives of the Housing Action Plan.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
There are 2 Land Use Contracts for the subject properties fronting 122nd Avenue. Land Use Contract
#H33588 applies to the subject property at 22260 122nd Avenue, while Land Use Contract
#P108265 applies to the subject property at 22292 122nd Avenue. Both contracts must be
discharged prior to zoning the properties RM-2 (Medium Density Apartment Residential). To address
this issue, the attached zoning amendment bylaw will also discharge these Land Use Contracts.
This application also proposes to rezone the properties located at 12159 and 12167 223rd Street
from RS-1 One Family Urban Residential to RM-2 (Medium Density Apartment Residential) to permit
a 4 storey apartment building. 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 RM-2 (Medium Density
Apartment Residential) zone is 1300 m2. Any variations from the requirements of the proposed zone
will require a Development Variance Permit application.
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre. Superceded
- 5 -
Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel::::
A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment 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)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications: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;
f) School District;
g) Utility companies;
h) Ministry of Transportation and Infrastructure; and
i) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
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)f)f)f) Early and Ongoing Consultation:Early and Ongoing Consultation:Early and Ongoing Consultation: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)g)g)g) Development Applications:Development Applications:Development Applications:Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Town Centre Development Permit Application (Schedule D);
4. A Subdivision Application (for lot consolidation).Superceded
- 6 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
The development proposal is in compliance with the policies of the OCP. Justification has been
provided to support an OCP amendment from Single Family to Low Rise Apartment. It is, therefore,
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Diana Hall”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Diana HallDiana HallDiana HallDiana Hall, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP, M.A, MCIP, RPP
Planner 2Planner 2Planner 2Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPPChristine Carter, M.PL, MCIP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. EngFrank Quinn, MBA, P. Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by E.C. Swabey”
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7244-2016
Appendix D – Proposed Site PlanSuperceded
DATE: Feb 29, 2016
FILE: 2016-052-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,000
22260/92 122 AVENUE &
12159/67 223 STREET
122 AVE
223 ST222 STLegend
Stream
Ditch Centreline
Indefinite Creek
APPENDIX A
Superceded
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Feb 29, 2016
FILE: 2016-052-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,000
22260/92 122 AVENUE &
12159/67 223 STREET
Aerial Imagery from the Spring of 2011
122 AVE
223 ST222 STAPPENDIX B
Superceded
CITY OF MAPLE RIDGE
BYLAW NO. 7244-2016
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. 7244-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot 44 District Lot 399 Group 1 New Westminster District Plan 41066
Lot 48 District Lot 399 Group 1 New Westminster District Plan 44211
and outlined in heavy black line on Map No. 1674 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
Superceded
222 ST.123 AVE.DELCREST ST,222 ST.123 AVE.
BROWN AVE.223 ST.122 AVE.224 ST.GARDEN ST.121 AVE.
12128
12310
12251
222602219012101
12231
2222512121
2216212093
12061 2233312083
12151/73
12241
12096
12219
12295
1216722230
2216112170
12159
12228
12283
12154
12117
12210
12104
12147
1209622292
1207222160/9012275
12250
12230
2225512157
12127
12255
1209722277 12130
12150
22160222132227512286
2231512128
12087
12124
12082
12191
1227522175
1212322185 1217522328
1211122160 12135
12294
12119
12118
12142221651213122306
2220712130
12092
12241
2232012170 2229512151
12220
221791212722229
12084
12258
12238
12107
22178223052222912075
12129
12209
2233212207
12149
12139
12240
3
29
1
A
1
8
C
17
8
272
12
48
D
2
40
1 Rem 7
1
2 11 23
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6 16
18
14
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212
3
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53
14
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Pcl. 1
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B
Rem 3
11
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274
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9
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13 275
2
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13
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15
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"A"
2
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13
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"B"
N
28
P
57
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1
44
Rem 8
12
273
P 16997 P 16012NWS 612
LMP 39518(lease)
P 57090
NWS 1357
P 41066
BCP 30288
P 49482
P 1112
P 14543P 16132
(P 9669)P 8540P 14397LMS 1802
LMP 27701
LMP 26249
LMP 15241P 36736BCS 3724
*LMP 22261P 16012
P 13752P 58218LMP 50617
NWS 1615P13752P 15728NWS 133
P 30167BCP 48429
P 10689
P 15022P 8813P 61062*PP119
P 13752LMP 27702P 16997
LMP 24836P 18496
LMS 3721
P 60017 P 20588NWS 1531
P 15728
P 15022
LMP 12218 P 13752P 22111(P 38752)
BCS 3276
P 13442
P 16997
P 44211
P 51690
*PP119
RW 78233LMP 50618
LMP 27700RW 18394
LMP 35734LMP 15242LMP 26402
RW 81544
LMP 5168 LMP 7151
LMP 37897
EP 70164
BCP 48430
LMP 87 LMP 24837EP 30259
LMP 26401RW 80320LMP 24838P 28405
BCP 15939
BCHPA
LMP 24835RW 45029
EP 70164
EP 72617
RW 48132RW 75573
LMP 26325LMP 35899´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
LUC (Land Use Contracts) Registration #H33588 & #P108265RS-1 (One Family Urban Residential)RM-2 (Medium Density Apartment Residential)
7244-20161674
LUC #H33588 LUC #P108265
Superceded
APPENDIX D
Superceded
City of Maple Ridge
TO:Her Worship Mayor Nicole Read MEETING DATE:April 18, 2016
and Members of Council FILE NO:11-5600-01 &
09-3900-01
FROM:Chief Administrative Officer MEETING:C of W
SUBJECT:Water Shortage Response Plan Amending Bylaw 7217-2016
EXECUTIVE SUMMARY:
A recent amendment to the Greater Vancouver Water District (GVWD)Water Shortage Response Plan
(WSRP)has necessitated amendments to the City’s Water Shortage Response Plan Bylaw 6307-
2005 (Attachment A).The GVWD Board updated the regional WSRP as follows:
the period for Stage 1 sprinkling restrictions now extends from May 15 to October 15
water may now be used by commercial cleaning services for aesthetic cleaning during Stage
2 water restrictions
previously issued lawn sprinkling exemption permits will now remain valid during Stage 3
water restrictions
It is recommended that the City’s bylaw be updated to reflect the changes to the GVWD WSRP.
Additionally, the following changes to the City’s bylaw are recommended:
update the definition of “Public Announcement”
update exemption Permits to permit only morning sprinkling
allow the issuance of exemption Permits for the application of Nematodes to treat European
Chafer Beetle infestations
Proposed updates to the City’s Water Shortage Response Plan Bylaw are noted in City of Maple
Ridge Bylaw No. 7217-2016 (Attachment B).
RECOMMENDATION:
THAT Maple Ridge Water Shortage Response Plan Amending Bylaw 7217 -2016 be given first,
second and third readings.
DISCUSSION:
a)Background Context:
The GVWD’s WSRP and municipal WSRP bylaws impose water use restrictions that conserve
water stored in source lakes while minimizing pumping costs, energy consumption and
infrastructure sizing requirements.The WSRP restrictions are scalable, ranging from Stage 1
(least restrictive) to Stage 4 (most restrictive).Stage 1 restrictions come into effect
automatically every year during summer months.To date,the advanced stages have rarely
been activated.1108
Changes to the Region’s WSRP
Member municipalities are updating their respective WSRP bylaws to match the latest
version of the GVWD WSRP. It is recommended that the City’s Water Shortage Response
Plan Bylaw 6307-2005 be updated to reflect these recent changes to the GVWD Water
Shortage Response Plan.
During the drought of 2015, Stage 3 restrictions came into effect for the first time since
2003.Following the 2015 restrictions, the GVWD consulted various stakeholders and
carried out a review of the WSRP.Subsequent to the review process,the GVWD Board
amended Stages 1 through 3 of the WSRP as follows (see Attachment C):
Stage 1:Activation now occurs between May 15 and October 15 each year
Stage 2:Limitations on commercial cleaning services for aesthetic purposes are now
removed
Stage 3:Previously issued new lawn exemption permits will now remain valid until they
expire
Exemption Permit Sprinkling Hours Limited to Mornings Only
Several Metro Vancouver municipalities limit the hours of sprinkling under WSRP Exemption
Permits to mornings only. This is generally consistent with the sprinkling times specified for
WSRP Stages 1 and 2. Conversely, the City’s current WSRP bylaw allows sprinkling under
WSRP Exemption Permits to occur both mornings and evenings.It is recommended that the
City’s WSRP bylaw be updated to permit Exemption Permit sprinkling to occur between 4am
and 9am for residential properties and between 1am and 6am for non-residential properties.
These restrictions are consistent with other Metro Vancouver municipalities’ Exemption
Permit sprinkling times and support Regional water use goals.
Housekeeping Items
Changes to the City’s WSRP bylaw as outlined below are proposed for housekeeping
purposes:
allow the issuance of WSRP Exemption Permits to support the application of
nematodes (microscopic worms)to control European Chafer Beetle infestations in
lawns
replace the term “Water Use Sector”with “golf course operation” in Section 4.1
Update the definition of “Public Announcement” to recognize the role of the City’s
website and social media
Update the WSRP Permit document with less text and increased font size to make it
more easily read from a distance
b)Desired Outcome:
To amend the City’s Water Shortage Response Plan Bylaw 6307-2005 to reflect recent
changes to the GVWD Water Shortage Response Plan and implement other minor changes.
c)Citizen/Customer Implications:
Citizens would be required to conserve a greater volume of water by adhering to Stage 1
restrictions between May 15 and October 15 rather than between June 1 and September 30.
Additionally, citizens with sprinkling exemptions for new lawns would be able to sprinkle in
the morning only.
d)Interdepartmental Implications:
Currently, the violations of water sprinkling regulations when in effect are dealt with under
the Municipal Information Ticketing system. No adverse implications are anticipated.
e)Business Plan/Financial Implications:
Water conservation through appropriate regulations mitigates peak water demands, resulting
in potential cost savings.
f)Alternatives:
Council may decide not to update the Water Shortage Response Plan Bylaw 6307-2005 as
recommended.
CONCLUSIONS:
The Maple Ridge Water Shortage Response Plan Amending Bylaw 7217-2016 will maintain the City’s
alignment with other Metro Vancouver municipalities in the consistent application of Greater
Vancouver Water District’s Water Shortage Response Plan.
“Original signed by Joe Dingwall”
_______________________________________________
Prepared by:Joe Dingwall, PEng.
Manager of Utility Engineering
“Original signed by Stephen Judd” acting for
_______________________________________________
Reviewed by:David Pollock, PEng.
Municipal Engineer
”Original signed by Frank Quinn”
_______________________________________________
Approved by:Frank Quinn, MBA, PEng.
General Manager: Public Works &Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence:E.C. Swabey
Chief Administrative Officer
JD/mi
City of Maple Ridge
Bylaw No.7217-2016
A Bylaw to amend Maple Ridge Water Shortage Response Plan
Bylaw No.6307-2005
__________________________________________________________
WHEREAS the Regional Water Shortage Response Plan has been amended by the Greater
Vancouver Water District;
AND WHEREAS implementation of amendments to the Regional Water Shortage Response
Plan requires revisions to municipal Water Shortage Response Plan Bylaws;
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as “Maple Ridge Water Shortage Response Plan Amending
Bylaw No.7217-2016”.
2.That Part “5”of Maple Ridge Water Shortage Response Plan Bylaw No. 6307-2005,
as amended be deleted in its entirety and Part “5” attached hereto be substituted
thereto.
3.That Schedule “6” of Maple Ridge Water Shortage Response Plan Bylaw No. 6307-
2005, as amended be deleted in their entirety and Schedule “6” attached hereto be
substituted thereto.
4.The Schedule “7” attached hereto be added thereto.
5.That Maple Ridge Water Shortage Response Plan Bylaw No. 6307-2005 as amended
be amended by:
5.1 Updating the definition in Part 2 of “Public Announcement” (2.1) to include
website and social media postings;
5.2 Substituting “June 1st” with “May 15th”as it appears in Parts 3 and 4;
5.3 Substituting “September 30th” with “October 15th” as it appears in Parts 3
and 4;
5.4 Substituting “representative or operator from a Water Use Sector” with “golf
course operator” in Part 4;
5.5 Substituting “first day of June” with “fifteenth day of May” in Part 4;
5.6 Substituting “last day of September” with “fifteenth day of October” in Part 4;
5.7 Inserting at the end of Part 2 (2.2) of Schedule 1:
“(d) commercial cleaning services for aesthetic cleaning”;
5.8 Inserting at the end of Part 3 (3.2) of Schedule 1:
“(c)a Person who Waters Lawns or landscaping at premises described in a
valid and subsisting Permit, provided the Person is and has been at all times
in compliance with the Permit”;
5.9 Deleting bullet number 4 referencing hosing and pressure washing in
Schedule 3 thereof, and replacing with:
“That aesthetic cleaning is allowable if conducted by commercial cleaning
services but other hosing and pressure washing of outdoor surfaces is only
allowable for health, safety or preparing a surface for painting, sealing, or
similar treatment”;
READ a first time the day of ,2016.
READ a second time the day of , 2016.
READ a third time the day of ,2016
ADOPTED this day of ,2016.
________________________
PRESIDING MEMBER
________________________
CORPORATE OFFICER
Attachments:Part 5 and Schedules 6 and 7
Part 5: Permits
Permits
5.1 A Person may apply to the Engineer for a Permit authorizing the Person to Water
when Stage 1 Restrictions or Stage 2 Restrictions are in force, at times specified in
the Permit, at the premises described in the Permit, during the currency of the Permit
if:
(a)The Person has installed a new Lawn, either by placing sod or turf or by
seeding, or has installed new landscaping on a substantial part of the outdoor
portion of a property; or
(b)The Person is applying nematodes to a Lawn to control the proliferation of
European Chafer Beetles
A Permit issued during Stage 1 Restrictions or Stage 2 Restrictions will remain in
effect during Stage 3 Restrictions until the expiry date indicated on the permit. A
Permit does not exempt the holder from Stage 4 Restrictions.
No Permit shall be issued or renewed during Stage 3 Restrictions or Stage 4
Restrictions.
5.2 A Permit shall be affixed to a post facing the street serving the premises, beside the
principal driveway so that it is visible from the street.
5.3 The application for a Permit must be in the form prescribed by the Engineer
New Lawns or Landscaping
5.4 The Engineer, upon being satisfied that an applicant qualifies under section 5.1 due
to new Lawn or landscaping installation, shall issue a Permit in the form set out in
Schedule 6 (for residential properties) or Schedule 7 (for non-residential properties)
to the applicant upon payment of a non-refundable fee in the amount of $30.00 for a
single family dwelling unit or non-residential property and an additional $30.00 for
each of the dwelling units in a multiple residential development, to a maximum of
$150.00 for 5 or more dwelling units in a multiple residential development.
5.5 A Permit issued under section 5.4 for new Lawns or landscaping shall expire and be
of no force or effect 21 days after the date of its issue, unless the Person has been
issued an extension under section 5.6.
5.6 Before or after the expiration of a Permit issued under section 5.4 a Person may
apply for one extension of the Permit for new Lawn or landscape Watering on the
same terms and conditions as may be imposed under section 5.4. Such an
extension shall end on or before 42 days from the date of the issue of the Permit
under section 5.4.
Nematode Application
5.7 The Engineer, upon being satisfied that an applicant qualifies under section 5.1 for
nematode application, shall issue a Permit in the form set out in Schedule 6 (for
residential properties) or Schedule 7 (for non-residential properties)to the applicant
upon payment of a fee in the amount of $0.
5.8 A Permit issued under section 5.7 for nematode application shall expire and be of no
force or effect 21 days after the date of its issue.Permits issued for nematode
application may not be renewed.
City of Maple Ridge
11995 Haney Place, Maple Ridge, BC V2X 6A9 Tel: 604-467-7339 Fax: 604-467-7461
engineering@mapleridge.ca
SCHEDULE 6
BYLAW 6307-2005
LAWN SPRINKLING PERMIT
4:00 A.M.–9:00 A.M.DAILY
THIS RESIDENTIAL PROPERTY
IS TEMPORARILY EXEMPT FROM
CURRENT WATER RESTRICTIONS UNDER
BYLAW 6307-2005
PERMIT PROPERTY ADDRESS
PERMIT EXPIRY DATE
This Permit MUST BE VISIBLY DISPLAYED on the residence during its term.
RECEIPT NUMBER:
City of Maple Ridge
11995 Haney Place, Maple Ridge, BC V2X 6A9 Tel: 604-467-7339 Fax: 604-467-7461
engineering@mapleridge.ca
SCHEDULE 7
BYLAW 6307-2005
LAWN SPRINKLING PERMIT
1:00 A.M.–6:00 A.M. DAILY
THIS NON-RESIDENTIAL PROPERTY
IS TEMPORARILY EXEMPT FROM
CURRENT WATER RESTRICTIONS UNDER
BYLAW 6307-2005
PERMIT PROPERTY ADDRESS
PERMIT EXPIRY DATE
This Permit MUST BE VISIBLY DISPLAYED on the residence during its term.
RECEIPT NUMBER:
Page 1 of 2
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Maple Ridge Ticket Information Utilization Amending Bylaw No. 7240- 2016
EXECUTIVE SUMMARY:
The Solid Waste and Recycling Regulation Bylaw was amended in 2013 to require placing garbage
containers out on the same day as pickup. This was done to provide less opportunity for animals to
get into the garbage and is consistent with other Municipalities in the region. Since the amendment,
City staff, as well as Wildlife and Bear Aware staff, have been implementing an educational program
on the benefits of this change. The educational approach has been well received and embraced by
residents.
While most residents have embraced the change there are still some who continue to put out
garbage the night before despite the negative impact. An amendment to the Municipal Ticket
Information Utilization Bylaw (MTI) allows for last resort actions should compliance not be achieved
through educational means.
RECOMMENDATION(S):
That Maple Ridge Ticket Information Utilization Amending Bylaw No.7240 - 2016 be given first,
second and third reading.
DISCUSSION:
a)Background Context:
The Solid Waste and Recycling Regulation Bylaw was amended as a result of complaints
from citizens regarding wildlife disturbing trash cans and garbage being dragged onto the
street and adjoining properties which then had to be cleaned up. The Bear Aware
Conservation Officers also recommended this change to discourage bears from coming into
residential neighbourhoods as a result of being attracted to the garbage. Quite often these
bears become habitual nocturnal visitors and some would have to be destroyed. This is a
less than desirable outcome.
As the current version of the MTI bylaw does not align with the amendment to the Solid
Waste and Recycling Regulation Bylaw, the MTI bylaw needs to be amended as well. The
amendment to the MTI bylaw will provide a last resort tool for Bylaw and Conservation
Officers should compliance not otherwise be achieved.
1109
Page 2 of 2
CONCLUSIONS:
The MTI bylaw requires amendment to align it with the parent bylaw (Solid Waste and Recycling
Regulation Bylaw) in order to provide consistency with the two bylaws.
“Original signed by R. MacNair”
________________________________________
Prepared by: R. MacNair
Manager of Bylaws and Licencing
“Original signed by Frank Quinn”
_____________________________________________
Approved by: Frank Quinn, MBA, P.Eng
General Manager: Public Works and Development Services
“Original signed by E.C. Swabey”
_____________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
RM/jd
Appendix I – Maple Ridge Ticket Information Utilization Amending Bylaw No. 7240 - 2016
APPENDIX I
City of Maple Ridge
Maple Ridge Ticket Information Utilization Amending Bylaw No 7240-2016
A bylaw to amend Maple Ridge Ticket Information Utilization Bylaw No. 6929-2012
WHEREAS the Council of The City of Maple Ridge deems it expedient to amend the Maple Ridge
Ticket Information Utilization Bylaw No. 6929-2012
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1. This bylaw may be cited as Maple Ridge Ticket Information Utilization Amending Bylaw
No. 7210-2016
2. Maple Ridge Ticket Information Utilization Bylaw No. 6929-2012 is amended by changing
the wording in Schedule 23 Section11 to from “Place solid waste prior to 10:00 pm” to
“Place solid waste prior to 5:00 am”.
.
READ A FIRST TIME this ____ day of ______________, 2016.
READ A SECOND TIME this ____ day of ______________, 2016.
READ A THIRD TIME this ____ day of ______________, 2016.
ADOPTED this ____ day of ______________, 2016.
PRESIDING MEMBER CORPORATE OFFICER
City of Maple Ridge
TO: Her Worship Mayor Nicole Read DATE: April 18, 2016
and Members of Council FILE NO: 2016-10
FROM: Chief Administrative Officer ATTN: Committee of the Whole
SUBJECT: Contract Award: Works Yard Buildings Construction
EXECUTIVE SUMMARY:
The City Works Yard is located close to the geographic center of the city at 23925 Dewdney Trunk
Road. The 3.4 hectare site is accessed from the south on Dewdney Trunk Road and the north from
121st Ave/240th St. Daily functional use is storage and repair of City fleet vehicles and deployment
of Public Work, Utility, and Parks employees. Bulk and specialty material handling is also centralized
at this location. The Building was opened in 1990. Growth in population and support infrastructure
over the last 25 years has exhausted existing storage areas on the site. Preliminary planning for
additional capacity to address growth began in 2013 which has resulted in this Tender to construct
additional storage facilities at the City Works Yard. The conceptual design for the project was
presented to Council in 2015 and identified in annual Business Plans. The project is identified in the
approved Capital Budget.
RECOMMENDATION(S):
That Contract ITT-OP16-10: for the construction of two buildings be awarded to N. Wallace and
Company Ltd. in the amount of $2,241,972 plus applicable taxes; and
That a contingency be added under extra work provisions in the contract for the amount $300,000,
and that authorization for an additional budget envelope of $591,722 be included for this project
from Accumulated Surplus, Water Utility and Sewer Utility; and further
That the Corporate Officer be authorized to execute the contract.
DISCUSSION:
a)Background Context:
In 2013 a spatial and location assessment was completed for the works yard and buildings.
It was determined that the current location for the works yard is appropriate for many years
into the future primarily due to location within the municipality and zoning and functional
synergies with the School District works yard site. Building and shop space was assessed
within the current configuration. Office, shop and storage space was reviewed and covered
storage was deemed to be the most pressing need. This project will provide appropriate
1110
storage and working space to protect mobile equipment such as sanders, generators,
trailers, items such as tires, mechanical supplies, seasonal decorations and work space such
as tire changing shop. Adequate storage and protection from weather is important for fleet
equipment and will provide less servicing costs and deterioration due to weather.
Operational benefits and efficiencies will result when salt can be preloaded into trucks and
stored dry ready for service. Adequate sub zero storage will be available for equipment
dependent on water storage such as the sewer flush truck. Items such as seasonal
decorations will be stored with less wear and breakage with dedicated storage and servicing
locations. A full garage bay will become available when existing storage space is freed up.
On May 25, 2015 Operations staff and the Architect, Morrison and Hershfield, presented
conceptual plans and drawings to Council. On March 2016 Tender ITT-OP16-10 Storage
Building and Shed Construction was issued. A mand atory site visit garnered 47 attendees
including 29 general contractors and multiple sub-contractors. Three general contractors
submitted appropriate bids suitable for evaluation.
b) Financial Implications:
This project is approved within the capital plan and is over the allocated budget. This is a
lump sum contract and as such an extra work provision has been added for potential
additional works within the approved budget envelopes. The City’s Purchasing Policy requires
that the potential to add additional works be identified to Council at the time of award.
The following expenditure is authorized in the 2016 Capital and Operating Budget:
Approved Budget
LTC 6054 $ 600,000
LTC 8544 $1,646,250
Total $2,246,250
This project is included in the approved financial plan under LTC 6054 and LTC 8544. The
cost of this project exceeds the estimates included in the Budget:
Preparation Committed $ 200,000
Project Management Fees $ 96,000
Construction Award $2,241,972
Contingency $ 300,000
Total Cost $2,837,972
Additional Funding Required $ 591,722
The additional funding is from accumulated surplus, the water utility and sewer utility.
c) Tender Evaluations:
The Tender structure included various technical and financial criteria that required detailed
evaluation to determine best overall value for the City of Maple Ridge.
Of the tenders submitted three had appropriate information for thorough evaluation
summarized as follows:
Double V Construction $2,224,074.78 (1 year warranty, 8 months construction,
January)
N. Wallace and Company Ltd. $2,241,972 (10 year structural and 2 year labour
warranty, 4 months construction, September (see Value Added items below)
Mierau $2,302,864.65 (9 months construction)
Value Added
N. Wallace and Company Ltd. provides the best financial value due to cost savings and value
added components of their bid. This includes:
$15,000.00 (Project Management Savings)
$10,000.00 (Value Added Warranties)
$18,000.00 (Alternative Products)
The net value of N. Wallace and Company Ltd. Is estimated at $2,198,972.
N. Wallace and Company Ltd. received very good reference feedback. Legal review of the
tender submissions support this selection.
d) Alternatives:
Should Council not approve the additional funds then the Tender allows for an alternate
award of the one building only. Pricing structure for the one Storage Building only is as
follows:
N. Wallace and Company Ltd. $1,635,085.00
Double V Construction Ltd. $1,646,826.28
Should only the Storage building be constructed an alternate recommendation would be:
That Contract ITT-OP16-10, for the construction of one storage building be awarded to N.
Wallace and Company Ltd. in the amount of $1,635,085.00 plus applicable taxes, and that a
contingency be added under extra work provisions in the contract for the amount $200,000 ,
funded from LTC 6054 and LTC 8544.
That the Corporate Officer be authorized to execute the contract.
Future Works:
The long term needs assessment conducted in 2013 by GHMA recommended future expansion of
garage bays, standby generator upgrade and ultimately a three story office structure on site.
Currently none of these items are contemplated in the 5 year Capital Budget. Parking lot expansion,
stores expansion, wash bay upgrades, site repaving and access to the signalized intersection at
238B and Dewdney Trunk are functional changes currently being considered in the short term.
CONCLUSION:
Growth in population and support infrastructure over the last 25 years has exhausted existing
storage areas at the City’s Operations Works Yards. Preliminary planning began in 2013 which has
resulted in this Tender to construct additional storage facilities at the City Works Yard. The
recommended contract award for building construction would see the work completed through the
spring, summer and fall of 2016.
“original signed by Walter Oleschak”
_______________________________________________
Prepared by: Walter Oleschak
Superintendent of Roads and Fleet
“original signed by Russ Carmichael”
_______________________________________________
Prepared by: Russ Carmichael, AScT, Eng.L.
Director of Engineering Operations
“original signed by Trevor Thompson”
_______________________________________________
Reviewed by: Trevor Thompson
Manager Financial Planning
“original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
General Manager, Public Works and Development Services
“original signed by Ted Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
Works Yard Storage Buildings
Works Yard Storage Buildings
Works Yard Storage Buildings
Works Yard Storage Buildings
Works Yard Storage Buildings
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Committee of the Whole
SUBJECT: Award of Contracts for Legal Services
EXECUTIVE SUMMARY:
A Request for Proposals (“RFP”) for legal services was issued February 2, 2016 and closed on
February 26, 2016. Seven submissions were received. Staff is recommending that the City proceed
to negotiate contracts for legal services with two of the proponents: Raymond Young, QC and Stewart
McDannold Stuart. The contract with our current provider of legal services, Young Anderson expires
April 30, 2016.
RECOMMENDATION:
That staff be directed to negotiate contracts for the provision of legal services with Raymond Young,
QC and Stewart McDannold Stuart in accordance with the staff report dated March 18, 2016 and
further that the Corporate Officer be authorized to execute the contracts.
DISCUSSION:
a)Background Context:
The contract for legal services with Young Anderson expires April 30, 2016. While the agreement
includes a provision to renew the agreement for five more years a Request for Proposals was
issued in February. Seven responses were received from the following law firms:
Bull Housser Tupper, Vancouver
Centra Lawyers, Maple Ridge
Lidstone & Company, Vancouver
Murdy & McAllister, Vancouver
Raymond Young, Vancouver
Stewart McDannold Stuart, Victoria
Young Anderson, Vancouver
The evaluation team, consisting of Darrel Denton, Property & Risk Manager, Ceri Marlo, Manager
of Legislative Services, Paul Gill, General Manager Corporate & Financial Services and Ted
Swabey, Chief Administrative Officer, reviewed all the submissions. Evaluations were based on
criteria that included qualifications and experience, fee structure and ancillary services. The
firms of Raymond Young, QC and Stewart McDannold Stuart were deemed the most favourable.
Both firms are willing to enter into non-exclusive agreements. This will provide the City with
flexibility to draw on the appropriate expertise of each firm when seeking legal advice.
1131
b)Business Plan/Financial Implications:
The proposals submitted by Raymond Young, QC and Stewart McDannold Stuart provide value
and flexibility to the City in the provision of local government legal services.
c)Alternatives:
Staff could be directed to enter into negotiations with one or more of the other firms who
responded to the request for proposals.
CONCLUSIONS:
Staff recommends that the City proceed to enter into non-exclusive agreements with Raymond
Young, QC and Stewart McDannold Stuart for the provision of local government legal services.
“Original signed by Ceri Marlo”___________________
Prepared by: Ceri Marlo, C.M.C.
Manager of Legislative Services and Emergency Program
“Original signed by Paul Gill”___________________
Approved by: Paul Gill, B.B.A, C.G.A, F.R.M
General Manager: Corporate & Financial Services
“Original signed by E.C. Swabey”__________________
Concurrence: E.C. Swabey
Chief Administrative Officer
:cm
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETING MEETING MEETING MEETING DATEDATEDATEDATE:::: April 18, 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 March 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 March 31March 31March 31March 31, 2016, 2016, 2016, 2016 bebebebe received for received for received for received for
information only.information only.information only.information only.
GENERALGENERALGENERALGENERAL $$$$ 10,910,910,910,992,63292,63292,63292,632
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,712.9341,712.9341,712.9341,712.934
PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 85,05885,05885,05885,058
$$$$ 12,7912,7912,7912,790,6240,6240,6240,624
DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b)b)b)b) Community Communications:Community Communications:Community Communications:Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1132
c)c)c)c) Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications:Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
•Fraser Valley Regional Library – 1st Quarter Member Assessment $ 649,214
•G.V. Water District – Maple Ridge Main West $ 565,799
•G.V Water District – Water Consumption Dec 2 – Dec 31/15 $ 471,257
•King Hoe Excavating Ltd – 128 Ave road & drainage improvements $ 882,534
•Receiver General – RCMP Contract Oct 1 – Dec 31/15 $ 4,392,692
• Ridge Meadows Recycling Society – Monthly contract for recycling $ 189,713
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 March 31, 2016 have been reviewed and are in order.
______________________________________________
Prepared by: Andy DhahAndy DhahAndy DhahAndy Dhah
Accounting Clerk IIAccounting Clerk IIAccounting Clerk IIAccounting Clerk II
_______________________________________________
Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning
_______________________________________________
Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
GM GM GM GM –––– Corporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial ServicesCorporate & Financial Services
_______________________________________________
Concurrence: 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
0945475 BC Ltd Security refund 30,983
0986783 BC Ltd Security refund 97,254
Active Network Ltd Class software maintenance fees 2016 24,211
Aptean Inc Ross software annual maintenance fees 85,943
BC Hydro Electricity 128,253
BC SPCA Contract payment 28,230
Blue Pine Enterprises Ltd Whonnock Lake Park enhancement project 41,141
Boileau Electric & Pole Ltd Maintenance: Banners 565
Christmas Decorations 7,206
Firehalls 345
Library 535
Pedestrian signs 901
Replace stolen wire @ 236A St & 113A Ave 1,795
Street lights 12,509
Street light & pole replacement 15,036
Traffic signals 199 39,091
CUPE Local 622 Dues - pay periods 16/05 & 16/06 25,688
Cel-Com Systems Ltd Motorola minitor V1 UHF pagers (30) - Fire Department 18,183
Centurion Pro Solutions Inc Security refund 35,863
Chevron Canada Ltd Gasoline & diesel fuel 49,419
City Of Pitt Meadows 1/3 2015 Website hosting and support 579
Share of 2015 Pitt Meadows Community Police office expenses 29,824
Telus internet business services - Pitt Meadows Rec Centre 2,101
Total Energy Systems operating maintenance to shared facilities 20,568 53,072
Coastal Roofing Ltd Gutter membrane replacement @ Maple Ridge lawn bowling centre 24,521
CSDC Systems Inc Amanda annual software maintenance 69,497
Falcon Centre Joint Venture Security refund 100,000
Falcon Homes Ltd Security refund 221,647
Family Education & Support Ctr Community network coordination 30,000
Fitness Edge Fitness classes & programs 18,550
FortisBC - Natural Gas Natural gas 18,597
Fraser Valley Regional Library 1st quarter member assessment 649,214
Fred Surridge Ltd Waterworks supplies 36,054
Gotraffic Management Inc Traffic Control 25,027
Gr Vanc Sewerage & Drainage Transfer station waste disposal 497
Waste discharge industrial treatment fee & permit - Cottonwood 16,295 16,792
Greater Vanc Water District Maple Ridge Main West 565,799
Water consumption Dec 2 - Dec 31/15 471,257
Water sample analysis 665 1,037,721
Guillevin International Inc Firefighter equipment 1,030
Firefighter protective wear 15,505
Operations electrical supplies 7,544 24,079
Hallmark Facility Services Inc Janitorial services & supplies:
Firehalls 4,552
Pitt Meadows Heritage Hall 372
Library 6,384
City Hall 3,427
Operations 4,070
Randy Herman Building 4,766
RCMP 4,070
South Bonson Community Centre 3,613 31,254
Hub Int'L Insurance Broker 2016 fleet insurance renewal 22,741
Interprovincial Traffic Serv Traffic control maintenance 24,248
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - MARCH 2016MONTHLY DISBURSEMENTS - MARCH 2016MONTHLY DISBURSEMENTS - MARCH 2016MONTHLY DISBURSEMENTS - MARCH 2016
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Jacks Automotive & Welding Fire Dept equipment repairs 24,622
King Hoe Excavating Ltd 128 Ave road & drainage improvements (210 St - 216 St)882,534
Kwela Leadership & Talent Mgmt Customer Service training program 19,709
Lafarge Canada Inc Roadworks material 20,611
Life Fitness Int'L Sales Inc Fitness equipment - Treadmill & two bikes 17,587
Manulife Financial Employer/employee remittance 158,162
Maple Ridge & PM Arts Council Arts Centre contract payment 53,102
Medical Services Plan Employee medical & health premiums 41,209
Municipal Pension Plan BC Employee medical & health premiums 459,131
North Of 49 Enterprises Ltd Skating lesson programs 24,950
Nustadia Recreation Inc Subsidized ice purchased by P&LS on behalf of user groups 72,998
Opus Daytonknight Consultants Silver Valley reservoir 26,066
RCMP -Receiver General For Cda RCMP contract Oct 1 - Dec 31/15 4,392,692
Receiver General For Canada Employer/Employee remittance PP16/05, PP16/06 842,597
Ridge Meadows Recycling Society Monthly contract for recycling 189,713
Weekly recycling 295
Litter pickup contract 1,845
Recycling station pickup 308
Roadside waste removal 52
Toilet rebate program 220 192,433
Rogers Cellular devices Feb & Mar 17,065
Union Of BC Municipalities 2016 UBCM Annual Dues 16,992
Commercial Licenses 2016 Nov 1 - Feb 28 13,315 30,307
Warrington PCI Management Advance for Tower common costs 60,000
Westridge Security Ltd Security: Cliff Avenue 5,336
Core Park 136
Safe walk program 156
Town Core Jan 10,391 16,019
Disbursements In Excess $15,000 10,359,06710,359,06710,359,06710,359,067
Disbursements Under $15,000 633,565633,565633,565633,565
Total Payee Disbursements 10,992,63210,992,63210,992,63210,992,632
Payroll PP16/05 & PP16/06 1,712,9341,712,9341,712,9341,712,934
Purchase Cards - Payment 85,05885,05885,05885,058
Total Disbursements March 2016 12,790,62412,790,62412,790,62412,790,624
Page 1 of 2
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council FILE NO: T21-212-003
FROM: Chief Administrative Officer MEETING: C.O.W
SUBJECT: Adjustments to 2015 Collector’s Rolls
EXECUTIVE SUMMARY:
BC Assessment (BCA) has revised the assessed value for the 2015 Collector’s Roll through the
issuance of Supplementary Roll 13. The Collector is required to make all the necessary changes to
the municipal tax roll records and reports these adjustments to Council.
RECOMMENDATION:
For information only
DISCUSSION:
a)Background Context:
Two folios were adjusted in total:
Appeals filed with the Property Assessment Appeal Board for 2015 resulted in adjustments to the
assessed value of two residential properties serving as provincial housing facilities to more
accurately reflect the value of the improvements.
(Municipal tax revenue changes: Decrease in Class 1 (Residential) $13,262)
b)Business Plan/Financial Implications:
There is a total decrease of $ 13,262 in municipal tax revenue.
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Page 2 of 2
CONCLUSIONS:
Adjustments by BC Assessment resulted in a decrease of $2,966,000 to the Residential assessment
base.
This report dated April 18, 2016 is submitted for information and is available to the public.
“Original signed by Silvia Rutledge”
______________________________________________
Prepared by: Silvia Rutledge
Manager of Revenue & Collections
“Original signed by Paul Gill”
_____________________________________________
Approved by: Paul Gill, BBA, CGA
General Manager: Corporate & Financial Services
“Original signed by E.C. Swabey”
_____________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: C.O.W.
SUBJECT: 2016 Council Expenses
EXECUTIVE SUMMARY
In keeping with Council’s commitment to transparency in local government, the attached Schedule
lists Council expenses to the end of March 2016. The expenses included on the schedule are those
required to be reported in the annual Statement of Financial Information and are available on our
website.
RECOMMENDATION:
Receive for information
Discussion
The expenses included in the attached schedule are those reported in the annual Statement of
Financial Information (SOFI), including those incurred under Policy 3.07 “Council Training,
Conferences and Association Building”. The budget for Council includes the provision noted in Policy
3.07 as well as a separate budget for cell phone and iPad usage. The amounts on the attached
Schedule are those recorded prior to the preparation of this report and are subject to change.
“original signed by Cheryl Ennis”
________________________________________
Prepared by: Cheryl Ennis
Executive Assistant, Corporate Administration
“original signed by Paul Gill”
_________________________________________
Approved by: Paul Gill, CPA, CGA
GM, Corporate and Financial Services
“original signed by Ted Swabey”
______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
1134
Month of Event Reason for expense Conferences & Seminars Community Events Business Meals Mileage Cell Phones / iPads Totals
Bell, Corisa
January iPad charges 39.59
Ridge Meadows South Asian Cultural Society Gala 95.00
Mileage 470.38
February iPad charges 18.19
March
April
May
June
July
August
September
October
November
December
- 95.00 - 470.38 57.78 623.16
Duncan, Kiersten
January Cell phone charges 43.62
iPad charges 18.19
Ridge Meadows South Asian Cultural Society Gala 95.00
February Cell phone charges 54.32
iPad charges 18.19
March Cell phone charges 42.80
April
May
June
July
August
September
October
November
December
- 95.00 - - 177.12 272.12
Schedule 1
2016 Council Expenses
Month of Event Reason for expense Conferences & Seminars Community Events Business Meals Mileage Cell Phones / iPads Totals
Masse, Bob
January
February
March
April
May
June
July
August
September
October
November
December
- - - - - -
Read, Nicole
January Cell phone charges 42.96
iPad charges 21.40
Ridge Meadows South Asian Cultural Society Gala 95.00
February Cell phone charges 43.28
iPad charges 21.40
Ridge Meadows Chamber Business Excellence Awards 95.00
March Cell phone charges 43.92
April
May
June
July
August
September
October
November
December
- 190.00 - - 172.96 362.96
Month of Event Reason for expense Conferences & Seminars Community Events Business Meals Mileage Cell Phones / iPads Totals
Robson, Gordy
January iPad charges 5.35
Ridge Meadows South Asian Cultural Society Gala 95.00
February Ridge Meadows Chamber Business Excellence Awards 95.00
iPad charges 18.19
March
April
May
June
July
August
September
October
November
December
- 190.00 - - 23.54 213.54
Shymkiw, Tyler
January Cell phone charges 42.80
iPad charges 18.19
Ridge Meadows South Asian Cultural Society Gala 95.00
February Cell phone charges 42.80
iPad charges 18.19
Ridge Meadows Chamber Business Excellence Awards 95.00
March Cell phone charges 42.80
April
May
June
July
August
September
October
November
December
- 190.00 - - 164.78 354.78
Month of Event Reason for expense Conferences & Seminars Community Events Business Meals Mileage Cell Phones / iPads Totals
Speirs, Craig
January Cell phone charges 42.95
iPad charges 18.19
Ridge Meadows South Asian Cultural Society Gala 95.00
February Cell phone charges 42.80
iPad charges 18.19
March Cell phone charges 43.47
April
May
June
July
August
September
October
November
December
- 95.00 - - 165.60 260.60
Totals - 855.00 - 470.38 761.78 2,087.16
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CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: April 18, 2016
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO:
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: COW
SUBJECTSUBJECTSUBJECTSUBJECT: Permissive Tax Exemption Policy – Private Schools
EXECUTIVE EXECUTIVE EXECUTIVE EXECUTIVE SUMMARY:SUMMARY:SUMMARY:SUMMARY:
The Community Charter provides for a general exemption from property taxes if certain criteria are
met. These are referred to as statutory exemptions and Council does not have any legislative powers
or authority over these exemptions.
Council has the authority to exempt certain other properties from municipal taxation by granting a
permissive tax exemption. Historically, private schools have fallen into this category.
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 changes to the Community Charter staff recommends that Council amend Policy 5.21
to confirm that permissive property tax exemptions will not be provided to private schools in Maple
Ridge.
There are three schools in Maple Ridge that have been granted a permissive tax exemption in past
years. Staff have worked with BC Assessment and determined that in 2016 they will receive a
statutory exemption equal to the combined statutory and permissive exemptions they have received
in the past.
RECOMMENDATION(S):RECOMMENDATION(S):RECOMMENDATION(S):RECOMMENDATION(S):
That Policy 5.21 be amended as attached to the Council report dated April 18, 2016.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
The Community Charter provides for a general exemption from property taxes if certain criteria are
met. Council does not have any legislative powers or authority over these exemptions, referred to as
statutory exemptions.
Council has the authority to exempt certain other properties from municipal taxation by granting a
permissive tax exemption and historically private schools have fallen into this category for any land
and improvements other than the instructional building itself and the land it stood on.
Recently, the scope of the statutory exemption provided to private schools offering a curriculum
equivalent to that provided in a public school has changed. It has been expanded to include both
the school building and the land it stands on as well as surrounding lands and improvements that
are reasonably necessary for the purpose of delivering the curriculum. The intent behind the
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change is to put qualifying private schools and public schools on equal standing with regards to
property taxation.
There are three private schools in Maple Ridge affected by this legislative change. All three schools
have previously received a combination of a statutory exemption for the school building and the land
it stood on, as well as a permissive exemption for surrounding lands and improvements. Staff has
discussed the application of the new Community Charter provisions with BC Assessment and all
three will receive a statutory exemption equivalent to the exemptions they have received in the past.
If any of the qualifying private schools acquire additional land holdings in the future, it is possible
that BC Assessment will determine that some, or all, of those additional lands are beyond what is
reasonably necessary to deliver the curriculum. Should that occur those lands would be subject to
property taxation. As the intent of the legislative change is to assess qualifying private schools on
the same basis as public schools it is appropriate that property taxes be levied on excess land
holdings.
In light of the revisions to the Community Charter staff recommends that council amend Policy 5.21
to confirm that permissive property tax exemptions will not be provided to private schools in Maple
Ridge.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
In light of the change to the Community Charter, it is appropriate for Council to amend Policy 5.21 to
confirm that the City will not grant a permissive exemption to private schools.
“Original signed by Catherine Nolan”
Prepared by: Catherine Nolan, CPA, CGA
Manager of Accounting
“Original signed by Paul Gill”
Approved by: Paul Gill, CPA, CGA
GM, Corporate & Financial Services
“Original signed by Ted Swabey”
Concurrence: E.C. E.C. E.C. E.C. SwabeySwabeySwabeySwabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
POLICY STATEMENTPOLICY STATEMENTPOLICY STATEMENTPOLICY STATEMENT
District of Maple RidgeDistrict of Maple RidgeDistrict of Maple RidgeDistrict of Maple Ridge
Title: Title: Title: Title: Tax Exemption Tax Exemption Tax Exemption Tax Exemption –––– Private SchoolsPrivate SchoolsPrivate SchoolsPrivate Schools
Policy No : 5.21 Policy No : 5.21 Policy No : 5.21 Policy No : 5.21
Supersedes: AMENDEDSupersedes: AMENDEDSupersedes: AMENDEDSupersedes: AMENDED
Authority:Authority:Authority:Authority: CouncilCouncilCouncilCouncil
ApprovalApprovalApprovalApproval
Effective Date:Effective Date:Effective Date:Effective Date:
Policy Statement:Policy Statement:Policy Statement:Policy Statement:
No exemptions are permitted under this Section.
Purpose:Purpose:Purpose:Purpose:
Section 220(1)(l) of the Community Charter Community Charter Community Charter Community Charter provides for statutory tax exemptions for a
building owned by an incorporated institution of learning that is regularly giving children
instruction accepted as equivalent to that given in a public school, and that is actually
occupied and wholly in use by the incorporated institution for the purpose of giving the
instruction, together with
(i) The land on which the building stands, and
(ii) An area of the land surrounding the land referred to in subparagraph (i) or
improvements on the area of land, or both, that are owned by the incorporated
institution and that are reasonably necessary for the purposes of the
incorporated institution, including, without limiting this, the following areas of
land and improvements:
(A) Playing fields, athletic grounds and facilities, playgrounds and improvements
related to any of them;
(B) Storage, maintenance and administrative facilities;
(C) Dormitories for students;
(D) Parking lots, walkways and roads
Any lands determined by BC Assessment to be in excess of those needed for the delivery of
the curriculum will be subject to property taxation.
1 of 7
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: 18-April-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: 2015 Consolidated Financial Statements
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The 2015 Financial Statements have been prepared using the accounting standards and reporting model
mandated by the Public Sector Accounting Board (PSAB). BDO Canada LLP has conducted an audit of the
financial statements and they will form an integral part of the 2015 Annual Report. In order to satisfy
current audit rules, Council must formally accept the financial statements before BDO can issue their
audit opinion.
Financial reporting in local government serves to communicate the fiscal health and well-being of a
community and there are two main documents that form part of the City’s financial reporting:
•The Financial PlanFinancial PlanFinancial PlanFinancial Plan, a forward looking document that sets out planned expenditures and how they
will be paid for over the next five years, and
•The Financial StatementsFinancial StatementsFinancial StatementsFinancial Statements, a retrospective document that reports on the City’s financial condition
at a point in time and financial performance during the year just ended.
There are a number of key terms included in the financial statements that are important to understand
before drawing any conclusions about the City’s financial results for 2015:
•Net Financial Position: Net Financial Position: Net Financial Position: Net Financial Position: provides a snapshot of where the City stands financially in terms of the
resources it held and the debt it owed at December 31. It is the difference between our financial
assets and our liabilities and provides an indication of financial flexibility. If Net Financial Positon
is negative it is referred to as Net Debt and indicates that revenues that will be collected in the
future are needed to pay for liabilities that already exist. If it is positive, it is referred to as Net
Financial Assets and indicates a greater degree of flexibility.
•Accumulated Surplus:Accumulated Surplus:Accumulated Surplus:Accumulated Surplus: is the total of all the City’s assets, both financial and non-financial, less our
liabilities. It represents the net economic resources available for service provision. The largest
element of this number is the value of our tangible capital assets, the physical assets used in day-
to-day service provision, meaning the accumulated surplus balance does not represent a source
of cash available to finance our day-to-day operations.
•Annual Surplus:Annual Surplus:Annual Surplus:Annual Surplus: is the difference between annual revenues and expenses, as reported on the
Statement of Operations. It is important to keep in mind that items included in revenue do not
necessarily represent cash received during the year. For example, the value of contributed
tangible capital assets is reported as a revenue, but does not represent cash the City received. On
the expense side, only the annual cost of using those assets is recognized through amortization.
The amounts expended for capital investment or renewal is not included, nor is the value of
infrastructure contributed to the City through development. This accounting requirement results
in a large reported annual surplus, but does not represent a cash surplus.
Periodically, PSAB issues new accounting standards that governments must implement. In 2015, the
City implemented the new PSAB standard PS3260, Liability for Contaminated Sites. This standard
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requires that we evaluate any potential liabilities the City may have to remediate contaminated lands,
within the parameters set out in the standard. Several departments were involved in the extensive
work required to assess any such potential liabilities. We have determined that no liability needs to
be recorded for 2015. Now that the standard is effective, we will need to re-evaluate this every year.
This report focuses on our Financial Statements for the 2015 fiscal year. Overall results for the year
were positive. Our Net Financial Position increased by $20.25 million to $72.05 million and our
Accumulated Surplus increased by $51.5 million to $999.8 million. The annual surplus in the
General Revenue Fund was $2.3 million, bringing the Accumulated Surplus amount this fund to
$9.86 million. The details behind these results are discussed in the body of this report.
RECOMMENDATIONRECOMMENDATIONRECOMMENDATIONRECOMMENDATION::::
That the 2015 Financial StateThat the 2015 Financial StateThat the 2015 Financial StateThat the 2015 Financial Statements be accepted.ments be accepted.ments be accepted.ments be accepted.
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
Financial reporting in local government serves to communicate the fiscal health and well-being of a
community and there are two main documents that accomplish this: the Financial PlanFinancial PlanFinancial PlanFinancial Plan and the Financial Financial Financial Financial
StatementsStatementsStatementsStatements, each with very different objectives.
The Financial PlanFinancial PlanFinancial PlanFinancial Plan is a forward looking document that sets out the City’s planned expenditures and
transfers to reserves for the next five years and identifies how those expenditures and transfers will be
funded. The Community Charter requires that municipalities prepare a “balanced budget”. This means
that the total of any proposed expenditures or transfers to reserves must not exceed the total of proposed
revenues or transfers from reserves. In simple terms, the Financial Plan answers the question: “what are
we going to do and how are we going to pay for it?”
In contrast, the Financial Statements,Financial Statements,Financial Statements,Financial Statements, are a retrospective document that look at the year just ended,
comparing our actual financial performance in the year to the activities identified in the Financial Plan.
The Community Charter requires municipalities to prepare the financial statements in accordance with
generally accepted accounting principles for local governments. In Canada, those principles are set by
the Public Sector Accounting Board (PSAB). The objective of a munipality’s Financial Statements is to
report on its financial condition at a point in time and its financial performance for the year.
The differing objectives of the Financial Plan and the Financial Statements, combined with the different
rules guiding their preparation, can easily result in confusion when trying to compare the two documents.
For example, the Financial Plan treats transfers to and from reserves as transactions, while the Financial
Statements, at the consolidated level, ignore transfers as they take place within the corporate entity. It is
important to keep the different rules and objectives in mind as we now look at financial results for 2015.
The 2015 Consolidated Financial Statements present the City’s results of operations during the year and
the financial positon as at December 31, 2015. Financial performance is compared to the Financial Plan
adopted in May of 2015 as this was the plan used to set property taxation rates, and to prior year results.
The transactions included in the Financial Statements are those that took place between the City and
outside parties, internal transactions, such as transfers between reserves, which are important for
financial planning purposes, have been eliminated.
The City’s auditors, BDO Canada LLP, have conducted an audit of the Statements and, pending Council’s
acceptance of the statements, will finalize their audit report. The audit report will be “unqualified”. This is
the highest form of assurance an auditor can provide and indicates the statements are free of material
misstatements and that readers can rely on them for decision making purposes.
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There are a number of key terms in the Financial Statements that are important to be familiar with before
drawing any conclusions about the 2015 results:
• Net Financial Position: Net Financial Position: Net Financial Position: Net Financial Position: provides a snapshot of where the City stands financially in terms of the
resources it held and the debt it owed at December 31. It is the difference between our financial
assets and our liabilities and provides an indication of financial flexibility. If Net Financial Positon
is negative it is referred to as Net Debt and indicates that revenues that will be collected in the
future are needed to pay for liabilities that already exist. If it is positive, it is referred to as Net
Financial Assets and indicates a greater degree of flexibility.
• Accumulated Surplus:Accumulated Surplus:Accumulated Surplus:Accumulated Surplus: is the total of all the City’s assets, both financial and non-financial, less our
liabilities. It represents the net economic resources available for service provision. The largest
element of this number is the value of our tangible capital assets, the physical assets used in day-
to-day service provision, meaning the accumulated surplus balance does not represent a source
of cash available to finance our day-to-day operations.
• Annual Surplus:Annual Surplus:Annual Surplus:Annual Surplus: is the difference between annual revenues and expenses, as reported on the
Statement of Operations. It is important to keep in mind that items included in revenue do not
necessarily represent cash received during the year. For example, the value of contributed
tangible capital assets is reported as a revenue, but does not represent cash the City received..
On the expense side, only the annual cost of using those assets is recognized through
amortization. The amounts expended for capital investment or renewal is not included, nor is the
value of infrastructure contributed to the City through development. This accounting requirement
results in a large reported annual surplus, but does not represent a cash surplus.
The City’s Financial Statements are comprised of the following:
• Statement of Financial Position
• Statement of Operations
• Statement of Change in Net Financial Assets
• Statement of Cash Flow
• Significant Accounting Policies
• Notes to the Financial Statements
• Segment Report
• Supporting Schedules 1-6
The Notes to the Financial Statements provide additional information for the items found on the
Statement of Financial Position and the Statement of Operations and are referenced on each of these
statements.
As noted earlier, the City’s financial statements are prepared using the accounting standards and
reporting model prescribed by PSAB. In 2015, PSAB adopted a new standard, requiring the City to
assess, within the parameters set out in the standard, whether or not it had any liability to remediate
contaminated sites. Extensive work, involving several departments, was conducted to comply with this
new requirement, and concluded that no liability needed to be recorded in 2015. Now that this standard
is effective, ongoing annual work to assess any changes or new information will be required to comply
with it.
A discussion of the Financial Statements follows:
Statement of Statement of Statement of Statement of Financial PositionFinancial PositionFinancial PositionFinancial Position
The Statement of Financial Position is the public sector version of a balance sheet. One of the key
indicators on this statement is the Net Financial Positon. As noted above, it is calculated by subtracting
our liabilities from our financial assets and is one piece of information available to assess the City’s
4 of 7
financial flexibility. At the end of 2015 the City had Net Financial Assets of $72 million, an increase of
$20.25 million over 2014. The increase is the result of timing differences actual and planned
expenditures, in addition, as part of our long-term financial planning processes, we may deliberately
collect revenues over time to build the financial capacity needed for future expenditures. This practice
will increase our financial assets, and our financial positon, until the expenditures occur.
The other key indicator that appears on this is statement is Accumulated Surplus. As noted above, this is
the total of all our assets, bot financial and non-financial, less our liabilities. This number represents the
net economic resources available for service provision. The bulk of this number comes from the value of
our tangible capital assets, meaning it does not represent cash that can be spent to support our
operations. At the end of 2015, the City’s accumulated surplus was $999.8 million, compared to $948
million in 2014.
Key items to note on the Statement of Financial Position:
•Combined cash and cash equivalents, and portfolio investments increased by $14.8 million. This
is the result of increased cash balances available to invest due to timing differences between
planned and actual expenditures.
•Debt decreased by $2.76 million due to the scheduled repayment of debt, most of which relates
to our Town Centre facilities.
Statement of OperationsStatement of OperationsStatement of OperationsStatement of Operations
The Statement of Operations is the public sector version of an income statement, reporting revenues and
expenses for the year. The difference between revenues and expenses is referred to as the annual
surplus if positive, or the annual deficit if negative. It is important to note that accounting rules require us
to include in revenues items such as the value of infrastructure contributed to the city through
development, but on the expense side we include only the cost of using those assets through
amortization, not the value of the assets received. This results in a reported annual surplus that does not
represent a cash surplus. In 2015, the City recorded contributed infrastructure with a value of $36.7
million. This amount was recorded as revenue. On the expense side, the amortization recorded for these
assets was $709.6K. The City’s Annual Surplus was $51.5 million. Over half of this amount comes from
the transactions associated with contributed assets received during the year and, as noted previously,
there is no cash received by the City related to these assets.
As noted earlier in the report, when the Financial Plan is prepared, we ensure that all planned sources of
funding are equal to all planned uses of funding. This is referred to as a “balanced budget”. Not all of
the elements that result in a balanced budget are included in the Statement of Operations. Some
Financial Plan transactions, such as transfers to and from reserves, are eliminated from the summary
financial statements as they are internal transactions; other items are not included as they do not meet
the definition of an expense. For example, our planned investment in tangible capital assets will result in
an expenditure of resources, but not an expense. The annual cost of using our tangible capital assets,
recorded as amortization, is an expense and is included on this statement. A reconciliation between the
Financial Plan and the Financial Statements is shown in Note 17 to the Financial Statements.
The following discusses the Statement of Operations:
Consolidated Revenues: Actual $170.9 million; Budget $180.4Consolidated Revenues: Actual $170.9 million; Budget $180.4Consolidated Revenues: Actual $170.9 million; Budget $180.4Consolidated Revenues: Actual $170.9 million; Budget $180.4 millionmillionmillionmillion
Not all monies the City receives are recorded as revenues at the time of receipt. Monies such as
Development Cost Charges or Parkland Acquisition fees that are collected for specific capital works are
recorded as a liability when received. When we budget for the capital expenditures that are funded from
these sources we also budget to record the revenue, which results in a draw down of the liability. If
5 of 7
capital expenditures do not occur, no revenue is recognized and the funds remain on hand, recorded as a
liability.
In 2015, consolidated revenues were below budget by $9.55 million. This is comprised of variances in a
number of categories, particularly those related to capital. The following highlights some of the key
variances:
•User fees and other revenues in excess of budget estimates by $2.65 million
•Development revenues below budget estimates by $25.9 million, due in large part to factors such
as DCC liabilities not being drawn down to fund the related work.
•A variance of $5.9 million to budgets estimates for proceeds of disposal due to timing of the sale
of lands in the town center.
•Developer contributed assets in excess of budget estimates by $20.2 million
As noted above, revenues below budget estimates for development revenues do not represent a cash
shortfall as the related expenditures did not occur. Similarly, the revenue amount recorded for
contributed assets, does not represent a cash windfall as this number represents the value of assets
received, not a payment received by the City.
Consolidated Expenses Consolidated Expenses Consolidated Expenses Consolidated Expenses –––– Actual $119.39 million; Budget $130.35 millionActual $119.39 million; Budget $130.35 millionActual $119.39 million; Budget $130.35 millionActual $119.39 million; Budget $130.35 million
Expenses are comprised of general operating expenses for goods and services, labour, interest on debt
and amortization of our tangible capital assets. The actual cash expended to invest in the replacement or
acquisition of assets is not reflected on this statement.
In 2015, consolidated expenses were below budget by $10.96 million. Key items contributing to this
result include:
•Water purchases below budget estimates by $1.4 million
•Approximately $4 million in capital related projects
•$1.7 million from the RCMP contract
•Approximately $3.2 million in projects schedules for 2015 that will proceed in 2016.
Statement of Change in Net Financial AssetsStatement of Change in Net Financial AssetsStatement of Change in Net Financial AssetsStatement of Change in Net Financial Assets
The change in Net Financial Position in a year is explained by the difference between revenues and
expenditures. If we recognize more revenue that we expend, then the net financial position will increase;
if less then it will decrease. In 2015, the City’s financial position increased by $20.25 million to $72.05
million. It is important to keep in mind that as part of the City’s long-term financial planning processes,
we may collect revenues over time to build capacity for future expenditures. This practice increased the
City’s financial assets, and the net financial position until the related expenditures occur.
Statement of Cash FlowStatement of Cash FlowStatement of Cash FlowStatement of Cash Flow
The Statement of Cash Flow explains the change in the balance of cash and cash equivalents for the
year, showing the impact of various types of transactions on the balance. For example the statement
shows that $27.2 million was generated from operating activities and that $19.6 million was used for
capital activities.
Segment ReportSegment ReportSegment ReportSegment Report
The Segment Report enhances the information found on the Consolidated Statement of Operations. The
information is laid out in the same manner, but provides a greater level of detail. City services have been
segmented by grouping activities by function, as directed by PSAB. For example, protection of the public
is achieved by activities such as bylaw enforcement and inspection services in addition to police and fire
fighting services, so all of these activities are reported as part of the Protective Services segment.
Revenues that are directed related to the costs of a function have been reported in each segment,
including revenues related to capital investment. Expenses are broken down to the categories of goods
6 of 7
and services, labour, debt servicing, and amortization. The Segment Report allows us to see how much
each segment contributes to the annual surplus before considering allocations of taxes and other
municipal resources. As described earlier, annual surplus is the difference between annual revenues and
expenses.
The following table shows the departments included in each segment:
Reporting SegmentsReporting SegmentsReporting SegmentsReporting Segments
General Gov’tGeneral Gov’tGeneral Gov’tGeneral Gov’t Protective SvcProtective SvcProtective SvcProtective Svc RecreationRecreationRecreationRecreation Planning; Public Planning; Public Planning; Public Planning; Public
Health & OtherHealth & OtherHealth & OtherHealth & Other TransportationTransportationTransportationTransportation WaterWaterWaterWater SewerSewerSewerSewer
Human Resources Police Parks Planning Engineering Water Sewer
Clerks Fire Leisure Svc Recycling Operations
Administration Bylaws Youth Svc Cemetery Drainage
Finance Inspection Svc Arts Social Planning Roads
Purchasing Emergency Svc Library
Information Svc
Legislative Svc
Economic Dev
Communications
The above discussion focuses on the Consolidated Financial Statements, and, as noted, consists of
transactions only with outside parties; internal transactions, such as transfers are not included. It is
useful to look at some areas of our organization in isolation, particularly the General Revenue Fund and
the Sewer and Water Utilities. While the Financial Statements do not show each of these elements in
isolation, aggregated information is shown on Schedules 1 and 3 to the Consolidated Financial
Statements.
General RevenueGeneral RevenueGeneral RevenueGeneral Revenue
It is important to look at the General Revenue Fund in isolation, as to a large extent, the transactions that
take place in this fund drive property taxation. The Audit and Finance Committee received a report on
March 14, 2016, noting that preliminary results were positive and that we expected a favorable variance
to budget. Final results for 2015 include a General Revenue Annual Surplus of $2.3 million. General
Revenue Accumulated Surplus increased to $9.86 million.
Sewer and WatSewer and WatSewer and WatSewer and Water Utilitieser Utilitieser Utilitieser Utilities
The Sewer and Water Utilities are self-funded business units that manage the collection and distribution
of water and liquid waste as well as the related infrastructure. A large portion of the costs in the utilities
are driven by the Regional District and Council has used a rate stabilization policy for a number of years.
Under this policy, accumulated surplus amounts are deliberately built in a systematic manner over a
period of time in order to provide for our commitment towards larger regional projects as well as
variations in our own annual infrastructure investment. This practice allows Council to smooth the impact
of variations in annual spending levels on our rate payers.
The accumulated surplus balances in both utilities increased in 2015, in part due to work projects that
will proceed in 2016, and in part to address future spending requirements. The accumulated surplus
balances in both utilities are projected to increase over the next 4 years to support future infrastructure
commitments.
7 of 7
The following shows the accumulated surplus amounts in each of the utilities:
ReservesReservesReservesReserves
The City’s reserves are an important financial planning tool and provide a mechanism to build capacity
over time to undertake strategic projects. They are reviewed on a regular basis to assess their adequacy,
with adjustments made when capacity permits.
The term “reserve” is often applied to both our reserve funds and our reserve accounts and there are
important distinctions between the two resources. Reserve funds are statutory, meaning they are
established by bylaw for specific purposes. Once monies are transferred to a reserve fund, they can only
be used for the purpose outlined in the establishing bylaw. Reserve accounts are appropriation of
surplus, established to meet specific business needs. They can be established or dissolved as directed
by Council, as long as identified business needs are met and risks managed appropriately.
At the beginning of 2015, the City had $68.7 million in total reserves, as shown in Schedule 6 to the
Financial Statements. At the end of 2015 the City has $77 million in reserves, an increase of $8.3
million. This variance is the combined result of planned capital investment that will occur in the future
and end of year provisions for various operating projects and initiatives. A separate report provides
detailed information on our reserves.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
The City’s reserves are sound and the long-term financial plans reflect the ability of the City to meet its
future obligations. Overall results for 2015 are positive. We ended the year with an Annual Surplus
amount of $51.5 million, and an Accumulated Surplus balance of $999.8 million.
“Original signed by Catherine Nolan”
Prepared by: Catherine Nolan, CPA, CGA
Manager of Accounting
“Original signed by Paul Gill”
Approved by: Paul Gill, CPA, CGA
GM, Corporate and Financial Services
“Original signed by Ted Swabey”
Concurrence: E.C. E.C. E.C. E.C. SwabeySwabeySwabeySwabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
2015201520152015 2014201420142014
Sewer Utility $ 6,413,897 $ 4,662,448
Water Utility $ 8,354,639 $ 6,737,009
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council
FROM: Chief Administrative Officer MEETING: C. of W.
SUBJECT: 2016-2020 Financial Plan Amending Bylaw
EXECUTIVE SUMMARY:
Prior to setting the 2016 property tax rates, it is desirable to update our financial plan to reflect
information received since the plan’s adoption in January. The 2016 property assessment roll has
been received from BC Assessment, which means that the 2016 property taxes can now be set.
The Property Tax Rates Bylaw must be adopted each year prior to May 15. The Financial Plan
Amending Bylaw and 2016 Property Taxes Bylaw will require three readings on the Council Meeting
on April 26 and final consideration at the Council Meeting on May 10.
The majority of the updates to the Financial Plan are the inclusion of funding and budgets for the
projects that were included in the prior year’s adopted budget but were not completed by year end.
Council has approved a few additions to the budget through Council Resolutions, which are itemized
later in this report.
Each year Council receives numerous reports on different aspects of property taxation. In the past,
we reduced the major industrial property taxes due to these rates being high compared to other
communities. Each year Council receives a report concerning our commercial property tax rates and
multiples. The competitiveness of our commercial property tax rates is something that we continue
to monitor.
Council has raised some concerns about the property tax burden on our business/commercial class
properties. A reduction in the magnitude of the 2016 property tax increase for Business and Light
Industrial class properties has been incorporated in this Financial Plan Amendment. These property
classes will have an increase of 1.85% compared to the 3.15% increase in other property classes.
This will result in the business class multiple, the number of times larger the business class property
tax rate is compared to the residential class rate, being reduced from 2.75 to 2.71.
RECOMMENDATION(S):
That Bylaw No. 7241-2016 be given first, second and third readings.
1137
DISCUSSION:
a) Background Context:
The 2016-2020 Business Plans and an overview of the financial plan were presented to Council
at public meetings in December of 2015. Business Plans from all areas including the Capital
Program and the 2016-2020 Financial Overview Report were provided and a Financial Plan
Bylaw was adopted in January. The business plans, reports, presentations and Financial Plan
Bylaw are available on our website.
b) Business Plan/Financial Implications:
The financial plan is amended as follows:
1. The real growth in 2016 property tax revenue, largely due to new construction, was 1.78%.
The actual growth was 2.15%; however, some of this growth will be exempt for a few years as
it was under an incentive program. An estimate of 2% for real growth was included in the
previous financial plan. Funding has been set aside to assist with temporary growth revenue
shortfalls due to property tax exemptions for the incentive programs.
2. As in past years and as reported to Council in the year end update, funding has been
provided for projects that were budgeted for in the prior year but were not completed.
3. Council approved funding from the Police Services Reserve for two separate items: to
support a strategy to address systematic vehicle speeding and additional security coverage
in the downtown core in 2016 of $60,000.
4. Other cost updates for existing items resulted in some cost savings, these include employee
benefits, library contract and removal of the inflation contingency for 2016.
5. These favourable adjustments provided some latitude to reduce the property tax increase for
business and light industrial class properties from 3.15% to 1.85%.
6. The transfer to General Revenue Accumulated Surplus for 2016 is $98,400 and for the
following three years ranges from $36,500 to $56,500.
c) Desired Outcome:
A financial plan that accurately reflects the planned expenditures and methods of funding and is
consistent with Council’s direction.
d) Citizen/Customer Implications:
The business plans have far-reaching citizen and customer implications. The Financial Plan
reflects the financial impact of the business plans.
Public consultation is an important component of preparing the financial plan. Public input
during business planning this December was invited through advertisements in the local paper
and through online methods. Input was accepted through many different mediums including: in
person, email, voicemail, Facebook, Twitter and regular mail. Regular feedback and interactions
with the public and people who we serve is also taken into account in developing the business
plans.
For this amendment to the Financial Plan, as there is very little new information and few
decisions being made, public consultation will consist of an advertisement placed in the local
paper.
CONCLUSIONS:
The Financial Plan is a multi-year planning, reviewing and reporting tool that represents Council’s
commitment to providing quality services to the people of Maple Ridge. The plan provides a forecast
of the financial resources that are available to fund operations, programs and infrastructure for the
five year period.
"Original signed by C.K. Lee"
Prepared by: CK Lee, CPA, CGA
Financial Analyst
"Original signed by Trevor Thompson"
Prepared by: Trevor Thompson, BBA, CPA, CGA
Manager of Financial Planning
"Original signed by Trevor Thompson" for
Approved by: Paul Gill, BBA, CPA, CGA
General Manger, Corporate & Financial Services
"Original signed by E.C. Swabey"
Concurrence: E.C. Swabey
Chief Administrative Officer
CITY OF MAPLE RIDGE
BYLAW NO. 7241-2016
A bylaw to amend Maple Ridge 2016-2020 Financial Plan Bylaw No. 7194-2015
____________________________________________________________________________________
WHEREAS, through a public process in an open meeting the business and financial plans were
presented;
AND WHEREAS, the public will have the opportunity to provide comments or suggestions with respect
to the financial plan;
AND WHEREAS, Council deems this to be a process of public consultation under Section 166 of the
Community Charter;
The Council for the City of Maple Ridge ENACTS AS FOLLOWS:
1. This Bylaw may be cited as Maple Ridge 2016-2020 Financial Plan Amending Bylaw
No. 7241-2016.
2. Statement 1, Statement 2 and Statement 3 attached to and forming part of Maple Ridge 2016-
2020 Financial Plan Bylaw 7194-2015 are deleted in their entirety and replaced by Statement 1,
Statement 2 and Statement 3 attached and forming part of Maple Ridge 2016-2020 Financial
Plan Amending Bylaw No. 7241-2016.
READ a first time the day of , 2016.
READ a second time the day of , 2016.
READ a third time the day of , 2016.
PUBLIC CONSULTATION completed on the day of , 2016.
ADOPTED the ___ day of ________________, 2016.
________________________________
PRESIDING MEMBER
________________________________
CORPORATE OFFICER
ATTACHMENT: Statement 1, Statement 2 and Statement 3
Attachment to Maple Ridge 2016-2020 Financial Plan Amending Bylaw 7241-2016
Statement 1
Consolidated Financial Plan 2016-2020 (in $ thousands)
2016 2017 2018 2019 2020
REVENUES
Revenues
Development Fees
Developer Contributed Assets 16,500 16,500 16,500 16,500 16,500
Developer Cost Charges 36,178 1,961 2,151 13,335 9,926
Developer Specified Projects - - - - -
Parkland Acquisition 1,403 200 200 200 200
Contribution from Others 1,979 1,248 1,282 1,244 1,287
Development Fees Total 56,060 19,909 20,133 31,279 27,913
Property Taxes 74,471 78,559 82,634 86,861 91,288
Parcel Charges 2,906 2,997 3,091 3,188 3,288
Fees Charges 41,197 42,539 44,140 45,841 47,494
Interest 1,883 1,898 1,913 1,928 1,943
Grants (Other Govts) 7,042 4,829 3,691 4,855 4,531
Property Sales 1,500 1,500 1,500 1,500 1,000
Total Revenues 185,059 152,231 157,102 175,452 177,457
EXPENDITURES
Operating Expenditures
Interest Payments on Debt 1,970 2,006 1,941 1,818 1,699
Amortization 19,780 19,780 19,780 19,780 19,780
Other Expenditures 109,461 103,588 107,083 110,646 114,342
Total Expenditures 131,211 125,374 128,804 132,244 135,821
ANNUAL SURPLUS 53,848 26,856 28,296 43,209 41,636
Add Back: Amortization Expense (Surplus) 19,780 19,780 19,780 19,780 19,780
Less: Capital Expenditures 92,248 27,617 23,800 29,615 26,402
Less: Developer Contributed Capital 16,500 16,500 16,500 16,500 16,500
CHANGE IN FINANCIAL POSITION (35,120) 2,519 7,776 16,874 18,514
OTHER REVENUES
Add: Borrowing Proceeds 7,046 6,000 7,000 - -
OTHER EXPENDITURES
Less: Principal Payments on Debt 3,476 3,705 3,721 3,800 3,882
TOTAL REVENUES LESS EXPENSES (31,550) 4,814 11,055 13,074 14,632
INTERNAL TRANSFERS
Transfer from Reserve Funds
Capital Works Reserve 10,050 3,549 - - -
Equipment Replacement Reserve 5,414 1,813 3,245 2,311 1,857
Fire Department Capital Reserve 2,273 - - - 250
Land Reserve - - - - -
Local Improvement Reserve - - - - -
Sanitary Sewer Reserve - - - - -
Transfer from Reserve Fund Total 17,737 5,362 3,245 2,311 2,107
Less :Transfer to Reserve Funds
Capital Works Reserve 3,820 2,842 4,314 4,117 3,218
Equipment Replacement Reserve 2,573 2,728 2,860 2,996 3,165
Fire Department Capital Reserve 709 783 861 991 1,127
Land Reserve 5 5 5 5 5
Local Improvement Reserve - - - - -
Sanitary Sewer Reserve 30 30 30 30 30
Total Transfer to Reserve Funds 7,137 6,388 8,070 8,139 7,545
Transfer from (to) Own Reserves 24,072 (606) (574) (758) (1,438)
Transfer from (to) Surplus (3,122) (3,182) (5,656) (6,488) (7,756)
Transfer from (to) Surplus & own Reserves 20,950 (3,788) (6,230) (7,246) (9,194)
TOTAL INTERNAL TRANSFERS 31,550 (4,814) (11,055) (13,074) (14,632)
BALANCED BUDGET - - - - -
Attachment to Maple Ridge 2016-2020 Financial Plan Amending Bylaw 7241-2016
Statement 2
Revenue and Property Tax Policy Disclosure
Revenue Disclosure
Revenue Proportions 2016 2017 2018 2019 2020
$ ('000s) % $ ('000s) % $ ('000s) % $ ('000s) % $ ('000s) %
Revenues
Property Taxes 74,471 38.8 78,559 49.6 82,634 50.4 86,861 49.5 91,288 51.4
Parcel Charges 2,906 1.5 2,997 1.9 3,091 1.9 3,188 1.8 3,288 1.9
Fees & Charges 41,197 21.4 42,539 26.9 44,140 26.9 45,841 26.1 47,494 26.8
Borrowing Proceeds 7,046 3.7 6,000 3.8 7,000 4.3 - - - -
Other Sources 66,485 34.6 28,136 17.8 27,237 16.5 39,562 22.6 35,387 19.9
Total Revenues 192,105 100 158,231 100 164,102 100 175,452 100 177,457 100
Other Sources include:
Development Fees Total 56,060 29.2 19,909 12.6 20,133 12.3 31,279 17.8 27,913 15.7
Interest 1,883 0.9 1,898 1.2 1,913 1.1 1,928 1.1 1,943 1.0
Grants (Other Gov) 7,042 3.7 4,829 3.1 3,691 2.2 4,855 2.8 4,531 2.6
Property Sales 1,500 0.8 1,500 0.9 1,500 0.9 1,500 0.9 1,000 0.6
66,485 34.6 28,136 17.8 27,237 16.5 39,562 22.6 35,387 19.9
Objectives & Policies
Property Tax Revenue
Property Tax Revenue is the City’s primary revenue source, and one which is heavily reliant on the
residential class. Diversification of the tax base and generation of non-tax revenue are ongoing
objectives, outlined in Financial Sustainability Policy 5.52 section 6.
The Financial Plan includes property tax increases totaling 3.15% annually for:
General Purposes
Infrastructure Sustainability
Parks and Recreation Master Plan implementation
Drainage Improvements
Additional property tax revenue due to new construction is also included in the Financial Plan at
1.78% in 2016 and 2% annually for 2017 through 2020. Additional information on the tax increases
and the cost drivers can be found in the 2016-2020 Financial Plan Overview Report.
Specific policies discussing the tax increases are included in the Financial Sustainability Plan and
related policies which were adopted in 2004.
Property tax revenue includes property taxes as well as grants in lieu of property taxes.
Parcel Charges
Parcel charges are largely comprised of a recycling charge, a sewer charge and, on certain
properties, a local area service or improvement charge. Parcel charges are a useful tool to charge all
or a subset of properties for a fixed or variable amount to support services. Unlike property taxation
the variable amount does not need to be related to property assessment value, but can be
something that more accurately reflects the cost of the service.
Attachment to Maple Ridge 2016-2020 Financial Plan Amending Bylaw 7241-2016
Statement 2 (cont.)
Revenue and Property Tax Policy Disclosure
Fees & Charges
The Business Planning Guidelines call for an increase of 5% in fees as a guideline. Actual fee
increases vary depending on the individual circumstances, the type of fee and how it is calculated.
Fees should be reviewed annually and updated if needed. Recent fee amendments include
recreation fees, development application fees, business license fees and cemetery fees. A major
amendment to the Development Costs Charges (DCC), recommended no more frequently than every
five years, was completed in 2008. Minor DCC amendments are done more frequently. Some fees
are used to offset the costs of providing specific services. The utility fees are reviewed annually with
a view towards using rate stabilization practices to smooth out large fluctuations in rates, as set out
in the Business Planning Guidelines.
Borrowing Proceeds
Debt is used where it makes sense. Caution is used when considering debt as it commits future
cash flows to debt payments restricting the ability to use these funds to provide other services. The
source of the debt payments needs to be considered as does the justification for advancing the
project. More information on borrowing previously approved can be found in the 2016-2020
Financial Plan Overview report.
Other Sources
Other sources will vary greatly year to year as it includes:
Development fees which fund capital projects from the DCC Reserve
Contribution from others in relation to capital
Grants which are sought from various agencies and may be leveraged with City funds
PROPERTY TAX DISCLOSURE
Property Tax Revenue Distribution
Property Class Taxation Revenue Assessed Value Tax Rate Multiple
('000s) ('000s) ($/1000) (Rate/Res.Rate)
1 Residential 56,532 78.3% 12,918 91.2% 4.3761 1.00
2 Utility 541 0.8% 14 0.1% 40.0000 9.14
4 Major Industry 591 0.8% 17 0.1% 34.1952 7.81
5 Light Industry 2,760 3.8% 232 1.7% 11.8801 2.71
6 Business/Other 11,565 16.0% 974 6.9% 11.8801 2.71
8 Rec./ Non-Profit 39 0.1% 3 0.0% 15.2783 3.49
9 Farm 164 0.2% 5 0.0% 33.7082 7.70
Total 72,192 100% 14,162 100%
Attachment to Maple Ridge 2016-2020 Financial Plan Amending Bylaw 7241-2016
Statement 2 (cont.)
Revenue and Property Tax Policy Disclosure
PROPERTY TAX DISCLOSURE
Objectives & Policies
Property taxes are the City’s largest source of revenue and are contained by efficient business
practices. Annual business planning practices are the mechanism for resource allocation decisions.
The City’s Financial Sustainability Policy section 6 discusses the necessity of diversifying the tax
base. Development of employment related properties is one method of diversification; therefore a
key performance measurement in Strategic Economic Initiatives tracks the increased investment
and development of non-residential properties.
A policy in the Financial Sustainability Plan that calls for stable tax increases and the adoption of the
annual increase early in the prior year in the Business Planning Guidelines provides citizens with a
more stable and predictable set of cost increases. In some cases costs are phased in over multiple
years to stay within the set tax increases.
Property Tax Rates
It is policy to adjust property tax rates annually to negate the impact of fluctuations in the market
values of properties. Tax rates are reduced to negate the market increases. Property tax increases
are then applied at the same relative increase for all classes, unless legislation restricts the rates, as
with Class 2, Utility.
The Business Class and Light Industry Class properties have the same tax rate and are treated as a
composite class when setting the tax rates, as the types of businesses in each class are similar. For
2016 the increase was reduced from 3.15% to 1.85% to reduce the relative property tax burden for
these properties.
A review was done on the Major Industry Class rates and the recommendation from the Audit and
Finance Committee and Council was a 5% property tax reduction in both 2009 and 2010 to support
additional investments in the subject property and to keep rates competitive. In 2014 and 2015,
property taxes charged to major industrial class properties were reduced by $70,000 in each year.
In reviewing the tax rates to ensure competitiveness, absolute rates, tax multiples and overall tax
burden are considered. The impact that assessed values have when comparing other geographical
areas must be considered in a comparison of tax rates.
Permissive Tax Exemptions
Council has set policies around the use of permissive tax exemptions. These are Council Policies
5.19 through 5.24. These policies discuss Churches, Community Halls, Heritage Sites, Homes for
the Care of Children and the Relief of the Aged, the Poor, the Disabled and the Infirm, Municipal
Recreational Services, Private Hospitals and Daycares, Private School and Youth Recreation Groups.
Revitalization Tax Exemption
A revitalization tax exemption is available within a defined downtown area and provides a financial
incentive to encourage development in the town centre. Further financial incentives are available for
buildings that qualify; additional information on the town centre incentives can be found on our
website. For more information on the tax exemption, please refer to both Bylaw 6789-2011 and
7010-2013.
Attachment to Maple Ridge 2016-2020 Financial Plan Amending Bylaw 7241-2016
Statement 3
Capital Expenditure Disclosure
The sole purpose of this statement is to meet legislative requirements, highlighting the value of the
DCC program; no other conclusions should be drawn from the figures as the information could be
misleading. This disclosure is required under the Local Government Act s. 560; Capital costs
attributable to projects to be partially funded by Development Cost Charges (DCC) must be included
in the financial plan. The DCC program includes projects as far out as 2035 so the capital
expenditures must be extended to match. Certain types of projects are not planned past the five
year time horizon of the financial plan. Much less scrutiny is given to projects that are planned in
years 2021 through 2035. Projects in these years typically exceed likely funding available.
Capital Works Program for 2021 – 2035
(in $ thousands)
Capital Works Program 304,199
Source of Funding
Development Fees
Development Cost Charges 120,537
Parkland Acquisition Reserve -
Contribution from Others 6,622
127,160
Borrowing Proceeds 2,091
Grants 41,229
Transfer from Reserve Funds
Capital Works Reserve 13,163
Cemetery Reserve 115
Equipment Replacement Reserve -
Fire Department Capital Reserve 2,486
Recycling Reserve -
Transfer from Reserve Funds 15,764
Revenue Funds 117,328
Source of Funding 303,572
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council
FROM: Chief Administrative Officer MEETING: C. of W.
SUBJECT: Maple Ridge 2016 Property Tax Rates Bylaw
EXECUTIVE SUMMARY:
The Property Tax Rates Bylaw is required to be adopted prior to May 15 each year. The 2016 tax
rates are based on the increases approved by Council in the 2016-2020 Financial Plan Bylaw. The
2016 property tax increase is 3.15%, of which 2.10% is for general purposes.
Municipal property tax rates are calculated by adjusting each property class for market related
assessment changes and then applying the planned property tax increase.
The Utility Class, Class 2 has a legislated maximum tax rate of $40 per thousand of assessed value
(or 2.5 times the business class rate, whichever is greater). This tax rate has been at the cap of $40
since 2001.
The Class 5, Light Industry and Class 6, Business/Other are treated as a composite class for the
purpose of setting the municipal tax rates. The property tax burden placed on these properties
continues to be something that is monitored and reported to Council at least annually. The proposed
property tax rates reflect a smaller increase for these property classes, at 1.85%.
The actual increase or decrease in the property tax bill for any individual property will vary depending
on change in assessed value. For residential properties, the property class appreciated by 5.4%.
Properties with increased assessments of this magnitude will see a tax levy increase of about 3%.
RECOMMENDATION:
That Bylaw No. 7242-2016 be given first, second and third readings.
DISCUSSION:
The 2016 taxation revenue increase is 3.15% and consists of:
•2.10% for general purposes,
•0.50% for the infrastructure replacement,
•0.30% for drainage improvements and
•0.25% for parks and recreation improvements.
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Page 2
The Property Assessment Roll which is used in calculating the tax rates has been received from BC
Assessment. Council policy is to reduce the property tax rates to reflect average market value
increases in each property class. This policy has been applied to calculate the municipal tax rates
included in the attached bylaw. The Residential Class assessments increased in market value by
5.4%.
Once the tax rates are adjusted for market change, the rates are increased based on the tax
increase approved in the Financial Plan. Previous year’s supplementary adjustments in assessed
values are reviewed ensuring those changes are also considered using the same methodology.
The property tax bill includes other taxing authorities (Trans Link, BC Assessment and Municipal
Finance Authority, Metro Vancouver and the Province for school taxes). The current bylaw only
includes the GVRD property tax rates as it is the only one that the municipality actually sets, even
though the amount and multiples are set, providing no discretion on rate setting. The others set the
rates through their own bylaws and we are required to levy that rate. Council has no direct control in
the amount of these levies or the methodology used in the calculations.
For illustrative purposes, the property tax levies highlighting the 2016 property tax increase for a
residence valued at $400,000 can be found in the appendix.
The Business and Light Industry Classes are treated as a composite resulting in municipal tax rates
that are identical. These properties increased in market value by 5.5%. Staff will continue to review
property taxes and the distribution between property classes to ensure that tax rates remain
competitive. The 2016 increase for these properties was changed to 1.85% from the previous plan
of 3.15% to improve the competiveness of these rates.
In 2014 and 2015 a reduction of $70,000 each year was approved to reduce the Major Industrial
Class property tax rate. The rationale behind this adjustment was to make the Major Industrial Class
property tax rate more in line with other jurisdictions. The cedar mill is the only property in this Class.
There have been several initiatives from the province that impact property taxation or property
assessments including:
•A temporary property tax deferment program was put in place for 2009 and 2010 which allows
people who attest that they are experiencing serious financial difficulties due to current
economic conditions, to defer their property taxes. Although this program is closed to new
applicants, anyone who was approved during those two years is able to continue to defer.
•The criteria for the existing property tax deferment program was expanded to include
homeowners that have children living at home, previously it was just for homeowners that were
55 or older.
•A Provincial Industrial Property Tax Credit was introduced in 2009 to reduce the school tax levy
for major industrial and light industrial properties. The original 50% reduction was increased to a
60% reduction in 2011. For Light Industry Class properties the credit was reduced to 30% in
2013 and eliminated in 2014.
•The Farm Land Tax Credit, a 50% reduction in the school tax levy, was introduced for 2011 for
Farm Class properties. In 2011, this saved the Farm Class Property Class about $9,000.
The municipality has no say in these changes and is required to implement them.
CONCLUSIONS:
The property tax rates are reflective of the decisions made during the public process of business
planning and decisions that are incorporated in the Financial Plan. An improvement, a lower rate
increase than planned, was able to be made in 2016 for commercial and light industrial properties.
The property tax burden placed on each class of property as well as other aspects of property
taxation and assessments continue to be monitored and regularly reported to Council.
“Original signed by C.K. Lee”________________________
Prepared by: C.K. Lee, CPA, CGA
Financial Analyst
“Original signed by Trevor Thompson”_________________
Approved by: Trevor Thompson, BBA, CPA, CGA
Manager of Financial Planning
“Original signed by Trevor Thompson” for_______________
Approved by: Paul Gill, BBA, CPA, CGA
General Manager Corporate and Financial Services
“Original signed by E.C. Swabey”______________________
Concurrence: E.C. Swabey
Chief Administrative Officer
Appendix A – Illustrative Residential Property Tax Comparison
Property Taxes on Residence assessed at $400,000
2015 2016 Change $ , %
Assessed Value $ 400,000 $ 421,577 $ 21,577 5.39%
Municipal Property Taxes:
General & Infrastructure $ 1,763.48 $ 1,810.34 $ 46.86
Drainage Improvement 14.56 19.73 5.17
Parks & Recreation Improvements 10.48 14.80 4.32
Subtotal Property Taxes $ 1,788.52 $ 1,844.86 $ 56.34 3.15%
User Fees:
Water $ 501.85 $ 524.45 $ 22.60 4.50%
Sewer 322.05 332.40 10.35 3.21%
Recycling 70.20 70.20 - 0.00%
Municipal Subtotal $ 2,682.62 $ 2,771.91 $ 89.29 3.33%
Other Agency Levies:
BCAA, MFA $ 23.92 $ 22.98 $ (0.94) -3.95%
GVRD 23.40 23.14 (0.26) -1.09%
TransLink 126.92 119.47 (7.45) -5.87%
School Tax * 801.28 805.91 4.63 0.58%
Less: Home Owner Grant (570.00) (570.00) - 0.00%
Net School Taxes $ 231.28 $ 235.91 $ 4.63 2.00%
Total Property Taxes $ 3,088.14 $ 3,173.41 $ 85.27 2.76%
*The rates for School Taxes and Trans Link are not known at this time; for illustrative purposes, an
annual increase of 2% is used.
CITY OF MAPLE RIDGE
BYLAW NO. 7242-2016
A bylaw to establish property tax rates for Municipal
and Regional District purposes for the year 2016
__________________________________________________________________________
WHEREAS pursuant to provisions in the Community Charter Council must, by bylaw, establish
property tax rates;
NOW THEREFORE, the Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as “Maple Ridge 2016 Property Tax Rates
Bylaw No. 7242-2016”.
2.The following rates are hereby imposed and levied for the year 2016:
(a)For all lawful general purposes of the municipality on the assessed value of
land and improvements taxable for general municipal purposes, rates
appearing in Row “A” of Schedule “A” attached hereto and forming a part
hereof.
(c) For the purposes of improving drainage services the assessed value of land
and improvements taxable for general municipal purposes, rates appearing in
Row “B” of Schedule “A” attached hereto and forming a part hereof.
(d) For the purposes of improving parks and recreation services the assessed
value of land and improvements taxable for general municipal purposes,
rates appearing in Row “C” of Schedule “A” attached hereto and forming a
part hereof.
(e) For purposes of the Greater Vancouver Regional District on the assessed
value of land and improvements taxable for regional hospital district
purposes, rates appearing in Row “A” of Schedule “B” attached hereto and
forming a part hereof.
3.The minimum taxation upon a parcel of real property shall be One Dollar ($1.00).
READ a first time the day of , 20 .
READ a second time the day of , 20 .
READ a third time the day of , 20 .
ADOPTED the day of ,20 .
PRESIDING MEMBER CORPORATE OFFICER
ATTACHMENTS: SCHEDULES “A” AND “B”
City of Maple Ridge
Schedule 'A' to Bylaw No. 7242-2016
Tax Rates (dollars of tax per $1,000 taxable value)
1 2 4 5 6 8 9
Major Light Business/ Rec/
Residential Utility Industry Industry Other Non-profit Farm
A General Municipal 4.2942 39.2517 33.5554 11.6578 11.6578 14.9925 33.0777
B Drainage 0.0468 0.4275 0.3655 0.1270 0.1270 0.1633 0.3602
Improvements Levy
C Park & Recreation 0.0351 0.3208 0.2743 0.0953 0.0953 0.1225 0.2703
Improvements Levy
Total 4.3761 40.0000 34.1952 11.8801 11.8801 15.2783 33.7082
City of Maple Ridge
Schedule 'B' to Bylaw No. 7242-2016
Tax Rates (dollars of tax per $1,000 taxable value)
1 2 4 5 6 8 9
Major Light Business/ Rec/
Residential Utility Industry Industry Other Non-profit Farm
A Greater Vancouver 0.0549 0.1922 0.1867 0.1867 0.1345 0.0549 0.0549
Regional District
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: April 18, 2016
and Members of Council
FROM: Chief Administrative Officer MEETING: C. of W.
SUBJECT: Community Amenities Reserve Fund Bylaw
EXECUTIVE SUMMARY:
Council has adopted Policy 6.31, Community Amenity Contribution Program, and is in the process of
updating the Official Community Plan. A required element is the creation of a Reserve Fund for the
Community Amenity Program. This bylaw creates a Community Amenities Reserve Fund.
Analysis on this Reserve Fund will be prepared showing the collections by area and the Council
approved draws. This structure provides the most flexibility and is easiest to administer. If this does
not serve the need of Council, then as the Community Amenities Reserve Fund Bylaw indicates,
Council can direct how contributions are divided between separate amenities.
RECOMMENDATION:
That Bylaw No. 7245-2016 be given first, second and third readings.
DISCUSSION:
The report, Maple Ridge Community Amenity Contribution Program – Proposed Community Amenity
Contribution Program Council Policy, Official Community Plan Amending Bylaw No. 7188-2015, dated
March 14, 2016, provides a detailed account of the history of the discussions on the establishment
of the Community Amenity Charge Program.
Council has adopted Policy 6.31, Community Amenity Contribution Program, and is in the process of
updating the Official Community Plan. A required element is the creation of a Reserve Fund for the
Community Amenity Program. This bylaw creates a Community Amenities Reserve Fund.
Analysis on this Reserve Fund will be prepared showing the collections by area and the Council
approved draws. This structure provides the most flexibility and is easiest to administer. If this does
not serve the need of Council, then as the Community Amenities Reserve Fund Bylaw indicates,
Council can direct how contributions are divided between separate amenities.
1139
Page 2
CONCLUSIONS:
The Community Amenity Program will go a long way to fund amenities that are difficult to fund
through existing funding sources. These amenities will make Maple Ridge a more complete
community. Draws from the Community Amenities Reserve Fund will require Council approval.
“Original signed by Trevor Thompson”__________________
Prepared by: Trevor Thompson, BBA, CPA, CGA
Manager of Financial Planning
“Original signed by Christine Carter”____________________
Approved by: Christine Carter, M. PL., MCIP, RPP
Director of Planning
“Original signed by Trevor Thompson” for _______________
Approved by: Paul Gill, BBA, CPA, CGA
General Manager, Corporate & Financial Services
“Original signed by E.C. Swabey”_______________________
Concurrence: E.C. Swabey
Chief Administrative Officer
CITY OF MAPLE RIDGE
BYLAW NO. 7245-2016
A Bylaw to establish a Community Amenities Reserve Fund
WHEREAS, Council may establish a reserve fund for a specific purpose.
AND WHEREAS, Council has approved a city-wide Community Amenity Contribution Program which
identifies various amenities which may be provided with the Community Amenity Contributions.
NOW THEREFORE, The Council of the City of Maple Ridge ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as “Community Amenities Reserve Fund Bylaw 7245-
2016.”
2. There shall be and is hereby established a reserve fund to be known as Community Amenities
Reserve Fund.
3. Amenity contributions made under the Community Amenity Contribution Program shall be
deposited into the Community Amenities Reserve Fund. For administrative purposes, separate
accounts may be set up for different amenities as detailed in the Council Policy, Community
Amenity Contribution Program, and Council may determine from time to time the allocation of
amenity contributions among the separate accounts.
4. Money in the Community Amenities Reserve Fund shall only be used to provide amenities as
detailed in the Council Policy, Community Amenity Contribution Program. These amenities
include any of the following:
a) Civic facility;
b) Public art;
c) Acquisition of land for the provision of:
Affordable or special needs housing
Parks
Trails
Significant ecological features
d) Parks or trail construction and/or maintenance;
e) Affordable or special needs housing units;
f) Heritage conservation; or
g) Conservation of significant ecological features.
5. Funds from current revenue, from General Revenue Accumulated Surplus or from other sources
may also be deposited into the Community Amenities Reserve Fund.
6. Interest earned from the money deposited in the Community Amenities Reserve Fund shall
accrue to the Community Amenities Reserve Fund.
READ a first time the day of 2016
READ a second time the day of 2016
READ a third time the day of 2016
ADOPTED the day of 2016.
___________________________ ___________________________
PRESIDING MEMBER CORPORATE OFFICER