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Home My WebLink About2016-06-06 Committee of the Whole Agenda and Reports.pdf City of Maple Ridge Note: If required, there will be a 15-minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each) 1:00 p.m. 1.1 2. PUBLIC WORKS AND DEVELOPMENT SERVICES Note: The following items have been numbered to correspond with the Council Agenda: 1101 2016-091-RZ, 14155 Marc Road and PID 018-620-833, A-2 to R-1, R-2, RST and RM-1 Staff report dated June 6, 2016 recommending that Maple Ridge Zone Amending Bylaw No. 7254-2016 to rezone from A-2 (Upland Agricultural) to R- 1 (Residential District), R-2 (Urban Residential District), RST (Street Townhouse Residential) and RM-1 (Townhouse Residential District) be given first reading and that the applicant provide further information as described on Schedules A, B, C, D, F and G of the Development Procedures Bylaw No. 5879-1999, along with a Subdivision application. COMMITTEE OF THE WHOLE AGENDA June 6, 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 June 6, 2016 Page 2 of 5 1102 2016-109-RZ, 21137 River Road, RS-1 to RT-1 Staff report dated June 6, 2016 recommending that Maple Ridge Zone Amending Bylaw No. 7249-2016 to rezone from RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit development of a duplex be given first reading and that the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879-1999. 1103 2015-279-RZ, 22833 122 Avenue, RS-1 to R-3 Staff report dated June 6, 2016 recommending that Maple Ridge Zone Amending Bylaw No. 7182-2015 to rezone from RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District) to permit subdivision into approximately 3 lots be given second reading and be forwarded to Public Hearing. 1104 2015-008-SD, 11491 Kingston Street, Strata Title Conversion Staff report dated June 6, 2016 recommending that a certificate of approval be issued for application 2015-008-SD to permit conversion of an existing industrial building to strata units and delegate authority to the Manager of Inspection Services, Licences, Permits and Bylaws for strata conversions. 1105 2015-379-DP, 23753 and 23771 130 Avenue, Wildfire Development Permit Staff report dated June 6, 2016 recommending that the Corporate Officer be authorized to sign and seal 2015-379-DP for 19 single family lots under the R-2 (Urban Residential District) zone located in Silver Valley as the site is located within the Wildfire Development Permit Area. 1106 Award of Contact ITT-EN16-31: 224 Street Watermain Replacement (122 Avenue to 124 Avenue) Staff report dated June 6, 2016 recommending Contract ITT-EN16-31, 224 Street Watermain Replacement (122 Avenue to 124 Avenue be awarded to Sandpiper Contracting LLP; that a contract contingency be approved, that the next Financial Plan amendment include an increase of the project budget and that the Corporate Officer be authorized to execute the contract. Committee of the Whole Agenda June 6, 2016 Page 3 of 5 1107 The Ranch Pub & Grill Liquor License Amendment Application – Increase in Seating Capacity Staff report dated June 6, 2017 recommending that the application by The Ranch Pub & Grill located at 21973 132 Avenue, Maple Ridge, BC for an increase in seating capacity to include an outdoor seating area be approved and that a copy of the resolution be forwarded to the Liquor Control and Licensing Branch. 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Renovations to Randy Herman Community Safety Building Staff report dated June 6, 2016 recommending that renovations to the Randy Herman Community Safety Building be approved; that renovation costs be allocated from accumulated surplus and that a contingency be allocated for unanticipated additional works. 1132 Turnout Gear Staff report dated June 6, 2016 recommending the purchase of a secondary set of turnout gear (“working” uniform) for firefighters. 1133 Downtown Maple Ridge Business Improvement Area Staff report dated June 6, 2016 recommending that Downtown Maple Ridge Business Improvement Bylaw No. 7251-2016 be given first, second and third readings. 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 Cooperative Housing Federation BC and Community Land Trust BC Partnership Staff report dated June 6, 2016 recommending that the City of Maple Ridge enter into a Memorandum of Understanding with the Community Land Trust Foundation of BC to answer the call for an Expression of Interest to explore potential for the creation of affordable housing in the proposed Memorial Peace Park Civic Facility. Committee of the Whole Agenda June 6, 2016 Page 4 of 5 5.ADMINISTRATION 1171 2016 Home Show Report Staff report dated June 6, providing a synopsis of the 2016 Home Show Event. 6.CORRESPONDENCE 1181 7.OTHER ISSUES 1191 8.ADJOURNMENT Committee of the Whole Agenda June 6, 2016 Page 5 of 5 9.COMMUNITY FORUM Checked by:________________ Date: ________________ COMMUNITY FORUM The Community Forum provides the public with an opportunity to speak with Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Council will not tolerate any derogatory remarks directed at Council or staff members. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: 2016-091-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Zone Amending Bylaw No. 7254-2016 14155 Marc Road and PID 018-620-833 EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from A-2 (Upland Agricultural) to R- 1 (Residential District), R-2 (Urban Residential District), RST (Street Townhouse Residential), and RM- 1 (Townhouse Residential District). Proposed yields include includes 61 R-1 (Residential District), 59 R-2 (Urban Residential District), 19 RST (Street Townhouse Residential) lots, and an unspecified number of Townhouse units on two sites totally approximately 0.88 hectares (2.2 acres - based on area, estimated to be about 40 units). An Official Community Plan amendment is required to adjust the conservation boundaries. The application seeks greater density on this site than previously considered by an earlier application (RZ/008/09 - expired). To proceed further, additional information is required as outlined below. Pursuant to Council Resolution, this application is subject to Policy 6.31, 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. 7254-2016 be given first reading; and That the applicant provide further information as described on Schedules A, B, C, D, F and G of the Development Procedures Bylaw No. 5879 – 1999, along with a Subdivision application. 1101 - 2 - DISCUSSION: a)Background Context: Applicant: Morningstar Homes Ltd. Ryan Lucy Owner: Falcon Crest Estates Ltd Legal Description: Lot: 2, Section: 32, Township: 12, Plan: LMP14126, Lot: 3, Section: 32, Township: 12, Plan: LMP14126 OCP: Existing: ECO (Eco Clusters), Conservation, Rural Residential Proposed: Eco Clusters, Conservation Zoning: Existing: A-2 (Upland Agricultural) Proposed: R-1 (Residential District), R-2 (Urban Residential District), RST (Street Townhouse Residential), RM-1 Townhouse Residential District Surrounding Uses: North: Use: Vacant Zone: A-2 (Upland Agricultural) Designation Rural Residential & Agricultural South: Use: Single Family Residential Zone: R-1 (Residential District) Designation: Eco Clusters East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Eco Clusters and Conservation West: Use: Blaney Bog Zone: A-5 (Agriculture Only) Designation: Park within the ALR and Rural Residential Existing Use of Property: Vacant Proposed Use of Property: Urban Residential Site Area: 34.7 HA. (85.7acres) Access: Marc Road Servicing requirement: Urban Standard b)Site Characteristics: The subject properties are characterized by forested slopes rising from west to east and by Anderson Creek and a number of unnamed streams running through the site. Blaney Bog Regional Park and flood plain are located along the western border of the subject site. All development must respect the sensitivity of the bog and preserve the quality and quantity of the water flows to it. An existing Eco Cluster subdivision and a dedicated park with a public trail network lies directly to the south of the subject site. - 3 - c)Project Description and Background: The current application proposes to rezone the subject properties from A-2 (Upland Agricultural) to R-1 (Residential District), R-2 (Urban Residential District), and RST (Street Townhouse Residential), RM-1 (Townhouse Residential). The applicant’s proposed lot yield includes 61 R-1 (Residential District), 59 R-2 (Urban Residential District), and 19 RST (Street Townhouse Residential) lots, and an unspecified number of Townhouse units on two sites totalling approximately 0.88 Hectares (2.2 acres). The proposal suggests a total of 139 fee simple lots and a possible 40 townhouses for a total of about 180 future dwellings in a multi-family and single family format. The Official Community Plan notes trails proposed to traverse the subject properties along north-south orientation. Therefore, the expectation is that provisions for trail development will be a requirement of this application. A previous application for this site (RZ/008/09) was assessed and it was determined that a smaller area was developable than currently proposed. The earlier application rendered a development of 137 units on a smaller foot print. A central feature of the Silver Valley Plan and the Eco-cluster designation is for the land to inform development, thereby enabling the built form to be sensitive to the natural features of the land base. The Plan’s goals are to preserve the character and features of the lands as much as possible and to avoid wholesale regrading or blasting to enlarge development envelopes. Slopes in excess of 25% should not be disturbed or built on. Based on these considerations, there is concern that the current proposal does not adequately address the goals of the Silver Valley Area Plan, particularly in relation to the Eco-cluster concept. More information will need to be provided by the applicant to justify the extent of the proposal prior to second reading occurring. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a draft land use assessment only. Detailed review and comments will need to be made once full application and studies have been received. A more detailed analysis and a further report will be required prior to Second Reading that sets the actual land use boundaries and lot yield. Such studies and assessments will impact the applicants proposed lot boundaries and yields and Official Community Plan designations. d)Planning Analysis: Official Community Plan - Silver Valley Area Plan: The subject properties are split designated Eco-cluster and Conservation (the smaller northern parcel is also designated 46% Rural Residential). The Eco-cluster designation refers to the developable portions of the site. Some adjustments in the designations will need to be made once ground – truthing occurs. An Official Community Plan amendment is required to adjust these designations, particularly in relation to watercourse and natural features conservation. Section 5.4.6 of the Silver Valley Area Plan speaks to Eco-Cluster densities, as follows: a)Densities and housing types should be diversified within and between Eco-Clusters. b)The densities of Eco-Clusters in the eastern sector should be lower than other Eco-Clusters due to limited access and the requirements for accommodating equestrian activities, i.e. pastures and stables. c)An Eco-Cluster includes varying levels of density, ranging from 5 to 15 units per hectare, in the form of single and/or multi-family units, dependent on proximity to a Hamlet centre, slope constraints, view impacts, and existing development. - 4 - d)Residential areas should be developed in a manner to allow a gradual and natural increase in density over time. The Eco-Cluster designation is intended to provide development opportunities in sparsely developed or rural areas, in a cluster form which supports sensitive implementation, minimal site regrading and tree clearing, and integration of housing into a forest setting. Eco-clusters are located in areas where topography is difficult, view impacts need to be minimised, and the existing rural character should be retained. The portions of the combined 34.7 hectare subject site that are designated Eco-Cluster amount to 20.3 hectares. For a site of this size, the number of units within the 5 – 15 units per hectare density range amount to between 100 to 300 units. The proposed 180 (estimated) units of this development are within this range. However, as this site is near the periphery of the Plan boundaries, adjacent to a rural context, and to land that is within the Agricultural Land Reserve. Council may wish to consider if the supportable densities should be lower for this site, and closer to 5 units per hectare. Agricultural Policies: The Official Community Plan also contains policies aimed at protecting the productivity of agricultural land. The subject property is adjacent to Blaney Bog Regional Park to its West. As this park site is within the Agricultural Land Reserve, policy 6-12 b) will apply, as follows: Maple Ridge will protect the productivity of its agricultural land by:… b) Requiring agricultural impact assessments (AIAs) and Groundwater Impact Assessment of non-farm development and infrastructure projects and identifying measures to off-set impacts on agricultural capability… Zoning Bylaw: The subject site includes 14155 Marc Road and the 4.6 hectare parcel to its north. The current application proposes to rezone the properties from A-2 (Upland Agricultural) to R-1 (Residential District), R-2 (Urban Residential District), RM-1 (Townhouse Residential) and RST (Street Townhouse Residential). Parcel sizes for these proposed zones are as follows: R-1 (Residential District): 371 m2 R-2 (Urban Residential District): 315 m2 RM-1 (Townhouse Residential): 557 m2 RST (Street Townhouse Residential): 195 m2, 234 m2, or 273 m2, depending on whether the property is an interior, exterior or a street corner lot. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, 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. A separate DP is required for each of the two RM-1 (Townhouse Residential) sites and 1 for the RST (Street Townhouse Residential). These DP’s will be required to be completed - 5 - for final reading of the land use bylaw to be achieved. The City does not pre-zone land without the development being proven out. Pursuant to Section 8.9 of the Official Community Plan, 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 Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity to ensure the preservation, protection, restoration and enhancement for the natural environment and for development that is protected from hazardous conditions 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 percent;  All floodplain areas and forest lands identified on Natural Features Schedule “C” Within the Silver Valley Area Plan, the Conservation areas are shown on Figures 2, 3 and 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. Advisory Design Panel: A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading for the two RM-1 (Townhouse Residential) sites, and for the RST (Street Townhouse Residential) site. Development Information Meeting: A Development Information Meeting is required for this application, as it is proposing more than 25 residential units to be developed. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. Community Amenity Contribution Program: Policy 6.31, the Community Amenity Contribution Program (CAC Program) will be applied to this development as a condition of rezoning. The following contribution rates will be considered: a) $5100 per single family lot created; and b) $4100 per townhouse dwelling unit. - 6 - It should be noted that at this time, the number of RM-1 units proposed for this development have not yet been established. Prior to final approval, the estimated number of townhouse units must be established in order for the amenity contribution charges to be assessed. In addition, due to their fee simple tenure, the RST (Street Townhouse Residential) units will be assessed at $5100.00 per unit. e)Interdepartmental Implications: Due to the proximity of the subject site to Blaney Bog, a referral will be sent to Metro Vancouver for their input prior to second reading. Under the previous rezoning application (RZ/008/09) correspondence was received from Metro Vancouver indicating that their park planning section would require expert assurances that the hydrology of the regional park would not be impacted by this adjacent development. 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; and e)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/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. The Parks and Leisure Services Department have identified that after subdivision is completed they will be responsible for maintaining the trail network in the parkland. f)Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1.An Official Community Plan Application (Schedule A); 2.A complete Rezoning Application (Schedule B or Schedule C); 3.Multi-Family Residential Development Permit Application (Schedule D); 4.A Wildfire Development Permit Application (Schedule J); 5.Watercourse Protection Development Permit Application (Schedule F); 6.Natural Features Development Permit Application (Schedule G); and 7.Subdivision Application. g)Alternatives: A number of alternatives are available to Council in regards to this application. If Council has concerns with the proposal they can deny or defer the application. In addition, Council may conclude that the proposed densities exceed the intent of the Silver Valley Area Plan for this location. Should - 7 - this be the case, Council could also consider applying a density bonus formula similar to that used in Albion ($3,100.00 per dwelling/unit) for any additional proposed density. CONCLUSION: It is recommended that Council grant First Reading to Maple Ridge Zone Amending Bylaw No. 7254- 2016 subject to additional information being provided and assessed prior to Second Reading. 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 Official Community Plan amendments on the City’s website, together with an invitation to the public to comment. It is, therefore recommended that Council not require any additional consultation. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Some concern exists over the density proposed and its location relative to stream setbacks and existing steep slopes. The subdivision layout provided is strictly preliminary and has not been approved by the City of Maple Ridge’s Approving Officer. “Original signed by Diana Hall” _______________________________________________ Prepared by: Diana Hall, M.A. (Planning), MCIP, RPP Planner 2 “Original signed by Chuck Goddard” for _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Environmental Context Map Appendix D – Draft Zoning Bylaw No. 7254-2016 Appendix E – Proposed DRAFT Site Plan (before ground truthing). DATE: Mar 31, 2016 FILE: 2016-091-RZ BY: PC PLANNING DEPARTMENT´ Scale: 1:5,000 14155 MARC ROAD & P.I.D. 018-620-833 Legend Stream Ditch Centreline Edge of Marsh Indefinite Creek River Centreline Lake or Reservoir Marsh APPENDIX A City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Mar 31, 2016 FILE: 2016-091-RZ BY: PC PLANNING DEPARTMENT´ Scale: 1:5,000 14155 MARC ROAD & P.I.D. 018-620-833 Aerial Imagery from the Spring of 2011 APPENDIX B APPENDIX C CITY OF MAPLE RIDGE BYLAW NO. 7254-2016 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. 7254-2016." 2.Those parcel (s) or tract (s) of land and premises known and described as: Lot 2 Section 32 Township 12 New Westminster District Plan LMP14126 Lot 3 Section 32 Township 12 New Westminster District Plan LMP14126 and outlined in heavy black line on Map No. 1679 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), R-2 (Urban Residential District), RST (Street 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 D 141 AVE.MARC RD.PARKSIDE CRES.ANDERSONC R E E K DRIVE MARC RD.´ SCALE 1:5,000 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: R-1 (Residential District)R-2 (Urban Residential District) 7254-20161679A-2 (Upland Agricultural)RM-1 (Townhouse Residential)RST (Street Townhouse Residential) APPENDIX E City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: 2016-109-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Zone Amending Bylaw No. 7249-2016 21137 River Road EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 21137 River Road, from RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit development of a duplex. To proceed further with this application additional information is required as outlined below. As per Council Policy, duplex dwelling units where only one building is being constructed are exempt from the Community Amenity Contribution (CAC) Program. The City has been undergoing a Zoning Bylaw review and through the process have identified regulation changes to modernize the bylaw. Over the past year, Council noted an interest in advancing certain changes to the bylaw, rather than waiting for the completion of the new Zoning Bylaw. This proposed development application represents one such Zoning Bylaw change, as it would provide for duplex form of development on lots 750 m² in area and respond to changing development styles, affordability and market demand. Bylaw No. 7249-2016 will reduce the minimum parcel size, minimum width and depth in the RT-1 (Two Family Urban Residential) zone. The proposed zoning regulations for the RT-1 (Two Family Urban Residential) zone are: 750m² area, 20m width and 27m depth. RECOMMENDATIONS: That Zone Amending Bylaw No. 7249-2016 be given first reading; and That the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879–1999. DISCUSSION: a)Background Context: Applicant: Mayur Mehta Owner: Nasser Shekarchi Legal Description: Lot 224 District Lot 249 Group 1 New Westminster District Plan 44587 OCP: Existing: Urban Residential 1102 - 2 - Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RT-1 (Two Family Urban Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Two Family Residential (Duplex) Site Area: 839 m² (9,031 ft²) Access: River Road Servicing requirement: Urban Standard b) Site Characteristics: The subject property is 839m² (9,031 ft²) in size and is bound by single family residential lots. The property is flat with a row of hedges fronting River Road. There is an existing house on the proper ty that will require removal as part of rezoning approval. c) Project Description: The current application proposes to rezone the subject property from RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential), to permit the development of a duplex. The application also includes an amendment that will reduce the minimum parcel size and regulations for the RT-1 (Two Family Urban Residential) zone from 891 m² to 750 m². At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. - 3 - d) Planning Analysis: Official Community Plan: The OCP designates the property Urban Residential, and development of the property is subject to the Major Corridor infill policies of the OCP. These policies require that development be compatible with the surrounding neighbourhood, with particular attention given to site design setbacks and lot configuration with the existing pattern of development in the area. The proposed rezoning to RT-1 (Two Family Urban Residential) is in conformance with the Urban Residential designation and Major Corridor infill policies. It is noted that one of the underlying principles in the OCP is to encourage growth within the Urban Area Boundary (UAB) and to accommodate growth through infill by promoting a mix of housing types and tenures (Policy 3-1). The Residential Infill and Compatibility Criteria all support a change in the unit type, and specifically cite that duplex development is both compatible and desirable in the City (Policies 3-19 and 3-20). Housing Action Plan The Housing Action Plan was endorsed in 2014, and includes a number of goals and principles aimed at providing safe, affordable and appropriate housing for the community. Specific goals in support of encouraging duplex housing include: “To improve housing choice for all current and future households”. Strategy #1 Housing Action Plan relates to housing mix and innovation and reads “support the development of a mix of housing forms”. Based on the above, it is clear that reducing minimum parcel size to the RT-1 (Two Family Urban Residential) zone is in alignment with the goals, principles and strategies in the Housing Action Plan, as it will encourage duplex housing in the City. Zoning Bylaw: The current application proposes to rezone the subject property, located at 21137 River Road, from RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit a duplex. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668m2 (7,191 ft²), and the minimum lot size for the proposed RT-1 (Two Family Urban Residential) zone is 891m2 (9,591 ft²). As part of the Zoning Bylaw review process, the minimum parcel dimensions and parcel area for the RT-1 (Two Family Urban Residential) zone are proposed to be reduced to maximize opportunities for duplex infill in the city. Given that the subject property does not meet the current width and area for the existing RT-1 (Two Family Urban Residential) zone, but does meet the proposed draft regulations, this report supports the application. A text amendment for the RT-1 (Two Family Urban Residential) zone is included with the subject application, which has been brought forward in advance of the complete draft Zoning Bylaw to facilitate this application. A text amendment to the RT-1 (Two Family Urban Residential) zone to allow a minimum lot size of 750m² (8,073 ft²) has been prepared in support of this application. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. It is noted that a rezoning application has received first reading for a duplex in the Town Centre, application 2014-076-RZ. Under that application, a smaller minimum lot size is permitted for a duplex in the Town Centre provided that the property is a corner lot or has access to a rear lane. For consistency, both the Town Centre and general duplex provisions will be included in both amending bylaws and the amendments will be finalized once the first application receives final reading. - 4 - Development Permits: A Development Permit is not required for this rezoning, as a duplex is exempt from the Development Permit Area Guidelines. However, a Section 219 Restrictive Covenant will be required to regulate the form and character of the duplex. The RT-1 (Two Family Urban Residential) zone does not permit secondary suites, and this restriction will be considered in the design of the building. Advisory Design Panel: A Form and Character Development Permit is not required because this is a duplex project; therefore, this application does not need to be reviewed by the Advisory Design Panel. Development Information Meeting: A Development Information Meeting is not required for this application because it is in compliance with the OCP and is less than 25 dwelling units. e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; e) School District; and f) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take place between first and second reading. f) Development Applications: In order for this application to proceed the following information must be provided, as re quired by Development Procedures Bylaw No. 5879–1999 as amended: 1. A complete Rezoning Application (Schedule B) The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. ALTERNATIVE: Staff recommendation is in support of the Zoning Bylaw Amendment to the RT-1 (Two Family Urban Residential) zone; however, if Council is not comfortable with the Zoning Bylaw Amendment for all duplexes, each application could require a site specific amendment only. - 5 - CONCLUSION: The development proposal is in compliance with the OCP, therefore, it is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. “Original signed by Adam Rieu” _______________________________________________ Prepared by: Adam Rieu Planning Technician “Original signed by 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.7249-2016 City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Apr 13, 2016 FILE: 2016-109-RZ BY: PC PLANNING DEPARTMENTFRASERVIEW ST.BERRY AVE. 116 AVE.212 ST.RIVER WYNDEDGEDALE A V E .211 ST.RIVER WYNDFRASERVIEW ST.2111011618 11518211610 1159521108 11596 11606 2107711609 11641 11512 11575 11527 11617 210902110521111115222110621137 2110721157210732114711532 21180211582107421112114902108221169 11585 2109711629 11515 11525 11584 11608 11628 1150821083 11625 11608 11585 11559 1160321102 11633 11618 21067115912 2119011616 115022110821067 11487 11605 11501 11522210822110021131 11567 2114411567 2108711491 2113811619 211112109221107211992116282 11617 1160921119 211161149421103115802109511624 11601 11610 21102SUBJECT PROPERTY ´ Scale: 1:1,500 21137 RIVER ROAD RIVER RD RIVERWYNDAPPENDIX A City of Pitt Meadows District of Langley District of MissionFRASER R. ^ DATE: Apr 13, 2016 FILE: 2016-109-RZ BY: PC PLANNING DEPARTMENTFRASERVIEW ST.BERRY AVE. 116 AVE.212 ST.RIVER WYNDEDGEDALE A V E .211 ST.RIVER WYNDFRASERVIEW ST.2111011618 11518211610 1159521108 11596 11606 2107711609 11641 11512 11575 11527 11617 210902110521111115222110621137 2110721157210732114711532 21180211582107421112114902108221169 11585 2109711629 11515 11525 11584 11608 11628 1150821083 11625 11608 11585 11559 1160321102 11633 11618 21067115912 2119011616 115022110821067 11487 11605 11501 11522210822110021131 11567 2114411567 2108711491 2113811619 211112109221107211992116282 11617 1160921119 211161149421103115802109511624 11601 11610 21102SUBJECT PROPERTY ´ Scale: 1:1,500 21137 RIVER ROAD Aerial Imagery from the Spring of 2011 RIVER RD RIVERWYNDAPPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7249-2016 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. 7249-2016." 2. That PART 6, RESIDENTIAL ZONES, SECTION 601, ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES, (C) REGULATIONS FOR THE SIZE, SHAPE AND SITING OF BUILDING AND STRUCTURES, item 4) Buildings and Structures for Two Family Residential Use in the RT-1 Zone is amended by deleting item (d) and replacing it with the following: (d) shall not be permitted on a lot less than 750 m². (e) notwithstanding item (d) above, lots located within the Town Centre, as identified on Schedule H, which are either a corner lot or provided with lane access, shall not be permitted on a lot less than 557 m². 3.To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS by the modification of the following line as follows: RT-1 20 m 27m 750 m² See item 7 below 4.To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS after item 6: 7. For lots located within the Town Centre, as identified on Schedule H, which are either a corner lot or provided with lane access, shall not be less than 557 m². 5. That parcel or tract of land and premises known and described as: Lot 224 District Lot 249 Group 1 New Westminster District Plan 44587 and outlined in heavy black line on Map No. 1677 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RT-1 (Two Family Urban Residential). APPENDIX C 6. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time 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 FRASERVIEW ST.BERRY AVE.212 ST.116 AVE. R IV E R R O A D 212 ST.RIVER WYNDE D G E D A L E A V E .211 ST.RIVER WYNDFRASERVIEW ST.2108811618 211101151821109 11468 11610 1159521108 11596 2107011606 11606 11628 2107711594 11609 11640 11615 11633 11641 11512 11575 11617 1 1 5 2 721058 1148421090115102110521111 11495115222110611690 2121111671 1155021137 2110721157210732114711515 11532 11642 114962118021158 1 1 4 8 1 115282107421112 114902108221169 11585 2109711629 11515 11584 11584 11525 11608 11628 2106811618 11551 11645 115082108311657 11625 210782120211537 1 1 5 6 3 11608 11585 2106011603 1155921102 11546 11633 11618 2106711591 21057211012119011616 1150221108 210592106711487 11605 11484 11501210821152221100211312114411567 11527 11587 11567 210871 1 4 9 1 2113811619 21092211112104021107211992110511601 1162821099 116171160921119 115012111611494 11685 115592110311580 211042109511624 11639 11632 11624 11601 11480 11610 2110211593 2109867 129 65 10 154 199 165 221 156 13 200 2 189 18 158 54 9 72 163 B Rem Pcl A73 204 12 210 34 7 13 205 1 58 192 81 195 43 Rem B178 2 1 164 152 1 206 57 82 3 9 35 8 201 191 203 133 11 160 223 2 10 224 25 42 222 193 2 135 A 1 220 190 159 C B 11 79 1 155 5 196 140 55 62 131 346 141 6 2 37 12 161 1 162 5 153 A REM. 130132 6 2 8 2 319 64 202 68 3 A 80 198 4 188197 41 157 1 66 26 194 4036 4 166 1 211 1 7 2 2 63 Rem 7 1156 6 134 7 10 151 P 41783 P 45596LMP 3838P 14425P 42541 P 21754P 43564P 14493P 11238 P 43564P 40804LMS 1692 P 28112 P 43564EP 17246P 42541P 43564P 39498 LMP 12576P 42541 P 27978 P 44587P 42541 P 43564P 21754 P 44587 P 44555LMP 16445P 35527 EPP 36400RP8369P 42541P 33537 P 28078LMP 434P 75991P 21754P 40804P 85133 BCP 16066P 19121P 82848P 24973 P 43584P 73040*PP057 P 9773P 40804P 14493P 41783 L M P 2 8 4 8 4 EP 28014 E P 5 4 5 1 9 EP 23001LMP 29183E P 4 6 8 6 6 E P 5 4 5 1 9EPP 36637EP 27702RW 42542L M P 2 9 1 0 1EPP 3 6 4 3 1 R IV E R R O A D ´ SCALE 1:2,000 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) RT-1 (Two Family Urban Residential) 7249-20161677 - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: 2015-279-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Zone Amending Bylaw No. 7182-2015 22833 122 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 22833 122 Avenue (see Appendix A and B) from RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District), to permit a future subdivision of approximately 3 lots. Council granted first reading to Zone Amending Bylaw No. 7182-2015 on November 24, 2015. Pursuant with Council resolution, this application is exempt from the CAC Program, due to its location in the Town Centre. This application is in compliance with the Official Community Plan (OCP). RECOMMENDATIONS: 1)That Zone Amending Bylaw No. 7182-2015 be given second reading, and be forwarded to Public Hearing; 2)That the following terms and conditions be met prior to final reading: i)In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: 1)Background Context: Applicant: Raymond Clarkson Owner: Raymond Clarkson Legal Description: Lot 353, Section 20, Township 12, New Westminster District Plan 57241 OCP: Existing: Single Family Residential Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: R-3 (Special Amenity Residential District) 1103 - 2 - Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Single Family Residential South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Single Family Residential East: Use: Single Family Residential Zone RS-1 (One Family Urban Residential) Designation: RES (Urban Residential) West: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential), under rezoning application 2011-130-RZ for R-3 (Special Amenity Residential District) Designation: Single Family Residential Existing Use of Property: Single Family Residential Site Area: 850 m2 (9,149 sq.ft.) Access: 122 Avenue, Greenwell Street Servicing: Urban Standard Companion Applications: 2015-279-SD, 2015-279-DP, 2015-279-DVP 2) Project Description: The subject property is approximately 850 m2 (9149 sq. ft.) in size, is generally flat, and is bound by single family residential properties. The property is within in the Town Centre Area Plan. The Town Centre Area boundary is on Greenwell Street, on the east side of the lot. There are no streams or slopes on the property. The existing house and detached garage on the property have been demolished. The current application proposes to rezone the property from RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District). The applicant is seeking to create three (3) single family residential lots. Access is proposed to be from 122 Avenue for lots 1 and 2, and from Greenwell Street for lot 3, to ensure sufficient intersection visual clearance for vehicles . The neighbouring property to the west (12240 228 St.) is under Rezoning Application number 2011-130- RZ to rezone to R-3 (Special Amenity Residential District) in order to subdivide into 4 lots and a lane, running north-south. For more reference on current applications with the lane design in the subject 228 blocks, see Appendix A. 3) Planning Analysis: i) Official Community Plan: The development site is currently designated Single Family Residential within the Town Centre Area Plan, which provides options for increasing density while retaining the single family character in established neighbourhoods. The proposed R-3 (Special Amenity Residential District) zoning for the development is consistent with the OCP, therefore no amendment will be required. ii) Zoning Bylaw: The current application proposes to rezone the property located at 22833 122 Avenue from RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District) to permit three (3) lots. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668 m2, and the - 3 - minimum lot size for the proposed R-3 (Special Amenity Residential District) zone is 213 m2. The proposed lots range from 278 m2 to 282 m2 in area (2,990 sq. ft. to 3,035 sq. ft.). iii) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix D):  Maple Ridge Zoning Bylaw No. 3510 -1985, Section 601C, D.2.a.ii lot dimensions; to reduce the front width for lots without lane access from 10.5 to 10.05 meter The requested variance to the R-3 (Special Amenity Residential District) zone will be the subject of a future Council report. iv) Development Permits: Pursuant to Section 8.8 of the OCP, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. The application has been received as 2015-279-DP, and will be subject of a future Council report. The applicant proposes to build two storey homes of about 107m2 (1,160 sq. ft.) with a garage on each new lot (See elevations in Appendix D) 4) Interdepartmental Implications: i) Engineering Department: The Engineering Department has reviewed the development plans and has commented to the fact that the existing buildings will have to be removed and a demolition permit will be required. The existing 20mm water service will need a permanent disconnect. If the sanitary sewer connection is to be reused for the new building, the developer will need to request temporary disconnection for that service. The applicant’s engineer will need to review the condition of the existing service to verify if it can be used. Proposed lot number 3 must have their access from Greenwell Street, and the driveway must be at least 7.5m north of 122 Avenue. ii) License, Permits and Bylaws Department: The Building Department has reviewed the plans and has the following comment: 1. Lot 3 must maintain a 7.5 metre visual clearance at the corner; 2. Any building projections (soffits, hutches, nooks and fireplaces) of less than 1.2 metres must have non-combustible cladding. 5) School District No. 42 Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. Therefore no referral was sent to School District No. 42. - 4 - CONCLUSION: The subject application is to permit a three lot single family subdivision in the Town Centre. As this application is in compliance with the OCP, it is recommended that second reading be given to Zone Amending Bylaw No.7182-2015, and that application 2015-279-RZ be forwarded to Public Hearing. “Original signed by Therese Melser” _______________________________________________ Prepared by: Therese Melser Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Zone Amending Bylaw No. 7182-2015 Appendix D – Subdivision Plan Appendix E – Building Elevation Plans DATE: May 12, 2016 2015-79-RZ BY: DT PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:1,500 22833 122 Avenue 2011-130-RZ 2013-117-RZ APPENDIX A DATE: Sep 8, 2015 2011 IMAGE BY: JV PLANNING DEPARTMENT SUBJECT PROPERTY City of Maple Ridge´ Scale: 1:1,500 22833 122 Avenue Legend Streams & Rivers (Topographic) Feature Type Ditch Centreline APPENDIX B CITY OF MAPLE RIDGE BYLAW NO. 7182-2015 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. 7182-2015." 2.That parcel or tract of land and premises known and described as: Lot 353 Section 20 Township 12 New Westminster District Plan 57241 and outlined in heavy black line on Map No. 1648 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity 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 24th day of November, 2015. 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 12288 12194 12278 12301 228712288522914229222293112314 12169 12208 12258 12276 12255 2283322872228822292422921229232293312183 228182288022912229132293212201 12303 12240 12274 2280612287 12224 12238 228802293612211 12261 12293 12185 12258 12278 22883228912289722901229352294112191 2282412275 22836228742287322881229102292012304 12203 12253 12306 2281212195 22902229112291112229 12243 12273 12313 12182 12296 12265 12192 12298 2287522934228 ST.228 ST.ROGERS AVE. 122 AVE.GREENWELL ST.STOREY AVE. 122 AVE. P 45792 A Rem. N 3 P 44214352 291 113 102 65 66 215 128 115 217 118 96 336 P 58171 BCP 23946 79 11 75' of 1 Rem. 1 353 213 216 129 116 105 95 218 P 41773 RP 16335P 25555P 45078 114 103 104 P 41773 P 44292 106 5978 2 1P 82923 309 12 307 332 P 13667 P 51413 289 P 41774 57 P 41773 94 130 60 P 40082 P 813961 2 3 333 126 56 93 58 68 107 61 P 21837P 26692BCP 21032 4 292 214 92 P 42872 131 119 71 9 A 222 P 4836 1 P 44873 4 P 57241308 127 67 117 P 41774 219 108 97 P 143968 10 290 P 13667288 6 91 69 70 P 41774 EP 42655 RW 45948 EP 42655 EP 42655 GREENWELL ST.´ SCALE 1:1,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) R-3 (Special Amenity Residential District) 7182-20151648 APPENDIX D APPENDIX E - 1 - City of Maple Ridge TO: Her Worship Mayor Read DATE: June 6, 2016 and Members of Council FILE NO: 2015-008-SD FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Strata Title Conversion (Non-Residential) 11491 Kingston Street SUMMARY: A Strata Title Conversion application has been received in which the applicant has requested that Council, the “Approving Authority” under Section 242 (1) (a), give approval to convert an existing industrial building to strata units. Staff supports the application. Staff also recommends that Council delegate their authority in accordance with the Strata Property Act, to allow non-residential strata conversions to be approved by the Manager of Inspection Services, Licences Permits and Bylaws, thus streamlining this approval process. RECOMMENDATION: That a certificate of approval be issued for application 2015-008-SD to permit the conversion of the Industrial building located at 11491 Kingston Street to Strata Title units under the Condominium Act subject to the following conditions being addressed: i.Clarifying the need to install a s tandpipe under the current BC Building Code; ii.Revising that portion of the BC Building Code analysis (Appendix D) to current construction requirements, including the requirement for a fire alarm system where a building is sprinklered; iii.Provide under a separate sealed letter, a comparison between the actual building as it exists and what would be required under the current BC Building Code requirements . iv.Verify the installation of a fire alarm system in this building . Should one not exist, a fire alarm system will be installed as part of thi s strata conversion application; v.Resolving unit numbering for the units in the building. The system currently has units 1 to 11 plus units 100, 106, 112, 200, 201, 300 & 400. All units numbering is to be 3 digit numbering with ground flo or units being 100 series and seco nd floor units being 200 series; vi.Complete a seismic analysis of the building for the changes between the codes 1992 & 2012 BC Building Code requirements and determine the extent (percentage) of compliance of the building in relation to current BC Building Code criteria; and 1104 - 2 - vii. Registration of a Floodplain Restrictive C ovenant on title to all strata units reflecting the current predicted flood construction level for the area based on the 2008 Fraser Basin Council Report. That Council delegate s its authority to the Manager of Inspection Services, Licences Permits and Bylaws with respect to considering applications and signing plans for strata conversions of previously occupied non -residential building in accordance with Section 242 (10) of the Strata Property Act. BACKGROUND: History: The subject property located at 11491 Kingston Street is designated Industrial in the Official Community Plan and zoned M-3 (Business Park) Zone. The existing building is a 2,696 sq. m. multi- tenant industrial structure constructed in 1999. The applicant proposes that the existing five (5) bays become separate strata units in order to allocate property taxes and civic expenses between separate units. Strata Property Act: Requirements for Conversion: The Strata Property Act states that Council shall not approve a conversion unless the buildi ng is brought up to the current Building Code Standard and complies with all municipal bylaws. Further, it states that Council shall consider: 1. The priority of rental accommodation over privately owned housing in the Municipality; 2. The proposal of the owner/developer for the relocation of persons occupying the building; 3. The life expectancy of the building; 4. The projected major increase in maintenance cost due to the condition of the building; and 5. Any other matters that, in its opinion, are relevant. The following is an assessment of these requirements for this strata conversion proposal: 1) The priority of rental accommodation over privately owned housing in the Municipality; Staff Comment: This is not applicable given the building is not for residential use. 2) The proposal of the owner/developer for the relocation of persons occupying the building; Staff Comment: The applicant has provided a letter (Appendix E) that the business/commercial tenants are agreeable to the conversion. 3) The life expectancy of the building; Staff Comment: The applicant has provided an assessment and information (Appendix D) that the building has a remaining lifespan of at least 75 years. 4) The projected major increase in maintenance cost due to the condition of the building; and Staff Comment: The applicant has provided an assessment and information that major maintenance matters are not foreseen. - 3 - 5) Any other matters that, in its opinion, are relevant. Staff Comment: Prepayment of property taxes will be required. Further to the analysis in the next section, there are no additional matters identified by the Planning, Fire or Building Departments that are relevant to be considered before the conversion is granted. Analysis: Planning Department: A zoning analysis supplied by the applicant confirms the building complies with the lot coverage, height and setback provisions. The site has 62 parking spaces , which is sufficient under the Off-Street Parking and Loading Bylaw for the combination of uses reported by the applicant. Building and Fire Departments: The following must be completed to insure that the building is structurally and mechanically sound and is in substantial compliance with the BC Building Code before the Strata Conversion is approved: 1. Clarifying the need to install a standpipe under the current BC Building Code. 2. Revising that portion of the BC Building Code analysis (Appendix D) to current construction requirements, including the requirement for a fire alarm system where a building is sprinklered. 3. Provide under a separate sealed letter, a comparison between the actual building as it exists and what would be required under the current BC Building Code requirements. 4. Verify the installation of a fire alarm system in this building. Should one not exist, a fire alarm system will be installed as part of this strata conversion application. 5. Resolving unit numbering for the units in the building. The system currently has units 1 to 11 plus units 100, 106, 112, 200, 201, 300 & 400. All units numbering is to be 3 digit numbering with ground floor units being 100 series and second floor units being 200 series. 6. Have a seismic analysis of the building been carried out between the changes in the codes 1992 & 2012 BC Building Code and what percentage of compliance the building would be at in relation to current BC Building Code criteria. 7. Registration of a Floodplain Restrictive Covenant on title to all strata units reflecting the current predicted flood construction level for the area based on the 2008 Fraser Basin Cou ncil Report. A set of updated plans identifying the changes to the building, revised unit numbers, etc. will be required by the Fire Department. AUTHORITY TO DELEGATE The Strata Property Act establishes Council as the “approving authority” for signing strata plans for the conversion of existing residential and non-residential buildings. The Act also gives Council the discretion to delegate the signing authority to the Approving Officer or another person designated, as follows: 242 (10) The approving authority may, by resolution, with respect to a specified type of previously occupied building, (a) delegate to an approving officer or other person designated in the resolution the exercise of the powers and performance of the duties of the approving authorit y under this section, and (b) impose limits or conditions on the exercise of the powers and performance of the duties delegated by the resolution. - 4 - Pursuant to Section 242 (10), it is recommended that Council delegate its approving authority to sign strata plans for the conversion of existing non-residential buildings to the Manager of Inspection Services, Licences Permits and Bylaws, to streamline the approval process by not requiring a Council Report for future non-residential strata conversions. Strata conversion of duplexes and multiple residential buildings, and specifically including strata applications of rental properties, will continue to be forwarded to Council. This will allow Council to assess each application on its own merits, based on an impact analysis prepared by staff about: the rental accommodation and vacancy rates; the Housing Action Plan; relocation of residents occupying the building; life expectancy of the building; and other relevant concerns or policies. There are very few non-residential conversions, with review focusing mainly on code, safety and technical matters. Thus delegation to the Manager of Inspection Services, Licences Permits and Bylaws is appropriate. CONCLUSION: Staff support the application and recommend that, once Council have given consideration to the requirements outlined in the memorandum from the Manager of Inspection Services, and the applicant has addressed the conditions and requirements noted therein, Council issue a certificate of approval. “Original signed by Adrian Kopystynski” _____________________________________ Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner “Original signed by Stephen Cote-Rolvink” _________________________________ Stephen J. Côté-Rolvink, RBO, CRBO Manager of Inspection Services “Original signed by Christine Carter” ______________________________________ Approved by: Christine Carte r, M. Pl., MCIP 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 Appendix A: Subject Map Appendix B: Strata plans Appendix C: Memo from the Manager of Inspection Services Appendix D: Applicants Code Analysis Appendix E: Letters from Applicant respecting parking and concurrence of current occupants DATE: Jan 23, 2015 FILE: 2015-008-SD BY: PC CITY OF MAPLE RIDGE PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,000 11491 KINGSTON STREETLegend !(Ponds \\Wetlands GPS Creek Centrelines Streams & Rivers (Topographic) Feature Type Indefinite Creek Centreline Ditch Centreline River Centreline Rivers & Lakes (Topographic) Feature Type Canal Flooded Land Lake/Reservoir Marsh River APPENDIX A APPENDIX B APPENDIX C APPENDIX D APPENDIX E City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: 2015-379-DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Wildfire Development Permit 23753 and 23771 130 Avenue EXECUTIVE SUMMARY: Wildfire Development Permit application 2015-379-DP has been received in conjunction with a proposed 19 single family lot subdivision under the R-2 (Urban Residential District) zone, located in Silver Valley. A Wildfire Development Permit (WFDP) is required because the subject properties, located at 23753 and 23771 130 Avenue (see Appendices A & B), are located within the Wildfire Development Permit Area. Since the adoption of the WFDP Guidelines in October 2014, the Planning Department, Licences, Permits and Bylaws Department, and Fire Department have been monitoring the implementation of the WFDP. There have been challenges in the application of the National Fire Protection Association’s NFPA 1144 (Standard for Reducing Structure Ignition Hazards from Wildland Fire) and NFPA 1141 (Standard for Fire Protection Infrastructure for Land Developments in Wildland, Rural and Suburban Areas) in view of proposed new development applications. The Home Owners FireSmart Manual (B.C. Forest Service Protection Program) would provide a greater degree of flexibility while maintaining the intent of the WFDP Guidelines. A report will be brought forward for Council’s consideration in July, outlining amendments to use the requirements of the Home Owners FireSmart Manual to assess fire hazard and guide recommendations instead of the NFPA standards. At the same time, the Fire Department will provide an update on the Community Wildfire Protection Plan. In the meantime, in order to allow developers to continue construction, in-stream WFDP applications are being reviewed in relation to the FireSmart Manual Guidelines. This application has been reviewed against the FireSmart Manual requirements. Final rezoning for the subject properties was received on September 29, 2015. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2015-379-DP respecting properties located at 23753 and 23771 130 Avenue. DISCUSSION: a)Background Context: Applicant: Joel Lycan Owner: First Colonial Investors Ltd. Legal Descriptions: Lots 1 and 2 Section 28 Township 12 New Westminster District Plan 1105 - 2 - OCP: Existing: Medium Density Residential, Conservation and Neighbourhood Park Zoning: Existing: R-2 (Urban Residential District), P-1 (Park and School) Surrounding Uses: North: Use: Single Family Residential and Conservation Zone: RS-2 (One Family Suburban Residential) Designation: Conservation South: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Low Density Urban, Conservation and Park East: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Medium High Density Residential, Low Density Urban and Open Space West: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Medium High Density Residential, Conservation, Neighbourhood Park, Low Density Urban and Eco-Cluster Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential and Neighbourhood Park Consolidated Site Area: 1.2 hectares (3.0 acres) Access: 130 Avenue Servicing requirement: Urban Standard Companion Applications: 2014-001-SD, 2014-001-DP b) Project Description: The subject properties were consolidated and rezoned from RS-2 (One Family Suburban Residential) to R-2 (Urban Residential District) and P-1 (Park and School), in order to create a 19 lot subdivision and a neighbourhood park. The lots will be accessed via a new north-south local road terminating in a cul-de-sac. The City of Maple Ridge has purchased the land north of the cul-de-sac for a future neighbourhood park. A small portion of steeply sloping land has been dedicated as park for conservation purposes in the south-west corner of the site. c) Background Since the adoption of the WFDP Guidelines in October 2014, the Planning Department, Licences, Permits and Bylaws Department, and Fire Department have been monitoring the implementation of the WFDP. One difficulty that has arisen are challenges in the application of the National Fire - 3 - Protection Association’s NFPA 1144 (Standard for Reducing Structure Ignition Hazards from Wildland Fire) and NFPA 1141 (Standard for Fire Protection Infrastructure for Land Developments in Wildland, Rural and Suburban Areas) in view of proposed new development applications. The standards have been found to be quite stringent and there is recognition that the use of the Home Owners FireSmart Manual (B.C. Forest Service Protection Program) would provide a greater degree of flexibility while maintaining the intent of the Wildfire Development Permit Guidelines. A report will be brought forward for Council’s consideration, at a future Council Meeting, outlining amendments to use the requirements of the Home Owners FireSmart Manual to assess fire hazard and guide recommendations instead of the NFPA standards. In the meantime, in order to allow developers to continue construction, in-stream WFDP applications are being reviewed in relation to the FireSmart Manual Guidelines. d) Planning Analysis: The Wildfire Development Permit Area Guidelines are intended for the protection of life and property in designated areas that could be at risk for wildland fire and where this risk, in some cases, may be reasonably abated through implementation of appropriate precautionary measures. A Development Permit is required for all development and subdivision activity or building permits for areas identified as a Wildfire Development Permit Area in the OCP. These Development Permit Guidelines are to work in concert with all other regulations, guidelines and bylaws in effect. This development respects the key guidelines as outlined in this section: 1. Locate development on individual sites so that when integrated with the use of mitigating construction techniques the risk of wildfire impacts is reduced. The FireSmart Manual (BC Edition) recommends a 10 metre (33 ft) setback between the forest edge and all buildings. The same setback distance is also required between buildings. The R-2 (Urban Residential District) zone has a rear yard setback requirement of 8 metres (26 ft) when access is from the front street rather than a rear lane. The interior side yard setback requirement is 1.2 metres (4 ft) and the exterior side yard setback is 2 metres (6.6 ft). A permanent forest edge borders the development site to the north and in the south-west corner. Lands with future development potential are located to the north -west, west, south, and east of the development site. The Wildfire Development Permit Assessment prepared by Diamond Head Consulting and dated April 22, 2016 reports that the development site has an overall moderate risk from wildfire. The report further states that “[t]he primary risk is from the stands to the north, west, and at the south east corner that support conifer tree species (adjacent t o lots 1-3 and 11-19). The deciduous stand growing to the east of the site (bordering lots 4-10) currently poses a low risk as the forest is dominated by deciduous species”. Given the existing land uses, wildfire risks, and zoning siting requirements, Diamond Head Consulting has provided a detailed list of building materials and construction requirements to maximize the homes’ ability to withstand radiant heat and ember showers from a wildfire event. Building faces adjacent to the current and permanent forest edge will require additional non- combustible materials. All single family lots in this development will be subject to a Wildfire Protection Restrictive Covenant to ensure that the prescribed building materials and construction methods are used. Other site layout and servicing considerations include underground hydro servicing, fire hydrants, and sufficient road width for two fire trucks to pass one another. - 4 - 2. Mitigate wildfire impacts while respecting environmental conservation objectives and other hazards in the area. The subject development contains a steeply sloping area in the south -west and north-east corners of the site that have been dedicated to the city for conservation purposes. Additionally, a treed city owned neighbourhood park is adjacent to the site on the north side. These areas will be maintained as naturalized spaces; however, Diamond Head Consulting has provided guidelines for strategic fuel treatments that will mitigate the wildfire impact while respecting environmental conservation objectives. This treatment includes pruning existing trees, removing woody accumulation and dead or dying trees and will be undertaken by the developer. Conifer trees are recommended to be spaced at 3 metres (10 ft), with conifers shorter than 10 metres (33 ft) removed. Diamond Head Consulting advises that tree removal should minimize ground disturbance and should not occur during the bird nesting season. All tree removal requires a Tree Cutting Permit. Enhancement and replanting efforts required within the neighbourhood park land, in accordance with the Natural Features Development Permit (2014-001-DP) will feature appropriate trees and plants. This planting will also be spaced to minimize wildfire risk. 3. Ensure identified wildfire interface risks are recognized and addressed within each stage of the land development process. Diamond Head Consulting has identified wildfire interface risks and has provided a list of recommendations including appropriate building materials, site layout, and FireSmart landscaping. These recommendations will be registered as a Wildfire Protection Restrictive Covenant to ensure compliance at the building permit stage, and to inform future homeowners regarding landscape management within the zone around their homes. 4. Proactively manage potential fire behaviour, thereby increasing the probability of successful fire suppression and containment and minimizing adverse impacts. Previous key guidelines have outlined the building siting and materials, servicing, and parkland treatment strategies to proactively manage potential fire behaviour. The final wildfire management approach is to regulate landscaping maintenance surrounding the homes. Diamond Head Consulting has provided recommendations for on-lot landscaping, and this information will form part of the Wildfire Protection Restrictive Covenant. Recommendations include using FireSmart approved plants and shrubs instead of conifers, keeping landscaping a minimum of 3 metres (10 ft) from all buildings and structures, and using gravel and rock instead of bark mulch. - 5 - CONCLUSION: As discussed in this report, this application has been considered against the requirements of the Home Owners FireSmart Manual (B.C. Forest Service Protection Program) to assess fire hazard and guide recommendations instead of the NFPA standards. The applicant has submitted a Wildfire Risk Assessment report prepared by Diamond Head Consulting. This assessment outlines mitigation measures for on-lot and conservation area landscape treatments, as well as building siting and materials information. The Diamond Head Consulting report will form part of a Wildfire Protection Restrictive Covenant that will be registered on each of the newly created lots to ensure the recommendations are implemented and homeowners are aware. As the key guidelines for the Wildfire Development Permit, it is recommended that the Corporate Officer be authorized to sign and seal 2015-379-DP respecting properties located at 23753 and 23771 130 Avenue. “Original signed by Amelia Bowden” _______________________________________________ Prepared by: Amelia Bowden Planning Technician “Original signed by Michael Van Dop” ____________________________________________ Approved by: Michael Van Dop Assistant Chief, Planning & Prevention “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 – Subdivision Plan DATE: Dec 7, 20152015-379-DP BY: JV PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 23753-130 Ave2011 ImageLegend Stream Indefinite Creek River Centreline Major Rivers & Lakes APPENDIX A DATE: Dec 7, 2015 2015-379-DP BY: JV PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,534 23753-130 Ave 2011 Image Aerial Imagery from the Spring of 2011 Legend Stream Indefinite Creek River Centreline Major Rivers & Lakes APPENDIX B APPENDIX C City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: 11-5255-70-108 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Award of Contract ITT-EN-16-31: 224 Street Watermain Replacement (122 Avenue to 124 Avenue) EXECUTIVE SUMMARY: The existing 250mm diameter asbestos cement watermain along 224 Street between 122 Avenue and 124 Avenue was installed in 1964 and has been identified for replacement as part of the City’s Watermain Replacement Program and is included in the current Financial Plan. The 224 Street watermain is a feeder main that is an important component of the City’s water network that feeds into the Town Centre. Ongoing asset management review has confirmed that the City is experiencing an increase in the annual number of breaks on the watermain over the last few years beyond the threshold for replacement. 224 Street is also scheduled for repaving this summer and it is the City’s practice to upgrade underground utilities in conjunction with paving, where appropriate. The 224 Street Watermain Replacement Project from 122 Avenue to 124 Avenue generally consists of the installation of approximately 400m of 250mm diameter ductile iron watermain, water service connections as necessary, installation of new hydrants and pavement surface restoration. The Invitation to Tender was issued on April 21, 2016 and closed on May 24, 2016 with eight (8) bids received. The lowest compliant bid of $358,760.00 excluding taxes was submitted by Sandpiper Contracting LLP. City staff have analyzed the tenders and recommend that the contract be awarded to Sandpiper Contracting LLP. There is additional work by City crews to tie-in the new watermain to the City water system. Council approval to award the contract is required for the work to proceed. RECOMMENDATION: THAT Contract ITT-EN16-31, 224 Street Watermain Replacement (122 Avenue to 124 Avenue), be awarded to Sandpiper Contracting LLP in the amount of $358,760.00 excluding taxes; and THAT a contract contingency of $36,000 be approved to address potential variations in field conditions; and THAT the next Financial Plan Bylaw amendment include an increase of the project budget by $75,000 as detailed in the Council Report dated June 6, 2016 titled Award of Contract ITT-EN-16-31: 224 Street Watermain Replacement (122 Avenue to 124 Avenue) from the Water Utility Fund; and further THAT the Corporate Officer be authorized to execute the contract. 1106 DISCUSSION: a) Background Context: The existing 250mm diameter asbestos cement watermain along 224 Street between 122 Avenue and 124 Avenue was installed in 1964 and has been identified for replacement as part of the City’s Watermain Replacement Program and is included in the current Financial Plan. The 224 Street watermain is a feeder main that is an important component of the City’s water network that feeds into the Town Centre. Ongoing asset management review has confirmed that the City is experiencing an increase in the annual number of breaks on the watermain over the last few years beyond the threshold for replacement. 224 Street is also scheduled for repaving this summer and it is good practice to upgrade underground utilities in conjunction with paving, where appropriate. The 224 Street Watermain Replacement Project from 122 Avenue to 124 Avenue generally consists of the installation of approximately 400m of 250mm diameter ductile iron watermain, water service connections as necessary, installation of new hydrants and pavement surface restoration. Tender Evaluation The Invitation to Tender was issued on April 21, 2016 and closed on May 24, 2016 with eight (8) bids received, listed below from lowest to highest price. Tender Price (excluding taxes) Sandpiper Contracting LLP $358,760.00 Marv’s Excavating Ltd. $384,000.00 Drake Excavating Ltd. $388,020.44 Triahn Enterprises Ltd. $405,215.00 Capilano Highway Services Company $421,700.00 J. Cote & Son Excavating Ltd. $428,000.00 Pedre Contractors Ltd. $433,000.00 TAG Construction Ltd. $436,294.00 The lowest compliant bid was $358,760.00 (excluding taxes) from Sandpiper Contracting LLP. Staff have analyzed the tenders and recommend the contract be awarded to Sandpiper Contracting LLP. b) Desired Outcome: To provide reliable fire protection and high quality drinking water to Maple Ridge residents. c) Strategic Alignment: One of the key strategies in the Corporate Strategic Plan is to manage existing infrastructure. The 224 Street watermain is a feeder main that is an important component of the water network that feeds into the Town Centre. Replacement and upgrading of the aging watermain and fire hydrants on 224 Street will ensure reliability of service and provide capacity for future years. d) Citizen/Customer Implications: The estimated construction duration is approximately eight weeks starting in July 2016. It is anticipated that traffic through the work zone will be reduced to single lane alternating. Some of the fronting properties may be impacted during water service connection installations but residents will be notified in advance of the work. Every effort will be made to minimize impact to residents fronting the watermain installation on 224 Street. As well, the general public will be informed of the construction progress through the City’s website and social media sources. e) Interdepartmental Implications: The Operations Department has provided input during the design stage. Tie-ins to the live water system will be completed by the Operations Department. A City staff inspector will provide inspection services during construction. f) Business Plan/Financial Implications: The projected expenditures excluding taxes are as follows: Water Tie-ins by City Forces Construction Contract Cost Contract Contingency Total Projected Project Cost The project funding sources are as follows: LTC NO. 014016 from Water Utility Fund (WUF) Additional funding from WUF required Total Funding Sources $ $ $ $ $ $ $ 10,000 358,760 36,000 404,760 330,000 75,000 405,000 The project expenditures include a contract contingency of $36,000 that will only be utilized if required to address to address potential variations in field conditions. CONCLUSIONS: The tender price of $358,760 (excluding taxes) by Sandpiper Contracting LLP for the 224 Street Watermain Replacement Project from 122 Avenue to 124 Avenue is the lowest compliant tender. It is recommended that Council approve the award of the contract to Sandpiper Contracting LLP and a contract contingency of $36,000 be approved. It is also recommended that funds be transferred from the Water Utility Fund to LTC 014016. “Original signed by Jeff Boehmer” “Original signed by Paul Gill” for Submitted by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA, CPA, CGA Manager of Design & Construction Concurrence: Manager of Financial Planning “Original signed by David Pollock” Reviewed by: David Pollock, PEng. Municipal Engineer “Original signed by Frank Quinn” Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services “Original signed by E.C. Swabey” Concurrence: E.C. Swabey Chief Administrative Office CITY OF MAPLE RIDGE DATE: SCALE: FILE/DWG No ENGINEERING DEPARTMENT DEWDNEY TRUNK RD.203 ST.216 ST.272 ST.LOUGH E E D H W Y . LOUGHEE D H W Y .240 ST.224 ST.256 ST.100 AVE.232 ST.123 AVE. 128 AVE.LAITY ST.MAY 2016N.T.S.SitePlan8x11 SITE PLAN 224 STREET 122 AVENUE - 124 AVENUE Page 1 of 3 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FROM: Chief Administrative Officer MEETING: COW SUBJECT: The Ranch Pub & Grill Liquor License Amendment Application – Increase in Seating Capacity EXECUTIVE SUMMARY: The Liquor Control and Licensing Branch (LCLB) have received an application from The Ranch Pub & Grill located at 21973 132 Avenue for an increase in their seating capacity (Appendix I). The purpose of the increase in seating capacity is to provide their customers with an outdoor seating area where they can watch equestrian events while taking advantage of all of the services of the pub. All other conditions of their license will remain the same. The Ranch Pub & Grill has an existing outdoor patio that can seat 100 patrons; however this patio area is not included under its current Liquor Primary Licence. Including this area in their existing liquor licence will allow patrons to sit outside and enjoy an alcoholic beverage while watching equestrian events at the adjacent Maple Ridge Equestrian Centre. One of the considerations utilized by the LCLB in reviewing an application for occupancy increases of a liquor primary license is a resolution from the local government. A number of regulatory criteria must be addressed in the Council resolution as well as comments pertaining to the views expressed by area residents. Council may choose to support the application, not support the application or indicate they do not wish to comment. RECOMMENDATION(S): 1.That the application by The Ranch Pub & Grill located at 21973 132 Avenue Maple Ridge, BC for an increase in their seating capacity as an amendment to Liquor License No. 104720, be approved based on the information contained in the Council report dated June 6, 2016. 2.That a copy of the resolution be forwarded to the Liquor Control and Licensing Branch in accordance with the legislative requirements. DISCUSSION: a)Background Context: On May 9, 2016, The Ranch Pub & Grill through the Liquor Control and Licensing Branch submitted a structural change application to their Liquor Primary Licence #104720. The LCLB guidelines request a specific Council resolution commenting on the application in terms of community impacts which may occur as a result of the proposed change to the establishment operations as a result to the proposed change. Part of the process requires 1107 Page 2 of 3 Council to gather views of the residents who may be affected by the establishment of the liquor primary license in their neighbourhood. In following the public input requirement, 123 letters were sent to owners and occupants of property within approximately 200 metres of the subject site with the vast majority of the recipients being residents and the rest of the property owners showing as registered companies. Of the 123 letters sent to surrounding property owners and occupants, there were 3 responses in favour of the proposed amendment and 1 local area resident opposed. In addition 14 letters were received from Maple Ridge residents not within the mailout area but who supported the proposed amendment. The City also posted a Public Notice in the local newspaper running in two separate editions; May 13 and May 18, 2016. The Maple Ridge RCMP Detachment was asked for their input on this matter and they have confirmed they do not have any operational issues with this application. The three closest liquor primary licensed premises to the subject property are:  The Blacksheep Pub – 12968 232 Street  Witchcraft Beer Market and Bistro – 22648 Dewdney Trunk Rd  The Wolf Bar – 22336 Lougheed Highway b) Desired Outcome(s): That Council supports the application from The Ranch Pub & Grill to increase their seating capacity as requested. c) Intergovernmental Issues: Both local government and the provincial government have an interest in ensuring that liquor regulations are followed and that licensed establishments listen to the needs of the community. d) Citizen/Customer Implications: The review of this application has taken into consideration the potential for concerns from surrounding properties in terms of parking, traffic and noise generation as well as the proximity of schools and similar establishments. e) Interdepartmental Implications: The Licences Permits and Bylaws Department has coordinated in the review process and solicited input from the public, other municipal departments as well as the RCMP. f) Alternatives: To not approve the application and provide conditions to the approval in the form or recommendations to forward to the LCB. Page 3 of 3 CONCLUSIONS: That Council passes the necessary resolution supporting the application from The Ranch Pub & Grill as submitted based upon the staff findings set out in this report. “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 Attachments: Appendix I – License Primary Structural Change application APPENDIX I City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: RENOVATIONS TO RANDY HERMAN COMMUNITY SAFETY BUILDING EXECUTIVE SUMMARY: The Randy Herman Community Safety Building (“the building”) accommodates the City’s Bylaws and Licenses Department and RCMP personnel. Having the Bylaws and Licenses Department on the second floor is challenging from a customer service perspective as the space is hard to find. Relocating the Bylaws and Licenses Department to the first floor of the building will enable easier public access. In order to accommodate this change, RCMP staff will be relocated to the Bylaws space on the 2nd floor and this will create efficiencies for the RCMP as they already occupy adjacent space on the 2nd floor. Interior renovations will be required to effect these changes, the most significant of which relate to the creation of a customer service area on the main floor for Bylaws and Licenses. The City archives, which houses our permanent records, is located at the Operations Centre. That space is not accessible to the public, or staff, for research purposes and is not large enough to continue to serve as archival space. The proposed relocation of RCMP personnel to the 2nd floor will free up space on the first floor for the City’s archival records. Moving the archives will enable better staff and public access to our historical records and provide additional space for the growing collection until such time as a purpose-built facility is constructed. The Operations Centre is also in need of additional space and vacating the space the archives is located in assists with the needs of that division. Purchase and installation of movable shelving units will be required to maximize the archival space. RECOMMENDATIONS: That renovations to the Randy Herman Community Safety Building, as identified in the staff report dated June 6, 2016, be approved and That renovations costs of $170,000 be allocated from accumulated surplus and further That a contingency of $20,000 be allocated from accumulated surplus for unanticipated additional works. DISCUSSION: a)Background Context: The proposed renovations will meet several needs of the city. Bylaws and Licenses staff will be located on the ground floor making them more accessible to the public. Archival records of the 1131 city will be housed in a better space and be more accessible to staff and the public. Operational needs of the RCMP will be met through the relocation of their staff to the second floor. The Operations Centre will reclaim the space occupied by the archives for their own needs. b) Business Plan/Financial Implications: The renovations are estimated to cost about $170,000 including moving costs, structural, data and electrical work, and a shelving system for archival records. The shelving system will cost approximately $60,000 and can be moved to a new facility if and when built. Funding of the costs of these renovations will come from accumulated surplus. CONCLUSIONS: Renovations to the Randy Herman Community Safety Building will meet several operational needs. The Bylaws and Licences Department will be more accessible to the public, the City’s historic records will be more accessible, efficiencies will be created for the RCMP and the Operations Centre will reclaim space for their own needs. “Original signed by Ceri Marlo”___________________ Prepared by: Ceri Marlo Manager of Legislative Services and Emergency Program “Original signed by Robin MacNair”________________ Prepared by: Robin MacNair Manager of Bylaws and Licenses “Original signed by Maureen Jones”______________ Prepared by: Maureen Jones Senior Manager of Police Services “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 1 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Turnout Gear. EXECUTIVE SUMMARY: Our firefighters currently have one set of turnout gear. When that gear is being washed, dried or treated, firefighters use spare gear which is not properly fitted. At the end of the day, turnout gear will last a certain period of time which is largely dependent on the amount and type of usage. While a secondary set of gear has an upfront cost, the gear will not have to be replaced as frequently. For this reason and for the safety of our firefighters, staff recommend the purchase of a secondary set of turnout gear. RECOMMENDATION(S): That the purchase of a secondary set of turnout gear be approved, noting that the additional cost of $240,000 is to be funded from the Fire Department Capital Reserve. DISCUSSION: a)Background Context: Turn out gear refers to the “working” uniform of firefighters and is worn to all types of different incidents. It consists of fire coats, pants, helmets and boots. Firefighters operate in a variety of environments and the gear must be properly fitted. When turnout gear is used in hazardous conditions, it must be treated, washed and dried before it can be used again. In addition, turnout gear gets wet frequently not just because of the type of the call, but the rainy weather in our region. Wet turnout gear becomes heavy and cumbersome to wear. Further, this wet gear becomes a potential hazard when fighting fire because the moisture can turn into steam and cause burns. At the present time, we have one set of turnout gear for each career and paid-on-call firefighter. We are getting more and more “back-to-back” calls for our career fighters which has resulted in career firefighters not being able to use their assigned gear and instead having to use back up gear which is not properly fitted. At the end of the day, turnout gear has a certain life. By purchasing a secondary set of turnout gear, turnout gear will not have to be replaced as frequently, though an initial outlay of funding is required. 1132 2 Coquitlam and Chilliwack already supply two sets to their career firefighters. Delta, Surrey and Langley Township currently supply one set of turnout gear and are currently evaluating their practices. Worksafe BC is also looking into the issue and may be issuing some directives in this regard. Paid-on-call firefighters do not have many back-to-back calls and we will continue to monitor the need for them to have a secondary set of gear. b) Business Plan/Financial Implications: Our annual budget for turnout gear replacement is $70,000. We recommend that the initial outlay of $240,000 be funded from the Fire Department Capital Reserve. Long term replacement costs will remain the same as each piece of equipment will last longer. c) Alternatives: We could continue the present system of using spare gear understanding the associated risks. CONCLUSIONS: The purchase of a secondary set of turnout gear creates a safer work environment while keeping long term replacement costs essentially the same. “original signed by Howard Exner” Prepared by: Howard R Exner, Deputy Fire Chief “original signed by Dane Spence” Approved by: Dane Spence, Fire Chief “original signed by Paul Gill” Approved by: Paul Gill, General Manager, Corporate and Financial Service ‘original signed by Ted Swabey” Concurrence: E.C. Swabey Chief Administrative Officer 1 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Downtown Maple Ridge Business Improvement Area EXECUTIVE SUMMARY: At its April 18, 2016 Council Workshop, Council authorized the continuation of the Downtown Maple Ridge Business Improvement Area (‘the DMRBIA”). Council is required under the Community Charter to receive the formal approval of the owners of property in the defined area before adopting the bylaw that will re-establish the DMRBIA. This report outlines the process for adoption of the required bylaw. RECOMMENDATION: That Bylaw No. 7251-2016 be given first, second and third readings. DISCUSSION: Council is proposing to undertake a local area service on its own initiative to grant money to the Downtown Maple Ridge Business Improvement Association. The DMRBIA includes all lands shown as shaded and within the boundary shown on Schedule A attached to Bylaw No. 7251-2016. The money granted will be expended on the planning and implementation of a business promotion scheme that includes the following activities: •Marketing and promotions •Safety and security improvements •Beautification, including general clean up, graffiti removal, banners •Festivals and other related promotional events All of the grant paid will be recovered by means of a local service tax against all commercial properties (BCAA Class Code 6). In 2016, the last year of the current DMRBIA, the levy collected was $213,600. For 2017, the levy is proposed to increase by $50,000 to cover the cost of the increased security and staff resources with increases in subsequent years calculated based on a 2.5% budget increase. The annual levy against all commercial properties within the DMRBIA is proposed to be as follows: 2017 - $263,600 2018 - $270,200 2019 - $276,900 2020 - $283,900 2021 - $290,900 1133 2 The program will end on December 31, 2021. Should Council wish to continue this business improvement area after that date, this process must be repeated and a new bylaw adopted. The levy for each commercial parcel will be determined on the basis of assessed value of land and improvements. Downtown Maple Ridge Business Improvement Area Bylaw No. 7251-2016 is attached and it is recommended that it be given three readings. Prior to final reading a notice in the form attached as Schedule B will be published and mailed to all affected property owners. Thirty days after the second publication of the required notification in the newspaper, if no valid petition against the improvement area is received final reading will be considered. In addition to the legislated requirement to publish notice in a newspaper once a week for two consecutive weeks and to post notice in City Hall, the website and social media will be used to further publicize Council’s intention. In order for a petition against a local area service to be certified as sufficient and valid it must be: a) signed by the owners of at least 50% of the parcels that would be subject to the local service tax, and b) signed by the owners of parcels that in total represent at least 50% of the assessed value of land and improvements that would be subject to the local service tax. The Downtown Maple Ridge Business Improvement Association will be asking their membership if they would be interested in participating in a meeting where the 5 Year Business Plan would be presented. Should there be interest, then this meeting would occur during the thirty day notification period. The Economic Development Office will support this meeting if it occurs. The Economic Development Office will also work to ensure greater alignment between the DMRBIA the goals of Council relating to downtown security, the façade improvement and other elements of the Town Centre Animation Plan. CONCLUSIONS: The goals of the Downtown Maple Ridge Business Improvement Association align with those of Council in relation to creating a vibrant economy in the Town Centre supporting employment growth. It is therefore recommended that Council grant first, second and third readings to the bylaw that will re-establish the DMRBIA. “Original signed by Ceri Marlo”____________ Prepared by: Ceri Marlo, C.M.C. Manager of Legislative Services and Emergency Program “Original signed by Lino Siracus”___________ Prepared by: Lino Siracus Manager of Economic Development “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 Attachments Schedule A – Bylaw No. 7251-2016 Schedule B – Notice of Intent to Establish a Local Area Service - 1 - SCHEDULE A CITY OF MAPLE RIDGE BYLAW NO. 7251-2016 A bylaw to establish a business improvement area service to provide a grant to the Downtown Maple Ridge Business Improvement Association for the planning and implementation of a business promotion scheme for the Maple Ridge Downtown Business Improvement Area. WHEREAS the Council of the City of Maple Ridge may grant money to an organization that has, as one of its aims, functions, or purposes, the planning and implementation of a business promotion scheme; AND WHEREAS all of the grant paid must be recovered by means of a local service tax; AND WHEREAS a notice of the intention of the Council of the City of Maple Ridge to establish a Business Improvement Area Service for the purpose of funding a Business Promotion Scheme to carry out certain works and services and to market and promote business within the Business Improvement Area, has been duly given by publication of notice and service of it upon the owners of the parcels liable to be specially charged and no petition against the works proposed on Council's initiative, signed by the owners of at least 50% of the parcels that would be subject to the Business Improvement Area Service tax, that in total represent at least 50% of the assessed value of land and improvements that would be subject to the Business Improvement Area Service Tax, has been presented within 30 days after the second publication of the notice; AND WHEREAS it is deemed expedient to proceed with the grant; NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows: 1. TITLE This Bylaw shall be cited for all purposes as “Maple Ridge Business Improvement Area Establishment Bylaw No. 7251-2016”. 2. DEFINITIONS In this Bylaw: "Act" means the Community Charter, SBC 2003, Chapter 26; "Business Improvement Area" means the area of the City of Maple Ridge designated by Schedule "A" of this Bylaw; "Business Promotion Scheme" means those specific activities and expenditures set out in Section 5 of this Bylaw; "Council" means the Council of the City of Maple Ridge; and "City" means the City of Maple Ridge. "DMRBIA" means the Downtown Maple Ridge Business Improvement Association. 3. DESIGNATION OF AREA Those lands within the area shown shaded on the map attached to and forming part of this Bylaw as Schedule "A", are designated as a Business Improvement Area within the meaning of Section 215 of the Act and shall be known as the Downtown Business Improvement Area. - 2 - 4. GRANT a) Council is hereby empowered to grant to the DMRBIA money not exceeding the following amounts: 2017 - $263,600 2018 - $270,200 2019 - $276,900 2020 - $283,900 2021 - $290,900 b) These monies shall be paid to the DMRBIA as follows: January 1, 2017 - $131,600 July 1, 2017 - $131,600 January 1, 2018 - $135,100 July 1, 2018 - $135,100 January 1, 2019 - $138,450 July 1, 2019 - $138,450 January 1, 2020 - $141,850 July 1, 2020 - $141,850 January 1, 2021 - $144,450 July 1, 2021 - $144,450 5. EXPENDITURE The DMRBIA will work with the City to ensure alignment with the priorities of the City relating to security, façade improvements and other elements related to the Town Centre Animation Plan and any other such plans that may be developed during the term of this bylaw. The money granted under Section 4 of this Bylaw shall be expended only by the DMRBIA, in accordance with the conditions and limitations set out in this Bylaw, and only for a Business Promotion Scheme consisting of the following activities and expenditures: a) marketing and promotions b) safety and security improvements c) beautification, including general clean up, graffiti removal, banners e) festivals and other related promotional events. 6. RECOVERY OF FUNDS (a) All of the money granted to the DMRBIA pursuant to this Bylaw shall be recovered within the Business Improvement Area in the manner set out in this Section. (b) For the purpose of recovering the monies granted to the DMRBIA under this Bylaw in any year in which a grant is made to the DMRBIA, there shall be levied and imposed in each year on all land and improvements within the Business Improvement Area that fall within Class 6 of the Assessments - Classes and Percentage Levels Regulations, B.C. Reg. 438/81, as that regulation stood on January 8, 1988, a rate sufficient to raise the sums set out in Section 4 herein for that year. The levy shall be based on the assessed value of land and improvements for general municipal purposes. 7. CONDITIONS AND LIMITATIONS Notwithstanding any other provision of this Bylaw, no grant shall be made and no grant funds shall be used or spent by the DMRBIA, in any year unless the DMRBIA: a) submits an annual budget and work plan for approval by the City on or before January 1st in each year beginning January 1st, 2018; - 3 - b) submits to the City a review engagement on a fiscal year basis, and such auditor shall be a member, or a partnership whose partners are members, in good standing of the Canadian Institute of Chartered Accounts, or the Certified General Accountants Association of British Columbia, or a person certified by the board established under Section 181 of the Company Act, RSBC 1996, Chapter 62. Such review engagement shall be prepared in accordance with generally accepted accounting principles and shall include a Balance Sheet and a Statement of Revenue and Expenditure. A review engagement for the immediately preceding fiscal year, shall be submitted to the City on or before April 1st of each year beginning April 1st, 2017; and c) is a Society incorporated and in good standing under the provisions of the Society Act, RSBC 1996, Chapter 433. 8. INSURANCE (a) The DMRBIA shall provide and maintain Commercial General Liability Insurance acceptable to the City and subject to limits of not less than five million dollars ($5,000,000) inclusive per occurrence for bodily injury, death and damage to property including loss of use thereof. The insurance shall cover any person employed directly or indirectly by the DMRBIA as well as any contractor or subcontractor hired by the DMRBIA. (b) The City shall be added as an additional insured under the Comprehensive General Liability Insurance policy, and the DMRBIA shall provide the City with a copy of the policy prior to the City providing funding under Section 4 of this bylaw. (c) The DMRBIA's Comprehensive General Liability Insurance policy shall contain a cross liability clause and an endorsement requiring that the City be provided with 30 days prior written notice of any change in the policy or its cancellation. 9. EXPIRATION DATE This bylaw shall cease to have effect on the 31st day of December, 2021. READ a first time the day of , 2016. READ a second time day of , 2016. READ a third time the day of , 2016. ADOPTED the day of , 2016. PRESIDING MEMBER CORPORATE OFFICER - 4 - 1 SCHEDULE B City of Maple Ridge Notice of a Council Initiated Local Areas Services for the Downtown Maple Ridge Business Improvement Association The Council of the City of Maple Ridge gives notice that it is proposing to undertake a local area service on its own initiative to grant money to the Downtown Maple Ridge Business Improvement Association that has, as one of its aims, the planning and implementation of a business promotion scheme for the Downtown Maple Ridge Business Improvement Area. The business promotion scheme includes: • Marketing and promotions • Safety and security improvements • Beautification, including general clean up, graffiti removal, banners • Festivals and other related promotional events The Downtown Maple Ridge Business Improvement Area includes all the lands shown as shaded and within the boundary as shown on the map. All of the grant paid to the Downtown Maple Ridge Business Improvement Association will be recovered by means of a local service tax. The annual levy against all commercial properties within the Downtown Business Improvement Area will be as follows: 2017 - $263,600 2018 - $270,200 2019 - $276,900 2020 - $283,900 2021 - $290,900 Based on the 2016 assessments, the annual cost to be charged to benefiting property owners in 2016 is estimated to be $.52468 per $1,000 of assessed value on both land and improvements in assessment class 6 (business). In 2016 and thereafter, this rate may be adjusted either up or down to raise the annual levy noted above. The program ends on December 31, 2021. 100% of the cost of the business improvement area service paid by the City of Maple Ridge to the Downtown Maple Ridge Business Improvement Association, will be borne by the benefiting property owners located within the Downtown Business Improvement Area shown on the map. Council may proceed with establishing the local area service unless a sufficient and valid petition not to proceed with the program is received by 4:00 p.m. July 25, 2016 (32 days after the second date of publication of this notice in The News). In order for a petition against a local area service to be certified as sufficient and valid it must be: a) signed by the owners of at least 203 parcels (50% of the parcels that would be subject to the local service tax), and b) signed by the owners of parcels that in total represent at least $224,161,451 (50% of the assessed value of land and improvements that would be subject to the local service tax). 2 If two or more persons are owners of a parcel, a) they must be considered as one owner only, b) they are not entitled to petition unless a majority of them concur, and c) unless a petition is signed by a majority of them, their signatures must be disregarded in determining whether the petition is sufficient. Petitions against the local area service must be presented to the Corporate Officer at the Municipal Hall, 11995 Haney Place, Maple Ridge, B.C. V2X 6A9 on or before 4:00 p.m. Friday, July 22, 2016. Copies of Downtown Maple Ridge Business Improvement Area Establishment Bylaw No. 7251-2016 are available for public inspection at the Reception Desk at Municipal Hall during regular business hours. This notice and the bylaw are also available for viewing at www.mapleridge.ca Inquiries regarding the business promotion scheme contemplated by Downtown Maple Ridge Business Improvement Area Establishment Bylaw No. 7251-2016 may be made to: Lino Siracusa Manager of Economic Development City of Maple Ridge 604-467-7319, or Ineke Boekhorst Executive Director Downtown maple Ridge Business Improvement Association 604-467-2420 Ceri Marlo Corporate Officer 1 City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: COW SUBJECT: Cooperative Housing Federation BC and Community Land Trust BC Partnership EXECUTIVE SUMMARY: BC Housing has issued a call for Expressions of Interest (EOI) to partner with municipalities, non- profit housing providers, community groups and the private sector to facilitate the creation of affordable rental housing for low-to-moderate income households. The date for submission of the EOI for the 2016 funding package is June 15, 2016. The Cooperative Housing Foundation of BC (CHFBC) and its non-profit subsidiary the Community Land Trust Foundation of BC (CLT) are interested in partnering with municipalities to create affordable housing in communities across the province. The city could enter into a Memorandum of Understanding (MOU) with the CLT to answer the EOI to explore the potential for the creation of affordable housing in the proposed town centre development. Entering into the MOU with the CLT for the 120 day period would not contractually oblige the city to move forward even if the feasibility study demonstrated that objectives were met for both parties. The City of Maple Ridge’s Housing Action Plan clearly identifies a need for more affordable rental options citing the availability of rental housing and the condition of existing rental stock as a priority. Additionally, in the consultation report, both seniors and lone parent families were identified as a population in need of affordable housing. This project would be appropriate for seniors and lone parent families and the additional benefits of being close to services and transit would be significant. RECOMMENDATION: That the City of Maple Ridge enter into a Memorandum of Understanding with the Community Land Trust Foundation of BC to answer the call for an Expression of Interest due June 15, 2016 to explore the potential for the creation of affordable housing in the proposed Memorial Peace Park Civic Facility. DISCUSSION: a)Background Context: BC Housing has issued a call for Expressions of Interest (EOI) to partner with municipalities, non- profit housing providers, community groups and the private sector to facilitate the creation of affordable rental housing for low-to-moderate income households. The date for submission of the EOI for the 2016 funding package is June 15, 2016. BC Housing is providing significant funding for the creation of affordable rental housing. The city could use this funding to achieve affordable rental housing in the town centre development. 1151 2 The City of Maple Ridge’s Housing Action Plan clearly identifies a need for more affordable rental options citing the availability of rental housing and the condition of existing rental stock as a priority. In the consultation report, the following groups were identified as populations in need of affordable housing: renters on low or fixed incomes, seniors, vulnerable populations, youth with mental illness or problematic substance use, lone parent families and at risk women. This project would be appropriate for seniors and lone parent families. The benefit for both populations would be significant as the development is close to a variety of services and transit. The mission of the CHFBC is to create affordable rental housing and to work with existing co-op housing to maintain and improve their rental stock. To sustain this mission, they have created a number of land trusts over the last three decades. These organizations share a common mission that includes supporting co-operative and non-profit housing and the low and moderate income households that depend on it. The Community Land Trust Foundation of BC was established in 2015 as part of the CHFBC. The CLT is a non-profit society with a mission to acquire, create and preserve affordable housing for future generations. In 2014, the Vancouver Community Land Trust Foundation was established as a non-profit to acquire, preserve and create affordable housing into the future. This partnership is a ground- breaking agreement between the co-op and non-profit housing sector, the City of Vancouver and Vancity Credit Union. The consortium aims to develop 358 units of housing affordable to a broad range of Vancouver residents, from the most vulnerable to those who simply need an affordable place to call home. These housing projects will be in four different sites across the city. The CHFBC and CLT are partnering with a number of municipalities across the province. The City of Maple Ridge has been invited to enter into an MOU with the CLT. By entering into an MOU with the CLT, the City of Maple Ridge would enter into an agreement to explore an opportunity to develop property for the purpose of affordable housing. The City would agree to provide the CLT with an exclusive option for the period of 120 days to determine the feasibility of developing the property and reaching a form of agreement on land tenure. The study would be a full feasibility analysis that would result in preliminary concept drawings. The CLT would be responsible for costs associated with the feasibility study. The MOU does not constitute an agreement which is legally binding. The feasibility study will determine if the objectives of the City, the CLT and CHFBC are met. It would also determine whether the proposed Memorial Peace Park Civic Facility would be a viable location for affordable housing targeted to special populations like seniors or families with low- moderate incomes. The CLT and the City of Maple Ridge in partnership would have the opportunity to answer the call for the BC Housing Expression of Interest. BC Housing has stated that they are interested in all EOI’s and are open to working with proponents to create a strong final proposal. b) Desired Outcome: That the city enters into an MOU with the CLT to explore the opportunity to develop affordable rental housing and increase the number of affordable housing options in the community. c) Strategic Alignment: The creation of affordable rental housing is in alignment with the Housing Action Plan. d) Citizen/Customer Implications: Increasing access to affordable rental housing options especially for specialized populations would benefit citizens and the community as a whole. 3 e) Interdepartmental Implications: Community services, finance, planning and corporate services would need to work together to provide adequate information and access to materials that parties acting for the CLT would require to complete the feasibility study. f) Business Plan/Financial Implications: Although the cost of the feasibility study is the responsibility of the CLT, staff time will be required to support the needs of the parties completing the feasibility study. g) Policy Implications: The OCP contains supportive policies under section 3.2 Affordable, Rental and Special Needs Housing. Specifically, the following policies speak to the support of affordable rental housing: 3 - 28 Maple Ridge will encourage partnerships with government and non-government agencies to support the creation of affordable, rental and special needs housing in the community. 3 - 32 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the City. Where appropriate, the provision of affordable, rental, and special needs housing will be a component of area plans. CONCLUSIONS: The need for affordable rental housing is significant in most large urban areas across the nation. The City of Maple Ridge’s Housing Action Plan identifies a need for affordable rental housing with specific populations in greatest need. The CHFBC and CLT are providing innovative options to address the need for affordable rental housing and to support those in greatest need of this type of housing. By entering into an MOU with the CLT, the city could explore the creation of affordable housing in the town centre with no risk or contractual obligation. The CLT in partnership with the city could also apply for funding from BC Housing to achieve affordable rental housing units in the town centre development. “Original signed by Shawn Matthewson” Prepared by: Shawn Matthewson, Social Planning Analyst “Original signed by Wendy McCormick for Kelly Swift” Approved by: Kelly Swift, General Manager Community Development, Parks and Recreation Services “Original signed by Ted Swabey” Concurrence: E.C. Swabey Chief Administrative Officer :sm City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: 2016 Home Show Report EXECUTIVE SUMMARY: The Ridge Meadows Home Show completed another successful event this year, with the organizers estimating that approximately 25,000 people attended the three-day event from April 29 to May 1. The Home Show added a number of new elements including the Food Truck festival, Outdoor Lifestyle & Leisure Show, and BBQ School that helped make this one of the best-attended community events in Maple Ridge. Traditionally, the City of Maple Ridge has rented an indoor display space to display promotional materials and to allow members of the public to engage Council members and City staff with any questions or concerns they have. These questions and concerns were also recorded and then directed to appropriate staff to follow up on after the show. There were a total of 35 recorded questions and concerns which are summarized in Appendix A. This year, the City expanded its presence at the Home Show by adding an outdoor display space to showcase the City’s emergency first responders including RCMP, Fire, Search & Rescue, Conservation Services and Emergency Services. Council members and staff handed out approximately 550 copies of the new 2015 Citizen’s Report and colouring sheets and crayons for children. RECOMMENDATION(S): Receive for information DISCUSSION: a)Background Context: The City has been an active participant in the Ridge Meadows Home Show for over twenty years. This event has proven to be an excellent venue for facilitating community engagement, providing a more relaxed and informal setting for residents to discuss their concerns and ask questions of Council and staff. All of the questions and concerns from residents are recorded and followed-up by staff after the show. The indoor space was designed to encourage residents to engage Council members and staff with any questions or concerns they had. The space featured a video montage of Maple 1171 Ridge, information from Parks and Leisure Services and Tourism, and a large street map of Maple Ridge where residents were asked to “show us where you live” by sticking a pin into the map. This map proved to be a highly effective tool for encouraging engagement with Council and staff; approximately 700 residents stuck a pin in the map and then had an opportunity to ask questions or discuss any concerns they had. These questions and concerns were also recorded and then directed to appropriate staff to follow up on after the show. There were a total of 35 recorded questions and concerns which are summarized in Appendix A. The outdoor display area was used by RCMP, Fire, Search & Rescue, Conservation Services and Emergency Services. This very popular display area allowed the public to interact with first responders while getting a first-hand look at fire trucks, RCMP motorcycles, conservation officers’ trucks, search and rescue boats, and to experience the “quake cottage” earthquake simulator. Also, the City’s Sustainability & Corporate Planning, in conjunction with Metro Vancouver, campaigned to raise awareness of plug-in electric vehicles at more than 650 public and fleet charging stations across the province. b) Desired Outcome(s): (whenever possible) The Ridge Meadows Home Show provides a unique opportunity for Council and staff to engage a wide spectrum of residents on their concerns, and is an excellent public education opportunity for RCMP, Fire, Search & Rescue, Conservation Services and Emergency Services. c) Strategic Alignment (as appropriate): The primary goal of participating in the Home Show is to provide another venue for engagement with the community, and is consistent with the goals and intentions of the Open Government Task Force and Council’s desire for increased transparency. d) Citizen/Customer Implications: The Ridge Meadows Home Show is one of the most popular events in Maple Ridge and provides an excellent opportunity for community outreach for the City. The event provides a great venue for residents to voice their concerns, ask questions and discuss issues with Council members and City Staff. It also provides an excellent venue for RCMP, Fire, Search & Rescue, Conservation Services and Emergency Services to provide education and information to the community. e) Interdepartmental Implications: There is a broad level of participation in the Home Show including representation from Council, Administration, Economic Development, Communications, Parks and Leisure Services, Engineering, Operations, RCMP, Fire, Search & Rescue, Conservation Services and Emergency Services. f) Business Plan/Financial Implications: Funding for participation in the Ridge Meadows Home Show is identified in the Economic Development Department’s annual Business Plan. g) Policy Implications: None h) Alternatives: The current funding identified in the Economic Development Department’s Business Plan could be redirected to support other community events or outreach programs as determined by Council. CONCLUSIONS: The Ridge Meadows Home Show is one of the most popular community events in Maple Ridge. The City has a long history of participating in this event, and many residents have come to expect to the opportunity to meet Council and staff at this event. The Home Show provides an inviting, informal setting for residents to learn more about the services the City offers, and for Council and staff to learn about resident questions and concerns. This type of community engagement is consistent with Council’s open government and transparency initiatives. “Original signed by Bruce Livingstone” Prepared by: Bruce Livingstone, Business Retention and Expansion Officer “Original signed by Lino Siracusa” Approved by: Lino Siracusa, Manager, Economic Development “Original signed by E.C. Swabey” Concurrence: E.C. Swabey Chief Administrative Officer Appendix A Question or Concern Location in Question Dept to Follow up Untidy/unsightly private property 7‐11 on Bypass and River Road Bylaws Citizens Report ‐ Photo Contest n/a Communications Maple Ridge Demographic Information n/a Economic Development Concerns with roadway conditions and ditches 11806 Glenhurst Engineering Concerns with speeding 240 & Kanaka Creek Bridge area Engineering Increase traffic and speeding in area from new development homes 112th & 246th (Grant Hill Estates) Engineering Increase traffic in area from new development homes 240 & Kanaka Creek Bridge area Engineering Need pedestrian crosswalk Jackson & 104 intersection Engineering Need pedestrian crosswalk 105 & 242B intersection Engineering Need pedestrian crosswalk 112th & 246th Engineering Need pedestrian crosswalk Powell and Knott intersection Engineering Need pedestrian crosswalk Brown & 222nd intersection Engineering Need pedestrian crosswalk 104th & Jackson Engineering Need pedestrian crosswalk Near 102nd Bike Park Engineering Pedestrian crosswalk causing traffic problems Civic Centre crossing Engineering Parking 11358 Cottonwood Engineering Reduced speed limits on school zones causing traffic jams Dewdney Trunk Road & 248th Engineering Road conditions 112th & 246th Engineering Sightlines a concern with overgrown branches 256 & 136 Engineering Sightlines a concern with the new Stop sign Jackson & 104 intersection Engineering Traffic calming Jackson & 104 intersection Engineering Need Traffic Signal Laity & 128 intersection Engineering Erosion of Mckenny Creek banks 20804 Wickland Environmental Fallen City trees on private property Private Property Environmental Overgrown grass on City property 231 & Abernathy Environmental Taxes doubled in Albion Albion Finance Firefighters Park n/a Fire Illegal dumbing of garbage 13435 236 Street Operations Water pressure on private property Private Property Operations Bike Trails n/a Parks & Facilities Pitt Meadows Canoe Club looking for new club location in Maple Ridge n/a Parks & Facilities Public washrooms unkept Whonnock Lake Parks & Facilities Watercourse issues with new property development Private Property Planning Rain Barrels n/a Ridge Meadows Recycling Society