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HomeMy WebLinkAbout2010-11-23 Council Meeting Agenda and Reports.pdfDistrict of Maple Ridge COUNCIL MEETING AGENDA November 23, 2010 7:00 p.m. Council Chamber MEETING DECORUM Council would like to remind all people present tonight that serious issues are decided at Council meetings which affect many people's lives. Therefore, we ask that you act with the appropriate decorum that a Council Meeting deserves. Commentary and conversations by the public are distracting. Should anyone disrupt the Council Meeting in any way, the meeting will be stopped and that person's behavior will be reprimanded. Note: This Agenda is also posted on the Municipal Web Site at www.mapleridge.ca The purpose of a Council meeting is to enact powers given to Council by using bylaws or resolutions. This is the final venue for debate of issues before voting on a bylaw or resolution. 100 CALL TO ORDER 200 OPENING PRAYERS Pastor Brad Warner, Burnett Baptist Church 300 INTRODUCTION OF ADDITIONAL AGENDA ITEMS 400 APPROVAL OF THE AGENDA 500 ADOPTION AND RECEIPT OF MINUTES 501 Minutes of the Regular Council Meeting of November 9, 2010 502 Minutes of the Public Hearing of November 16, 2010 503 Minutes of the Development Agreements Committee Meetings of November 3(2), 8, 10(3), 12 and 17, 2010 Page 1 Council Meeting Agenda November 23, 2010 Council Chamber Page 2 of 8 600 PRESENTATIONS AT THE REQUEST OF COUNCIL 601 Town Centre Development Incentives - The Manager of Sustainability and Corporate Planning 700 DELEGATIONS 701 District of Maple Ridge Crime Prevention Programs - RCMP Crime Prevention/Volunteer Coordinator 702 Operation Red Nose Ridge -Meadows Organizing Committee - Linda Palm 703 Bear Aware Presentation - Kanaka Education and Environmental Partnership Society 800 UNFINISHED BUSINESS 801 Town Centre Investment Incentives Program - Priority Processing, Fee Reductions and Maple Ridge Building Amending Bylaw No. 6780-2010 Staff report dated November 16, 2010 recommending that the priority processing be endorsed and that Bylaw No. 6780-2010 to provide for building permit fee reduction for qualifying development under the Town Centre Investment Incentives Program be given first, second and third readings. 900 CORRESPONDENCE 1000 BYLAWS Bylaws for First Second and Third Readings 1001 Proposed Amendments to Off -Street Parking & Loading Bylaw No. 4350- 1990 - Town Centre Investments Incentives Program Staff report dated November 15, 2010 recommending that Bylaw No. 6774-2010 to expand reduced parking standards beyond the current Central Business District boundaries be given first, second and third readings. Note: Items 1002 to 1003 are from the Public Hearing of November 16, 2010 Council Meeting Agenda November 23, 2010 Council Chamber Page 3 of 8 1002 RZ/056/10, 22355 & 22371 River Road Maple Ridge Zone Amending Bylaw No. 6760-2010 To enter into a Heritage Designation and Revitalization and Tax Agreement Bylaw to conserve a historic site with two buildings historically known as the Bank of Montreal and the Port Haney Post Office / or Billy Miner Pub. Second and third readings 1003 Release Building Scheme Restrictive Covenant from McIntyre Court Confirmation of release of the restrictive covenant when a building application for external building changes or additions are received for any lot within the McIntyre Court subdivision 1004 Maple Ridge Council Procedure Amending Bylaw No. 6777-2010 To amend the bylaw by deleting Section 31(b) in its entirety and replacing with: (b) Moment of Reflection; Second and third readings Bylaws for Final Reading 1005 RZ/054/02, 22600 136 Avenue Staff report dated November 8, 2010 recommending final reading 1005.1 Maple Ridge Official Community Plan Amending Bylaw No. 6642-2009 To amend the conservation area Final reading 1005.2 Maple Ridge Zone Amending Bylaw No.6643-2009 To rezone from A-2 (Upland Agricultural) to R-1 (Residential District) and RST (Street Townhouse Residential) and to amend text to provide a new Street Townhouse Residential Zone, RST (Street Townhouse Residential) to permit the development of 38 single family units and 2 fourplex street townhouse buildings. Final reading Council Meeting Agenda November 23, 2010 Council Chamber Page 4 of 8 COMMITTEE REPORTS AND RECOMMENDATIONS 1100 COMMITTEE OF THE WHOLE 1100 Minutes - November 15, 2010 The following issues were presented at an earlier Committee of the Whole meeting with the recommendations being brought to this meeting for Municipal Council consideration and final approval. The Committee of the Whole meeting is open to the public and is held in the Council Chamber at 1:00 p.m. on the Monday the week prior to this meeting. 1101 RZ/033/08, 10366 240 Street, RS-2 to R-3 Staff report dated November 4, 2010 recommending that Maple Ridge Zone Amending Bylaw No. 6621-2008 to allow for future subdivision into 9 single family residential lots be given first reading and that the applicant provide further information as described in Schedule (B) of the Development Procedures Bylaw No. 5879-1999. 1102 RZ/083/10, 21773, 21787 and 21795 Lougheed Highway, RS-1 to C-2 Staff report dated November 3, 2010 recommending that Maple Ridge Zone Amending Bylaw No. 6766-2010 to permit construction of three commercial buildings be given first reading and that the applicant provide further information as described in Schedule (C) of the Development Procedures Bylaw No. 5879-1999. 1103 RZ/108/10, 11718 224 Street; 11731 Fraser Street, RM-1 and RM-2 to C- 3 and RM-5 Staff report dated November 8, 2010 recommending that Maple Ridge Zone Amending Bylaw No. 6771-2010 to allow mixed use commercial, apartment and ground -oriented multi -family development be given first reading and that the applicant provide further information as described in Schedule A, C and D of the Development Procedures Bylaw No. 5879- 1999. Council Meeting Agenda November 23, 2010 Council Chamber Page 5 of 8 1104 RZ/021/10, 9990 240 Street, RS-2 and CS-1 to RM-1 Staff report dated November 3, 2010 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6768-2010 be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6735-2010 to permit a 16 unit townhouse development be given second reading and be forwarded to Public Hearing. 1105 RZ/104/06, 10578 245B Street & 10601 Jackson Road, First Extension Staff report dated November 1, 2010 recommending that a one year extension be granted for rezoning application RZ/104/06 to permit subdivision of approximately 23 single family lots under the RS-1b (One Family Urban [Medium Density] Residential) zone. 1106 RZ/026/07, 23616 132 Avenue, First Extension Staff report dated November 3, 2010 recommending that a one year extension be granted for rezoning application RZ/026/07 to permit development of 12 townhouses in the RM-1(Townhouse Residential) zone and 1 single family lot under the R-1 (Residential District) zone. 1107 RZ/017/08, 12038 Edge Street; 22554, 22566 Brown Avenue, Final One Year Extension Staff report dated November 4, 2010 recommending that a final one year extension be granted for rezoning application RZ/017/08 to permit a residential dormitory intended for future conversion into a senior's assisted living facility. 1108 DVP/DP/003/10, 20733 Lougheed Highway Staff report dated November 8, 2010 recommending that the Corporate Officer be authorized to sign and seal DVP/003/10 to vary the minimum required off street parking spaces and that the Corporate Officer be authorized to sign and seal DP/003/10 to permit construction of a vehicle repair building. 1109 DVP/098/08, 22600 136 Avenue Staff report dated November 3, 2010 recommending that the Corporate Officer be authorized to sign and seal DVP/098/08 to vary maximum building height and front and rear setbacks for the R-1 (Residential District) zoned lots. 1110 DP/004/09, 22600 136 Avenue Council Meeting Agenda November 23, 2010 Council Chamber Page 6 of 8 1110 DP/004/09, 22600 136 Avenue Staff report dated November 5, 2010 recommending that the Corporate Officer be authorized to sign and seal DP/004/09 to permit 8 street townhouse dwellings in two buildings zoned RST (Street Townhouse Residential). 1111 SD/103/08, 5% Money in Lieu of Parkland Dedication, 28594 104 Avenue Staff report dated November 8, 2010 recommending that the owner of the subject property pay an amount that is not less than $64,750.00. 1112 SD/088/10, Local Area Service, 22600 136 Avenue Staff report dated November 4, 2010 recommending that a Local Area Service for enhanced landscape maintenance costs be authorized for properties at 22600 136 Avenue and that Formosa Plateau Enhanced Landscape Maintenance Bylaw No. 6769-2010 be given first, second and third readings. 1113 SP/082/10, Soil Deposit Permit, 22294 132 Avenue Staff report dated November 4, 2010 recommending that application SP/082/10 for a fill permit for the property at 22294 132 Avenue not be forwarded to the Agricultural Land Commission. 1114 Santa Claus Parade and Christmas Festival in the Park Staff report dated November 2, 2010 recommending that the use of municipal streets be authorized for the annual Santa Claus Parade and Christmas Festival in the Park on Saturday, December 4, 2010. Financial and Corporate Services(including Fire and Police 1131 Disbursements for the month ended October 31, 2010 Staff report dated November 1, 2010 recommending that disbursements for the month of October, 2010 be approved. 1132 Adjustments to the 2010 Collector's Roll Staff report dated November 7, 2010 submitting information on changes to the 2010 Collector's Roll through the issuance of Supplementary Rolls 4 through 8. Submitted for information only Council Meeting Agenda November 23, 2010 Council Chamber Page 7 of 8 Community Development and Recreation Service 1151 Contract Award for the Columbaria Plaza Construction Staff report dated October 20, 2010 providing two options for the contract between the District of Maple Ridge and Canadian Land Care Services Ltd. for the construction of a columbarium. 1152 Maple Ridge Cemetery Amending Bylaw 1181 Staff report dated October 22, 2010 recommending that Maple Ridge Cemetery Amending Bylaw No. 6776-2010 be given first, second and third readings. Correspondence Other Committee Issues 1200 STAFF REPORTS 1300 RELEASE OF ITEMS FROM CLOSED COUNCIL From the November 15, 2010 Closed Council Meeting • 2011 Citizen -At -Large appointments of Bonny Klovance, Ian Brown and Tyler Shymkiw to the Maple Ridge/Pitt Meadows Parks & Leisure Services Commission. For information only 1400 MAYOR'S REPORT 1500 COUNCILLORS' REPORTS 1600 OTHER MATTERS DEEMED EXPEDIENT Council Meeting Agenda November 23, 2010 Council Chamber Page 8 of 8 1700 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING 1800 QUESTIONS FROM THE PUBLIC 1900 ADJOURNMENT QUESTION PERIOD The purpose of the Question Period is to provide the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws which have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to ask their question (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 individual members of Council. The total Question Period is limited to 15 minutes. Council reserves the right to defer responding to a question in order to obtain the information required to provide a complete and accurate response. Other opportunities are available to address Council including public hearings, delegations and community forum. 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@mapieridi4e.ca. Mayor and Council at mayorandcouncil@mapleridge.ca. Checked by Date: CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES November 3, 2010 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. SD/047/10 Amanda Allen, Recording Secretary LEGAL: Lot 37, Section 19, Township 15, New Westminster District, Plan 65913 LOCATION: 12255 270t" Street OWNER: Rudy & Joyce Di Giovanni REQUIRED AGREEMENTS: Release of Covenant X105393 (Subdivision Servicing) Release of Covenant R43648 (Natural watercourse) Covenants: Sewage Disposal; Natural Features; Geotechnical THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO SD/047/10 1 F�Al �, . - I: * ■ CARRIED J.L.t.Jim) Rule, Chief Administrative Officer Me ber LAIN r 12345 LM P 6073 12323 N 6 1 123 AVE. 123 LMP 17 42 12295 LOT 1 LOT 2 5 12298 SUBJECT PROPERTY 4 12303 12350 12280 U) N 12288 Cl) 1 n 0 o CO P 65913 ti V 12260 Rem 37 12255 d U a m � 2 2 J 12238 12240 23 1 1 2 12209 12220 12206 LMP 23992 BCP 4477 Rem 3 12191 Rem A 94 LMP 23992 12171 8 P 65913 0 c2 Rem.39 r BCP 17138 U 1 M City of Pitt Meadows' I 12255 270 STREET io I o CORPORATION OF ' 9 MOP- THE DISTRICT OF MAPLE RIDGE MAPLE RIDGE District of _ f l r Langley l PLANNING DEPARTMENT SCALE 1:2,000 �. _ j� ,� DATE: Jun 18, 2010 FILE: DP/047/10 BY: PC �Fi4ASER A. CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES November 3, 2010 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. DP/047/10 LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot 37, Section 19, Township 15, New Westminster District, Plan 65913 12255 270th Street Rudy & Joyce Di Giovanni Enhancement & Protection Agreement THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO DP/047/10 CARRIED J.L. (Ji Ir Rule, Chief Administrative Officer Mern i Rem 8 City of Pitt Meadows ] �y ` I Il -° 12255 270 STREET H fn '67 CORPORATION OF THE DISTRICT OF N MAPLE RIDGE District of _ Langley I PLANNING DEPARTMENT SCALE 1:2,000 DATE: Jun 18, 2010 FILE: DP/047/10 BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES November 8, 2010 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member Amanda Allen, Recording Secretary 1. DVP/051/10 LEGAL: Lots 42 - 57, all of Section 3, Township 12, New Westminster District, Plan LMP53684 Lot 28 - 56, all of Section 3, Township 12, New Westminster District, Plan BCP28011 LOCATION: 10097 241 Street & 10106 240A Street OWNER: ONNI Development (240 Street) Corporation REQUIRED AGREEMENTS: Cancellation of Notice of Permit BR017397 on all lands described above; THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO DVP/051/10 CARRIED �L- J.L. (Ji ) Rule, Chief Administrative Officer Memb r CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES November 10, 2010 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. SD/016/09 Amanda Allen, Recording Secretary LEGAL: Lots 1-5, all of Section 33, Township 12, Plan BCP_, New Westminster District LOCATION: 13887 Silver Valley Road OWNER: Jaskar Developments Ltd. REQUIRED AGREEMENTS: Subdivision Servicing Agreement Covenant -Storm Detention/Groundwater Infiltration Covenant - Habitat Protection THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO SD/016/09. CARRIED ` Ernie Mayor J.L. (Ji ) Rule, Chief Administrative Officer Member d 3CRa2, z@E ` PARK 0976 kR k� ;' 2 3ARKSrDE _! 23T7,9 3 ) a )21 4 ( � -"29120 \\` e < , ,2% , 4 � \ , e ` 3385 z # m « -328 , e \ / } 8 338 g / U } % 5 & mom, % \ « e,_ ® %s 57 @, em a ¥ # e @ 9 _. CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES November 10, 2010 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. SD/037/09 Amanda Allen, Recording Secretary LEGAL: Lot 6, Plan BCP34230 Except: Phase 1 to 6 inclusive Plan BCS3503, all of District Lot 403 & 403, Group 1, New Westminster District LOCATION: 22865 Telosky Avenue OWNER: Maple Ridge North Developments Ltd. REQUIRED AGREEMENTS: Strata Subdivision Plans - Phase 7 THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO SD/037/09. CARRIED J.L. (Ji ) Rule, C i Member Administrative Officer 11597 Hem. Pt. 'A' c^v 9 NWS 3378 RP 3713 N 11585 a 5 8 � 1 Z,Zg3 11575 w P 83761 0IV ¢ ti ry 11567 m 1 � h �F m 4 11553 LMP 30408 Q'¢� 1 11580 �P ,qb 116 AVE. PJE' SUBJECT PROPERTY NN A 11528 11519 BCS 599 LMP 12216 3 NWS 3409 LMS 1391 <oGc ti 1 P 71204 �9< P 83811 6 11502 T-MIP 54 3 N 4 N 5 6 7 Q 8 9� BCP 34230 v 12 11 TELOSKY AVE. w, v' 10 13 1 2 Park �� m11 m10 14 A BC 7 N13 N N ry 9 �J ti 23007 A 1 ry 8 0 15 23OOS O 0,�9 16 � O 11422 2 2 20 1, 22 J 17 LMP 25825 3228�2° 23 5 rr79° B 1 A 4 �s�g �F 4 2p r's9s c9� PARK ry TFQ !7a ir78 s m� o < 0 3 9r Rom' 5 ryti ryes It,- 'rs 7r Ty 3 a' ry 9L 6) 23035 06 O 2otiti 2 ! 27 Qp�, a9 4 Qe 17 1� Q A ry�o 5 r 11 s4 BCP 34 NN�� 18 �'a Rem 16 10 Q ^'7 ,q, 19 y ya 22 P P 14624 15 c7<<i �^ �PQ 77�6 372 22892 ,o S & 23 8 rati 77s° 24 r10 7 � 14 � o ■� 11352 P 14624 12 13 rr 7l�S� 8 11 rr 26 P 14624 10 tt332 ' City of Pitt Meadows__' "V�6 �~ i 22865 TELOSKY AVENUE i 1'O U) WY A a, w "_r L , i o CORPORATION OF THE DISTRICT OF , ro _ MAPLE RIDGE N District of PLANNING DEPARTMENT Langley 1` i j SCALE 1:2,500 DATE: Jun 2, 2009 FILE: SD/037/09 BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES November 10, 2010 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. BLUE MOUNTAIN BUSINESS PARK LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot 41, Section 25, Township 12, New Westminster District, Plan BCP42202 12835 Lilley Drive Blue Mountain Business Park - Ray Tong Release of Covenant BB809662 (Septic Disposal) Covenant - Sewage Disposal THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO BLUE MOUNTAIN BUSINESS PARK. (11\ CARRIED Ernie J.L. ijl m) Rule, Chief Administrative Officer Meber Tess 1�so N 10 12965 12935 12960 21 44 �2s 38 203Q I� TQ 2 O 43 W J 39 r 19 1za7s 12&&a BCP 2202 42 12950 18 SUBJECT PROPERTY 1, 5 12835 40 CP 42202 41 � 128 AVE. LMP 430 LMP 18834 N " 12 6 8 9 10 11 7 12756 LMP 12558 12777 m 15 12717 N 12j6> LMP 125 8 1201 18 17 12726 16 19 20 21 Ns N u 4 22 m N 12750 The Corporation of the District of Maple Ridge ry N� Nm w makes no guarantee regarding the accuracy 123 PEE 'o ° or present status of the information shown on 3 ° this map. " 27 cat f Pitt _ I 12835 LILLEY DRIVE Meackoya.' SECTION 219 I SEWAGE DISPQSAL COVENANT CORPORATION OF THE DISTRICT OF N District of ' I + MAPLE RIDGE MAPLE RIDGE Langley LICENSES, PERMITS & BYLAWS DEPT. DATE: Nov 3, 2010 FILE: Untitled BY: JP SCALE 1:2,500 �- FRas,-R R. ` CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES November 12, 2010 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1, SD/027/09 LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot 45, Section 22, Township 12, New Westminster District, Plan 43885 24155 124 Avenue Dennis & Katherine Tjernagel Storm Water Detention/Groundwater Infiltration Covenant THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO Sd/02.7/09. CARRIED J.L. (Jim) Ruli chief Administrative Officer Member J 10Qa�` F z CP 1 � rye s 2530 CP LMP 9379 A Rem 1 12511 1 1D o P 43885 62 a P 69960 2 3 p1 12487 he CV a J 2 m NK N 12461 a J H N A N 7 M in 12445 0. J B EP 14903 A P 3118 Rem 13 18 19 *PP133 bb 12581 7 65 P 86522 P 86522oo oo M 12561 v 1 2 LMP 123 1 Rem 64 N 12525 LL- 125 AVE. 124 AVE P 3118 16 CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES November 17, 2010 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member Amanda Allen, Recording Secretary 1. SD/045/10 LEGAL: Lot 33, Section 21, Township 12, New Westminster District, Plan LMP31335 LOCATION: 12127 240th Street OWNER: 0871933 B.C. Ltd REQUIRED AGREEMENTS: Subdivision Servicing Agreement; Covenant: Storm Detention/Groundwater Infiltration Release of Covenants: BK419031 (exterior design), BK41933 (single family dwelling units) BK419035 (building removal) Release of Statutory Right of Way BK419011 THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO SD,/045/10. CARRIED J.L. (Jim) ule, Chief Administrative Officer Member ABERNETHY WAY A RP 8440 EP 14184 D 12247 12224 N N N N M 0) m 1 2 3 4 2 NA NB h N 5 14 13 BCP 3346 9 BCP 644 BCP 13346 SUBJECT PROPERTIES CP 13346 10 9 r 11 5 w PARK 12 N� N r o �� ,ti m 8 cf) BCP 13346 / 12298 12180 09 N LM 1335 6 26 27 r 9 12155 12160 7 12145 12150 10 25 28 arS� M 11 12135 12140 12162 cm 24 29 12 0 1L 12125 33 13 23 U) 30 m 12130 LMP 3133E 12113 N Vj 12120 m c�rr� 22 31 12152 15 ti 18 19 20 16 17 N N N m 12105 12110 2 12127 21 32 J N N N N 12142 121 AVE. W N SCALE 1:2,000 P 2512 Rem N 1/2 6 12087/12115 P 82308 F2 v, 3 1zo7s Rem 1 0 2 co 12077 IL 1 12067 City of Pitt Meadows District of Langley j{ P 57747 o I 12087 & 12127 240 STREET U) W ~ CORPORATION OF THE DISTRICT OF o • , MAPLE RIDGE rJ PLANNING DEPARTMENT 11 DATE: May 20, 2010 FILE: SD/045/10 BY: PC MAPLE RIDGE Deep Roots Greater Heighrs Kul =141►vi SUBJECT District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: November 16, 2010 ATTN: Council Meeting Town Centre Investment Incentives Program - Priority Processing, Fee Reductions and Maple Ridge Building Amending Bylaw No. 6780-2010 EXECUTIVE SUMMARY Council endorsed a Town Centre Investment Incentives Program on November 1, 2010. As part of that program, priority processing was recommended to ensure the municipal processing timeline for qualifying development was minimized. The incentives are proposed to accelerate the implementation of the award -winning Smart Growth on the Ground plan, and the award -winning Town Centre Area Plan. The intention of the program is to stimulate growth and density, as well as to enhance the quality of new and existing development, all of which will be guided by comprehensive development guidelines. This aggressive incentive program strongly supports the Town Centre and Council's vision for the community. RECOMMENDATIONS That effective January 10, 2011, Priority Processing be implemented for all development applications qualifying for the Town Centre Investment Incentives Program; and further That staff monitor the impact of Priority Processing on non -qualifying applications for the duration of the program and report to Council on a periodic basis; and further That Building Amending Bylaw No. 6780-2010 be given first, second and third readings. DISCUSSION As part of the Town Centre Investment Incentives program endorsed by Council on November 1, 2010, priority processing was recommended to ensure the municipal processing timeline for qualifying development was minimized. This would be enabled by assigning a priority to all municipal staff work related to qualifying development. The qualification criteria is outlined in the staff report, and illustrated through Schedules A and B attached to this report. In the staff report dated October 28, 2010, priority processing was thus described: This element of the program entails providing priority processing of all inquiries and applications meeting program eligibility. All District staff will give qualifying applications priority. Staff will monitor the impact on other applications in the queue for the duration of the program. At the point of an applicant's first inquiries, staff may not be able to assess whether or not the development qualifies for the incentive program. For example, it would be difficult to determine whether a commercial development proposal would meet the building permit value minimum of $1 Page 1 of 5 801 million. Qualification for the incentive program will generally be determined at building permit stage. Staff will therefore need to use discretion, and will consider applications that are potentially eligible as a priority. In addition to Priority Processing, fee reductions were outlined. Schedule B outlined the objectives we were trying to achieve. The tools available to us to effect this will vary. For instance, we have more latitude in varying building permit fees than in development application fees. As such, the reduction we are trying to effect will be implemented fully through building permit fees. Effective January 10, 2011 building permit fees be reduced for qualifying incentive projects (see Schedules A and B) in an amount equivalent to: • 50% of building permit fees; • A further reduction based on the following: o $6,000 for new construction projects, o $1,200 for renovations. A bylaw amendment to achieve this reduction accompanies this report. A reduction to Development Cost Charges was also proposed, and will follow at a later date as outlined in the implementation schedule endorsed by Council on November 15, 2010. DESIRED OUTCOME The Town Centre Investment Incentives Program is intended to prompt the following outcomes: (1) Encourage residential and commercial investment in the Town Centre; (2) send a message to the investment community that Maple Ridge strongly supports the development of the Town Centre; (3) provide a basis for marketing and communication material that can be promoted through a variety of means to raise the profile of investment opportunities in Maple Ridge. The priority processing element of the incentive program is intended to provide development applicants with a shorter timeline through the District's development process, and fee reductions will provide a direct financial incentive in exchange for specific development types in the Town Centre. CITIZEN/CUSTOMER IMPLICATIONS Priority, processing will require that all municipal staff work related to qualifying development be performed as a priority. There are no additional resources being allocated to assist in the priority processing of these applications, and as a result, non -qualifying applications may experience a lengthened timeline. Every effort will be made to reduce the impact to non -qualifying applicants and this will be closely monitored by staff. INTERDEPARTMENTAL CONSIDERATIONS Priority processing will involve staff in all departments required in the development process for each qualifying application, including some or all of the following: Planning; Licenses, Permits and Bylaws; Engineering; Parks and Facilities; and Fire. A method for identifying and processing qualifying applications utilizing existing software and mapping services will be developed, and the incentives applied accordingly, in conjunction with the Information Services Department. Manual efforts may be necessary where systems cannot accommodate priority processing by the program effective date. A training program for all staff involved in the process will be developed and delivered before the effective date. Page 2 of 5 BUSINESS AND FINANCIAL PLAN IMPLICATIONS Priority Processing - No additional resources are requested. Fee Reductions - Permit fees are designed to help cover the costs of providing services. Applications will still need to be processed and inspections will need to be done, regardless of whether or not the full fee is collected. This reduction in fees has to be weighed against the community benefits that will accrue from the additional investment. Staff will track the amount of revenue that is foregone. CONCLUSION Council has a desire to build on the momentum of development and enhancements that have already occurred in the Town Centre, and provide local employment opportunities. An incentive program has been endorsed to attract investment to the Town Centre. Staff is recommending that three readings be given to Building Bylaw amendment to enable the fee reductions, with final reading proposed for December 14, 2010. Further, staff is requesting that Council endorse the Priority Processing element of the Town Centre Investment Incentives Program, effective January 10, 2011, for all applications qualifying for the Town Centre Investment Incentives. Prepared by: L ra Benson, CMA Manager, Sustainability and Corporate Planning Approved by: Frank Quinn, MBA, P.Eng. General Manager: Public Works and Development Services I Approved by: Paul ill, BBA, CGA General Manager: Corporate and Financial Services Concurrence: f3.L. (Jim) Rule Chief Administrative Officer Attachments: Schedule A - Town Centre Investment Incentives Area and Sub -areas Schedule B - Proposed Town Centre Investment Incentives Matrix Building Amending Bylaw No. 6780-2010 Page 3 of 5 SCHEDULE A - TOWN CENTRE INVESTMENT INCENTIVES AREA AN SUB -AREAS yLU N W 124AVE - �-r- (;N h- J REID AVE _ N LEE AVE I.-� •- © 123 AVE j 123AVE - ,: -!123 AVE w 122 AVE j 122 AVE 0 122 AVE W ': 'mac !-!I t- j7.li; U7 H LI] U) N I- LU CV S W CY = -_ N t- N N � � U ca � . N mz 121 AVE LU- ... _ N fn 2 W BROWN AVE U- - CA 4 Pl7RDEY AVE04 N DEWDNEY TRUNK RD — ` U) 119 AVE MCINTOSH AVE 119 AVE N U! 119 AVE to F- T _ SELK.IRK AVE SELKIRK AVE N UJ � - N N 1- N SI :-.I- _ LOUGHEED HWY C,F -n + m J _ a ROYAL ORES - CLIFF AVE NORTH AVE cn Sy 117 AVER 117 AVE - _- STANNEAVE yn�► GLL R��FR ti irs qy8 4; Ro e�� N N 116 AVE W 04 a m Town Centre Investment Incentive Areas Sub Area 1 Sub Area 2 Page 4 of 5 SCHEDULE B — PROPOSED TOWN CENTRE INVESTMENT INCENTIVES MATRIX Residential Commercial Site Facade I. Preparation Improvements Criteria: New New New Renovation On Council Renovations to Building permit Construction Construction: Construction: >_$20,000 approval facade must be issued by 5 storeys an 4 storeys and >_$1,000,000 >$101000 Monday, December higher higher 30, 2013 See Map on Sub -area Sub -area 1 Sub -areas Sub -area Sub -areas Sub -areas Schedule A 1 and 2 1 and 211W+ 1 and 2 1 and 2 Incentive Package 2 - Priority Processing Yes Yes Yes Yes Yes Yes Development Cost Reduced rate Reduced Reduced n/a n/a n/a Charges rate rate Reductions 3 Property Tax 3 years 3 years 3 years 3 years (on 3 years 3 years (on Exemptions 4 renovation renovation portion) portion) Additional Property Additional Additional Additional Additional n/a n/a Tax Exemption 3 years 3 years 3 years 3 years (LEED-Silver or renewable energy) 50% Building Yes Yes Yes Yes Yes Yes Permit Fees 50% Development Yes Yes Yes Yes Yes Yes Application Fees Reduced Parking n/a Yes Sub -area 1 n/a n/a n/a Standards only Brownfield Support Yes Yes Yes n/a Yes n/a - potential grants Building Height Yes Yes Yes Yes n/a n/a Flexibility Comprehensive Yes Yes Yes Yes n/a Yes 5 Development Guidelines Facade n/a n/a n/a n/a n/a $75,000 Improvement over 3 years Program 1 - Must also comply with all land use regulations, and may have to be supported by development variance applications 2 - See full report for details 3 - Requires public process and Provincial approval 4 - Property tax exemption on general municipal portion only 5 - Development permit required for alterations >_$25,000 if not consistent with DP guidelines Page 5of5 CORPORATION OF THE DISTRICT OF MAPLE RIDGE Bylaw No. 6780 - 2010 A Bylaw to amend the fees regulating the Construction, alteration, repair, demolition or moving of buildings and Structures in the Municipality of Maple Ridge WHEREAS section 692 (1) and (2) of the Local Government Act authorizes the Corporation of the District of Maple Ridge, for the health, safety and protection of persons and property to regulate the Construction, alteration, repair, or demolition of buildings and Structures by bylaw; NOW THEREFORE the Council of the District of Maple Ridge enacts as follows: 1. Citation This bylaw be cited as the "Maple Ridge Building Amending Bylaw No. 6780 - 2010". 2. Amendment Schedule "A" of Maple Ridge Building Bylaw. No. 6180 - 2003 is amended by adding the following section: "22. Notwithstanding the Permit fees set out in Schedule "A", a building Permit fee may be reduced or waived should the application for the works be made under a District initiated investment incentive program. The amount or percentage of reduction applicable will be that value as expressed within the most current investment incentive program report endorsed by the Council of the District. Should a dispute as to the amount of the reduction arise, the report as retained by the District's Clerks Department will be the enforceable copy." READ a first time the READ a second time the READ a third time the ADOPTED the day of , 2010 day of , 2010 day of , 2010 day of , 2010 Presiding Member Corporate Officer MAPLERIDGE British catumbia Deep Roots Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: November 15, 2010 ATTN: Council Proposed Amendments to Off -Street Parking & Loading Bylaw 4350-1990 -Town Centre Investment Incentives Program EXECUTIVE SUMMARY: At the November 1, 2010 Council Workshop, Council endorsed the Town Centre Investment Incentives Program report presented by staff. At the November 15th workshop, Council directed that enabling bylaws be brought forward to the November 23, 2010 Council meeting. One component of the Incentives Program is to expand the reduced parking standards beyond the current Central Business District boundaries to include Port Haney and a small portion of the Southview precinct of the Town Centre (see attached Appendix A). This report includes a proposed amendment to the Off -Street Parking & Loading Bylaw 4530-1990 to incorporate the expanded area for the reduced Town Centre parking standards. A public hearing is not required for amendments to the Off -Street Parking & Loading Bylaw. RECOMMENDATION: That Maple Ridge Off -Street Parking & Loading Amending Bylaw No. 6774-2010 be given first, second, and third reading. DISCUSSION: a) Background Context: The specifics for reduced parking standards incentives discussed in Town Centre Investment Incentives Program Council report, dated October 28, 2010, have been applied in the attached Parking Bylaw amendment (see attached Appendix B). These specifics are as follows: Will apply to properties located only within the boundaries of Sub -Area 1 of the Town Centre Investment Incentive Program, if a development application is received prior to December 30, 2013 and where the following development criteria are being met: o Apartment development that is 4 storeys or higher; or o Commercial construction with a building permit value of >_ $1,000,000. The map showing Sub -Area 1 (see attached Appendix A) also contains the Central Business District (CBD) of the Town Centre, which is currently the only area in Maple Ridge where reduced parking Page 1 of 2 1001 standards are permitted. The CBD parking standards were reduced in 2008 as a result of a parking review and strategy. These parking standards apply to all types of development, except single-family developments or a single duplex development. No changes are proposed for the current application of the reduced parking standards in the CBD. Implications of reducing parking in Sub -Area 1 are unknown at this time, but will be monitored over the next three years. Amendments to the Off -Street Parking & Loading Bylaw do not require a public hearing (refer to Sections 890 and 906 of the Local Government Act). CONCLUSIONS: The proposed amendments to the Off -Street Parking & Loading Bylaw are one out of a package of incentives proposed to stimulate development within the Town Centre. Reducing parking standards will contribute to the Incentive Program by helping developers reduce development costs in these two areas which are ready for redevelopment. (� -, ��g Prepared by: isa Zosiak, Planner ved by. Approved Pick�ermg-,-- &P, MCIP bg'(of P_lannina____ Frank Quinn, MBA, P. Eng. GM: Public Works & D eI pment Services Concurrence: J Attachments: Appendix A - Appendix B - (Jim) Rule of Administrative Officer Map Showing Town Centre Area, which contains Central Business District (CBD) and Sub -Area 1 Off -Street Parking & Loading Amending Bylaw No. 6774-2010 Page 2 of 2 MAPLE RIDGE &alish Cai¢m 6ia Appendix B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6774-2010 A Bylaw to Amending Off -Street Parking and Loading Bylaw 4350-1990 WHEREAS, it is deemed expedient to amend Maple Ridge Off -Street Parking and Loading Bylaw 4350-1990 as amended; NOW THEREFORE, The Municipal Council of the Corporation of the District of Maple ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This bylaw may be cited as "Maple Ridge Off -Street Parking and Loading Amending Bylaw No. 6774-2010". 2. Schedule "A", Section 10.0, Maple Ridge Town Centre, Central Business District Parking Requirements (refer to Schedule "D"), shall be deleted and replaced in its entirety with the following: 10.0 Maple Ridge Town Centre Parking Standards 10.1 Application of Town Centre Parking Standards: a) The parking standards identified in Section 10.0 of this bylaw apply to properties shown on attached Schedule "D", located as follows: 1. within the Central Business District, except for: a. Single-family units; b. A property with a single duplex development. 2. within Sub -Area 1, only if the development application is received prior to December 30, 2013 and where the following development criteria is being met: a. Apartment development that is 4 storeys or higher, or b. Commercial Construction with a building permit value that is >_ $1,000,000. b) Properties located within the Town Centre Area, but outside of the Central Business District and Sub -Area 1 boundaries (as shown on attached Schedule "D"), are required to provide parking as described in Sections 1.0 through 9.0 of this Schedule "A". 10.2 Minimum Parking Space Requirements for Residential Uses in compliance with 10.1 above. Residential Type Minimum Requirement Multi -Family Market Housing in CBD Residential Component: (e.g. Low, Medium, & High -Rise, Ground -Oriented Multi -Family) Bachelor = 0.9 spaces/unit • 1 bedroom = 1 space/unit • Each additional bedroom = 0.1/unit Visitor Component: • 0.10 space/unit - where on -street supply available. • 0.20 space/unit - where no on -street supply is available. Multi -Family Non-Market/Housing Residential Component: Oa, Bachelor = 0.8 space/unit • 1 bedroom = 0.9 space/unit Multi -Family Market Housing Each additional bedroom = 0.1 space/unit combined with other uses in the Central Business District (Mixed -Use) Visitor Component: • 0.05 space/unit where on -street supply is available. • 0.10 space/unit where no on -street supply is available. Seniors' Independent Living, Assisted. .35 spaces per bed or dwelling unit. Living, Supportive Housing, and Congregate Care 10.3 Minimum Parking Space Requirements for Non -Residential Uses in compliance with 10.1 above. Land -Use Type Minimum Requirement Small Retail Units (under 300 m2) 1 per 100 m2 GFA (gross floor area) Large Retail Units (over 300 m2)3 per 100m2 GFA Office 2 per 100m2 GFA Hotel 1 per sieeping or dwelling unit Hospital 1 per 40m2 GFA Museum/Library w 1 per 100 m2 GFA heatre/Cultural 1 per 4 seats 10.4 Maple Ridge Town Centre Bicycle Parking Space Requirements (apply to all properties within Town Centre Area, see Schedule "D" and see exceptions below). Building Classification Long -Term Bicycle ParkingShort-Term Bicycle Parking Townhouses, Rowhouses, Stacked Storage provided inside 3 spaces for every 20 units, Townhouses individual units located at visitor parking areas Low -Rise, Medium -Rise, and High- 1 per 4 units 6 spaces for every 20 units Rise Residential Seniors Independent Living and 0.10 space for every unit 2 spaces for every 20 units Assisted Living Congregate Care Facility/Special D.05 space for every 2 spaces for every 20 units Needs Residential Facility nit/room Commercial and/or Office uses 750 m2 GFA 6 spaces for every 1500 m2 GFA (gross floor area) (gross floor area) Hotel 1 per 30 rooms or units 1 space for every 20 rooms/units Institutional *** see exceptions 15% of required number of 6 spaces for every 1500m2 GFA below automobile spaces a) Exceptions to all uses in Bicycle Parking Space Requirements: a. Heritage Buildings - no long-term space requirements. b) Exceptions for Bicycle Parking for Institutional uses: a. Church/Place of Worship use - no long-term space requirements. b. Child Care Centres - no long-term space requirements. 10.4.1 Short -Term Bicycle Parking Requirements: a) Short-term bicycle parking area must be located: a. In a well -lit area at the main entrance of a building that is visible to pedestrians and bicyclists. If more than one public entrance to a building, then bicycle storage should be provided at each main public entrance. b. At the same grade as the sidewalk or at a location that can be reached by an accessible route. c. Within the following distance of the main entrance: i. Building with one main entrance - within 15 metres of the entrance, as measured along the most direct pedestrian access route. ii. Building with more than one main entrance - must be provided at each main entrance and within 15 metres of each entrance, as measured along the most direct pedestrian access routes. iii. Sites with more than one primary building - must be within 15 metres of a main entrance for each primary building, as measured along the most direct pedestrian route. b) Storage racks must be designed to provide: a. Simple function - no moving parts b. Two points of contact for stability c. Compatibility with standard locking devices d. Easy access e. Tamper -proof bolts f. Easy accessibility to individual bicycles even when at full capacity 10.4.2 Long -Term Bicycle Storage Requirements: a) Must be located in a fully enclosed secure room, located in an underground parking garage or within the building at ground level. Each bicycle must be independently accessible and securable to a well -anchored sturdy rack or other fixture designed for frame support. The minimum dimensions are as follows: Bicycle Space - 1.8m length x 0.6m width Access Aisle - 1.2m clearance Headroom - 1.9m vertical clearance b) Up to 40% of the stalls may be provided by alternative storage methods approved by the District of Maple Ridge. These may include upright, wall mounted or hanging storage systems. Where bicycle parking is provided in lockers, the lockers must be securely anchored. c) To provide security, long-term bicycle parking must be: a. In a locked room, with a door that is either hinged on the inside or designed specifically to prevent removal at the hinges. b. Located in a well -lit, high -traffic area or within 30 metres of an attendant or security guard station. 3. Schedule "D", Bylaw No. 6609-2008, shall be deleted and replaced in its entirety with Schedule "D", Town Centre Area, which contains the Central Business District and Sub -Area 1. CORPORATION OF THE DISTRICT OF MAPLE RIDGE HERITAGE DESIGNATION AND REVITALIZATION AND TAX EXEMPTION AGREEMENT BYLAW NO.6760-2010 A Bylaw to designate property as heritage property under Section 967 of the Local Government Act and to enter into a Heritage Revitalization Agreement under Section 966 of the Local Government Act and to grant a Tax Exemption under Section 225 of the Community Charter WHEREAS the Council of the District of Maple Ridge considers that the property located at 22355 River Road, Maple Ridge, B.C. has heritage value and that certain portions of and buildings on the property should be designated as protected under section 967 of the Local Government Act; AND WHEREAS the District of Maple Ridge and Alpenhaus Restaurants Ltd. wish to enter into a Heritage Revitalization Agreement for the property; AND WHEREAS the Council of the District of Maple Ridge wishes to exercise its discretion under section 225 of the Community Charter to exempt a portion of the property from municipal property taxation subject to the terms of an exemption agreement; AND WHEREAS the District of Maple Ridge has provided notice of a proposed tax exemption bylaw in accordance with section 227 of the Community Charter; NOW THEREFORE, the Council of the District of Maple Ridge enacts as follows: Citation 1.1 This Bylaw may be cited as "Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6760-2010". Interpretation 2.1 In this Bylaw, the terms "heritage value", "heritage character" and "alter" have the corresponding meanings given to them in the Local Government Act. Heritage Revitalization and Tax Exemption Agreement 3.1 The District of Maple Ridge enters into a Heritage Revitalization and Tax Exemption Agreement (the "Agreement") with the registered owner of those properties located at 22355 River Road, Maple Ridge and legally described as (a) PID: 005-703-620, Lot 112 District Lot 398 Group 1 New Westminster District Plan 58284; 1002 2 (b) PID: 005-703-701, Lot 113 Except: Part Within Heavy Black Outline on Highway SRW Plan 63822, District Lot 398 Group 1 New Westminster District Plan 58284; and (c) PID: 013-603-001, Lot 1 Except: Firstly: Parcel "A" (Reference Plan 6978), Secondly: Part Within Heavy Black Outline on Highway Statutory Right of Way Plan 63822, Block 1 District Lot 398 Group 1 New Westminster District Plan 155 (together, the "Property"). 3.2 The Mayor and Corporate Officer are authorized on behalf of the District of Maple Ridge Council to sign and seal the Agreement in the form attached as Appendix "l" to this Bylaw. 3.3 Subject to all of the terms and conditions set out in the Agreement, the Property shall be exempt from District property taxation for a term of five (5) years, effective from the date on which the Agreement comes into force. Heritage Designation 4.1 Council hereby designates those portions of the Property containing the buildings described in the Agreement as the "Existing Buildings" as protected heritage property for the purposes of section 967 of the Local Government Act of British Columbia. Exemptions 5.1 The following actions may be undertaken in relation to the Property without first obtaining a heritage alteration permit from the District: (a) non-structural renovations or alterations to the interior of a building or structure that do not affect any protected interior feature or fixture and do not alter the exterior appearance of the building or structure; and (b) non-structural normal repairs and maintenance that do not alter the exterior appearance of a building or structure. 5.2 For the purpose of section 5.1, "normal repairs" means the repair or replacement of elements, components or finishing materials of a building, structure or protected feature or fixture, with elements, components or finishing materials that are equivalent to those being replaced in terms of heritage character, material composition, colour, dimensions and quality. READ A FIRST TIME this _ day of , 2010. READ A SECOND TIME this day of 2010. PUBLIC HEARING held this _ day of , 2010. READ A THIRD TIME this _ day of 2010. ADOPTED this _ day of 2010. Presiding Member Corporate Officer 4 APPENDIX 1 HERITAGE REVITALIZATION AND TAX EXEMPTION AGREEMENT THIS AGREEMENT dated for reference the I" day of September, 2010 is BETWEEN: ALPENHAUS RESTAURANTS LTD., Incorporation No. BCO230685, 7650 Burris Street, Burnaby, B.C. V5E 1Z3 (the "Owner") THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE, 11995 Haney Place, Maple Ridge, B.C. V2X 6A9 (the "District") WHEREAS: A. The Owner is the registered owner in fee simple of those lands and all improvements located at 22355 River Road, Maple Ridge, B.C. legally described as: Parcel Identifier: 005-703-620 Lot 112 District Lot 398 Group 1 New Westminster District Plan 58284 ("Lot 112") and Parcel Identifier: 005-703-701 Lot 113 Except: Part Within Heavy Black Outline on Highway SRW Plan 63822, District Lot 398 Group 1 New Westminster District Plan 58284 ("Lot 113") and 5 Parcel Identifier: 013 -603 -001 Lot 1 Except: Firstly: Parcel "A" (Reference Plan 6978), Secondly: Part Within Heavy Black Outline on Highway Statutory Right of Way Plan 63822, Block 1 District Lot 398 Group 1 New Westminster District Plan 155 ("Lot 1") (together, Lot 112, Lot 113 and Lot 1 comprise the "Lands"); B. There are two buildings currently situated on the Lands, which are labelled on the sketch map attached as Schedule "A." to this Agreement (the "Existing Buildings"); C. The Owner intends to continue the use of one Existing Building as a pub and to convert the other Existing Building from a retail store to a family restaurant with some outdoor seating; D. The District and the Owner agree that the Existing Buildings have heritage value and should be preserved; E. The Owner intends to apply to the Approving Officer for the District for approval to consolidate the Lands into a single parcel generally in accordance with the proposed subdivision plan attached as Schedule `B" (the "Proposed Subdivision Plan"); F. If the Proposed Subdivision Plan is approved by the Approving Officer for the District, the Existing Buildings will be situated on that parcel labelled Lot 2 on the Proposed Subdivision Plan; G. Section 966 of the Local Government Act authorizes a local government to enter into a Heritage Revitalization Agreement with the owner of a heritage property, and to allow variations of, and supplements to, the provisions of a bylaw or a permit issued under Part 26 or Part 27 of the Local Government Act; H. Section 225 of the Community Charter authorizes a local government to enter into an agreement with the owner of eligible heritage property that is to be exempt from municipal taxation, respecting the extent of the exemption and the conditions on which it is made; and I. The Owner and the District have agreed to enter in this Heritage Revitalization and Tax Exemption Agreement setting out the terms and conditions by which the heritage value of the Lands and the Existing Buildings are to be preserved and protected, in return for specified supplements and variances to District bylaws and the tax exemption from District property taxation for a specified term; THIS AGREEMENT is evidence that, in consideration of the sum of ten dollars ($10.00) now paid by each party to the other and for other good and valuable consideration (the receipt of which each party hereby acknowledges) the Owner and the District each covenant with the other as follows: R Condition Precedent 1. This Agreement shall be subject to the satisfaction of the following condition precedent on or before the date stipulated: (a) on or before February 1 2011, the Approving Officer for the District has approved a subdivision plan in respect of the Lands generally in the form of the Proposed Subdivision Plan and that plan has been deposited in the Land Title Office and the Lands have been consolidated into a single fee simple parcel. This condition precedent is for the benefit of both the Owner and the District and it cannot be waived. Nothing in this Agreement commits the Approving Officer to approve the Proposed Subdivision Plan. In this Agreement, the defined term "Lands" shall mean the single fee simple parcel into which the Lands are consolidated, unless expressly stated otherwise. The date on which this condition precedent is satisfied is referred to as the "Effective Date". Conservation of Existing Buildings 2. The Owner shall, promptly following the Effective Date and at all times thereafter, do all things necessary to preserve and protect the character defining elements of the Existing Buildings (the "Character Defining Elements"), as identified in the Statements of Significance attached as Schedule "C", in accordance with the Standards & Guidelines for the Conservation of Historic Places in Canada, published by Parks Canada in 2003. 3. The Owner shall not alter the; Character Defining Elements except in accordance with this Agreement. 4. Prior to commencing any work that would alter the Character Defining Elements (the "Work"), the Owner shall obtain from the District all necessary permits and licences, including a heritage alteration permit. 5. The Owner shall perform the Work in accordance with generally accepted engineering and heritage conservation practices, and in accordance with the Standards & Guidelines for the Conservation of Historic Places in Canada. 6. The Owner shall, at the Owner's sole expense, engage a member of the Architectural Institute of British Columbia or the Association of Professional Engineers and Geoscientists of British Columbia (the "Registered Professional") to oversee the Work and to perform the duties set out in section 7 of this Agreement. 7. The Owner shall cause the Registered Professional to: 7 (a) prior to commencement of the Work, provide to the District an executed and sealed Confirmation of Commitment in the form attached as Schedule "D" to this Agreement; (b) erect on the Lands and keep erected throughout the course of the Work, a sign of sufficient size and visibility to effectively notify contractors and tradespersons entering onto the Lands that the Work involves protected heritage property; (c) throughout the course of the Work, effectively oversee the work of all contractors and tradespersons and inspect all materials leaving and arriving at the site to ensure that the Work is carried out in accordance with the Standards & Guidelines for the Conservation of Historic Places in Canada; (d) obtain the District's approval for any changes to the Work, including any amended permits that may be required; (e) upon substantial completion of the Work, provide to the District an executed and sealed Certification of Compliance in the form attached as Schedule "E" to this Agreement; and (f) notify the District within one (1) business day if the Registered Professional's engagement by the Owner is terminated for any reason. Variations to District's Zoning and Parking Bylaws 8. District of Maple Ridge Zoning Bylaw No. 3510, 1985 (the "Zoning Bylaw"), is varied and supplemented in its application to the Lands and the Existing Buildings in the manner and to the extent provided in Schedule "D" to this Agreement. 9. District of Maple Ridge Off -Street Parking and Loading Bylaw No. 4350, 1990 (the "Parking Bylaw"), is varied and supplemented in its application to the Lands and the Existing Buildings in the manner and to the extent provided in Schedule "E" to this Agreement. Heritage Designation 10. The Owner hereby irrevocably agrees to the designation of those portions of the Lands containing the Existing Buildings as municipal heritage sites in accordance with section 967 of the Local Government Act, and releases the District from any obligation to compensate the Owner in any form for any reduction in the market value of the Lands or those portions of the Lands that may result from the designation. Ongoing Maintenance 11. The Owner shall maintain the Existing Buildings and the Lands in good repair in accordance with the maintenance standards set out in Maple Ridge Heritage Site Maintenance Standards Bylaw No. 6710, 2009. Damage to or Destruction of the Existing Buildings 12. If one or more of the Existing Buildings is damaged, the Owner shall obtain a heritage alteration permit and any other necessary permits and licences and, in a timely manner, shall restore and repair the damaged Existing Buildings to the same condition and appearance that existed before the damage occurred. 13. If, in the opinion of the District, an Existing Building is completely destroyed and the Owner wishes to construct a replacement building on the Lands, such replacement building must be constructed in compliance with the Zoning Bylaw and the Parking Bylaw, in a style that is acceptable to the District and substantially similar to that of the destroyed Existing Building., after having obtained a heritage alteration permit and all other necessary permits and licences. 14. The Owner shall use its best efforts to commence and complete any repairs to the Existing Buildings, or the construction of any replica or replacement buildings, with reasonable dispatch. Tax Exemption Conditions 15. The grant of a five (5) year District property tax exemption to the registered owner of the Lands, as set out in section 3.1 of the Heritage Revitalization Agreement and Tax Exemption Bylaw No. 6760-2010, pursuant to which the District has entered into this Agreement, is subject to the following conditions: (a) all items agreed to within this Agreement must be met; (b) all fees and charges related to the Lands due to the District must be paid in full; and (c) the Owner must not be in contravention of any other District bylaw. 16. If any condition set out in section 11 above is not met to the satisfaction of the District, acting reasonably, then the Owner must pay to the District the full amount of tax exemptions received, plus interest, immediately upon written demand. Interpretation 17. In this Agreement, "Owner" shall mean the registered owner of the Lands or a subsequent registered owner of the Lands, as the context requires or permits. Conformity with District Bylaws 18. The Owner acknowledges and agrees that, except as expressly varied by this Agreement, any development or use of the Lands, including any construction, restoration and repair of the Existing Buildings, must comply with all applicable bylaws of the District. 9 Statutory Authority Retained 15. Nothing in this Agreement shall limit, impair, fetter or derogate from the statutory powers of the District, all of which powers may be exercised by the District from time to time and at any time to the fullest extent that the District is enabled. Indemnity 16. The Owner hereby releases, indemnifies and saves the District, its officers, employees, elected officials, agents and .assigns harmless from and against any and all actions, causes of action, losses, damages, costs, claims, debts and demands whatsoever by any person, arising out of or in any way due to the existence or effect of any of the restrictions or requirements in this Agreement, or the breach or non-performance by the Owner of any term or provision of this Agreement, or by reason of any work or action of the Owner in performance of its obligations under this Agreement or by reason of any wrongful act or omission, default, or negligence of the Owner. 17. In no case shall the District be liable or responsible in any way for: (a) any personal injury, death or consequential damage of any nature whatsoever, howsoever caused, that be suffered or sustained by the Owner or by any other person who may be on the Lands; or (b) any loss or damage of any nature whatsoever, howsoever caused to the Lands, or any improvements or personal property thereon belonging to the Owner or to any other person, arising directly or indirectly from compliance with the restrictions and requirements in this Agreement, wrongful or negligent failure or omission to comply with the restrictions and requirements in this Agreement or refusal, omission or failure of the District to enforce or require compliance by the Owner with the restrictions or requirements in this Agreement or with any other term, condition or provision of this Agreement. No Waiver 18. No restrictions, requirements or other provisions of this Agreement shall be deemed to have been waived by the District unless a written waiver signed by an officer of the District has first been obtained, and without limiting the generality of the foregoing, no condoning, excusing or overlooking by the District on previous occasions of any default, nor any previous written waiver, shall be taken to operate as a waiver by the District of any subsequent default or in any way defeat or affect the rights and remedies of the District. Inspection 19. Without limiting the District's power of inspection conferred by statute and in addition to such powers, the District shall be entitled at all reasonable times and from time to time to enter onto the Lands for the purpose of ensuring that the Owner is fully observing and 10 performing all of the restrictions and requirements in this Agreement to be observed and performed by the Owner. Breach of Agreement 20. Without limiting section 12 or any other provision of this Agreement, in the event that the Owner is in breach of any of its obligations under this Agreement, the Owner agrees that the variations to the Zoning Bylaw, as described in Schedule "D", and the variations to the Parking Bylaw, as described in Schedule "E", shall be of no further effect, and the otherwise applicable provisions of the Zoning Bylaw and the Parking Bylaw respecting the use of the Lands, or the provisions of any replacement bylaws, shall apply. Notice 21. The District may notify the Owner in writing of any alleged breach of this Agreement and the Owner shall have thirty (30) days to remedy the breach. In the event of any disagreement by the Owner as to the existence of a breach, the Owner shall immediately notify the District and the matter shall be determined by a panel comprising: (a) the Owner if the Owner is a natural person, or the president of the Owner if the Owner is a corporation or society, or one of the Owners if the Owners are joint tenants or tenants in common; (b) the Mayor of the District; and (c) a third person selected by the other panel members. 22. The panel shall determine its own procedures to resolve this matter, the determination of the panel shall be binding on the parties, and the Owner and the District shall each bear an equal share of the costs of the third person incurred in the determination of the matter. Headings 23. The headings in this Agreement are inserted for convenience only and shall not affect the interpretation of this Agreement or any of its provisions. Schedules 24. All schedules to this Agreement are incorporated into and form part of this Agreement. Number and Gender 25. Whenever the singular or masculine or neuter is used in this Agreement, the same shall be construed to mean the plural or feminine or body corporate where the context so requires. Successors Bound 26. All restrictions, rights and liabilities herein imposed upon or given to the respective 11 parties shall extend to and be binding upon their respective heirs, executors, administrators, successors and assigns. Severability 27. If any portion of this Agreement is held invalid by a court of competent jurisdiction, the invalid portion shall be severed and the decision that it is invalid shall not affect the validity of the remainder of this Agreement. IN WITNESS WHEREOF the Owner and the District have executed this Agreement on the dates set out below. The Corporate Seal of DISTRICT OF MAPLE RIDGE was hereunto affixed in the presence of: C/S Mayor: Corporate Officer: Date The Corporate Seal of ALPENHAUS RESTAURANTS LTD. was hereunto affixed in the presence of: C/S Authorized Signatory: Authorized Signatory: Date 12 SCHEDULE "A" SKETCH MAPSHOWING EXISTING BUILDINGS x� h „ ? HERITAGE DESIGNATION HEFFELFINGER DESIGNS LTD. REVITALIZATION�IE� z BILLY MINER PUB 4 BISTRO #200B 1180 Kingsway Avenue MVCR aDAO. MA?".VDGC. BC_ Port Caquitlam, B.C. V3C 6N7 604-944-2188 min _ m wQao a'• v n� c� ®� CL Q 0 e I b bry3 3 Fi 3� o e� no 340 Y 4 224 sm"e� — r 1 -�rO lscwu� 1 a w a rom c L n O S� EJ •' 1 511t, � N� (7 O C o•� �p 13 _ C� ° `_' m a yC7 rz:) y a l p (■I c3 y O a o '�� � o i S•v r�O�� so b (14 N v o� T 223 STREET z Z y N �On:-:Eip cn b:z co yY SO n � m AS �zy coo nC-3o '< FrylC :70):z� p p O r Z Z � o 3 �$ no n �+ n IS n 22355 RIVER ROAD 22371 RIVER ROAD A 4 AUGUST 2010 z prepared for: DISTRICT OF MAPLE RIDGE r. prepared by: DONALD LUXTON ..�, DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 STATEMENT OF SIGNIFICANCE: 223SS RIVER ROAD Update of 2003-2004 Statement of Significance prepared by Donald Luxton & Associates DRAFT Donald Luxton & Associates Inc., August 2010 -I- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 STATEMENT OF SIGNIFICANCE: 22355 RIVER ROAD [Prepared 2003-2004; Updated 2010] Name: BILLY MINER PUB Address: 22355 River Road, Maple Ridge, B.C. Historic Name: Bank of Montreal Original Owner: Bank of Montreal Date of Construction: 1911 Architect/Builder: Unknown Description of the Historic Place The Bank of Montreal, now the Billy Miner Pub, is a two -storey, rectangular -plan wood -frame commercial structure located in the centre of the historic commercial district of Port Haney. Oriented towards the Fraser River and the railway tracks, this building has now been adapted for use as a local pub and restaurant. It is sited adjacent to another historic commercial building, the Port Haney Post Office. Heritage Value of the Historic Place The Bank of Montreal is one of the last active commercial buildings in the historic core of Port Haney and is valued for its associations with the historic precinct. Originally a branch of the Bank of Montreal, it was strategically positioned close to the Fraser River in the commercial core of Port Haney to take advantage of the river boat landing, CPR station and the services in the area including postal and retail outlets. Opened in 1911, it was built for Mary Berry Charlton Storey and was the first bank in the community. The early settlement of Port Haney was centred on the Fraser River, which provided access prior to the development of roads through the area. Over time, significant commercial and residential activity developed and Port Haney became a major historic transportation hub in the region. Decline set in after the Great Depression and a devastating fire that destroyed much of the business centre, causing commercial activity to relocate to the north along the newly -opened Lougheed Highway, a make-work project that connected the Fraser Valley communities by road. With the shift in economic activity the Bank of Montreal eventually relocated, and this structure served a host of functions before being adapted for re -use as a pub. The use as a neighbourhood pub also reflects the change in liquor laws in the 1970s that allowed pubs to locate in neighbourhood settings rather than connected to a hotel function. Prior to this, local pubs had been located in purpose-built roadhouse hotels located along the Lougheed Highway. The architecture of the Bank of Montreal is valued as a very good and rare example of false front, pioneer style commercial and financial buildings. Witness to its role as a bank, the interior retains part of its original vault. Additionally, the second storey served as residential space for the bank manager, as was common practice at the time of construction, and still serves a residential function today. The simple style of the structure indicates its function as a branch bank in an isolated location; in more urban settings banks of the time were constructed in solid masonry in the Classical revival style popular during the Edwardian era. DRAFT Donald Luxton & Associates Inc., August 2010 -2- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 Little remains of the historic downtown streetscape of Port Haney, which increases the value of this building as one of the only intact commercial buildings from the early days of settlement. Port Haney remains as a heritage precinct and a reminder of the origins of the District of Maple Ridge, and this building remains a vital part of the local neighbourhood. Character -Defining Elements of the Historic Place Key elements that define the heritage character of the Bank of Montreal include its: - original siting and orientation to the street, and its proximate relationship to the railway and to an adjacent heritage structure - continuing commercial use - commercial form, scale and massing including its rectangular plan, two -storey height and flat roof - exterior features such as the false front parapet and off-centre door on ground floor with inset entryway and large shop -front windows - double -hung wooden sash windows on the second floor, evidence of the residential function of the upper floor - wood -frame construction including wooden drop siding with cornerboards and dimensional trim - partially intact bank vault Bank of Montreal [Maple Ridge Museum & Archives P000481 DRAFT Donald Luxton & Associates Inc., August 2010 -3- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 RESEARCH SUMMARY SHEET: 22355 RIVER ROAD Name: BILLY MINER PUB Address: 22355 River Road, Maple Ridge, B.C. Historic Name: Bank of Montreal • CONSTRUCTION DATE AND SOURCE: 1911(CHIB - from Fraser Valley Record Aug. 1911). • ORIGINAL OWNER AND SOURCE: Bank of Montreal - leased from M.B. Charlton (assessments) (7.2) • ARCHITECT AND SOURCE: Unknown • BUILDER AND SOURCE: Unknown • PEOPLE OR EVENTS OF HISTORIC INTEREST ASSOCIATED WITH THE SITE: Fire damage Nov. 1932 (M.R. Assessments). Port Haney's first Bank 1911- 1932. Third Bank of Montreal in the province. ■ ASSESSMENT INFORMATION: Lots: 1, 2 & 3, Block: 1. Note: Bank of Montreal sits on old lot 3; House to west sits on old lot 2. • 1911: M.B. Charlton. Improvements $1,000. Land $1,200. • 1912: M.B. Charlton. Improvements $1,500. Land $1,500. • 1913: M.B. Charlton. Improvements $1,500. Land $2,000. • ADDITIONAL REFERENCES: o MRM&A, Accession Ws: P4-P6, P252, P394, P1135, P2094, P2097, P2422, P2433, P2488, P 2513, P2746, PC1, PC55. Port Haney, 1960s [Maple Ridge Museum & Archives P02094] DRAFT Donald Luxton & Associates Inc., August 2010 -4- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 The Bank of Montreal after an early fire in Port Haney, circa 1914-18 [Maple Ridge Museum & Archives P003941 DRAFT Donald Luxton & Associates Inc., August 2010 -5- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 STATEMENT OF SIGNIFICANCE: 223SS RIVER ROAD Prepared by Donald Luxton & Associates Inc., 2010 DRAFT Donald Luxton & Associates Inc., August 2010 -6- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 STATEMENT OF SIGNIFICANCE: 22371 RIVER ROAD [Prepared 2003-2004; Updated 2010] Name: PORT HANEY LIQUOR STORE Street Address: 22371 River Road, Maple Ridge, B.C. Legal Address: 22355 River Road, Maple Ridge, B.C. Historic Name: Port Haney Post Office Original Owner: Mrs. M.B. Storey Date of Construction: 1933 Architect/Builder: Unknown Description of the Historic Place The Port Haney Post Office is a modest one and one-half storey, front -gabled wood -frame commercial structure located in the centre of the historic commercial district of Port Haney. Oriented towards the Fraser River and therailway tracks, this building has now been adapted for commercial use. It is sited adjacent to another historic commercial building, the Bank of Montreal, now the Billy Miner Pub. Heritage Value of the Historic Place The Port Haney Post Office is one of the last active commercial buildings in the historic core of Port Haney and is valued for its associations with the historic precinct. Port Haney is a reminder of the early history of the District of Maple Ridge and the development of its original small town centres. The early settlement of Port Haney was centred on the Fraser River, which provided the earliest access before the development of roads through the area. Over time, significant commercial and residential activity developed and Port Haney became a major historic transportation hub in the region. Decline set in after the onset of the Great Depression. In 1931, the completion of the Lougheed Highway — a Depression -era make-work project — signalled a shift in the location of Haney's commercial activity. A devastating fire in 1932 destroyed much of the existing business centre, hastening the shift of businesses up the hill. There was initially some reluctance in relocating the post office, due to its convenient proximity to the railway station; in 1933, this small post office was built across from the station to replace the one that had been destroyed in the fire. Public demand led to the construction of another post office in 1939 in the new town centre area. This early post office therefore remains as a representation of the transitional period that marked the end of the dominance of the railway industry and the emergence of road -based transportation that allowed greater flexibility in land development and heralded new development throughout the Fraser Valley. Following its redundancy as a post office, it served for many years as a single-family residence, until its recent conversion back to commercial use. The Haney Post Office is also valued for its association with an important historic personality, Mary Berry Charlton Storey, who built the post office and acted as Post Mistress. Well known as an ambitious early entrepreneur, she was the wife of Alfred Charlton, a retailer and post office operator in Port Haney. After his death in 1907, she assumed his professional responsibilities, taking on the role of postmaster, harbour master and retailer in addition to raising her children. Additionally, she is important to the history of Port Haney for opening the first bank in the community, cementing Port Haney's prime position in the river -based life of the late nineteenth and early twentieth centuries. She was remarried in 1918 to William Storey, Mr. Charlton's cousin. Mary Berry Charlton Storey, one of Haney's most determined and ambitious businesswomen, is buried between her two husbands in the Maple Ridge Cemetery. DRAFT Donald Luxton & Associates Inc., August 2010 -7- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 The Port Haney Post Office is also significant for its modest scale, indicating the shifting nature of the area's economy. It also demonstrates the late persistence of the influence of the Craftsman style, popular as a domestic style but reflected here in a way that tied the building to an emerging residential context. Little remains of the historic downtown streetscape of Port Haney, which increases the value of this building as one of the only intact commercial buildings from the early days of settlement. Port Haney remains as a heritage precinct and a reminder of the origins of the District of Maple Ridge, and this building remains a vital part of the local neighbourhood. Character -Defining Elements of the Historic Place Key elements that define the heritage character of the Port Haney Post Office include its: - original siting and orientation to the street, and its proximate relationship to the railway and to an adjacent heritage structure - commercial form, scale and massing, including its one and one -half -storey height, front gabled roof with a skirt roof at the front, rectangular floor plan and offset front entry - wood -frame construction including lapped wooden siding with cornerboards - late influence of the Craftsman style including triangular eave brackets at the front and rear, open soffits and exposed rafter tails - internal red -brick chimney with corbelled top - original windows including: wooden -sash window assembly of double casement windows with arched three-part transom to the west of the entry; double -assembly, double -hung wooden -sash windows on the east side; and 4-paned double sliding windows at the rear DRAFT Donald Luxton & Associates Inc., August 2010 -8- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 The Port Haney Post Office during its time as a private residence, 1960s [Maple Ridge Museum & Archives P02094] The Port Haney Post Office during its time as a private residence, 1974 [Maple Ridge Museum & Archives P004081 DRAFT Donald Luxton & Associates Inc., August 2010 -9- DISTRICT OF MAPLE RIDGE STATEMENTS OF SIGNIFICANCE 2010 RESEARCH SUMMARY SHEET: 22355 RIVER ROAD Name: PORT HANEY LIQUOR STORE Street Address: 22371 River Road, Maple Ridge, B.C. Legal Address: 22355 River Road, Maple Ridge, B.C. Historic Name: Port Haney Post Office CONSTRUCTION DATE AND SOURCE: 1933 (M.R. Assessments). • ORIGINAL OWNER AND SOURCE: Mrs. M.B. Storey (M.R. Assessments). • ARCHITECT AND SOURCE: Unknown • BUILDER AND SOURCE: Unknown • PEOPLE OR EVENTS OF HISTORIC INTEREST ASSOCIATED WITH THE SITE: Haney Post Office 1933 - 1939, until business centre moved up the hill. • ASSESSMENT INFORMATION: Lot: 2, Block: 2 (old legal). • 1931: Mary E. Storey (lots 1-3). Improvements $7,000. Land $2,250. • 1932: Mary E. Storey (lots 1-3). Improvements $7,000. Land $2,250. [Buildings destroyed by fire Nov. 1932 - primarily lots 1 & 2.] • 1933: Mary E. Storey. Improvements $2000. Land $1,900. [Exterior portion of building on lot #3. Lot 3 SK 6978 (Bank of Montreal) did not burn down - only damaged.] • 1934: Mary E. Storey. Improvements $2,500. Land $1,900. • 1935: Mary E. Storey. Improvements $2,500. Land $1,900. ■ ADDITIONAL REFERENCES: o MRM&A, #2094; #2097; #2513; #2746 o "GAZETTE", November 24, 1939. DRAFT Donald Luxton & Associates Inc., August 2010 -10- SCHEDULE D VARIATIONS TO THE MAPLE RIDGE ZONING BYLAW NO.3510-1985 PERMITTED THROUGH HERITAGE DESIGNATION AND REVITALIZATION AGREEMENT BYLAW NO.6760-2010 The variances identified in this Schedule E to the Heritage Designation and Revitalization Agreement Bylaw No. 6760-2010 apply to and only to those lands within the District of Maple Ridge described below and any and all buildings, structures, and other development thereon: PID: 005-703-620 Lot 112, District Lot 398, Group 1, New Westminster District, Plan 58284 and PID: 005-703-701 Lot 113, Except: Part within heavy black outline on Highway SRW Plan 63822, District Lot 398, Group 1, New Westminster District Plan 58284 and PID: 013-603-001 Lot 1, Except: Firstly: Parcel "A" (Reference Plan 6978), Secondly: Part within heavy black outline on Highway SRW Plan 63822, Block 1 District Lot 398, Group 1, New Westminster District Plan 155 The requirements of the C-4 (Neighbourhood Pub), the H-1 (Heritage Commercial), and the M-2 (General Industrial) zones will not apply to this site and they are replaced with the following regulations: Permitted Principal Uses: a. Liquor primary establishment b. Business services c. Professional services d. Restaurant e. Retail sales f. Artist Studio and Gallery g. Bed & Breakfast 2. Accessory Uses: a. boarding use b. residential use c. home occupation use d. off-street parking use e. liquor retail use, including off -sales of cider, beer, and wine SCHEDULE D 3. Lot Area shall not be less than: 1,200 m2 4. Size of Buildings and Structures: No buildings or structures shall exceed two storeys in height. 5. Siting a) No front -yard setback is required; b) A minimum 2.5 m interior side lot line is required; c) A minimum 1.5m side -yard setback on east side of site, except parking is permitted to remain in current location abutting east property line; d) A minimum 4.5m rear -yard setback is required. SCHEDULE E VARIATIONS TO THE MAPLE RIDGE OFF-STREET PARKING & LOADING BYLAW NO.4350-1990 PERMITTED THROUGH HERITAGE DESIGNATION AND REVITALIZATION AGREEMENT BYLAW NO.6760-2010 The variances identified in this Schedule E to the Heritage Designation and Revitalization Agreement Bylaw No. 6760-2010 apply to and only to those lands within the District of Maple Ridge described below and any and all buildings, structures, and other development thereon: PID: 005-703-620 Lot 112, District Lot 398, Group 1, New Westminster District, Plan 58284 and PID: 005-703-701 Lot 113, Except: Part within heavy black outline on Highway SRW Plan 63822, District Lot 398, Group 1, New Westminster District Plan 58284 and 10 1I IME11119190 1 Lot 1, Except: Firstly: Parcel "A" (Reference Plan 6978), Secondly: Part within heavy black outline on Highway SRW Plan 63822, Block 1 District Lot 398, Group 1, New Westminster District Plan 155 The maximum number of off-street parking stalls required for any use on the subject site will be a total of 19 (including 4 small car spaces). Additionally, one loading zone space for the site will be required. In instances where a proposed site use is consistent with those listed in the "Variations to the Maple Ridge Zoning Bylaw" (Schedule "E") and under that use less than 19 spaces are required, as per the Maple Ridge Parking & Loading Bylaw No. 4350-1990, the lesser number of stalls may be applied as the requirement for this site. 4�++' Deep Roots Greetar Heighs TO: FROM: SUBJECT: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: October 12, 2010 FILE NO: ATTN: C of W Council Resolution To Release Building Scheme Restrictive Covenant from McIntyre Court EXECUTIVE SUMMARY: A three decade old single family building scheme restrictive covenant needs to be removed to permit homeowners of the McIntyre Court subdivision the opportunity to renovate and expand their homes in accordance with the R-1 (Residential District) zoning provisions. Prior to doing so, it is recommended Council hold a Public Hearing to gauge support or opposition to this initiative. This report is intended to update and simplify the process for homeowners of lots in the McIntyre Court subdivision to enable them to obtain building permits for their aging homes within the normal approval process. This will assist homeowners who are seeking to update or otherwise improve their properties. RECOMMENDATIONS: 1) That the release of the Building Scheme for McIntyre Court be forwarded to Public Hearing; and 2) That the automatic removal of Restrictive Covenant S16200 from the State of Title of all lots within the McIntyre Court subdivision ( Lots 234 - 266, DL 248, Plan 57980) be authorized, when a building permit application for external building changes or additions is received. DISCUSSION: a) Background Context: Applicant: District of Maple Ridge Owner: McIntyre Court Legal Description: Lots 234 - 266, DL 248, Plan 57980 OCP: Urban Residential Zoning: R-1 (Residential District) Surrounding Uses North: Use: Neighbourhood Park Zone: RS-1(One Family Urban Residential) South: Use: Dewdney Trunk Road Zone: RS-1 (One Family Urban Residential) 1003 East: Use: Zone West: Use: Zone: Existing Use of Property: Proposed Use of Property Site Area: Access: b) Background: Single Family Residential R-1 (Residential District) Low -Rise Apartment RS-1 (One Family Urban Residential) Single Family Residential Single Family Residential Approx. 1.85 hectares (4.57 acres) Dewdney Trunk Road via McIntyre Court Building permit requests have recently been received by the Building Department to alter several homes in the McIntyre Court subdivision which was developed in 1979. When Council rezoned the site, a condition of approval was the regulation of building design throughout the subdivision. Although not specified by Council, a restrictive covenant was used as the vehicle to regulate form and character of the homes. This was because the homes were all sited with one zero lot line setback and all of the same style and size. By today's standard, these homes are all small relative to the subdivision's R-1 (Residential District) lot sizes of 375 sq. m. to 557 sq. m. The zero lot line construction is non -conforming relative to the R-1 (Residential District) zone, but is referenced in the Section 215 covenant. The non -conformity could be dealt with through a Development Variance Permit application or Board of Variance at building permit stage. c) Project Description: This report is proceeding under a staff initiative to update and simplify the process for homeowners of lots in the McIntyre Court subdivision to enable them to obtain building permits for their aging homes within the normal approval process. This will require the removal of the Sec. 215 restrictive covenant that currently acts as a building scheme. It is recommended a Public Hearing be held to give those in the area an opportunity to voice their opinion regarding this change. d) Planning Analysis: Typically, the District does not regulate the form and character of single family homes unless the lots are small R-3 (Special Amenity Residential District) (lot sizes 213 sq.m.) "intensive" residential development. The existing building scheme covenant is extremely restrictive; controlling the size, shape and materials of the homes. Homeowners cannot make any external alterations or additions to the homes under this regime. In the three decades that have passed since the homes were constructed, improvements, additions and upgrades are now required. The size of the homes are small by today's standard and the designs reflect older designs and construction methods. To assist homeowners who desire a change, it is proposed that Council pass a resolution authorizing staff to remove the building scheme covenant if and when building permits are received for the subdivision. The accompanying access easement on each lot to permit maintenance of the zero lot line building walls must remain in place. Official Community Plan: The area is designated Urban Residential and will not change as a result of this initiative. Zoning Bylaw: The subdivision (Plan 57980) was approved in 1979 for 33 lots zoned R-1 (Residential District). The zoning will not change as a result of this initiative. Development Permit: As the subdivision consists of single family lots zoned R-1 (Residential District), development permit guidelines do not apply. The building scheme covenant was put in place to control the form and character of the resulting homes, some of which have a zero lot line setback along one property line of the lot. Interdepartmental Implications: Building Department: The Building department is in support of this initiative as they currently cannot assist homeowners of this subdivision that desire to make external changes to their homes due to the restrictions of the covenant. As a result, work has occurred in the subdivision without the benefit of building permits or safety inspections. This initiative would allow the Building Department to issue building permits in accordance with the R-1(Residential District) zone restrictions. CONCLUSION: It is recommended that the building scheme covenant be removed. The most efficient way of doing this would be for the individual homeowner to remove the covenant if and when they seek a Building Permit. This is the same process Council used to remove the redundant building scheme covenant on the Maple Meadows Industrial Park. Therefore, it is recommended that Council authorize the removal of the Sec. 215 restrictive covenant on the 33 lots of the McIntyre Court subdivision when and if building permits are received by homeowners seeking renovations to their individual homes. Charles R. G dd rd, BA, MA Manager of Development and Environmental Services; Approving dicer Direr fining r CIP Approved by.,/Frank Quinn, MBA, P.Eng f GM: Public Works & Development Services 74 �tchncurrence: J. L. (Jim) Rule Chief Administrative Officer 2-N SUBDIVISION PLAN OF PARCEL 'A' (EXPLANATORY PLAN 32233) OF LOTS 6 AND 7, PLAN 16037; AND LOT 3 OF PARCEL IT, PLAN 8536; AND LOT 7 OF LOT 3 OF PARCEL'P, PLAN 16037, (EXCEPT PART INCLUDED IN PARCELA', EXPLANATORY PLAN 32233); AND THE EAST 75 FEET OF LOf 4 OF PARCEL'T', PLAN 8536; AND LOT 4 OF PARCEL'T' PLAN 8536, (EXCEPT THE EAST 75 FEET OF LOT 4); ALL OF D.L. 248, GP. 1, N.W.D. SCALE 1:1000 ALL DISTANCES ARE IN METRES, D. L . 248 Rem ❑ Rof Plm+ 9313 rr arm' t 5 Rem NndZ. 234� P35L�??36 237 239 R35 Plan 4701 Lam: I`ar P rs a.0 R eo• 3, Car;;' 2 xyF rc a_ H IP g r $ i 255 x 2�4 S a C eea r rseo " a EA.I:rg4q L L*° rev T2 0 Z16 g 253 $ b a �? r ae n Sys.. �.............. L....—a C l.na ri.�eo � 259 A S. r. 260 Plan -area - na 571B aiw251 _ 26 GP, I Plan 24731 Plan I 1 � 21731 _ i�ir"45 GLENWOOD ire au cae s I 24tl 241 1 S e 7 8 R !: _ ` -- Plod 2 - 242 ;rtyws�ts3ea - -- - y r � ♦a 1H 243 t3.p R04D X ?4r e 2$3 064 26$ m. iss. aa3 DEWDNEY ea^ 33• oo" TRUNK 5 IP9 o Plmr me -to kn oA0 ROAD N C B 12 16 r o $JAPtai 14221 1P6:n 70 R.P.892.0 Plan 17075 1 8Pion I"/07 D. L. 248 LEGEND Wit- Witnessing as indite e OAP -Old aluminum post found • OIP-Old iron post found • I -Iron post set Bearings are osfranornic and are derived from Plan 39970. I, J.MC.Wade, of Mission BC., a British Columbia Land Surveyor, make oath and say that I was present at and did personally superintend the survey represented by this plan and that the survey and plan are correct. The said survey was completed on the /7'8 day of �S.FR-irrr6c i 1979. J.M.C.Wade, B.C.L,S This plan lies within the Dewdney- Alouette Regional District. Approved under d under the land Registry A this i Clay gf—Q=X16C_j979 . Approving Officer The Corporation of the District of Maple Ridge r,. Sworn before me this / 7 day of S ni e 79. H. d M. Developing & Contractors Ltd. A commissioner for the taking of affidavits in 11 and for the province of British Columia. �•� adion inarioI Bank of Commarce 1,1n,S-1. q.m aeu.eeen, IN =HE 1 — nrma.{c is J.M.C. Wade and Associates B.C. Land Surveyors Mission and Maple Ridge PLAN 5 % ! 8 0 5,1 R/OS377E Deposited in the Land Registry Office ry New Westminster, B.C., this / 9 day of 47'08E/2 1979. � LGLi.t4- L��,�i.��:;ii/ 1 Registrar DETAIL N.T.S. Cha a Ne Owner of Char Remarks L 11 British Columbia Telephone Company The West 5 fftt of the 13:53 North 5 feet of Lot 3, Ian 16037 Lee detail L 1 /12/75 Montreal TrustCompany tg.o (RD 19389) 9: 37'Intrust'(See 99804 C, L105339, L46798 supplemental 41247 RD 19389 and 41247 to 99804 C . British Columbia Telephone Company I•i2Sl aaw'aaar Montreal Trust CompwW- '-ate e� paap(s� Brilieh Cd I Power Adhlority ti A� s.... Iary Montreal Trust f`m'.nwy` �_ trss rsF=���.�.✓ w 07'S/r ✓. e.�fredi Arb La* E, PI 9536 EMMer el IN Nil Aloi Investments Ud . CORPORATION OF THE DISTRICT OF MAPLE RIDGE Bylaw No. 6777-2010 A Bylaw to amend the Maple Ridge Council Procedure Bylaw No. 6472-2007 WHEREAS, it is deemed expedient to further amend Maple Ridge Council Procedure Bylaw No. 6472-2007 as amended; NOW THEREFORE, the Council of the District of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Council Procedure Amending Bylaw No. 6777-2010". 2. That Maple Ridge Council Procedure Bylaw No. 6472-2007 be amended by: ■ Deleting Section 31(b) in its entirety and replacing with: (b) Moment of Reflection; READ A FIRST TIME this READ A SECOND TIME this READ A THIRD TIME this ADOPTED this day of PRESIDING MEMBER day of , 20. day of day of ,20 . , 20 . ,20 . CORPORATE OFFICER I 11 A Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer ATTN: November 08, 2010 RZ/O54/O2 COUNCIL SUBJECT: Final Reading: Official Community Plan Amending Bylaw No. 6642 - 2009 Zone Amending Bylaw No. 6643 - 2009 22600 136 Avenue EXECUTIVE SUMMARY: Bylaws 6642 - 2009 and 6643 - 2009 have been considered by Council and at Public Hearing and subsequently were granted Second and Third Reading. The applicant has requested that Final Reading be granted. The applicant is proposing to rezone the subject site to permit the subdivision and development of 46 Eco-Cluster units, of which 38 are single family dwellings and 8 are street townhouse dwellings (2 four-plex buildings). A text amendment for a new zone, RST (Street Townhouse Residential), is accompanying this application to permit a street oriented fee - simple townhouse form of housing for Eco-cluster developments in the Silver Valley area and to encourage a greater variation in housing form as envisioned within the Area Plan. RECOMMENDATION: That Official Community Plan Amending Bylaw No. 6642 - 2009 be adopted; and That Zone Amending Bylaw No. 6643 - 2009 be adopted. DISCUSSION: a) Background Context: Council considered this rezoning application at a Public Hearing held on May 19, 2009. On May 26, 2009 Council granted Second and Third Reading to Maple Ridge Official Community Plan Amending Bylaw No. 6642 - 2009 and Maple Ridge Zone Amending Bylaw No. 6643 - 2009 with the stipulation that the following conditions be addressed: 1005 1. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; 2. Amendment to Part IV, Figure 2 (Land Use Plan) and Figure 4 (Trails / Open Space) of the Silver Valley Area Plan of the Official Community Plan. 3. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; 4. Park dedication as required. 5. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject land. The following applies to the above: 1. The Engineering Department has determined that a Rezoning Servicing Agreement is not required for this development. The applicant has paid $1500.00 required for street lighting along 136 Avenue from 224 Street to the development site. 2. Amendments to Figures 2 and 4 of the Silver Valley Area Plan are included in Official Community Plan Amending Bylaw No. 6642 - 2009. 3. A Geotechnical Report by Braun Geotechnical Ltd., dated June 15, 2010, that addresses the suitability of the site for the proposed development, has been registered on the title. 4. A Park and Road dedication plan has been approved that includes additional road dedication for Foreman Drive. 5. A Site Profile has been received for the development site. b) Additional Information: At the Council meeting of May 26, 2009 Council requested that the existing laneway at the northeast corner of the site be barricaded throughout the course of construction and for one year after completion of construction. This requirement has been included as a condition of Subdivision approval and is noted on the Subdivision Servicing Drawings. The text amendment for the proposed RST (Street Townhouse Residential) zone received Third Reading from Council in 2008 on two other Rezoning applications (RZ/070/06 and RZ/093/06) for Eco-cluster development sites to the southeast of this site. However, those two projects have been delayed and have not received final approval. Therefore the adoption of the text amendment bylaw for the RST (Street Townhouse Residential) zone will proceed with this application and the text amendment bylaws for the RST (Street Townhouse Residential) zone for the other two applications will be closed. -2- CONCLUSION: As the applicant has met Council's conditions, it is recommended that Final Reading be given to Maple Ridge Official Community Plan .Amending Bylaw No. 6642 - 2009 and Maple Ridge Zone Amending Bylaw No. 6643 - 2009. zeyw� Prepare y: Ann Edwards, CPT Senior Planning Technician Ap roved b . Jbne P ering�ICP, MCIP D'rb anping Approved by. Frank Quinn, MBA, P.Eng GM; Public Works & Development Services Concurrence: 1. L. (Jim) Rule /Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Bylaw No. 6642 - 2009 Appendix C - Bylaw No. 6643 - 2009 Appendix D - Proposed Subdivision Plan -3- APPENDIX A I Rem SW 1/4 P F 709 i 3 2 F City of Pitt` r r 22600-136 Ave 'u-�_ iI ., r i o41 CORPORATION OF ` �, THE DISTRICT OF NDistrict of , MAPLE RIDGE Langley 1 i PLANNING DEPARTMENT SCALE 1:2,420 'r i BY: DT FRAS, DATE: Oct 262010 ER �- _ �•� vs� d2 APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6642 - 2009. A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.3. Part IV - Silver Valley Area Plan, Figures 2 and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1, This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6642 - 2009." 2. Figures 2 and 4 are hereby amended for those parcels or tracts of land and premises known and described as: Lot 1 except Part on Plan BCP 30872, Section 32, Township 12, Plan 85759, New Westminster District. and outlined in heavy black line and hatched on Map No. 770, is hereby redesignated to Conservation on Figure 2, and that area shown outlined in heavy black line and hatched is hereby added to Conservation on Figure 4, as shown on Map No. 770, a copy of which is attached hereto and forms part of this bylaw. 3. Figure 4 is hereby amended for those parcels or tracts of land and premises known and described as: Lot 1 except Part on Plan BCP 30872, Section 32, Township 12, Plan 85759, New Westminster District. as shown on Map No. 770, a copy of which is attached hereto and forms part of this Bylaw to remove from Horse Trail. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly READ A FIRST TIME the day of , A.D. 200. PUBLIC HEARING HELD the day of , A.D. 200. READ A SECOND TIME the day of , A.D. 200. 1005.1 READ A THIRD TIME the day of RECONSIDERED AND FINALLY ADOPTED, the MAYOR , A.D. 200 . day of , A.D. 200. CORPORATE OFFICER MAPLE RIDGE .OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6642-2009 Map No. 770 From: Eco Cluster To: Conservation ONES and to remove that portion of trail from Figure 4 MAPLE RIDGE 1:2500 APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO.6643 - 2009 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6643 - 2009." 2. That Part 2 Interpretation is amended by inserting the following definition in the appropriate alphabetical location within the section: STREET TOWNHOUSE RESIDENTIAL USE means a residential use consisting of one dwelling unit vertically attached to one or more dwelling units (i.e. a duplex, triplex, or fourplex) with each dwelling unit located on a lot abutting a street. 3. That Part 3 Basic Provisions is amended by inserting the following after Section 302, Zones (1): RST Street Townhouse Residential 4. That Part 6 Residential Zones is amended by inserting the following after Section 601C and renumbering subsequent sections accordingly: 601D RST Street Townhouse Residential Intent: The Street Townhouse Residential Zone is intended for use only within the areas of Silver Valley designated as Eco-Cluster. 1005.2 1.0 Permitted Uses Only the following uses shall be permitted in the RST zone: 1. Street Townhouse Residential Use 2. Duplex Use 3. Accessory Boarding Use 4. Accessory Home Occupation Use 2.0 Conditions of Use 1. A Street Townhouse residential use shall be permitted where no more than four street townhouse residential units are attached and located on a lot abutting a public street. 2. Vehicular access for lots backing on a Municipal lane will be restricted to the lane. 3. All motor vehicle parking areas must be fully enclosed within a garage structure. 3.0 Density The maximum permitted gross floor area of a unit shall be 223 m2 (2400 s.f.), specifically excluding basement, garage, and accessory building. 4.0 Lot Coverage The maximum permitted lot coverage shall be as follows: Lot Typf Exterior Maximum Lot Coverage Interior Lot 65% Exterior Lot on Street 45% Corner Accessory Buildings & Structures: The maximum lot coverage for accessory buildings and structures shall be 3%, .which shall form part of the maximum lot coverage for the entire lot. A detached garage is, not considered an accessory building in this zone. 5.0 Height of a Building or Structure The maximum height of a principal building shall be 3 storeys or 11 metres, whichever is less. The maximum height of any accessory building or structure shall be 4.6m 6.0 Setbacks If building in this zone is next to an existing single-family development, then front setback must match that: of single-family neighbourhood on same side of same street*. If building in this zone is not adjacent to single-family development, then buildings and structures shall be sited in accordance with the following minimum setbacks: Building or Structure Front Rear Interior End Lot/ Corner Lot/ Side Exterior Side Exterior Side Principle Building 4m Sm Om 1.5m 3m (no lane access) See #3 below Garage (no lane 6m N/A Om 1.5m 3m access) Principle Building 4m 14m Om 1.5m 3m (lane access) Garage (lane N/A 1.5m Om 1.5m 3m access) Accessory Building N/A 0.5m 1.5m 1.5m 3m or Structure 1. Interior Side: 0 metre permitted where listed above, provided that the full length of the interior side wall of the principle building and/or garage is adjoined to the full length of the interior side wall of a neighbouring principle building and/or garage. Where a fee -simple subdivision results in no common property ownership among the attached units, the property line will run equally distant through the attached interior walls. 2. On a lot with rear lane access: a) Each lot shall have useable rear yard private outdoor space with minimum dimensions of 6.5m x 7.5m that is defined by fences and landscaping. b) Accessory buildings larger than 5m2 are not permitted in the rear yard private outdoor space. c) A minimum 1.5 metre wide walkway must be maintained along the length of the garage, into the rear laneway. This walkway does not make up any part of the private outdoor space requirement. 3. On a lot with no lane access, the rear yard setback maybe reduced to a minimum of 6 metres if the rear yard backs onto a greenbelt that, is dedicated as Conservation Area or Park. 4. All accessory buildings and structures must be located in the rear yard. 7.0 Minimum Lot Size Lot Type Exterior Lot Interior Lot Exterior Lot on Street Corner Minimum Lot Area 195m 273m Minimum Lot W 9m 7.5m 10.5 m * In a neighbourhood where redevelopment is expected and the current zoning of the single- family neighbourhood in question is not consistent with the designation in the Official Community Plan, or the zoning matrix within the Official Community Plan, the front setback must match that of a zone that would be consistent with the current Official Community Plan. 8.0 Parking Requirements To be the same requirements listed in Schedule "A", under 1.0 b) for one and two family residential use in the Maple Ridge Off Street Parking and Loading Bylaw No. 4350-1990. 9.0 Other Regulations 1. A Street Townhouse Residential use shall be permitted only if the site is serviced to the RT-1 zone standard, excluding road standards, set out in the Maple Ridge Subdivision Servicing Bylaw No. 4800-1993. 2. A Street Townhouse Residential use shall be permitted only if the site is serviced to the Eco-Cluster road standards identified within the Silver Valley Area Plan. 5. That Schedule "D" Minimum Lot Area Dimensions is amended by inserting the following under each heading: Zone: RST Minimum Width: See Section 601D, Item 7.0 Minimum Lot Size Minimum Area: See Section 601D, Item 7.0 Minimum Lot Size 6. That parcel or tract of land and premises known and described as: Lot 1 except Part on Plan BCP 30872, Section 32, Township 12, Plan 85759, New Westminster District. and outlined in heavy black line is hereby rezoned as shown on Map No. 1449, a copy of which is attached hereto and forms part of this bylaw. 7. 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 , A.D. 200. PUBLIC HEARING held the day of , A.D. 200. READ a second time the day of , A.D. 200. READ a third time the day of , A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. PRESIDING MEMBER CORPORATE OFFICER 1 /4 W No. 207 �$'j 6'�' � J MAPLE RIDGE 8Y—LA G�E� r r r v 7 r 3709 i � e 1 2 I I I 2 1 0 I e I H N N N II j ti N I 4 735 AVE.Cz W M a � � H h 23 / 9 1C 11 24_ i25�1 21 22 G t„ B i� 85 45` N m 9C .0 5 6 m " 137 A 7 a J66 „ 5 26 27 23 2 25 SC 2 V) 00 1364 m 13 N 1.163 14 1362 15 1367 176D 16 r ` 39 ` 22 40 `� u a 21 m 41 80F 1.i6� 20 (1, 42 19 , /36cn ,Z m 43 a 1362 co 1 1 $ 44 cc', ? 7367 17 45S 135 AVE. MAPLE RIDGE ZONE AMENDING Bylaw No. 6643-2009 Map No. 1449 From: A-2(Upland Agricultural) To: R-1 (Residential District) ® RST(Street Townhouse Residential) 1:2500 APPENDIX D 1 O nq r I-Q CL t ---- --- 0CL ILLJ - IOWN I �0cz'�) E LID W Cc ILL 10� fm I 11 SIPl LdJB 10 5 i• \ o 1F• � Hand `, I� o t S L a Z5LIi. r- ry L ,y, Q d i 4 to of itl r I a0 o Ot E i- 1 1 I ! E y ar In In NQ N E I - I ` N-316 i" �w I 0 C Y J oN, y w N N J72m i y Ir - _-f '_� N I.- E N f.m CIDI ro -. n N lU a u+#r n 4+WQJ N 449 T "=.I rh� 1 1 1 ! 1 ID cr o mom. fl 1 1 li1 N = I M � ❑. 4 I! r I 1 r � 41 C4 N {QR � j' I ..��. � I is � l 1!CN >m f 1 r7 410M -� `1 5� f •'I 4 '� sl T 1. of I w tp 1 L ^ N 578 p n'I p POR r Q rli Ln 1 sl � O d \i •� pl n L 11 I r in •r5 L N E l ca U m O \ • n Pr , ' ' CO cli LL \� ` Y X `` � N a a co 3 m CIO E O in N r '� 141 _ N 11'7173 �ca O � • . cp N ----------- oW _ --_-'_----�- w — _ — - O O Jr.� Z � � IIV6J r Z ¢ I � � n Deep Roots Greater Heights TO: FROM: SUBJECT: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: November 4, 2010 and Members of Council FILE NO: RZ/033/08 Chief Administrative Officer ATTN: C of W First Reading Maple Ridge Zone Amending Bylaw No. 6621-2008 10366 240 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District). To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: That Zone Amending Bylaw No. 6621-2008 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: H.Y. Engineering Ltd. Owner: Gurinderjeet S. Toor Sukhjinder K. Toor Legal Description: Lot A, Section 3, Township 12, Plan 13554 OCP: Existing: Medium Density Residential Proposed: Medium Density Residential Zoning: Existing: RS-2 (One Family Suburban Residential) Proposed: R-3 (Special Amenity Residential District) Surrounding Uses North: Use: Single family residential Zone: RS-2 (One Family Suburban Residential) Designation Medium Density Residential South: Use: Single family residential Zone: R-3 (Special Amenity Residential District) Designation: Medium Density Residential 1101 East: Use: Zone: Designation West: Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Site Characteristics: Project Description: Single family residential RS-3 (One Family Rural Residential) Medium Density Residential Multi family residential RM-1(Townhouse Residential) Urban Residential Single family residential Single family residential 6475 mz (1.60 acres) Proposed 240A Street and Proposed rear lane Full urban servicing will be provided SD/033/08 and RZ/SD/DP/063/09 The subject property is in total 0.64.9ha in size; however, the current application applies to the western portion only, which totals 0.413ha. The current application proposes to rezone the western portion of the property from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District), to permit future subdivision into 9 single family residential lots. The easterly portion of the site, totalling 0.236ha, is the subject of rezoning application RZ/063/09, which proposes a townhouse development under the RM-1 (Townhouse Residential) Zone. This application is currently at Third Reading. The subject property is bound by residential development in all directions; the adjacent property to the south was the subject of a recent rezoning to R-3 (Special Amenity Residential District), under application RZ/093/04 and was subsequently granted subdivision approval under application SD/075/07. The current application is a continuation of that subdivision and is proposed to closely match the lot areas and dimensions of those lots already approved. The applicant proposes to extend 240A Street and the rear access lane provided by the southerly development, to provide access to all proposed new lots. The subdivision to the south has yet to be developed, therefore, the current application can provide necessary services only when the south development commences. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. c) Planning Analysis: Official Community Plan: The application property is located within the Albion urban area and is, therefore, subject to the policies set out in the Albion Area Plan. The proposed rezoning to R-3 (Special Amenity Residential District) is in accordance with the subject property's designation as "Medium Density Residential" in the Albion Area Plan. WM Zoning Bylaw: The R-3 (Special Amenity Residential District) Zone requires a minimum lot area of 213m2; a minimum lot width, with lane access of 7.9m and a minimum lot depth of 27m. The 9 proposed single family lots comply with the above requirements of the Zoning Bylaw as follows; • Areas range from 274m2 to 315m2 • Lots widths range from 8.78m to 9.14m • Lot depths are all 30m Development Permits: Pursuant to Section 8.8 of the Official Community Plan, 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. d) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; e) School District; and f) Ministry of Environment. 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 1st and 2nd Reading. e) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedural Bylaw No. 5879 - 1999 as amended: 1. A complete Rezoning Application (Schedule B); 2. Intensive Residential Development Permit Application; and 3. Subdivision Application, as per the attached requirements. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -3- CONCLUSION: The development proposal is in compliance with the Official Community Plan, therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. It: is expected that once complete information is received, Maple Ridge Zone Amending Bylaw No.6621.-2008 may be amended. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. i' Prepared by: Michelle Bast, AScT IF 14nning Technician Jee—Pi-c)�bring, MCP, MCIP Dir"or of3"ing Approved by: / Frank --Quinn, MgA,,FEng Ij GM: Public Works &5 Development Services Concurrence: J. L. (Jim.) Rule Chief Administrative Officer MB/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6621-2008 lKIIIIII District of Pitt Meadows , District of r 1 Langley m SCALE 1:2,000 l 10366 240 STREET i° D iI 5 CORPORATION OF D THE DISTRICT OF r - - MAPLE RIDGE —I I' PLANNING DEPARTMENT ;� �, DATE: May 8, 2008 FILE: SD/033/08 BY: PC Appendix B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6621-2008 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6621-2008." 2. That parcel or tract of land and premises known and described as: Lot "A", Section 3, Township 12, New Westminster District Plan 13554 and outlined in heavy black line on Map No. 1443 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 day of , A.D. 200. PUBLIC HEARING held the day of , A.D. 200. READ a second time the day of , A.D. 200. READ a third time the day of , A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of MAYOR , A.D. 200 . CORPORATE OFFICER i ml i ; f P 14750 4 P 22743 P 14750 Rem 7 8 0.674 ha r 1 0.518 ha 23.1 Jd42d7 h M N N 104 AVE. 0 ry ry r Pd. M N A B Rem D B 7 4 i J130089E Id38s 21 69 NWP7139 P 13554 0014 P 11176 P 9393 0.409 ha Z ha 0.405 ha 0,649 ha taw A 13554 0.647 ha Pd. 1 J03580 ��d355 0 RP 9100 J035?8 1710349 M BCP 36407 23.1 103467!� a 16 10343 m 1.87 ha >035> IO340A ,n 15 1a337 19 ha 103325 n F 14 10331 Q 2 103284 13 10325 0 1 10338 J0322� 12 10319 a 0.405 ha 1d316200 11 10313 20.0 LMP 48057 la3>a 1 10 >oT07 PARK 10337 103 AVE. OR BCP 3 PARK 0.893 ha P 60014 1 P 8149 Rem 1 M 5 7 7 0.405 ha MAPLE D E Bylcw No. 6621 —21308 Map No. 11443 From. l�S-2 1"One Fcmil t �uburbcn Residential E R-3 (S eciol Arr^en;Lv Res;,-rt'cl D's r ctJ Deep Roots Greater Heights TO: FROM: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: November 3, 2010 and Members of Council FILE NO: RZ/083/10 Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6766-2010 21773, 21787 and 21795 Lougheed Highway 1031K4I19:&191ulu/a1WA An application has been received to rezone Residential) to C-2 (Community Commercial). information is required as outlined below. RECOMMENDATIONS: the subject properties from RS-1 (One Family Urban To proceed further with this application additional In respect of Section 879 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. School District Boards, 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 District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 6766-2010 be given First Reading; and That the applicant provide further information as described on Schedule (C) of the Development Procedures Bylaw No. 5879 - 1999. DISCUSSION: a) Background Context: Applicant: Pagliacci Holdings Ltd. Owner: Pagliacci Holdings Ltd. Legal Description: D.L. 247, Plan 1007 Lot 1, D.L. 247, Plan 12044 Lot 2, D.L. 247, Plan 12044 1102 OCP: Zoning: Existing: Commercial and Urban Residential Proposed: Commercial Existing: RS-1(One Family Urban Residential) Proposed: C; 2 (Community Commercial) Surrounding Uses: North: Use: Residential Zone: RS-1 Designation: Urban Residential South: Use: Commercial and Residential Zone: CS-1 and RS-1 Designation: Commercial and Urban Residential East: Use: Residential Zone: RS-1 Designation: Urban Residential West: Use: Commercial Zone: CS-1 Designation: Commercial Existing Use of Property: Residential Proposed Use of Property: Commercial Site Area: 5300 m2 (1.3 acres) Access: Lougheed Highway Servicing requirement: Full Urban servicing will be provided b) Project Description: The current application proposes to rezone the properties located at 21773, 21787, and 21795 Lougheed Highway from RS-1 (One Family Urban Residential) to C-2 (Community Commercial) to permit the construction of three commercial buildings. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. c) Planning Analysis: Official Community Plan: The properties located at 21773 and 21787 Lougheed Highway are designated Commercial in the OCP, and the property located at 21795 Lougheed Highway is designated Urban Residential. The proposed C-2 (Community Commercial) zoning does not comply with the Urban Residential land use designation, however justification has been provided to support an amendment to the OCP. A future OCP application will seek the rede:signation of this lot (21795 Lougheed Hwy.) from Urban Residential to Commercial. A detailed assessment of the proposed OCP amendments will be provided in a future Council report. -2- Zoning Bylaw: The current application proposes to rezone the properties located at 21773, 21787, and 21795 Lougheed Highway from RS-1 (One (Family Urban Residential) to C-2 (Community Commercial) .to permit the construction of three commercial buildings. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit application is required to address the current proposal's compatibility with adjacent development, and to enhance the unique character of the community. Advisory Design Panel: A Commercial Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meetin : A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. d) 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) Building Department; d) Fire Department; and e) Ministry of Transportation 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. e) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedural Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule C); and -3- 3. A Subdivision Application, as per the attached requirements. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is not in compliance with the Official Community Plan, however, justification has been provided to support an Official Community Plan amendment. It is, therefore, recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. It is, therefore recommended that Council not require additional consultation. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any development scheme provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. Prepared by: Michelle Bast, AScT Planning Technician App ed by.I 0 ne P' g, MCP, M C I P it for of Plan Approved by. I Frank Quinn, MBA, PEr g ) r : Public -Works & Devefopment Services r Concurrence: J.L. (Jim) Rule Ghief Administrative Officer i MB/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6766- 2010 -4- A2$9T7 Appendix A 144 166 w 58 67 ry �14 w N N VE. ,aT �19Q` oo C. 01 g r N% 20 o 0 ro �oa 1,o m co r r r 293 295 r m r _ 1�� t1931 N N N N N p O 3 alb 200 201 202 203 204 ia) 208 209 P 111 Fi Ln 11921 2 294 a a 296 P 352 2 116 115 P 11895 X 11888 44518 P 6099 215 212 36099 o 114 m 113 N 112 221 220 219 218 217 216 11885 11884 211 210 117 �00 N N N N � N � 214 213 � cn � 11873 DOVER RD. N N N N N N N N N m 118 HOWISON AVE. N 11863 119 d' cro a V m o N n co r N o Q 11851 N N N N N231 N232 PROPERTIES 120 8 226 227 228 229 230 233 SUBJECT co P 360 9 11841 N 121 D O D of N 150 N 151 N 152 N 153 P 445 149 0 148 147 146 N 154 8 145 N 192 P 120 11829 LAURIE AVE. 319 122 1 B co P 61812 W 21 0 m m LP 77304 C\1 LO u') 0 123 Ci4 N N N N N 0 n m 124 125 126 127 128 1 r r r r r r d N N N N N N N w LOUGHEED HWY. N N N N `r° N N m N co 0 (.0 m m m r0c) N N N m S L 1 (coo N 7 8 N co Rem r A B C P 12 161 275 P 8409 SL2 CP T PC 67 `PP075 'PP066 11772 SL3 189 6 "B" 1 2 3 11762 7 117sz SL4 S 11767 276 _� $ 5 188 m SL5 P 8950 P 6664 11753 P 6664 11750 8 11757 117sa 4 SL6 SL 277 cn 11741 187 9 11748 ¢7 SL7 SL cc 11738 2 11747 3 Cl)r 278 CP S 11738 a 11729 N 186 11726 IL d 10 C° SL8 2 11737 r2 19 11728 rL SL9 279 185 11 1ts L76]ctoP 32310 11713 11712 11721 SL10 77 78 85 11707 11720 CP CIt f Pitt I Mea ows 21773/87/95 LOUGHEED HWY .0 W ; o CORPORATION OF r _— `�` THE DISTRICT OF - MAPLE RIDGE N District of � `� I Langley _ PLANNING DEPARTMENT SCALE 1:2,000 '..�, ���Re45ER F) DATE: Sep 23, 2010 FILE: RZ/083/10 BY: PC Appendix B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6766-2010 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6766-2010." 2. Those parcels or tracts of land and premises known and described as: District Lot 247, Plan 1007 Lot 1, District Lot 247, Plan 12044 Lot 2, District Lot 247, Plan 12044 and outlined in heavy black line on Map No. 1496 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a second time the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of AD. 20 . PRESIDING MEMBER CORPORATE OFFICER 0 0 O N d N N N 293 n 295 m N N N N o a N � I 106 A5j8 qr 200 201 202 203 204 m 208 209 P 111 1t9zt 2 294 a a a 296 P 352 2 �� 9!y 116 115 P 44 18 11895 x 11888 P fi099 36099 Si 114 113 112 215 212 221 220 219 218 217 216 11885 11884 211 210 117� N N N N m in DOVER RD. RW 44519 _m N N N n N c N n ry n 214 N 213 n N m N p�j �_ 11873 118 �— HOWISON AVE. 11863 a N w w a 119 150 151 152 153 154 m rn o N o a v v 11851 N N Cu N N N N NNN 120 P 445 8 38 226 227 228 229 230 231 232 233 234 235 236 N 237 v _m 149 148 147 146 145 P 360119 11841 N o o N D 0° aD N N N LAURIE AVE. 192 P 1204 319 1 B a co P 61812 00 o r123 N N NLP 77304 � 0 Na125 126 127 128 12e N N N N N N W LOUGHEED HWY. SLi N N N N N N N m N ? N - N 9 N 7 m 8 N Rem r A B C 161 275 2 4 8409 PP 67 SL2 *PP075 *PP066 11772 SW B i 2 3 189 n762 7 6 SL4 71762 276 11767 5 P 8950 11753 188 11750 8 SL5 117sa a w SL6 P 664 P 6664 t 1757 4 (O 9 11747 U'j277 187 11741 11738 11748 3 (n SL7 Ed C CI 11738 2 cD IL 278 !2186 a 11729 Cq 10 d SL8 c� 11726 MAPLE RIDGE ZONE AMENDING Bylaw No. 6766-2010 Map No. 1496 From: RS-1 (One Family Urban Residential) To: C —2 (Community Commercial) MAPLE RIDGE N SCALE 1:2,000 Deep Roots Greater Heights TO: �i� DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: November 8, 2010 and Members of Council FILE NO: RZ/108/10 Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6771-2010 11718 224 Street 11731 Fraser Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from RM-1 (Townhouse Residential) and RM-2 (Medium Density Apartment Residential) to C-3 (Town Centre Commercial) and RM-5 (Low Density Apartment Residential). To proceed further with this application an amendment to the RM-5 (Low Density Apartment Residential) zone is required as is additional information as outlined below. RECOMMENDATIONS: In respect of Section 879 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. School District Boards, 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 District's website, together with an invitation to the public to comment; That Zone Amending Bylaw No. 6771 be given First Reading; and; That the applicant provide further information as described on Schedule A, C and D of the Development Procedures Bylaw No. 5879 - 1999. DISCUSSION: a) Background Context: Applicant: Northumberland Fraser Street Holdings Inc. Owner: Northumberland Fraser Street Holdings Inc. Meadowland Industries Ltd. Donada Industries Ltd. 1103 Legal Description: Lot: 8, D.L.: 398, Plan: 8181 Lot: 1, D.L.: 398, Plan: NWS8 OCP: Existing: Low -Rise Apartment, Ground -Oriented Multi -Family Zoning: Existing: RM-1 (Townhouse Residential), RM-2 (Medium Density Apartment Residential) Proposed: C-3 (Town Centre Commercial), RM-5 (Low Density Apartment Residential) Surrounding Uses: North: Use: Low -Rise Apartments Zone: RM-2 (Medium Density Apartment Residential), C-3 (Town Centre Commercial) Designation Low -Rise Apartment, Town Centre Commercial South: Use: Low -Rise Apartment, Single Family Dwellings Zone: RM-2 (Medium Density Apartment Residential), RS-1(One Family Urban Residential), RM-1 (Townhouse Residential) Designation: Low -Rise Apartment, Ground -Oriented Multi -Family East: Use: Fraser Street, beyond which are Townhouses Zone: RM-2 (Medium Density Apartment Residential) Designation: Ground -Oriented Multi -Family West: Use: 224 Street, beyond which are Offices Zone: C-3 (Town Centre Commercial) Designation: Low -Rise Apartment Existing Use of Properties: Ground -Oriented Multi -Family, Vacant Proposed Use of Properties: Mixed -Use Commercial, Low -Rise Apartment and Ground - Oriented Multi -Family Site Area: 0.354 HA. (0.88 acre) Access: 224 Street, Fraser Street Servicing requirement: Urban b) Project Description: The applicant proposes to rezone the subject properties to permit a mixed -use commercial, apartment and ground -oriented multi -family development. It is proposed that the property located at 11718 224 Street be rezoned from RM-2 (Medium Density Apartment Residential) to C-3 (Town Centre Commercial) and that the property located at 11731 Fraser Street be rezoned from RM-1 (Townhouse Residential) to RM-5 (Low Density Apartment Residential). At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. WA c) Planning Analysis: Official Community Plan: Town Centre Area Plan The properties are designated Ground -Oriented Multi -Family and Low -Rise Apartment on the Town Centre Area Plan. The RM-5 (Low Density Apartment Residential) zoning proposed for the lands designated Ground -Oriented Multi -Family complies with this land use designation. The C-3 (Town Centre Commercial) zoning proposed for the lands designated Low -Rise Apartment does not comply with this land use designation. Justification has been provided, however, to support an amendment to the Official Community Plan for those lands designated Low -Rise Apartment. A detailed assessment of the proposed Official Community Plan amendment will be provided in a future Council report. Zoning Bylaw: The current application proposes to rezone the subject properties from RM-1 (Townhouse Residential) and RM-2 (Medium Density Apartment Residential) to C-3 (Town Centre Commercial) and RM-5 (Low Density Apartment Residential). Any variations from the requirements of the proposed zone will require a Development Variance Permit application. It appears from a preliminary assessment of the applicant's submission drawings that they intend to propose a townhouse development at 11731 Fraser Street that exceeds the density permitted in the RM-5 zone. To accommodate this, the density provision of the RM-5 zone must be increased from 0.8 to 1.2 floor space ratio. This will allow the project to proceed as planned on this lot only. The ongoing Zoning Bylaw review intends to review in greater detail all zones in the downtown core. Development Permits: Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit application is required for all multi -family residential, flexible mixed use and commercial development located in the Town Centre. Advisory Design Panel: A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meeting A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. d) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; e) School District; -3- The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. It is anticipated that this evaluation will take place between First and Second Reading. e) 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 C); 3. Town Centre Development Permit Application (Schedule D); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the Official Community Plan for 11731 Fraser Street, but not for 11718 - 224th Street. However, justification has been provided to support an Official Community Plan amendment for an enlarged project. It is, therefore, recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. It is, therefore recommended that Council not require any additional consultation. Prepared by: Patrick Ward 1 PlanniTe nician Approved --by. lane P eri P, MCIP Director f Planni �r Approved bx Frank Quinn, M P.Eng GM: P-yblic W rks Development Services J. L. (Ji(n) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 6771-2010 Appendix C - Preliminary Site Plan -4- R' r N [C A LN Credit Union Appendix A co U) d " ^ n N ECF 104`• 11 N N � N 11811 P 7487 N _I N V tr OJUJ C LO P28 o N N NN t ONNP 2899M1 W417 EP11040 N Pcl. A 9 N 'A' 1 2 3 N 1 Rem LMP 30487 11783 C P 71022 P 372j 2 ❑ P 4 Re N 3117B4 11781 a- 1 P 6645N E NRem5 C W E 3' Rem Rem 143 2 EP 9742 77 c�v g 48 48 4g 50 4 1 1nn P 8274 4 nnn P 8641 11760 14 13 1177478 -IPP092 11 C Rem 311771 62/64/66 P 69 a8 22362/64 P 51.94 9154 2235&r58 11765 94 11767 1 LMS 71 In 15 ' P 44960 LNNN6 C /69 FP42)2- rn 92 N o5 07/09 gg 5352 B 11763 22503 7117fi7P 50600 P 899 � 69 /65 a N 8 17 /61 N f�i AVE. NORTH AVENUE Rem.58 11735 P 48518 P 51411 11743 SUBJECT PROPERTIES 1742 ao � Rem Rem Rem Rem 105 N a ^ 48 49 50 62 63 64 N17742 8007 0 3 11718 r P 19374 8 U 70 1� 11701-39 11715 P 63225 N N N 19 a 76 2 11724 NWS 231 1 1171 M 22 21 20 116975 9 P 35742 rn 11711 L--:12:LL -P 155 18 17698 a 1 NWS8 11698 1 10 J688 106' 11692 2 0 j F 55 11695 co 11sysP5647 11695 f3 1 3 i(. T N 1 3 11697 4 a_ 2 13 v� 14 A� 16 17 17890 P5871 74 N 11685 1m 11683 11680 1 N� N z i1882 11686 a 4 2 21168111674 5P A ¢11668 6 15 {I RP 53523 6689 A Lu B 11675 22 P 5871 LM P 1864 M P 9800 11662 7 14 LL "PP 76 1672 3 LMS 683 A 11667 8 r N N 11671 P 9800 � 11656 sr3. N cO Rem N N 1�2 11649 N N 13 N 17 11 20 19 18 11s71 4 2 7' RP 52214F 85 1741 P 84 11650 9 111,5 11544 10 A11657 1656 �- RP 6192 RP 5637 � 83 11 12 2's 11641 ¢dy rn Wo P 155 P 164 34 11650 ^ N ti N 2�s 2 13 14 2 1 d 86 BRICKWOOD 22S 22486 a n m CLOSE (n_ N PA 1K A o 0 0 CALLAGHAN AVE. 2 A 87 ryP 42732 N N 38 37 N 36 N N Q7 118 Cit f Pitt Mea ows_' �J r = 11718 224 STREET & �0 11731 FRASER STREET � / 0 CORPORATION OF THE DISTRICT OF N MAPLE RIDGE District of I ' ' Langley 4 J PLANNING DEPARTMENT SCALE 1:2,000 - DATE: Nov 8, 2010 FILE: RZ/108/10 BY: PC FRASER R-ram �� Appendix B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6771- 2010 A Bylaw to amend Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6771- 2010." 2. That PART 6, RESIDENTIAL ZONES, SECTION 606, RM-5 LOW DENSITY APARTMENT RESIDENTIAL DISTRICT (GARDEN APARTMENTS), SUBSECTION 5, DENSITY is amended by deleting the first paragraph of the section and replacing it with the following: All buildings for apartment and townhouse use shall not exceed a floor space ratio of 0.8 times the lot area except at 11731 Fraser Street where the floor space ratio shall not exceed 1.2 times the lot area. The following shall not be included as floor area for the purpose of computing the floor space ratio: 3. Those parcels or tracts of land and premises known and described as: Lot 8 District Lot 398 New Westminster District Plan 8181 Lot 1 District Lot 398 New Westminster District Plan NWS8 and outlined in heavy black line on Map No. 1499 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to C-3 (Town Centre Commercial) and RM-5 (Low Density Apartment Residential). 4. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER �8 49 50 4 1 11777 11 i74/78 22362/64 94 22356/58 11765 P 44960 99 53 52 0 P 2899 T N N BCP 17933 P 51411 11743 Rem Rem 105 50 62 11742 11718 8 co W M r^ 19 r N N a 11715 21 P 55 20 11697 9 IP 8274 4 *PP092 111770 C 1 771 P 5194 11767 cV C /69 co P 42 2 OL B 11763 p 6 7 M /65 N 68 69 v 1759/61 N NORTH AVENUE LMP 9307 N N 63 64 P 8007 18 11698 10 AP 5647 11695 116 11695 9 N s 3 r A � 1 116s0 P 5871 cb10 74 N 11685 w 16 17 4 3:82 116co 4 11686 IL c%jN z R U) P 6689 q cr w P 5871 U) LL LMP 1864 'PP 76 11672 3 L.MS 683 11671 r- R P 8641 Rem 311771 1 LMS 71 r 92 N � 11767 CL a 11735 CD 7 N 3 0 P 19374 lT^ VJ U 00 11715 2 c) 0) 11711 r 1 o_ Rem. E 106' 3 of 3 P 81131 11697 11688 Rem 11683 9 N 1 /2 2 10 11681 P 4524 B 11675 P 9800 A 11667 P 9800 N 17m N112 18 11671 S y6 T RP 52214F 2 M MAPLE RIDGE ZONE AMENDING Bylaw No. 6771 —201 0 Map No. 1499 From: RM-1 (Townhouse Residential) RM-2 (Medium Density Aparment Residential) To: 0 C —3 (Town Center Commercial) ® RM-5 (Low Density Apartment Residential) 11649 84 85 P 1741 LO N N 0) rn co CM CD '.'s 70 N SCALE 1:1,500 Appendix C 10 TA -1. CD co CD 0 :3 =I 224th STREET vig 27 (D DISTRICT OF MAPLE RIDGE Deep Roots Greater Heights TO: His Worship Mayor Ernie Daykin DATE: November 03, 2010 and Members of Council FILE NO: RZ/021/10 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6768 - 2010 Second Reading Maple Ridge Zone Amending Bylaw No. 6735 - 2010 9990 240 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-2 (One Family Suburban Residential) and CS-1 (Service Commercial) to RM-1 (Townhouse Residential) to permit a 16 unit townhouse development. The proposed RM-1 (Townhouse Residential) zoning complies with the Official Community Plan. An Official Community Plan amendment is required to adjust the area designated Conservation around a watercourse. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6768 - 2010 be given First and Second reading and be forwarded to Public Hearing; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6768 - 2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6768 - 2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Zone Amending Bylaw No. 6735 - 2010 be given Second Reading and be forwarded to Public Hearing; and 5. That the following terms and conditions be met prior to Final Reading: i. Approval from the Ministry of Transportation; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; 1104 iii. Amendment to Schedule "B" and "C" of the Official Community Plan; iv. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; V. Registration of a Statutory Right of Way plan and agreement at the Land Title Office; vi. Road dedication as required; vii. Registration of a Cross Access Easement Agreement at the Land Title Office; viii. Park dedication as required; ix. Registration of a Restrictive Covenant protecting the Visitor Parking; X. Registration of a Restrictive Covenant for Habitat Protection. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South Use: Zone: Designation Use: Zone: Designation: Jean Fares Mohinder Singh Jaswinder Singh Dar Lot 4 District Lot 407 Group 1 NWD Plan 25341 Medium Density Residential, Conservation Medium Density Residential, Conservation RS-2 (One Family Suburban Residential), CS-1 (Service Commercial) RM-1 (Townhouse Residential) Single Family Residential RS-1 (One Family Urban Residential), R-3 (Special Amenity Residential District) Medium Density Residential Commercial RS-2 (One Family Suburban Residential), CS-1 (Service Commercial) Medium Density Residential WA East: Use: Zone: Designation: West: Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access:240A Street Servicing: Companion Applications: b) Background: Vacant lands adjacent to Albion Brook RS-2 (One Family Suburban Residential), RS-3 (One Family Rural Residential) Conservation Commercial, Single Family Residential CS-1 (Service Commercial), RS-2 (One Family Suburban Residential) Commercial, Urban Residential Vacant Townhouse Residential 0.32 HA (0.79 acre) 240 Street (pedestrian access only) Urban DP/021/10, DVP/021/10, DP/098/10 On April 13, 2010 Council granted First Reading to the subject Zone Amending Bylaw No. 6735 - 2010 and resolved that the applicant provide further information as described on Schedules A, C, D and F of the Development Procedures Bylaw No. 5879-1999. The applicant has provided all of the required information and a detailed review of the application has been undertaken with comments received from various departments and external agencies as applicable. As a result of the detailed review, the map attached to Zone Amending Bylaw No. 6735 - 2010 has been modified to reflect revised zoning boundaries. c) Project Description: The subject property is located on the east side of 240 Street and is currently vacant. An application has been received to rezone the property from RS-2 (One Family Suburban Residential) and CS-1 (Service Commercial) to RM-1 (Townhouse Residential) to permit a 16 unit townhouse development. A watercourse (Albion Brook) is located approximately 35 metres to the southeast of the site and will be protected through a combination of park dedication and restrictive covenant area. The proposed townhouse development is comprised of three (3) blocks; one (1) block fronting 240 Street, which contains six (6) units, and two (2) buildings fronting an internal strata road, which each contain five (5) units. The building fronting 240 Street is three (3) storeys in height while the buildings fronting the strata road are two and a half (2.5) storeys in height. The internal strata road is proposed along the southern property line so that the backyards of the townhouse units abut the rear yards of the existing single family development to the north. In consideration of the interface between the proposed townhouse buildings and the existing single family development, the site will be graded so that the majority of the backyards of the townhouse units are lower than the rear yards of the single family dwellings (Appendix G). A common activity area is proposed near the northeast corner of the site. 110921 Individual units are to be provided with two (2) enclosed tandem parking spaces with an additional five (5) visitor parking spaces proposed. Each unit driveway and parking spaces will be accessed from the internal strata road. The site entrance is located at the terminus of 240A Street; traffic safety concerns on 240 Street near the intersection of Lougheed Highway restricted the site entrance to this location. A cross access easement will also provide a connection from 240A to the properties to the south through the subject site. To prohibit vehicle traffic associated with the existing commercial use travelling through the residential neighbourhood, this access will only be made available once the commercial use is converted to a future residential use (in accordance with the land use designation in the Albion Area Plan). c) Planning Analysis: Official Community Plan: Albion Area Plan The subject property is designated Medium Density Residential on the Albion Area Plan and the proposed RM-1 (Townhouse Residential) zoning complies with this land use designation (Section 10.2.7 Zoning Matrix). An Official Community Plan amendment is required to adjust the area designated Conservation around a watercourse. Zoning Bylaw: The proposed RM-1 (Townhouse Residential) zone permits as a maximum density a floor space ratio of 0.6 times the net lot area. The subject development proposes a floor space ratio of 0.56 times the net lot area. The architectural plans also indicate that the proposal meets the zoning requirements for usable open space and common activity area. The following variances from the RM-1 (Townhouse Residential) zone are proposed: • Vary the maximum height from 10.5 m or 2.5 storeys to permit a maximum height of 11 m or 3 storeys (for Block 1 only); • Vary the minimum setback from the front lot line from 7.5 m to permit a minimum setback of 4.5 m; • Vary the minimum setback from the interior lot line from 6.0 m to permit a minimum setback of 3.0 m (along the southern property line); • Vary the minimum setback from the interior lot line from 6.0 m to permit a minimum setback of 4.5 m (along the northern property line, for a basement storage area and the balconies only); and • Vary the maximum projection of a staircase from 0.61 m when abutting an interior side lot line to permit a maximum projection of approximately 1.5 m (for the balcony staircases abutting the northern property line). The proposed variances will be the subject of a future report to Council. -4- Off -Street Parking and Loading Bylaw: The parking requirements for the RM-1 (Townhouse Residential) zone are two (2) spaces per unit and an additional 0.2 spaces per unit for visitor parking. Based on a total of 16 units, a minimum of four (4) visitor parking spaces are required. In accordance with the Off -Street Parking and Loading Bylaw, the subject development proposes two (2) enclosed tandem parking spaces per unit and five (5) visitor parking spaces. The visitor parking spaces will be protected through a restrictive covenant. Development Permits: A Multi -Family Development Permit is required for the RM-1 (Townhouse Residential) development to address the form and character of the design and provide guidelines for the development of the site. A landscape security will be taken as a condition of the issuance of the Development Permit. Conformance with the Multi -Family Development Area Permit guidelines will be the subject of a future report to Council. A Watercourse Protection Development Permit is required for the preservation, restoration and enhancement of the watercourse adjacent to the site. A security will be taken as a condition of the issuance of the Development Permit to ensure that the conditions of the Development Permit are met. Advisory Design Panel: The proposed development was reviewed by the Advisory Design Panel on October 12, 2010 at which time the Panel supported the project with the following concerns to be addressed with the Planning Department as the design develops: • Consider specifying street trees similar in character and form to the existing street trees to the north; • At the southwest corner consider ways to preserve existing trees on city property; • Consider simplifying edge planting in the way of continuous hedging; i.e. boxwood; • Consider expanding usable lawn space at amenity area; • Replace lawn with shrub planting at southwest visitor parking; • Provide storage under decks where possible; • Extend decorative paving at laneway at 240A Street entrance; • Consider safety fencing for children's play area and a sidewalk connection to 240A Street. The applicant has addressed the majority of the preceding recommendations and most of the changes are reflected in the plans attached to this report (Appendices D, E and F). With respect to the provision of storage under the decks, the applicant has not made the changes to the plans at this time, but has proposed that the basements of Blocks 2 and 3 be extended underneath the decks. This proposal would provide additional storage for the units located in Blocks 2 and 3, but would also require a siting variance. The final architectural plans and a detailed explanation of the proposed variance will be provided as part of a future report to Council. -5- Development Information Meeting: The applicant hosted a Development Information Meeting on October 14, 2010 at the Albion Elementary School between 6:00 pm and 8:00 pm. Approximately eight (8) people attended this meeting. The comment sheets and a summary of the discussion provided by the applicant indicate that the primary concerns were traffic and parking. Traffic Some of the neighbourhood residents that attended the meeting expressed concerns about the additional traffic volumes that would be created by the proposed development and any future residential development to the south. The proposed entrance to the townhouse development is located on 240A Street due to traffic safety concerns on 240 Street. Access to the properties to the south of the subject site will only be made available once the existing commercial use is converted to a residential use (in accordance with the land use designation in the Albion Area Plan). Parkin Some of the neighbourhood residents expressed concerns over parking in and around the site. The applicant has noted that the proposed development meets the parking requirements of the Off Street Parking and Loading Bylaw and, in the case of visitor parking spaces, exceeds the minimum requirement. d) Interdepartmental Implications: Engineering Department. The Engineering Department has reviewed the servicing for the development and has advised that all of the services required in support of this development do not yet exist. It will therefore be necessary for the owner to enter into a Rezoning Servicing Agreement and post securities to complete the work identified in that agreement prior to Final Reading. The Engineering Department has also identified a requirement for road dedication along 240 Street. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional five (5) street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $125.00. Fire Department: The Fire Department is satisfied with the proposed internal road network. A fire hydrant must be located at the main entrance. M e) School District Comments: Rezoning application RZ/021/10 requires an amendment to the Official Community Plan to adjust the Conservation area around the watercourse. As such, the application was referred to the School District for comment. No comments have been received at this time. f) Intergovernmental Issues: Local Government Act: In respect of Section 879 of the Local Government Act requirement for consultation during the development or amendment of an Official Community Plan, Council has considered at the April 13, 2010 Council Meeting, 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. School District Boards, greater boards and improvements district boards, and vi. The Provincial and Federal Governments and their agencies. and in that regard recommends that no additional consultation be required in respect of this matter beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. g) Environmental implications: As Albion Brook is located approximately 35 metres to the southeast of the subject site, a Watercourse Protection Development Permit will be required to ensure the protection and enhancement of the area around the watercourse. The watercourse and a large portion of the riparian area are currently located on an adjacent private property, therefore restoration and enhancement works are limited to the southeast corner of the subject site. The existing alignment of 240A Street and the requirement to provide a future access for the properties to the south of the subject site has resulted in further limitations to enhancement and protection opportunities. A small portion of the subject site will be dedicated as park for conservation purposes while other portions of the riparian area located on the subject property will be protect through a habitat protection restrictive covenant. The details of the proposed re -planting and enhancement works will be addressed through the Watercourse Protection Development Permit. A statutory right of way through the covenant area will also be secured should the District wish to construct a trail in the future. -7- CONCLUSION: The proposed RM-1 (Townhouse Residential) zone complies with the Medium Density Residential designation of the Official Community Plan (Albion Area Plan). An Official Community Plan amendment is required to adjust the area designated Conservation around the watercourse. It is recommended that Maple Ridge Official Community Plan Amending Bylaw No. 6768 - 2010 be given First and Second Reading and be forwarded to Public Hearing. It is further recommended that Zone Amending Bylaw No. 6735 - 2010 be given Second Reading and be forwarded to Public Hearing. Prepared by: Patrick Ward Planning, Technician Ap roved e`�ic n ,MCP, MCII? Dir star Plan ng Approved by: ank Quinn, MBA, P.Eng M �GGM: Public Works & Developrrient Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer i n .. The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 6768 - 2010 Appendix C - Zone Amending Bylaw No. 6735 - 2010 Appendix D - Preliminary Site Plan Appendix E - Preliminary Building Elevations Appendix F - Preliminary Landscape Plan Appendix G - Site Section 1 L1'103 Appendix A LOT22 10102 10121 10096 1 67 lot, RP 64270 10084 54 2 0083 10074 59 10072 n CN68 65 50077 °aa N 3 a ca 10066 a 60 53 21 10064 co o_ 64 4 2A0054 N �pp6 0 30 v N 10056 63 �0p6 29 P 57737 5 70 Fyn 61 h a 28 i 1ooz8 62 � 27 6 26 10031 �� q 25 24 HILLAVE. 23 22 3� 10026 0 n F 0 7 20 1 0 10024 N 72 73 LO 19 8 `" 75 1p022 10016 N IL cl) a 9 g N 0 18 n P 38144 10008 J N a J N 10016 a7 15 10 17 q 10017 1 o7 J 100 AVE. 10006 11 SUBJECT PROPERTY 9992 P 2772 12 13 ' 15 PARK 13 14 a 9990 9999 P 25341 P 25341 `LMP 27081 4 - P 11108 Rem 5 Rem 1 N� �' o h REM A Rem 6 rn I cv o r> a P 23833 f{Wy. C O N A O D A N O y A qA F N Sr39 9 P 48367 S9)3 Rem 8 j4Rem3 A Cit f Pitt Mea ows -�'!I ; 0 9990 240 STREET 1 U) Y "ter ' o CORPORATION OF R =J= L. - , THE DISTRICT OF Zit MAPLE RIDGE District ofl I Langley �� f'' PLANNING DEPARTMENT SCALE 1:2,000 �� DATE: Aug 13, 2010 FILE: DP/021/10 BY: PC -- _ _ERASER FTC— �` -. . Appendix B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6768 - 2010 A Bylaw to amend Schedules "B" & "C" forming part of the Official Community Plan Bylaw No. 6425-2006 as amended WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6768 - 2010 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 4 District Lot 407 Plan 25341 New Westminster District and outlined in heavy black line on Map No. 803, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated as shown. S. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 4 District Lot 407 Plan 25341 New Westminster District and outlined in heavy black line on Map No. 804, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by removing Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 20 . READ A SECOND TIME the PUBLIC HEARING HELD the READ A THIRD TIME the day of A.D. 20 . day of , A.D. 20 . day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of PRESIDING MEMBER 7A.D.20. CORPORATE OFFICER H a 55 54 52 oe 10120 0. 11 N 10118 f 101 7 10116 f 410113 P22319F 10116 3 v101i5 m DIW 53 51 �50 �49 p48 a47 �46 �45 43 10108 2 —1210— N 56 10111 10110. 9CP 8011 10107 1 9 c� LMP 53 85 56 L 53 84 44 10102 10103 57 1009JR 10095 7 LOT22 10121 55 52 K 51 �50 M49 m4B a47 48 Doss Dons 66 58 1-1 1 N loose N N 45 RP 64270 10084 B7 mso 1ma7 54 1m72 2 't. 688 100745 r 59 M1o6ie HILLAVE. 0 3 m 10011 100Ba n 1�64 60 M1pOsa53 21 1 ms° 4 a g 6 ppss 5 e 1, w M1p065� 30 a 31 � 32 N 33 N 34 N 35 S006a 5 g M1 61 28 29 — -- 53 84 P 57737 70 71 gone 62 lmza � 27 26 1m31 6 N 1m59 Q �{{ , 25 2�HILL AVE. 23 N 2 smzs 7 a S p� 1 Vppp 5� 0 0lDo24 El72 73 ,� 19 RIW a8202 74 --__ d 1m16 9 N IL .. 75 d 1002218 2- N M a n j 'P 38144 10ws -a N 1m1s ro 15 10 v 17 o_ r 19017 10000 100AVE. 10o0G Z, 16 9992 o a a9B6 ' P 2772 12 13 14 15 PARK f 13 14 i y� 4 P 25341 + 'LMP 27081 4 l P 11108 j Rem 5 Rem 1 LMP 30265 REM A Rem 6 t N P 23833 N LOUGHEED H yyy RW 71204 BCP 16355 LMP28055 RW 7y204 �Mp � LMP 27793 RW 71204 LMP 38502 N $ P 4697 RA F � g 9p 57"g 99 P 48367 `59�3 IL Rem 8 �i A Rem �I w i{ P 33984 1 � A 1 Rem 7 _ 2 6254 i'xa MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6768-2010 Map No. 803 From: Medium Density Residential and Conservation To: ® Medium Density Residential 0 C onservation N SCALE 1:2,500 R tor2o 'L .10121 _ 11 55 54 52 c m 44 '45 3 R C}t00115 N 16118 0117 10118 10113 1 P22319F o116 m oloa 53 51 �50 �47 �46 43 N49 '4813011 N 56 10111 10110. ®CP 10107 1 2 _ 1o1ce 9 m LMP 5 5 5 44 lofoz 1 LOT22 10103 6710095 1 51 m49 �,48 s0096 10121 66 58 " 55 52 N N50 y47 p46 lopes 1 67 10090 10087 w 19088 w a rN 45 Foom 2 RP 64270 100B3 lama 59 54 „� 65 t0p18 n`�i HILLAVE. 10072 3 N n� m 10071 0966 1 077 ti 60 +� 53 21 o_69 g 1p�q 64 ga 01 1S `s� m o 30 a 3IM32 433 d34 ti 35 �— laaaa 4 tiW % 29 L53384 10056 - P 57737 5 J 70 71 p65o 61 28 27 — -- 1ao2a g S 10050 62 26 1 10031 -^Q6� V ' 25 2 HILLAVE. 23 o 22 3 10026 L 7 g o 010024 ni 72 73 19 R/W 88202 a 8 V 75 t4 1 1.2 10016 + — `�P —"— a5 9 N ❑ a a 18 n 10016 m 10008 10 v 38144 7 15 w 17 2 100 AVE. 100066 2� r + 10017 10W011 12 d�LMP P 2772 13 14 �,1513 14 LM487 5 PARK 9990 °839 P 25341 P 25341 27081 4P 11108 Rem 5 Rem 1 65 N REM ARem 6 N P 23833 LOUGHEED H,Y. N RW 71204 8CP 1835$ FQ4P2805S W 71204 N t, 44" LMP 27793 RW 71204 LMP 38502 Si A N P4gg� 7ip6 719 F9g>> P 48367 �1 9ASg�� (L Rem 8 A Rem 3 w� ' P 33984 A }{ Rem 7 6254 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6768-2010 Map No. 804 Purpose: To Remove from Conservation MAPLE RIDGE 9HI1,3h Columbia N SCALE 1:2,500 Appendix C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO.6735 - 2010 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6735 - 2010." 2. That parcel or tract of land and premises known and described as: Lot 4 District Lot 407 New Westminster District Plan 25341 and outlined in heavy black line on Map No. 1482 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential) 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 13th day of April, A.D. 2010. PUBLIC HEARING held the day of , A.D. 20 . READ a second time the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 111 3 1 R 10120 11 a a 11 N 101 65 i 10 17 101162 P22319F omlos 1 4 0113 n 1 U 10115 53 51 N50 N49 N481:07011 N47 N46 N45 43 o11s 10i08 2 1tl Q 56 10111 101217. CP 10107 1 9 �U LMP5a45 56LN P 5 4 b44 LOT22 1o1p2 10103 57 oo- 51 �50 � 49 m48 oss 1 10121 10096 66 55 52 � N y47 r4fi 10085 58 loose 110087ry 45 67 t0090 8 RP 64270 loosa 2 63 1oD10074 59 N 54 10072 c`nv68 fi5 100Yg �v HILLAVE. 3 ni m IW71 0056 .p 100 ,egg 21 0064 0 69 B4 60T 53 4 g '{1'.t 30 'v 31 32 < 33 n 34 35 100% 6 N q29 — N L 53 5 84 N P 57737 70 71 28 0n60 27 -- — -- 10028 g 10059 62 1j 26 10031pfy$5 , 25 HILLAVE. 2� y 23 N y 2 10026 - 0 t 1$ 7 0 1002.1 72 73 & 19 RIW 88202 m 8 074 75 loons ---- a loo 9 ry a 0 18 r— 'P 38144 s00� N J N 10016 m r 15 10 17 a r 10017 10oaa 11 J 100AVE. 000s6 i + 992 99s f P 2772 12 �13 1 PARK + 13 14 + 9990 r 9999 P 25341 P 25341 + LMP 27081 4 + P 11108 r Rem 5 Rem 1 1 LMP 30265 N REM A Rem 6 P 23833 LOUGHEED Hwy N N RW 71204 8CA 18355 LMP28055 RW 71204 a N AMP r LMP 27793 RW 71204 LMP 38502 0 P 469� I w w 9pS'�9 F9 P 48367 } m 9ASy) Rem 8 v } A Rem �1 w }} P 33984 A i Rem 7 � 6254 MAPLE RIDGE ZONE AMENDING Bylaw No. 6735-2010 Map No. 1482 From: RS-2 (One Family Suburban Residential) CS-1 (Service Commercial) To: RM-1 (Townhouse Residential) i N SCALE 1:2,500 W a Appendix D 240THSTREET —mac — raw.or«kTmwm.rm�ce.r� H =1 a 4�, ` i LOCK 1 it f V a rn So° mmomoam 0 D n -A 1 r r tag CIO ° a 45. 3 Z v La m o 0 z � T � � F > Y X m Z M� o� 0o mm m �n 9 1\ X N m r. S2 OZ c) m M 1 D mll-mll� Z� s m 0 X Z N 01> D od R m — 0Z m m a —Z a n 1- q 41 I v" 240A STREET L4- — — o \ m,, �€ z e 0 ti �� m 0 0 z cz 151 T a m O ..... ----- .... yy 0 m 0 > 0 z Cl) m 0 0 z (n q Appendix E s 'JIIYIbR�+l i�mmr�ill��E ..,� r �•� � - i� � r I,ij:•.I'� Via[ �� j . _I=: Tin QII r '_� W - _ sr - Emma it IIi I 0 rjjjj—�l iw—�I- !1= �I�'' I _ it kl �__ :UI��a A .��� - LI ■u■� ��„ iSCI— ,.i, is 0111 �� r y 7 r' � ghlll=l�. " rr it 11 :r ,• !I w IT' _--#: m • i� hlp ..1n , Al War s� l =� ■ 3 I Hill �- — �� r � File nlo• -- � ' ■M■. ■ II � —f W�_ II III,' " ,i. Ei rl— `r -'� .me NMI iii.�•••':�IIII I■. t�i Al -.- ..f•'.{ �I.'_'-•_II.I :,' . IIIUP Name MEMO• I[� -,1� 1�,!� I���� - ■■■a...11wel ' €� M 4 - —'nll�`7 . •loll !I ! . ` IA.•6Y0 Mini•• 111 IMImill ���� r {{ lililllllllll -�� �II��OI�IDi zVVE NE 'IIIV .• �IEIiuINl1�=;llfji'� °'i __-III. rr rl rm 14 PC. r: - • -.:•, - !— • . � . III � �II� 1= I� Appendix F 2 4 0 T H S T R E E T 2 4 0 A S T R E as ... aasc-•a••aa•aa••a q�Y��U��£2 m FmFgmmFF� $ I �, ` � i4WR � aid n � o o � � g�gg �P¢�i@ � 1• � d � ��$ 2n mm€ (:P z 0 0 M 0 ;a 0 Cl) CO 0) --A m r- 0 0 71, z G) m C() CA) Appendix CT IERTY LINE DISTRICT OF MAPLE RIDGE Deep Roots Greater Heights TO: His Worship Mayor Ernie Daykin DATE: November 01, 2010 and Members of Council FILE NO: RZ/104/06 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6697-2009 and Maple Ridge Zone Amending Bylaw No.6698-2009 10578 245E Street and 10601 Jackson Road EXECUTIVE SUMMARY: The applicant for the above noted file has requested an extension to the Third Reading approval for this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit the subdivision of approximately 23 single family lots under the RS-1b (One Family Urban (Medium Density) Residential) zone. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/104/06 and that the following conditions be addressed prior to consideration of Final Reading: Amendment to Schedules "B" & "C" of the Official Community Plan; Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. A Statutory Right -of -Way plan and agreement must be registered at the Land Title Office (for storm drainage and municipal access to the Park); iv. Road and Park dedication as required; V. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: DAMAX CONSULTANTS LTD., DAVID LAIRD Owner: ALLARD CONTRACTORS LTD and MONTCALM AGGREGATES LTD, INC NO. 92144 Legal Description: Lots 5 and 6, Section 10, Township 12, NWD Plan75957 -1 1105 OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: Use: Zone: Designation South Low/Medium Density Residential, Conservation Low/Medium Density Residential, Conservation RS-2 (One Family Suburban Residential) RS-1b (One Family Urban (Medium Density) Residential) Single Family Residential RS-1b (One Family Urban (Medium Density) Residential) Low/Medium Density Residential, Conservation Use: Vacant, former Sand and Gravel operation Zone: RS-2 (One Family Suburban Residential) Designation: Low/Medium Density Residential, Conservation East: Use: Zone: Designation West: Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Accesses: Servicing: Companion Applications: Single Family Residential RS-3 (One Family Rural Residential) and R-3 (Special Amenity Residential District) Medium Density Residential Single Family Residential RS-1b (One Family Urban (Medium Density) Residential) Low/Medium Density Residential, Conservation Vacant, previously water ponds, sediment ponds and storage of fines from gravel operation on east side of Jackson Road. Single Family Residential 0.859 HA 106 Avenue and 245B Street Full Urban to be provided SD/104/06, WPDP/104/06 This application is to permit a subdivision of approximately 23 single family lots. The following dates outline Council's consideration of the application and Bylaws 6697-2009 and 6698-2009: The First Reading report (see attached) was considered on October 27, 2009; First Reading was granted October 27, 2009 Public Hearing was held November 17, 2009; Second and Third Reading were granted on November 24, 2009. -2- Application Progress: The applicant has completed most of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The application progress has been delayed due to market conditions, a change in the agent for this project to Damax Consultants, and difficult soil and servicing issues that were encountered. Alternatives: Council may choose one of the following alternatives: 1. grant the request for extension; 2. deny the request for extension; or 3. repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months final consideration will be applied for. --'ZA4&Wk Preparedby: Ann Edwards, CPT Senior Planning Technician Ap vedie er' IfCP, MCIP J r� of PI i ng Approve by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: `J.L. (Jim) Rule Chief Administrative Officer AE / The following appendices are attached hereto: Appendix A - Subject Map Appendix B - First Reading Report -3- ' Appendix A 28 75 araP 27 ti ,p 89�� Fa 1222B 116 b r 106d5 108l3 vE �Ta 25 90 N $ T 117 120 lee7e 106 8 P O� BC h 92 93 94 Q w676 121 36 ayes 24 22697 118 f0 10665 10655 I32 <33 34 u, BCP 19533 95 10673 r�� 35 37 23 G PARK 96 � tio655 1 f 9 B 148 1 J." r 6 44 1 rr �� 10663 P� C 0640 22 co G 39 50653 38 a� 97 N� 19 21 20 1 a a 76 PARK BCP 24067 77 B v ro 78 rT PCL. A +m a ®P 79 6 PARK McCLURE DR. 80 tip°p h 81 BCP 13498 r� 'J 7o pmym 82 10621 $ Wd 8 87 86 85 m"ry yo ry �� �°� a° 83 83 15 15 17 18 88 �� ry°� ry� a4 1060T PARK BCP 84 B . .. _ . 10501 P 75957 O P 1 P 75957 3 4 �P� TOM, 6 P 18280 2 r SUBJECT PROPERTIES 10 0 10552 1 l P 75957 P 75957 10583 10576 P 72103 P 72100 P 72100 6 7 1 10579 10570 P 12923 5 S 10530 2 10529 F 10501 10500 U) O m 4 to 04 2 10481 3 g P 12923 P 18280 10469 Rem 1 B District of Pitt Meadows; I HmiySr N District of Langley SCALE 1:2,500 Valley River 10578 245B STREET & 10601 JACKSON ROAD Q CORPORATION OF �O'ft THE DISTRICT OF MAPLE RIDGE MAPLERfDGE PLANNING DEPARTMENT DATE: Oct 11, 2006 FILE: RZ/104/06 BY: PC Appendix B 41 w tz Deep Roots Greater Heights TO: FROM: SUBJECT: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: and Members of Council FILE NO: Chief Administrative Officer ATTN: October 13, 2009 RZ/104/06 C of W First Reading Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 Maple Ridge Zone Amending Bylaw No.6698 - 2009 10578 245B STREET and 10601 JACKSON ROAD EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential to permit the subdivision of approximately 18 single family lots. In the northwest corner of the site 1770m2 (0.44ac) will be dedicated as Park for the environmental protection of Maggy Creek. The proposed development is consistent with the policies for residential development in the Albion Area Plan of the Official Community Plan. The application requires an amendment to the Official Community Plan to adjust the boundaries of the Conservation land use area. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 be given first reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6697 - 2009 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6698 - 2009, be given first reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. i. Amendment to Schedules "B" & "C" of the Official Community Plan; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. A Statutory right of way plan and agreement must be registered at the Land Title Office (for storm drainage and municipal access to the Park); iv. Road and Park dedication as required; V. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: SACRE-DAVEY ENGINEERING Owner: ALLARD CONTRACTORS LTD and MONTCALM AGGREGATES LTD, INC NO. 92144 Legal Description: Lots 5 and 6, Section 10, Township 12, NWD Plan75957 OCP: Existing: Low/Medium Density Residential, Conservation Proposed: Low/Medium Density Residential, Conservation Zoning: Existing: RS-2 (One Family Suburban Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential) Surrounding Uses North: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Low/Medium Density Residential, Conservation South: Use: Vacant, former Sand and Gravel operation Zone: RS-2 (One Family Suburban Residential) Designation: Low/Medium Density Residential, Conservation -2- East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Accesses: Servicing: Companion Applications: b) Project Description: Single Family Residential RS-3 (One Family Rural Residential) and R-3 (Special Amenity Residential District) Medium Density Residential Single Family Residential RS-1b (One Family Urban (Medium Density) Residential) Low/Medium Density Residential, Conservation Vacant, previously water ponds, sediment ponds and storage of fines from gravel operation on east side of Jackson Road. Single Family Residential 0.859 HA 106 Avenue and 245E Street Full Urban SD/104/06, WPDP/104/06 An application has been received to rezone the subject property from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit the subdivision of approximately'.1,K'single family residential lots. At subdivision a new road Will be constructed on the site to connect 106 Avenue to 245E Street and the lane to the west of Jackson Avenue will be completed to 106 Avenue. Also, a walkway to connect 106 Avenue to Jackson Road will be provided at subdivision. A park will be dedicated in the northwest corner of the site for the environmental protection of Maggy Creek. There is future subdivision potential to consolidate 3 remnant parcels from the development to the north (by Epic Homes) with remnant portions on this site for an estimated additonal 6 lots. c) Planning Analysis: Official Community Plan: The subject site is designated Low/Medium Density Residential and Conservation in the Albion Area Plan of the Maple Ridge Official Community Plan. The proposed RS-1b (One Family Urban (Medium Density) Residential) zoning for the site aligns with the Albion Zoning Matrix (Section 10.2.7) of the Official Community Plan for Low/Medium Density Residential use. An amendment to the boundary of the Conservation area shown on Schedules B and C is required to provide a larger area than originally estimated for the protection of a pond and wetland area surrounding the headwaters of a tributary of Maggy Creek in the northwest corner of this development site. -3- Zoning Bylaw: The proposed subdivision of the property meets the minimum lot width, lot depth and lot area requirements of the RS-1b (One Family Urban (Medium Density) Residential) zone. Development Permits: A Watercourse Protection Development Permit is required for this development for the protection of a wetland surrounding the headwaters of a tributary of Maggy Creek in the northwest corner of this development site. Development Information Meeting: A Development Information Meeting was not required for this development because there are fewer than 25 lots proposed. d) Interdepartmental Implications: Engineering Department: The Engineering department reviewed the servicing for the development and determined that there are no Rezoning Servicing requirements for this development. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 18 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $450.00. e) Environmental Implications: A Watercourse Protection Development Permit is required for this development for the protection of the headwaters of a tributary of Maggy Creek in the northwest corner of this development site. An Environmental Assessment determined that a pond previously located in that area has been disturbed and requires rehabilitation and enhancement to provide a bio-filtration pond and wetland area within the area to be designated Conservation. The developer will also be providing off -site environmental compensation works to improve the planting around the detention pond in the Park north of 106 Avenue, northeast of this site. f) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (insert amendment), is considered to be minor in nature. It has been determined that no additional consultation beyond existing -4- procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: The proposed RS-1b (One Family Urban (Medium Density) Residential) zone conforms to the land use designation in the Albion Area Plan of the Official Community Plan. It is therefore recommended that application RZ/104/06 be favourably considered and that Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 (Appendix B) and Maple Ridge Zone Amending Bylaw No.6698 - 2009 (Appendix C) be read a first time and be forwarded to Public Hearing. ol Prepared by: Ann Edwards, CPT Planning Technician .Gc� - 4�— Approved by. Jane P' ering, MCP, MCIP r: Direcpr of Planning Approved b . Frank Quinn, MBA, P.Eng GM: Public JJJ & ❑e op nt Services 4, �1 Concurrence: J . (Jim) Rule Administrative Officer AE/ The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 6697 - 2009 Appendix C - Zone Amending Bylaw No.6698 - 2009 Appendix D - Site Plan -5- 28 75 APPENDIX A N 27 t 26 l Ili u. ILL 10666 m 10663 1p 106 6 PVE 46� 25 a 90 a 91 N N ry tl 94 7 ,pn76 117 120 1oe79 t4 36 10�6 O 92 93 p 121 24 ��17 BC 22697 r 118 0 jor, 5 IW J BCP 19533 95 3 D 10686 8 32 Q 33 34 $5 10655 23 1067 � 37 y 40 u PARK 96 ,0656Y P g H 148 1 1465a �S p F Co n % it 1aae3 °6` 22 39 5n653 N� 19 38 �1 97 21 20 N 76 77 B PARS{ BCP 24067 4y7 78 7PCL. A 79 1B PARK McCLURE DR. 80 �`� 81 BCP 13498 0 0 = $ 706 �' rypmyoi n 62 10621 87 86 85 m2 VF, ti°j 83 83 PARK 15 16 17 18 88 6C ti° ry� a 10607 BCP 1485 1�9j6 84 4�. 10641 P 75957y0 P 1 3 4 P 75957 PG 1oso6 6 P 18280 2 o SUBJECT PROPERTIES 10 Nell, 10552 7058, 1 5 P 75957 P 75957 10563 10575 P 72103 P 72100 P 72100 6 ti 7 10570 10579 P 12923 5 8 2 10529 10530 t•- 10501 10500 U) O In 4 N IL7 a h Iy 10g61 N 3 9 P 12923 P 18280 10469 Rem 1 I a 0470 District of Pitt Meadows; �`- ---� rkH Vsliy7 ; 10578 245B STREET & 10601 JACKSON ROAD Haney CORPORATION OF k w;� THE DISTRICT OF District of Rrolort MAPLE RIDGE N Langley Ti1o� " E w r ■ 7'Ji E 7] l�/�� i� PLANNING DEPARTMENT 1, 3�i SCALE 1:2,500 RAvr DATE: Oct 11, 2006 FILE: RZ/104/06 BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6697-2009 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS:. 3 . This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6697-2009 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 5 Section 10 Township 12 Plan 75957 New Westminster District. And Lot 6 Section 10 Township 12 Plan 75957 New Westminster District. and outlined in heavy black line on Map No. 785, a copy of which is attached hereto and forms part of this bylaw are hereby redesignated to Conservation 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 5 Section 10 Township 12 Plan 75957 New Westminster District. And Lot 6 Section 10 Township 12 Plan 75957 New Westminster District. and outlined in heavy black line on Map No. 786, a copy of which is attached hereto and forms part of this Bylaw, are hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 20.0. PUBLIC HEARING HELD the day of , A.D. 200. READ A SECOND TIME the day of , A.D. 200. READ A THIRD TIME the day of , A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. MAYOR CORPORATE OFFICER �124 1 1 115 27 89��1 N 12 rQ 6g6 1 26 116 � 12 0 616 �h� hn' h � # 10666 10 pVE• to 25� 90 9t h � �► h a 0 117 12 to �o 6 � f066B 92 93 94 � 10676 t 11 36 24 BC 226 7 95 � 118 0 ry32 N 33 0 34 � Ia655 10658 BCP 19533 rpsr3 ' faas6 0 35 51 37 23 4 PARK 96 r�56119 g P 14 10650 �n MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6697-2009 Map No. 785 From: Low/Medium Density Residential To: Conservation MAPLERIDGE1:2500 28 75 41 106148 40 h p 0.646 hp 70661 r 24 28 27 75 &1 ti 115 N Oygk 89 ►1kv 106gg cv 12. `., 1 1 26 1 16 10686 1 06j6 yk� h # 10 B AVE 25 90 91 tia o i 1 17 12 ro 106 36 10668 B92 93 C 94 � f0676 1 4 'u i064 24 0 226 7 118 0 �32 N33 034 ti35 r0655 10658 LP BCP 19533 95 rp573 { 10666 0 B P 14 51 37 23 f 10650 �,� 4 ��y 10656 PARK 96 1 19 �r y 1 ipb4022 a�3 0.646 ha 10661 0� 11 m �G 39 1065 a ry1 38 "'� 19 97 20 t1 try 76 BCP 13498 s 1, a 134 PARK 133 �*' rykhry� h7 78 1 79 s PARK 98 u McCLURE DR. a� 6 ry hb h� 80 Cp ry rya6 `Oho 81 82 ?8a9 �g 1 'Lr° 146 4 h h h 86 85 1,06 q� ry� klph �h errs 83 147 p¢�o PARK 15 1fi 17�18 � 88 8 ry ry�h I eCp ryk �48 oQs 84 1p ] ry �9] B P' 1797 � BCP 14 51 7� I T 13CP 17 P17�7 \ PARK 1 y p 75957 10501 1 1 1 3 4 P 75957 / --- 10606 10596 1 / 2 ^ 1 N 1 \�lg- 0.435 ha 0.429 ho / 6 / gyp• �, o\ tK 3 N �S9 ha 1 9 10 ,O 1.361 ho / �o,�,A09� 1 Io 4 m 5\�S� BCP5 10588 — RW 75958 _ — — — — — — — — — 'oss� 1 105665 9 r — — — — 1 rt RW 75958 � �s 67 1 18�a 14585 / r 6 17, " CP 29522 /� 5 o.eso ha 0 27 Joss 10 0.. 8 P 75957 1 r �s/�. ^ 10 q qVe 10580 m 'o� 10578 p 72103 > 10.570 9 1 P 72100 22 ���v !� d- 8o F0579 cn 1 23 r 10558 2 m 7 s too10,58 0 10570 1.601 ho 105487 a a 3 N P 129< m 6 0 C) to 705f 10536 5 2 10576 m 105P 105JO i 10507 10500 2.173 hi o � MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6697-2009 Map No. 786 PURPOSE: TO ADD TO CONSERVATION ON SCHEDULE C APLE RIDGE :2500 APPENDIX C [�i� .. �]:L��[�7►[�1�1i1_��16��.+1[�r�]�►�i►_1���i;illleL� BYLAW NO.6698-2009 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6698-2009." 2. Those parcels or tract) of land and premises known and described as: Lot 5 Section 10 Township 12 Plan 75957 New Westminster District. And Lot 6 Section 10 Township 12 Plan 75957 New Westminster District. and outlined in heavy black line on Map No. 1464 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential) 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 , A.D. 200. PUBLIC HEARING held the day of READ a second time the day of READ a third time the day of RECONSIDERED AND FINALLY ADOPTED, the PRESIDING MEMBER , A.D. 200. , A.D. 200. , A.D. 200. day of , A.D. 200. CORPORATE OFFICER J 28 27 75 k33 ti "' 115 89 klk4 N 123 10696 ry 1 E 106861 16 U 1202 6 j0 6y6 ti°� 90 h� h a �06 B AVE 25 10666 91 h 4 92 a 117 12 10e 93 94 10576 36 rzt8C y �, 1066 24 r o�' 226 7 1 1 18 o �+ 32 33 0 34 35 10655 106523 J�4 BCP 19533 95 1067,i 10566 0 37 8 P 14 51 10650 y� 4 P PARK 10a561 19 g6 ykq� TQ54022 1 39 s�'s CO 0.646 ho 7066J o�A ��er N gG 38 a 1 9 1065 97 21 20 V. 7R N. %10 1 MCULUKL UK. 81 — 0 - ,0 YY k�F} �82 G0 T 146 ry M ry ti 8 86 85 s e ti h°�� h Rem/ 83 0G 47J�° s 15 16 1 7 18 88 9� ti� eCA A tik / 1/148s PARK BCP 14 51 1) // 84 7�9� ti 8 P' 1797 \ `� P1797 PARK 10601 1 1 P 75957 — — — 1 1 1 3 4 P 75957 10596 10606 2 N _ 1 0.435 ho / c 7 \��y 0.429 ho 6 p,L 10 3 a 1.361 ho 4 m 6CP 31� 1 RW 759 Q 1 — ----------- RW 75958 r� 7 18fo L 9 !OBEs T 1 co r 5 1 r oy 10�6 N BCP 29522 / 5 J �121 21r0 10 �s 7 U 8 P 75957 I I r r�s`° 1,01514 0S ssr l0580 m 1tl58 1057E I I P 72103 r �s q q r �r so 22 1p 70 9 1 P 72100 8 p v 1057 N 1 1 G 23 !vase Lo U 2 m 7 1056 ,n 10570 1.601 ho 105487 m Ln U 3 1054fJ N P 129 105J6 6 I �a 4 8 f U 2 Y 1052E 5 0] ia5ng 10530 10501 10500 2.173 h O I MAPLE RIDGE ZONE AMENDING Bylaw No. 6698-2009 Map No. 1464 From: RS-2(One Family Suburban Residential) To: RS-1 b(One Family Urban(medium density) Residential) MAPLE RIDGE 1:2500 APPENDIX D y � W {rUl` q J N z Or No a s ul �COo a o N � I ••� _ OW F C\ O V)m S (!% LO 04 �. �a �•�• ¢ O V a O =o 21 L-M t9� C• .. 1 � -� I �-- 1. � ' � • >i1 ' /I fj V • f ���r'� j \`i. 3�ilry� �i��� Z fij�f I 41 is — — — —J z ran' w I ____-_—_- E - _ -,—s �I'rw r DISTRICT OF MAPLE RIDGE Deep Roots Greater Heights TO: His Worship Mayor Ernie Daykin DATE: November 3, 2010 and Members of Council FILE NO: RZ/026/07 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 and Maple Ridge Zone Amending Bylaw No.6695-2009 23616 132 Avenue EXECUTIVE SUMMARY: Council gave 3rd reading to the above mentioned bylaws on November 24, 2009. The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit the future development of 12 townhouses in the RM-1(Townhouse Residential) and one single family lot under the R-1(Residential District) zone. An Official Community Plan amendment is required to adjust the conservation boundary around Maple Ridge Park Creek which impacts the subject site. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/026/07 and that the following conditions be addressed prior to consideration of final reading: Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Amendment to Figures 2, 3C and Figure 4 of the Silver Valley Area Plan; iii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. A Right -of -Way Agreement filed at the Land Titles Office for access to lands to the south; V. Registration of a Restrictive Covenant protecting the Visitor Parking in the townhouse site; vi. Removal of the existing buildings; vii. Park dedication as required; viii. Road dedication as required. -a- 1106 DISCUSSION: a) Background Context: Applicant: Don Schmidt Owner: Richard A Wilson, Mark L Isaaks, Rockne C Thomas Legal Description: Lot: 1, Section: 28, Township: 12, BCP Plan: 2637; PI D: 008-584-371 OCP: Existing: Medium / High Density Residential, Conservation Proposed: Medium / High Density Residential, Conservation Zoning: Existing: RS-2 (One Family Suburban Residential) Proposed: RM-1 (Townhouse Residential), R-1 (Residential District) Surrounding Uses: North: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation Medium / High Density Residential South: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Medium / High Density Residential East: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Low Density Urban, Conservation West: Use: Park Zone: P-1(Park and School) Designation: Park Existing Use of Property: Single Family Residential Proposed Use of Property: Multi -Family Residential, Conservation, Single Family Residential Site Area: 0.678 HA (1.67 ac) Access: 132nd Avenue Servicing: Full Urban Companion Applications: DP/026/09, DP/065/08, SD/026/09 This application is to permit the future development of 12 townhouses in the RM-1 (Townhouse Residential) and one single family lot under the R-1 (Residential District) zone. A significant tributary of Maple Ridge Park Creek runs through the east side of the subject property. Maple Ridge Park Creek is identified on Schedule C - Natural Features Map of the Official Community Plan. The riparian protection area is approximately 2340m2 (0.57 ac) which will be dedicated to the District as Conservation as a condition of zoning the site. A requirement of the development process included the site into a Development Permit Area to ensure the form and character of the development at the Building Permit stage. This development is subject to a Multi -Family Residential Development Permit as outlined in Section 8.7 of the Official Community Plan. Some setback and height variances are being sought which will be part of a future report for Council consideration. -2- The following dates outline Council's consideration of the application and Bylaws 6694-2009 and 6695-2009: - The First Reading report (see attached) was considered on October 19, 2009; - First Reading was granted October 27, 2009 - Public Hearing was held November 17, 2009; - Second and Third reading was granted on November 24, 2009. Application Progress: The property owner "Gold Creek Developments" recently managed to finance, build, sellout another project (10 townhouses) on 228th Street and are now working out finances to complete the subject proposal. The proponent anticipates more favourable market conditions in the upcoming year. The applicant has completed new Geotechnical analysis for this site; is working on acquiring financing and working on completing the road and park dedication plan, the off -site servicing drawings and other conditions of final reading. It is anticipated that these will be completed by early 2011 and final reading sought by spring 2011 so that the construction can start in summer 2011. Alternatives: Council may choose one of the following alternatives: 1. grant the request for extension; 2. deny the request for extension; or 3. repeal third reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The development proposal is in general compliance with the land use designation of the Official Community Plan. Additionally, the dedication of approximately 0.57 acre of park land represents a significant long term benefit to the environment and the District in its efforts to achieve a linear park system for habitat protection. The applicant has been working on the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months final consideration will be applied for. Prepared by. Rasika Acha &Arch, M-Tech, LID, LEER® AP Planner aUl� � to Approved by. Jane VKckeriing, MCP, MCIP /bIrErr of F ruing A KH- 1 Approved bye Frank 4uIMBA, P.Eng 0' I: Pu is rj�r&pevelopment Services Concurrence: L. (Jim) Rule Chief Administrative Officer Appendix A - Su�eat Map; Appendix B - First Reading Report -3- 1105 17 PARK 21 P 47603 m 13260 M1 M w rr N P 4 503 22 20 [SUBJECT PROPERTY P 2637 Rem 1 185 1 . 7 EP 13 13160 P 1105 g 13144 u-1 m 16 a 7 PARK a 13104 o'i g 1 13064 Appendix A 13295 2 13275 3 46925 13265 U 4 fA 13257 5 13251 24 /023J 6 13235 m 7 13225 (.)8 m 13215 N 9 13205 132 AVE I P 2637 4 P P 0 3 p 215 E 15 P12 District of Pitt Meadows ..-5 23616 132 AV E N U E �a r.Y I i c i O � to CORPORATION OF L. Hann y n THE DISTRICT OF io .. MAPLE RIDGE N District Of AI6y0R I L PLANNING DEPARTMENT SCALE 1:2,500 Lang ley , -- 1 DATE: Apr 16, 2007 FILE: RZ/026/07 BY: PC Appendix 48 MAPLE RIDGE Deep Roots Greater Heights TO: FROM: SUBJECT: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: and Members of Council FILE NO: Chief Administrative Officer ATTN: October 8, 2009 RZ/026/07 CofW First Reading Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 and Maple Ridge Zone Amending Bylaw No.6695-2009 23616132 AVE EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-2 (One Family'Suburban Residential) to RM-1(Townhouse Residential) and R-1(Residential District), to permit the development of 12 townhouses and one single family lot. This application is in general compliance with the Official Community Plan, however, an application to amend the conservation boundaries has been received based on ground-truthing by environmental and geo technical professionals. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 be given first reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6694-2009 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6694- 2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6695-2009 be given first reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Amendment to Figures 2, 3C and Figure 4 of the Silver Valley Area Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. A Right -of -Way Agreement filed at the Land Titles Office for access to lands to the south; V. Registration of a Restrictive Covenant protecting the Visitor Parking in the townhouse site; vi. Removal of the existing buildings; vii. Park dedication as required; viii. Road dedication as required. DISCUSSION: a) Background Context: Applicant: DON SCHMIDT Owner: RICHARD A WILSON, MARK L ISAAKS, ROCKNE C THOMAS Legal Description: Lot: 1, Section: 28, Township: 12, Plan: 2637 �10 Existing: Medium / High Density Residential, Conservation Proposed: Medium / High Density Residential, Conservation Zoning: Existing: RS-2 (One Family Suburban Residential) Proposed: RM-1(Townhouse Residential), R-1(Residential District) Surrounding Uses North: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation Medium / High Density Residential South: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Medium / High Density Residential -2- East: West: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Low Density Urban, Conservation Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Project Description: Site Characteristics Park P-1 (Park and School) Park Single Family Residential Multi -Family Residential, Conservation, Single Family Residential 0.678 HA (1.67 ac) 132^d Avenue Full Urban DP/026/09, DP/065/08, SD/026/09 The entire subject property is approximately 6780 m2 (1.67 ac) in size; however, the actual development area covered under this application is approximately 4160 m2 (1 ac) in size. The site is sloped down across the 2361h Street frontage with the north side of the property being significantly higher than the south.. There is an existing single family dwelling located on the subject property that will be removed as a condition of final reading. There is also an existing equestrian trail located on the south side of 132 Avenue on the road right-of-way. A significant tributary of Maple Ridge Park Creek runs through the east side of the subject property. Maple Ridge Park. Creek is identified on Schedule C - Natural Features Map of the Official Community Plan. The riparian protection area is approximately 2340m2 (0.57 ac) will be dedicated to the District as Conservation as a condition of zoning the site. Development Proposal The applicant is proposing to rezone portions of the subject property to allow for approximately 12 townhouse units on a RM-1 (Townhouse Residential) lot west of Maple Ridge Park Creek and one single family R-1 (Residential District) lot on the east side of Maple Ridge Park Creek. Access to both the proposed townhouse site and the single family lot will be off 132"d Avenue. Due to the angle of the creek, the single family lot will be a panhandle lot in order to stay away from the sensitive riparian area and to mitigate any potential negative impacts caused by the residential use. Council Policy no. 6.02 sets out circumstances where panhandle lots can be allowed. This policy specifically notes that panhandle lots are permitted only in a few specific circumstances. In this instance, a panhandle lot can be considered because it "would allow subdivision to overcome a clearly established topographic difficulty"- Maple Ridge Park Creek. Due to the creek, it is not possible for further subdivision in front of the panhandled lot, as such there are no privacy concerns -3- being created and it does not hinder future access or subdivision potential for the surrounding properties. A right-of-way through the future strata property is required to be filed permitting access to lands to the south allowing for future development potential. The townhouses have been designed in duplex and triplex format, all with double car garages and full driveways. Two additional visitor parking spaces have been provided at the south end of the townhouse complex. A children's play area has been provided located adjacent to the 'green -belt' park conservation area. c) Planning Analysis: Official Community Plan: The development site is within the Silver Valley Area Plan which forms part of the Official Community Plan. The subject property is located just outside of the 400m defined "River Village" hamlet boundary which is intended to be the main Commercial centre in the Silver Valley Plan. The property is designated Conservation and Medium/High Density Residential. Both the RM-1 (Townhouse Residential) and R-1(Residential District) zones positively correlate with this designation. This development is in general compliance with the Official Community Plan, however, an OCP amendment application has been received to amend the Conservation boundaries based on environmental and geo technical reports received in the rezoning application. Zoning Bylaw: The zone amending bylaw is for the two residential zones, one for single family use: R-1 (Residential District) and one for multi -family use: RM-1 (Townhouse Residential). The R-1 (Residential District) lot is required to be minimum 371m2 in area and the development proposal currently denotes this lot as approximately 567m2 in area. It will meet the bylaw requirements for its allotted zone. The proponent is requesting several variances for the proposed development on the multi -family site. Variances necessary to support the development as proposed include a reduction to all required setbacks and to increase the building height allowed under the RM-1 (Townhouse Residential) zone. These variances will be outlined in a future report to Council. Development Permits: This development is subject to a Multi -Family Residential Development Permit as outlined in section 8.7 of the Official Community Plan. Accordingly, prior to the issuance of a building permit, the Development Permit must be reviewed and approved. The purpose of a Multi -Family Residential Development Permit is to enhance existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. An application for the Development Permit has been received. Adherence of this project to the guidelines of this permit will be provided for Council in a future report. -4- The site is also subject to Watercourse Protection Development Permit. A Watercourse Protection Development Permit is required for all development within 50 metres of the top -of -bank of all watercourse and wetlands as shown on Schedule C, Natural Features of the Official Community Plan. The Watercourse Protection 'Development Permit is established for the preservation, protection, restoration and enhancement of watercourse and riparian areas. It will be necessary for the applicant to obtain a Watercourse Protection Development Permit prior to any works occurring within 50 metres of the top of bank of the Maple Ridge Park Creek. An application for the Development Permit has been received. Advisory Design Panel: This application was initially reviewed by the Advisory Design Panel at a regular meeting held October 14, 2008. At that time the Panel discussed the application and made several recommendations that were to be addressed by the applicant and brought back to the Panel for review. The application was brought back to the Advisory Design Panel at the February 10, 2009 regular meeting at which time the Design Panel made the following recommendations: That the development be supported with the following comments: • That the applicant further address the elevations to 236th Street and 132nd Avenue in relation to materiality, scale and character; • That the south elevation of Unit Al be addressed in terms of scale, character and materiality; • That it be noted that the comments have been made on the basis of the proposed form, character, materiality and livability, and that the increase in density to this project and the setback variances are supported as presented; • That the applicant submit a set of complete drawings with ,clear labelling of all proposed materials, specifications and dimensions on -all applicable drawings; • That the application is not required to be submitted to the Panel for further review; and • That the applicant submit the revisions to the planning staff. The applicant has provided updated plans resolving the remainder of the Panels concerns. A more detailed report will be forwarded to Council at the Development Permit stage. Development Information Meeting: A development information meeting on Tuesday, October 6, 2009 at Yennadon School Library was held -by the developer and representatives from the builder. As per Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. Approximately 4 people attended the meeting with no comment sheets returned. Concerns raised included increased traffic and parking in the neighbourhood. Attendees were pleased that this project would be providing road and intersection improvements and felt that the preservation of the existing horse trail on 132"d Avenue was a positive feature of the development. INE d) Interdepartmental Implications: Engineering- Department: The Engineering Department has identified that all of the services required in support of the rezoning do not exist to the site. It will, therefore, be necessary for the applicant to enter into a Rezoning Development Agreement and post the required security to complete the necessary works prior to final reading. A horse trail must be provided on the south side of 132"d Street and must be included in the final civil drawings for the project. Street trees will be planted along the 236 Street frontage, however, there will not be room for trees on the boulevard on 132 Avenue due to the equestrian trail. Two servicing variances have been identified by the Engineering Department. The first Development Variance is required to reduce the carriageway width on 236 Street to 7.3 meters instead of 11 meters as required for multi -family development. The second Development variance in relation to servicing is for the retention of the aboveground utility company plant on 236 Street. It is expected, however, that the existing aboveground utility company plant on the south side of 132 Avenue will be converted to underground systems at the rezoning servicing stage. Fire Departmen#: The Fire Department has no concerns with this development proposal. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 2 trees; final civil drawings will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree and their budget must be increased accordingly. e) School District Comments: A referral was sent to the school district. No comments were received. f) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. g) Environmental Implications: The property is impacted by Maple Ridge Park Creek, the protection area for this watercourse has been established and will be dedicated as park as a condition of zoning the site. A stream restoration and enhancement plan has been received as well as an application for a Watercourse Protection Development Permit. CONCLUSION: The development proposal is in general compliance with the land use designation of the Official Community Plan. Additionally, the dedication of approximately 0.234 ha (0.57 acre) of park land represents a significant long term benefit to the environment and the District in its efforts to achieve a linear park system for habitat protection. It is therefore recommended that first reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 and Maple Ridge Zone Amending Bylaw 6695-2008 and it be forwarded to Public Hearing. Prepared by! n Csikos [, Ianning.Technician �,',TIML��Ti►C�� Ire Planning Approved by: )" rank Quinn, MBA, P.Eng GM: Public Wo s & Devel men Services Concurrence: I L. im) Rule ` Chief Administrative Officer The following appe dices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6694-2009 Appendix C - Zone Amending Bylaw 6695-2009 Appendix D - Site Plan Appendix E - Subdivision Plan Appendix F - Building Elevation Plans/Streetscape -7- 13245 39 P 47603 P 409 951� 13260 m n 24 23 o_ W W w cr 'O P 47 303 35 N 3 A 13227 22 20 r- 13215 34 _ N N 'PP157 SUBJECT PROPERTY N N N N CM P 2637 (O 1C N N O co N j )165' Rem 1 jl -1105 EP 137 P 2637 A 13160 4 113144 P 1105 S Lr) RK RLr) 16 EL Lo 7 PARK a 13104 6 N P 2 37 13084 District of t _ Pitt Meadows ._ 1 23616 132 AV E N U E „ Y,, 0 N I CORPORATION OF o THE DISTRICT OF f MAPLE RIDGE Nmedian ! District Of , f PLANNING DEPARTMENT Langley SCALE 1:2,000 a DATE: Apr 17, 2008 FILE: �/026/07 BY: PC p'Y CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6694-2009 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.3. Part IV - Silver valley Area Plan, Figures 2, 3C, and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 2. Figures 2 and 3C of the Silver Valley Area Plan are hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Except: Parcel"A" (Explanatory Plan 13725), South East Quarter Section 28 Township 12 Plan 2637 New Westminster District. And outlined in heavy black line on Map No. 782, copy of which is attached hereto and forms part of this bylaw, are hereby redesignated as shown. 3. Figure 4 of the Silver Valley Area Plan is hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Except: Parcel"A" (Explanatory Plan 13725), South East Quarter Section 28 Township 12 Plan 2637 New Westminster District. and outlined in heavy black line on Map No. 783 , a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding and removing Conservation as shown. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 200. PUBLIC HEARING HELD the day of , A.D. 200. READ A SECOND TIME the day of , A.D. 200. READ A THIRD TIME the day of , A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. MAYOR CORPORATE OFFICER MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6694-2009 Map No. 782 From: Med/High Density Residential and Conservation To: Med/High Density Residential ® Conservation 1 :2500 h n ry 21 P 8925 3 13245 8 �� 7J2 1 .214 he. 0_ 38 39 P 47603 Im 4 1AF P 4d 78 1.222 he.so 5 In 85 he. 0.785 he. rn f 13260 23 24 W fm s W Of 0.845 he. 1.205 h0. 112. tn 35 n P 4 603 ^ 7 33 f�2 A N 0.429 he. 1.7227 I m $ 59 0.429 he. r.1 n 22 20 0.809 he. fat M f3215 0_ 34 0.405 he. 0.405 he. ^ ^ 9 In *PP157 ti .��, h 0.429 he. N — N 132 AVE. l32 AVM_ � O LMP 38113- e v P 2637 ry ry f.T I55 0. 6 P 1105 EP 13725 A P 2637 13160 0.437 he. 4 17 P 1105 8 2.023 he. - 0.405 he. Ln 1,J744 PARK 16 � ,n a Ln 2.023 he. 7 `n 1.0 PARK 0.405 he. 13104 — 0. 3.359 he V) N M P 2 37 N 1.202 he. P 12420 IJ084 I I 3 0.809 he. MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6694-2009 Map No. 783 PURPOSE: ® TO REMOVE FROM CONSERVATION ON FIGURE 4 ® TO ADD TO CONSERVATION ON FIGURE 4 MAPLE RIDGE 1:2500 e p CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO.6695-2009 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6695-2009." 2. That parcel or tract of land and premises known and described as: Lot 1 Except: Parcel"A" (Explanatory Plan 13725), South East Quarter Section 28 Township 12 Plan 2637 New Westminster District. and outlined in heavy black line, is hereby rezoned as shown on Map No. 1462, a copy of which is attached hereto and forms part of this bylaw. 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 , A.D. 200. PUBLIC HEARING held the day of , A.D. 200. READ a second time the day of , A.D. 200. READ a third time the day of , A.D. 200. APPROVED by the Minister of Transportation this day of , A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. PRESIDING MEMBER CORPORATE OFFICER MAPLE RIDGE ZONE AMENDING Bylaw No. 6695-2009 Map No. 1462 From: RS-2(One Family Suburban Residential) To: RM-1 (Townhouse Residential) ® R-1 (Residentia District) a) c Q Q CN c 199JIS yl9f.7 E n a ME SNOMG 211\'aH 2UVNNld , • a�-C �^ �� •es xE �^/L11G . DJ' 31 r[ SNOi6li32J j iP. !oumrb.' • I i f= .gee€`�joo t � 3 y { 1 w E 4 u F i o C o � a i f i c S SFgF. sp a C A � z Ila; H SNDIS3(1 EN014 MMIci I [rim I. nlm^ V .-. 7a Jil-ill Win -AM L,;6 I L -m- IF. MAPLE RIDGE Deep Roots DISTRICT OF MAPLE RIDGE Greater Heights TO: His Worship Mayor Ernie Daykin DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer ATTN: SUBJECT: Final One Year Extension Application 12038 Edge St 22554, 22566 Brown Avenue EXECUTIVE SUMMARY: November 04, 2010 RZ/017/08 C of W Council granted a one year extension to the above noted application on November 10, 2009. The applicant has now applied for a final one year extension under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit a residential dormitory intended for future conversion into a senior's assisted living facility under an amended CD-1-00 zone. A text amendment to the Zoning Bylaw has been proposed to allow for the addition of definitions for "Dormitory Unit" and "Student Housing" into the Bylaw and to amend the CD-1-00 zone to include "Student Housing" as a permitted principal use and "Dwelling Unit" as a permitted accessory use. RECOMMENDATION: That pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, a one year extension be granted for rezoning application RZ/017/08 (property located at 12038 Edge St 22554 Brown Ave, 22566 Brown Ave) and that the following conditions be addressed prior to consideration of Final Reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Road dedication as required; iii. Consolidation of the development site; iv. The registration of a Section 219 Covenant ensuring: a. The use of one living unit will be restricted to a resident professional administrator; b. The intended future use of the building will be for seniors' assisted living rental units for 60 years of age and older, that will include an administrative staff presence 24 hours a day, 7 days a week; c. The units cannot be strata titled; V. Removal of the existing buildings. 1- 1107 DISCUSSION: a) Background Context: Applicant: NSDA Architects Owner: Topia Ivy Club Maple Ltd Legal Description: Lots 4, 5 and 6, all of Section 20, Township 12, Plan 8081 00 Existing: Commercial (Town Centre Area Plan: Low -Rise Apartment) Proposed: Low -Rise Apartment Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: CD-1-00 (Comprehensive Development) Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation Use: Zone: Designation Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: Single / Two Family Residential RS-1(One Family Urban Residential) RT-1(Two Family Urban Residential) Urban Residential (Town Centre Area Plan: Medium and High -Rise Apartment) Restaurant/ Commercial Plaza CS-1 (Service Commercial), C-3 (Town Centre Commercial) Town Centre Commercial (Town Centre Area Plan: Town Centre Commercial) District of Maple Ridge Parking Lot C-3 (Town Centre Commercial) Commercial (Town Centre Area Plan: High Rise Apartment) Commercial Plaza C-3 (Town Centre Commercial) Town Centre Commercial (Town Centre Area Plan: Town Centre Commercial) Single Family Residential Student Housing, Future Seniors Assisted Living Facility 2935 m2 (0.72 ac) Pedestrian access off Brown Avenue, Vehicular access off of rear lane Full Urban DP/017/08, VP/017/08 0 This application is to permit residential dormitory intended for future conversion into a senior's assisted living facility under an amended CD-1-00 zone. The following dates outline Council's consideration of the application and Bylaw 6626-2008 - The First Reading report (see attached) was considered on November 04, 2008; - First Reading was granted November 04, 2008 - Public Hearing was held November 18, 2008; - Second and Third reading was granted on November 25, 2008. - First extension was granted on November 10, 2009 A requirement of the development process included the site into a Development Permit Area to ensure the form and character of the development at the Building Permit stage. The following dates outline Council's consideration of the application and Bylaw 6626-2008; - The First Reading report (see attached) was considered on November 04, 2008; - First Reading was granted November 04, 2008; - Public Hearing was held November 18, 2008; Second and Third reading was granted on November 25, 2008; First extension was granted November 10, 2009. Application Progress: The proponents have been working on the legal documents required for registration and have completed the architectural and landscape drawings. A road dedication and site consolidation plan have not yet been registered with Land Titles. The applicant has demolished the buildings on site. The proponents have intimated that market conditions are anticipated to be more favourable in the coming year. This would see them advance this project within the extension period. Alternatives: Council may choose one of the following alternatives: 1. grant the request for extension; 2. deny the request for extension; or 3. repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. -3- CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a final one year extension. It is anticipated that within the next year final consideration will be applied for. Prepared by: Sarah Atkinson Planning Technician ..- - - � t��, 4L Apved by, I�ieker' CP, M.C.I.P Drecto"f Planning-, Approve by: Frank Quinn , G Puhl'd-work�s evelopment Services l Concurrence:J. L. (Jim) Rule Chief Administrative Officer SA/dp The following appendices are attached hereto: Appendix A - First Reading Report -4- DISTRICT OF MAPLE RIDGE Deep Roots Greater Heights TO: His Worship Mayor Gordon Robson DATE: October 27, 2008 and Members of Council FILE NO: RZ/017/08 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No.6626-2008 12038 Edge St., 22554 Brown Ave., 22566 Brown Ave. EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-1 (One Family Urban Residential) to an amended CD-1-00 (Comprehensive Development) zone, to permit the construction of a residential dormitory intended for future conversion into a seniors assisted living facility. This application is in compliance with the Official Community Plan. A text amendment to Zoning Bylaw No. 3510-1985 has been proposed to allow for the addition of definitions for "Dormitory Unit" and "Student Housing" into the Bylaw and to amend the CD-1-00 zone to include "Student Housing" as a permitted principal use and "Dwelling Unit" as a permitted accessory use. RECOMMENDATIONS: I. That Zone Amending Bylaw No. 6626-2008 be given first reading and be forwarded to Public Hearing; 2. That the following terms and conditions be met prior to final reading. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Road dedication as required; iii. Consolidation of the development site; iv. The registration of a Section 219 Covenant ensuring: a. The current use will be restricted to students enrolled with School District 42; b. The use of one living unit will be restricted to a resident professional administrator, c. The intended future use of the building will be for seniors' assisted living rental units for 60 years of age and older, that will include an administrative staff presence 24 hours a day, 7 days a week; d.. The units cannot be strata titled; e. The operators of the student dormitory have entered into a contract with School District 42 regarding full-time instruction for residents; V. Registration of a Section 219 Covenant indicating the Green Building components that will be included in the final project design plans. vi. Removal of the existing buildings. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: Use: Zone: Designation South: Use: Zone: Designation: NSDA Architects Topia Ivy Club Maple Ltd Lot: 4, 5 and 6, all of Section: 20, Township: 12, Plan: 8081 Commercial (Town Centre Area Plan: Low -Rise Apartment) Low -Rise Apartment RS-1 (One Family Urban Residential) CD-1-00 (Comprehensive Development) Single / Two Family Residential RS-1(One Family Urban Residential) RT-1(Two Family Urban Residential) Urban Residential (Town Centre Area Plan: Medium and High -Rise Apartment) . Restaurant / Commercial Plaza CS-1 (Service Commercial), C-3 (Town Centre Commercial) Town Centre Commercial (Town Centre Area Plan: Town Centre Commercial) East: Use: District of Maple Ridge Parking Lot Zone: C-3 (Town Centre Commercial) Designation: Commercial (Town Centre Area Plan: High Rise Apartment) West: Use: Commercial Plaza Zone:' C-3 (Town Centre Commercial) Designation: Town Centre Commercial (Town Centre Area Plan: Town Centre Commercial) Existing Use of Property: Single Family Residential Proposed Use of Property: Student Housing, Future Seniors Assisted Living Facility -2- Site Area: Access: Servicing: Companion Applications: b) Project Description: 2935 m2 (0.72 ac) Pedestrian access off Brown Avenue, Vehicular access off of rear lane Full Urban DP/017/08, VP/017/08 The subject site is currently three separate lots, each with an existing single family house. The site has'two street frontages, Edge Street and Brown Avenue with a lane located south of the site. Application RZ/017/08 proposes to rezone the properties located at 12038 Edge Street, 22554 and 22566 Brown Avenue from RS-1 (One Family Urban Residential) to an amended CD-1-00 (Comprehensive Devleopment) zone to permit the construction of a four storey apartment building for use as a student housing dormitory for elementary and secondary students. The proposal consists of approximately 68 units for an estimated 240 students. The dormitory units range in size from 34.4 m2 (370 ft2) to 56 m2 (603 ft2) and include a mix of three and four beds per room. All dormitory units feature a bathroom, study area and small kitchenette containing a sink, microwave, bar fridge and a counter top with cupboards. There are also three dormitory units with a single bed designed for shortstay visitors of students residing on the site. The building features an underground parking garage with 26 spaces that is accessed from the rear lane. Additionally, indoor scooter and bicycle storage is provided on the parking level, a communal cafeteria and dining hall on the main floor, landscaped outdoor patio along with study and social rooms on the second and third floor. There would also be laundry rooms and washrooms on each floor. The administrative component includes administrative offices on each floor and reception area on the main floor. A resident manager apartment suite is located on the main floor. The intended future use is a seniors assisted living apartment. As such, a restrictive covenant is required to restrict the future use and prevent the stratification of units. At least one unit will be created for a professional resident administrator. The building's future conversion is possible as both uses require similar facilities such as private or semi -private sleeping areas with common meal and recreational facilities along with resident administration. A conceptual conversion plan has been submitted to the District. The site is located within the Regional Town Centre and a green building design covenant will be registered on title once the final design has been established. Initially, this development has indicated that it will achieve 19 Leadership in Energy and Environmental Design credits based on the LEEDS rating system. c) Planning Analysis: Official Community. Plan: The property is currently designated Commercial on Schedule B of the Official Community Plan, however, this application is being processed in accordance with the Town Centre Area Plan currently being considered by Council. The project as proposed is consistent with the Town Centre Area Plan as proposed under Official Community Plan Bylaw 6610-2008. -3- Town Centre Area Plan: The subject properties are designated "Low -Rise Apartment" under Schedule 1 - Town Centre Area Land -Use Designations. This development respects the key concepts outlined in the draft Town Centre Area Plan and contributes to a number of policies and goals of the plan. ■ "Appendix A - Zoning Matrix" lists CD-1-00 (Comprehensive Development) as a corresponding zone for the Low -Rise Apartment designation in the draft Section 10.4 of the Official Community Plan. ■ Policy 3-22 notes that "All Low -Rise Apartment developments should be a minimum of three (3) storeys and a maximum of five (5) storeys in height". The proposed four -storey building meets this policy. ■ The subject properties are located within the Central Business District as shown on Figure 2 of the draft Town Centre Area Plan. ■ Policy 3-44 notes that "Post -secondary, international student programs, and continuing education uses are encouraged within the Town Centre". The current use proposal meets this policy. ■ Policy 3-8 encourages "designing flexibility into new development... to help the community adapt as building uses evolve over time". The adaptive building design proposal meets this policy. Zoning Bylaw: The proponent is requesting that the subject properties be rezoned from RS-1 (One Family Urban Residential) to an amended CD-1-00 (Comprehensive Development). The CD-1-00 zone was originally created for a senior's apartment (Willow Manor) on 224tr Street and the following text amendments are required to allow the proposed student housing project to proceed. The amendment requests the addition of the following into the definition section of the Zoning Bylaw: DORMITORY UNIT means a room containing one or more beds providing for the lodging of students. Such units may include a full washroom but does not include a full set of cooking facilities. STUDENT HOUSING means a use in which dormitory units are provided for occupancy by students registered with a government accredited educational institution, providing programs at the elementary and secondary level. May contain common activity areas, communal kitchen and dining facilities. Additionally, two uses are proposed to be added to the CD-1-00 zone (Section 1035 of the Zoning Bylaw); the first of which is to allow "Student Housing" as a site specific permitted principal use. The second is to include "Dwelling Unit (limited to one per floor)" as a permitted accessory use. The addition of "dwelling unit" as an accessory use is required because the definition of "student housing" precludes full kitchens. The occupancy of the dwelling unit is limited to full time resident administrative staff who will live on the premises, and are restricted to one full dwelling unit per floor. Currently, there is only one full apartment being proposed for administrative staff use, however the -4- Zoning Bylaw text amendment will permit one dwelling unit per floor to provide flexibility in the future conversion to assisted living use. A preliminary review of the plans indicate that several variances to required setbacks are required to support the development as proposed. The CD-1-00 requires that all buildings be not less than 7.5 metres from all property lines. A Development Variance Permit application has been received to vary the following: Proposed front yard (Brown Avenue) setbacks: ■ 5.0 metres from primary building face ■ 4.6 metres to the projecting bay windows ■ 3.8 metres to edge of 4th floor roofline ■ 0.5 metres to the entrance canopy Proposed exterior side yard (Edge Street) setback: ■ 5.0 metres from primary building face ■ 4.6 metres to the projecting bay windows ■ 3.9 metres to edge of 4th floor roofline ■ 2.9 metres to 2nd floor canopy Proposed rear yard (Lane) setback: ■ 3.6 metres from primary building face ■ 2.9 from furthest projection point These variances are currently supported but will be reviewed in a future report to Council. Off-Stre t Parking and Loading Bylaw: In the absence of a "Student Housing" use referenced in the Off -Street Parking and Loading Bylaw, the parking calculation has been based on a seniors' apartment /assisted living facility use. Currently, the Maple Ridge Off -Street Parking and Loading Bylaw requires one space per 4 dwelling units for Senior Citizens dwelling units plus 0.2 spaces per dwelling unit designated for visitors. Under the current bylaw, this project will require 17 parking spaces plus an additional 14 spaces for visitor parking and an additional space for the resident administrator suite for a total of 32. Maple Ridge Off -Street Parking and Loading Amending Bylaw No. 6609-2008 proposes to amend this parking requirement in the Central Business District for Seniors' Independent Living, Assisted Living, Supportive Housing and Congregate Care to 0.35 spaces per bed or dwelling unit. If this bylaw has been approved by Council prior to approval of a Development Permit for this project, the required parking will be 24 spaces plus one for the resident administrator suite, for a total of 25 required parking stalls. The project includes a parking provision of 26 parking stalls, corresponding to the supply rate proposed by Bylaw 6609-2008. I&M Development Permits: If Official Community Plan Amending Bylaw 6610-2008 (Town Centre Area Plan) is successfully passed by Municipal Council, this development will be subject to a Town Centre Development Permit. The Town Centre Development Permit Guidelines have been created to promote new development that achieves the principles and policies of the Town Centre Area Plan and attempts to create an attractive, vibrant and sustainable Town Centre for the District of Maple Ridge. If Official Community Plan Amending Bylaw 6610-2008 (Town Centre Area Plan) is not successfully passed, this development will be subject to a Multi -Family development Permit as outlined in section 8.7 of the Official Community Plan. Accordingly, prior to the issuance of a building permit, the Development Permit must be reviewed and approved. The purpose of a Multi -Family Development Permit is to enhance existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. An application for a form and character Development Permit has been received and will be the subject of a future Council Report. Advisory Design Panel: The project as proposed was reviewed by the Advisory Design Panel on October 14, 2008 at which time the following resolution was made: That the applicant address the following issues and submit to planning staff: • Address security issues between the courtyard and the lane • Address the relationship between the courtyard and the lane • Reconsider the use of stucco at the base of the building • Consider the relationship between .the entry and the courtyard • Provide a consistency of materiality and form at the entrance The applicant has received these comments and will review the submission responding to the ADP comments. Responses to these comments will be the subject of the Development Permit in a future Council Report. Development Information Meeting A development information meeting on October 15, 2008 from 6:30 pm to 8:30 pm at Ridge Meadows Senior Society was held by staff from NSDA Architects for this project. There was a total of 5 people sign -in and 3 completed comment sheets. Attendees were in favour of the project with the feeling that this will help revitalize the area. A concern regarding increased traffic was brought up at the meeting, however, it is expected that international students will not have personal vehicles but rather will depend on public transit. A copy of the meeting summary is attached. Engineering Department: The Engineering Department has identified that all of the services required in support of the rezoning do not exist to the site. It will, therefore, be necessary for the applicant to enter into a Rezoning Development Agreement and post the required security to complete the necessary works prior to final reading. CONCLUSION: The proposed apartment building is in compliance with the Official Community Plan. It is therefore recommended that application RZ/017/08 be favourably considered and be given first reading and forwarded to Public Hearing. Prepared b . kn'Csikos IanninaTechnician Ied-rinCMICP, MCIP of Planning 4�r�� - Approved by�l Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L/(Jim) Rule Ch' f Administrative Officer JC/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6626-2008 Appendix C - Site Plan Appendix D - Building Renderings Appendix E - Landscape Plans Appendix F - LEEDS checklist Appendix G - Development Information Meeting summary. -7- { 12129 E 1 /2 11 P 7875 P 75 6 7 9 8 a 9 nE N N N N 121 AVE. O N N A LMP 44378 2080 a5a m 9 0 0 m IL o a c N N N17 N N18 N19 20 P 1679 12085 P E 679 15 14 13 12 11 N N N N BROWN AVE. RP 79869 m w c7 0 w *ud;;r A 24 P 1161 121 AVE. 12080 W `n° m m rn o coa v U) 10 r 11 cli N12 N1 N2 `3 N'I "2 `� N N N Co O CM N 287 288 289 a P 80 1 P 843 P 446 P 4 3724 P 1081 1 P 1842 P E 446 P 4 3724 s SUBJECT PROPERTIES 4 6 5 4 296 295 294 12 m /62 N cNa N m m N n c�v rOu is w RP B43 BROWN AVE. m m o E]2(LP9687) N N N tvNvy N8Ng N NOT A S 7 P 446 MP1821 C 0 o N N N N 297 298 299 P 43 24 Rem. 302 120t 009 LMP 19460 P 446 P 45004 rs 2o1e � P 9687 rn P 303 A 2 1 11 rM 1 a P 44882 r n n EL d 1 N 'PP094 N �l1 N yNj 'j N d N N n DEWDNEY TRUNK ROAD 0 N 46699 A N SCALE 1:2,000 2 n_ P 60451 N N N Rem. Rem. N E ¢ Rem. N C N 4 Municipal Hall 118 117 CP 3 Ii West Rem. in 3 N 11995 P 60562 NWS 2403 4CO P 8695 P 51667 NLO Feet (n m 4 °' 'PP093 LP 73289 _ RCMP 2 P 119so 11sss z m 63 a 1 i P 68843 MCINTOSH AVE. Courthouse 11960 m 9D N P 60562 N 120 District of Pitt Meadows. __ i 12038 EDGE STREET & FI T..'""""'"� ` =° 22554 & 22566 BROWN AVENUE i N H { CORPORATION OF i o THE DISTRICT OF • . MAPLE RIDGE ��� District Of � { PLANNING DEPARTMENT Langley DATE: May 22, 2008 FILE: RZ/017/08 BY: PC A/✓er ApfenJ;,� � CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO.6626-2008 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6626-2008." 2. That parcels or tracts of land and premises known and described as: Lot: 4, Section: 20, Township: 12, NWD Plan: 8081 Lot: 5, Section: 20, Township: 12, NWD Plan: 8081 Lot: 6, Section: 20, Township: 12, NWD Plan: 8081 and outlined in heavy black line on Map No. 1445 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to CD-1-00 (Comprehensive Develompent) 3. That Part2, Interpretation, is amended by adding the following definitions in correct alphabetical order: DORMITORY UNIT means a room containing one or more beds providing for the lodging of students. Such units may include a full washroom but does not include a full set of cooking facilities. STUDENT HOUSING means a use in which dormitory units are provided for occupancy by students registered with a government accredited educational institution, providing programs at the elementary and secondary level. May contain common activity areas, communal kitchen and dining facilities. 4. That Part 10 Comprehensive Development Zones, Section 1035 CD-1-00 (Comprehensive Development), B. Principal Uses be amended by the addition of the following shown in bold and renumbered accordingly. Student Housing, specific to the following site: Lots 4.5,6, Section 20, Township 12, NWD Plan:8081 5. That Part 10 Comprehensive Development Zones, Section 1035 CD-1-00 (Comprehensive Development), C. Accessory Uses be amended by the addition of the following shown in bold and renumbered accordingly. Dwelling Unit (limited to one per floor) 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 , A.D. 200. PUBLIC HEARING held the day of , A.D. 200. READ a second time the day of , A.D. 200. READ a third time the day of A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. PRESIDING MEMBER CORPORATE OFFICER 41, ,LMP 24828 12755 I 12138 12129 BS E 1/2 11 P 7875 .414 ha E N 61324 tD1 w ti 6: 7.° 7875^ Sh A 9h�10n ti 121 AVE. M ry17 h h ry18 ry19 ry A 20 P 8679 12085 a3e) LMP 44378 v~i 72080 /65 P 8679 4533 < -2064 O 9 C3 15 14 13 12 11 H w �74 h ti !2h N ry U a f P 23392 l21a1 n 1.914 he I i I a 24 I 1 P 1161 I i 4 ry 121 AVE 12080 10 ry h ry ry12 h ry ryt h h ry3 h ry h ';2`�3 b ry b r/ NI b b N b ry290 11 y 2 ry 0,0 28(7 288 289 a_ Pry 081 P 884 P 944 I P 372 N 291 082 P 8081 P 88 P 94 M I P 372 a 292 9 8^ 7 6 5 4 6 5 4 °0?196 295 294 !20» 1/62 h ry H h h i N h h h Rem ry ry ry ry. ry 293 BROWN AVE. BROWN AVE. KH b4340� RP 798691" ao 'n `0 e a 30148 (LEASE) LP 69873 °p h h h h H �, �, ry h I h ti ry 300 ry ry ry ry ry ry 1.904 he /z ge 5 6 (P9687 5 7 8 9 2b7 298 299 12042 P 8081 LMP1821 P 944 I P 4 724 301 Rem. 302 P 45004 M') 1200 TI M /09 rn 12018 LMP 1946C P 96 7 P 9446 1<* I 2 w W I h 0- 303 P 44882 h A 2^ 1^ � 1 1^ a 0546 1^ L P -- 1 ti ti a *PP094 ti ti N R W 18394 RP 69394 DEWDNEY TRUNK ROAD P 70955 /LMP 45326 ti P 60451 h ry * 1 M ry rNr ry ry ry � o h h t� R CP YYest Lo 4� LMP 45699 Municipal Hall 1R18 1117 r, ' na �' Rem. Q64 300 ry LAN 11995 P 60562 NW5 240 C 8e i 4 aL Lo P 8895 P 561167 71921 cA RP 68844 RCMP EQ 4 'PP093 LP 732$9 ro 3 0.773 he 11990 Z P 7863 119" R 68845 Ili n- a 2 i 1 `----� ------ P 68 RW 59110 CouI rthousouse McINTOSH AVE. � L 11960 3 LMP 5 24� 0 0.622 he '� LnCL ma 11947 LMP 46998 (Lease) RW 68845 l ti P 60562 Rem 2 120 � ! 1937 Rem. .1.ts Contra 11)LMP 1542 P 264q *PP088 rn ^ MAPLE RIDGE ZONE AMENDING Bylaw No. 6626-2008 Map No. 1445 From: RS-1 (One Family Urban Residential) To: CD-1—00(Comprehensive Development) •P 1:2500 i Wffr ILI i lrr-v4"+,l -�-i t 77� C� %, 01 MIS v Y - I 10 V ��a o � ems. LEER Canada -NC 1.1 Responsibilities rea No - - L Prereq 1 Credit 1 Credit 2 Credit 3 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 5.1 Credit 5.2 Credit 6.1 Credit 6.2 Credit 7.1 Credit 7.2 Credit 8 Yes ij No r®ject Check List and Erosion & Sedimentation Control Site Selection Development Density Redevelopment of Contaminated Site Alternative Transportation, Public Transportation Access Alternative Transportation, Bicycle Storage/Changing Rooms Alternative Transportation, Alternative Fuel Vehicles Alternative Transportation, Parking Capacity Reduced Site Disturbance, Protect or Restore Open Space Reduced Site Disturbance, Development Footprint Stormwater Management, Rate and Quantity Stormwater Management, Treatment Heat Island Effect, Non -Roof Heat Island Effect, Roof Light Pollution Reduction Required Credit 1.1 Water Efficient Landscaping Reduce by 50% 1 Credit 12 Water Efficient Landscaping, No Potable Use/No Irrigation '7 1 1 Credit 2 Innovative Wastewater Technologies 1 Credit 3.1 Water Use Reduction, 20% Reduction ? 1 Credit 3.2 Water Use Reduction, 30% Reduction Yes fi- No 1 3 =tsl; ,s • Prereq 1 Fundamental Building Systems Commissioning Prereq 2 Minimum Energy Performance Re aired q '-' Prereq 3 CFC Reduction in HVAC&R Equipment Required Credit 1 Optimize Energy Performance Required 1 Credit 2.1 Renewable Energy, 5% 1 to 10 E Credit 2.2 Renewable Energy, 10% 1 1 Credit 2.3 Renewable Energy, 20% 1 Credit 3 Best Practice Commissioning 1 1Credit 4 Ozone Protection 1 1 Credit 5 Measurement & Verification 1 1 Credit 6 Green Power 1 Yes . - • r No 1 _ - - - -:i. - ter-- ----- -• —--'�-w�°'��-'��c:�- _ Prereq 1 Storage;; & Collection of Recyclables- 1 Credit 1.1 Building Reuse: Maintain 75% of Existing Walls, Floors, and Roof Requked 1 1 Credit 12 Building Reuse: Maintain 95% of Existing Walls, Floors, and Roof 1 Credit 1.3 Building Reuse: Maintain 50% of Interior Non -Structural Elements 1 1 1 Credit 2.1 Construction Waste Management: Divert 50% from Credit 2.2 Landfill Construction Waste Management: Divert 75% from 1 1 Credit 3.1 Landfill Resource Reuse: 5% 1 'e! Credit 3.2 Resource Reuse: 10% 1 � Credit 4.1 Recycled Content: 7.5% - + p (post -consumer + /: re -consumer) 1 1 n Credit 4.2 Recycled Content: 15% (post -consumer + +h pre -consumer) 1 Credit 5.1 Regional Materials: 10% Extracted and Manufactured Regionally ? Credit 5.2 Regional Materials: 20% Extracted and Manufactured Regionally 1 1 Credit 6 Rapidly Renewable Materials Credit 7 Certified Wood 1 Credit 8 Durable Building Yes k No Prereq I Minimum IAQ Performance `- — �"--- L---- r, Prereq 2 Environmental Tobacco Smoke (ETS) Control Required Credit 1 Required Carbon Dioxide (CO2) Monitoring D Credit 2 Ventilation Effectiveness Credit 3.1 Construction IAQ Management Plan: During Construction Credit 3.2 Construction IAQ Management Plan: Testing Before Occupancy 9 Credit4.1 Low -Emitting Materials: Adhesives & Sealants T Credit 4.2 Low -Emitting Materials: Paints and Coating , Credit 4.3 Low -Emitting Materials: Carpet 1 1} Credit 4.4 Low -Emitting Materials: Composite Wood and Laminate Adhesives Credit 5 Indoor Chemical & Pollutant Source Control 1 Credit 6.1 Controllability of Systems: Perimeter Spaces , 4 credit 6.2 Controllability of Systems: Non -Perimeter Spaces Credit 7.1 Thermal Comfort: Compliance I Credit 7.2 Thermal Comfort: Monitoring t Credit 8.1 Daylight & Views: Daylight 75% of Spaces 1 'i Credit 8.2 Daylight & Views: Views 90% of Spaces 1 Yes rd No 1 Credit 1.1 Innovation: Education and Awareness i Credit 1.2 Innovation: Green Housekeeping 1 Credit 2 LEED® Accredited Professional Yes No 1 Certified 26-32 points Silver 33-38 points Gold 39-51 points Platinum 52-70 points 4fendl,)r G October 16th, 2008 Attention: Jen Csikos Planning Technician 11995 Haney Place Maple Ridge, BC Canada V2X 6A9 Tel: 604-467-7493 Fax: 604-466-4327 Re: Development Information Meeting Summary Location - Ridge Meadow Senior Society — Social Activity Room Date- October 15th, 2008 Time - 6:30 — 8:30 In total, there were 5 people from the surrounding neighbourhood who attended the meeting. Several neighbours residing on Brown Avenue included a mother and daughter and a construction worker who were all very excited about the new project and could not wait to see the project get started. In addition, a Pastor from St. Patrick's Roman Catholic Parish and a neighbour residing on Burnett Street also stopped by to enquire about the proposed project. The general consensus from the attendees was overwhelmingly positive and they are all looking forward to having this project in the neighbourhood. Most attendees enquired about the construction start date and the date of completion. There was one concern regarding the increase in the traffic volume to this area, but as we have explained that the International Students will not have personal cars, and that they will most likely be walking or taking the public transit system that currently exists within the vicinity. Regards, Chris M.T. Chung, MAIBC Project Architect Neal Staniszkis Doll Adams Architects ARCHITEC 201-134 Abboi Vancouver Canada V66; T 604.669.15 F 604.683.2, info @nsda.bc www.nsda.bc A Corporate Portne RIDGEMAPLE Deep Roots Greater Heights TO: FROM: SUBJECT: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: November 08, 2010 FILE NO: DVP/003/10 DP/003/10 ATTN: C of W Development Variance Permit, Development Permit 20733 Lougheed Highway EXECUTIVE SUMMARY: A Commercial Development Permit application has been received for the above noted property to permit the construction of a vehicle repair building (Carline Muffler). The site is subject to the Commercial Development Permit Area Guidelines to address the form and character of the development. In support of the proposed development, the applicant has made application for a Development Variance Permit to vary the minimum required off street parking spaces. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/003/10 respecting property located at 20733 Lougheed Highway; and further That the Corporate Officer be authorized to sigh and seal DP/003/10. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Scott Gordon Architect Scott Gordon Maple Ridge Muffler Sales & Service Ltd Rob and Liz Storer Lot: 18, D.L.: 250, Plan: 8735 Commercial Commercial 1108 Zoning: Existing: CS-1 (Service Commercial) Proposed: CS-1 (Service Commercial) Surrounding Uses: North: Use: Zone: Designation Multi -tenant Commercial Building C-2 (Community Commercial) Commercial South: Use: Multi -tenant Commercial Servicing Building Zone: CS-1 (Service Commercial) Designation: Commercial East: Use: Dental Office Zone: C-2 (Community Commercial) Designation: Commercial West: Use: Vehicle Servicing Building Zone: CS-1 (Service Commercial) Designation: Commercial Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: b) Project Description: Vehicle Repair Vehicle Repair 856 m2 (9,214 ft2) Lougheed Highway, 119 Avenue Full Urban Building & Vehicle Development Permit application DP/003/10 proposes the reconstruction of a vehicle repair building (Carline Muffler) which was damaged by fire in 2009. The form and character of the proposed building is similar to the building which previously occupied the site. The proposed building has a gross floor area of approximately 450 m2 (4,844 ft2) with 334 m2 (3,595 ft2) at grade level and 111 m2 (1,195 ft2) on a second floor mezzanine. The proposed development complies with the provisions of the CS-1 (Service Commercial) zone except for the front lot line setback (119 Avenue). A Development Variance Permit was previously issued in 1989 to vary the minimum front lot line setback from 9.0 metres to 6.0 metres. As the current proposal complies with the previously issued Development Variance Permit, an additional Development Variance Permit is not required for the proposed setback non -conformity. The subject site will be accessed from both Lougheed Highway and 119 Avenue. The development has provided for 14 off-street parking spaces where as 23 parking spaces are required. 10 of the proposed parking spaces are provided inside the building (service bays) as -2- permitted by the Off Street Parking and Loading Bylaw. A Development Variance Permit is proposed to vary the minimum required off street parking spaces. The proposed building is composed of light grey stucco with sections of split -face concrete blocks primarily on the building base. The overhead loading doors will be painted black and the signage is the corporate colour of orange. Other architectural elements include aluminum framed windows, weather screen canopies and a wall trellis. The landscaped areas along Lougheed Highway and 119 Avenue meet the provisions of the CS-1 (Service Commercial) zone. c) Planning Analysis: Official Community Plan: A Commercial Development Permit is required for all new commercial development on land designated commercial. The development is subject to the guidelines applicable to Section 8.5 Commercial Development Area Permit Guidelines of the Official Community which aim to regulate the form and character of commercial development. This development respects the key guideline concepts as outlined in this section. 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with the adjacent development. The proposed building is located on the west side of the lot adjacent to an existing vehicle repair use. The scale and siting of the proposed vehicle repair building is also consistent with surrounding developments. Site lighting will be mounted on the building to illuminate parking areas, entryways and signage. The landscaping exceeds the requirements of the CS-1 zone as landscape pockets are proposed along Lougheed Highway and 119 Avenue and within parking areas. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing visual impact of parking areas, creating landmarks and visual interest along street fronts. The proposed building encourages pedestrian scale by providing an identifiable entryway separate from the overhead loading doors. The entrance is also articulated from the primary building fagade and includes a weather screen canopy. The visual impact of the parking areas is reduced by the planting of shrubs and trees within the landscaped strips along both of the street fronts. The building maintains visual interest along the primary street front (Lougheed Highway) through architectural treatments such as articulation, framed windows and canopies above entryways and the overhead loading doors. 3. Promote a sustainable development with multimodal transportation circulation, and low impact building design. The proposed development promotes pedestrian amenity through architectural elements such as design detail, an identifiable entrance and landscaping. -3- 4. Respect the need for private areas in mixed use development and adjacent residential areas. As the development site is not adjacent to residential areas, this guideline is not applicable in this case. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. The proposed building features architectural elements such as articulation and varied building materials (stucco and split -face concrete block). Design details include weather screen canopies above the entrance and overhead doors, aluminum framed windows (black) and a wall trellis that features vertical plantings. d) Development Variance Permit Development Variance Permit DVP/003/10 seeks to vary the minimum number off street parking spaces required by the Off Street Parking and Loading Bylaw from 23 to 14. The applicant has requested the variance as the required number of off street parking spaces cannot be accommodated on the site given the footprint of the proposed building. The applicant has noted that both the footprint of the proposed building and the proposed parking layout is similar to the building footprint and parking layout that previously occupied the site. Furthermore, the applicant has noted that the number of parking spaces was sufficient to support the previous use which is the same as the proposed use. e) Advisory Design Panel: The application was reviewed by the Advisory Design Panel at a regular meeting held March 9, 2010. At that date the Panel made the following resolution: The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up; • Consider reducing the variety of landscape species at public edges to give a more unified character. The applicant has reduced the variety of landscape species proposed on the site. • Reconsider tree selection to larger canopy street trees which afford views under canopy to facility. The applicant has suggested that the proposed street trees are appropriate for the intended plan and that their canopy will not impact views from the street. • Applicant to provide information regarding site lighting. M Site lighting will be mounted on the building faces to illuminate the parking and entry portions of the site. Additional lighting (also mounted on the building face) will illuminate the building signage. • Consider height of canopy over office door in case of conflict with vehicle heights. The applicant has raised the height of the canopy over the office door in order to avoid conflicts with vehicles. • Consider carrying line of large canopy over office. The applicant has raised the canopy over the office door so that it is closer in line with the larger canopy proposed on the south elevation. • Consider bringing visual connection to east elevation to break up the blank wall and to tie in with the adjacent elevations. The applicant has broken up the blank wall on the east elevation by adding a wood lattice screen for vertical planting and an additional signage area. The applicant has also extended the canopy along the east elevation over the doorway and the proposed wood lattice. • Consider expanding landscape treatment to areas between parking, roadway, and property lines. The applicant has expanded the landscape treatment into those areas between the parking spaces, property lines and the roadway. • Consider vertical planting along east elevation planting area adjacent to building. The applicant has added vertical landscaping elements along the east elevation to align with the proposed wall lattice. • Consider carrying canopy over exit doors on east elevation. The applicant has extended the canopy on the east elevation over the one of the exit doors as well as the wall lattice. f) intergovernmental Issues: The site profile submitted with the Development Permit and Development Variance Permit applications indicated possible contamination of the subject site. The site profile was forwarded to the Ministry of Environment and the Ministry has subsequently provided the necessary release so that the District of Maple Ridge may proceed with the Development Permit and Development Variance Permit. -5- g) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $12,000.00, the security will be $12,000.00. h) Alternatives: Council approval is required for all new commercial development on land designated commercial in the Official Community Plan prior to issuance of a Building Permit. Council can reject Development Permit DP/003/10 on the grounds that they feel the development permit guidelines have not been met. Development Variance Permit DVP/003/10 to vary the minimum required off street parking spaces is required prior to approval of the Development Permit. If Council does not support the requested variance, the Development Permit cannot be approved. CONCLUSION: As the development proposal complies with the majority of the Commercial Development Area Permit Guidelines, it is recommended that Development Variance Permit DVP/003/10 and Development Permit DP/003/10 be favorably considered. Prepared by. Patrick Ward PlannirigT4phnician A rve ad OV,- !' ne P' rig P, MCIP Dire a� off, Pianning,--:;;—) Approved by Frank Quinn, M , .Eng 7 GM: Public W ks & evelopment Services J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Building Elevations Appendix D - Landscape Plan Well Appendix A / P 54'% 47 SUBJECT PROPERTY 119AVE. o P 56403 P 87 5 P 8735 P 1 N Rem 48 18 17 16 15 1 AT 1 N co M N N r- c O o co ti N 0 O O N N 00 T N N N r- co O t` 6 N O N 11842 35 36 5 11836 P 3 898 City of Pitt Mead0W5.j District of - �•- � r Langley SCALE 1:1,000 �FHAS�R R. �- LOUGHEED HWY 00 LO 00 0 1'- O N N A 1 ,= 20733 LOUGHEED HWY 0 i o CORPORATION OF I THE DISTRICT OF Mn MAPLE RIDGE lMAPLE RID y PLANNING DEPARTMENT DATE: Feb 9, 2010 FILE: VP/003/10 BY: PC Appendix B /§ _ ••�, _ �- � _ | • ! }\ \ §!E 0 :K>2e \\\§ £s & |! §z [\�§ \[ r § I Appendix C k i iv m � tF'ge m m 3 fig i v) r' 6 _ 3a NIA N� d DG)c� =X0 o D w m Z m Appendix D N slam lYl urO *►.earn Prcposed �.rossn9 tiC '�yndg„r,.,lyR ��'�nrmf .tl(Wlr e+rrl /_ � _ _ _ _ � �' �• - a-9 Wllro w}ns FreR�(dHe t'91) // r-* m `Aklo4davm G:nv ra (,5NY1 <V� p— ikexmd ,• ' ' �[trm':J'1&B 'm pyre 5t Y.r/. &um' 12 I IN .-y.wP UEte r reRu va..w.m Nlrbwl�n r-NI. —L - 3JI PJNK YGIW GR.Ls a[+nWP^C�'a' ihevere' .I } P I3�i3 Nvnan taur.9le I'tll'.V fll`'' I y Eaarx retm� �P./s5 R� Il,�er�,a J :-4 rearu vkW F.ern� IBN v TW) � ers Twig m::d iw B ww, I.� I.,...Ae mayue G,W J a _ � — � a•ea r.,., ram�mBh, rnum s,.re . gnowo •.xw'+meyW i3u,Vl)�. — _ �. _ IfKBEmt ede}+3 h+Kw�TP�mn}r3es•as d — — I lu 6 Emt si41-lam BtB T4up bviJ g tml. �rn.�lr - _9 m, e��.B2 (•eww; J� o �P ` - — _ �r�am.3wn wwn e�wrcvt. as,H> � 3:9 Ervin rnrm'Pbivrc Pn'� F:, IN") - I e 1 a . 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M'�� I uat�V.rnrs Grca srmak'(Gup=) ua �..wr �rrw'zl mw� -�� a.ff��ItH���m�rl III` s���l.aR��•� '� � _cvcrvrt.as rr n�lra�war+.��M'YHl vl ISV'I ova cennRR ms om�^arz S...yf Canine Muffler 07 =, oL 3heed kigh(»ly rfleat Nil�ir j21C�ge, E'(_ soda 8 dae Jarl. R31 ?r=(h' Islet arch 2010 dawn by 1 1<etl r �aw�ri9 clrrll8 PP a, Heu MAPLE RIDGE British Columbia TO: FROM DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: November 03, 2010 and Members of Council FILE NO: DVP/098/08 Chief Administrative Officer ATTN: Cow SUBJECT: Variance Permit 22600136 Avenue EXECUTIVE SUMMARY: A Development Variance Permit application has been received in support of Subdivision applications SD/088/10 (Phase 1) and SD/030/10 (Phase 2) for the above noted property to permit a maximum height of 11 metres, a front setback of 4 metres and a rear setback of 6 metres for R-1 (Residential District) zoned lots. The applicant has requested these variances to allow for flexibility in building design with the steeper grades on the site and to be consistent with the design of the RST (Street Townhouse Residential) buildings on the site. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/098/08 respecting property located at 22600 136 Avenue. a) Background Context Applicant: Damax Consultants Ltd. Owner: Formosa Plateau Developments Ltd Legal Description: Lot 1 except part on Plan BCP30872, Section 32, Township 12, NWD Plan 85759 OCP: Existing: Eco Clusters Proposed: Eco Clusters, Conservation Zoning: Existing: A-2 (Upland Agricultural) Proposed: R-1 (Residential District), RST (Street Townhouse Residential) Surrounding Uses: North: Use: Single Family Residential Zone: A-2 (Upland Agricultural) Designation Agricultural, ALR South: Use: Vacant Zone: R-1(Residential District) Designation: Eco-Cluster 1109 East: Use: Zone: Designation West: Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Project Description: Single Family Residential CD-3-98 Eco-Cluster Single Family Residential A-2 (Upland Agricultural) Agricultural, ALR Vacant Single Family Residential and Street Townhouse Residential 4.674 hectares (11.55 acres) 136 Avenue Full Urban services to be provided RZ/054/02, SD/088/10, SD/030/10, DP/098/08, DP/004/09 The applicant is proposing to rezone the subject site to permit the subdivision and development of 46 Eco-Cluster units, of which 38 are single family dwellings and 8 are street townhouse dwellings (as 2 four-plex buildings). The proposed development is consistent with the Silver Valley Area Plan policies for Eco-cluster residential development in the Official Community Plan. This application requires an amendment to the Official Community Plan to designate portions of the site for Conservation. A Natural Features Development Permit is required for the protection of steep slopes and some significant trees on the site. A Multi -Family Development Permit is required for the form and character of the RST (Street Townhouse Residential) buildings. c) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. Such flexibility can allow an applicant to sensitively fit a project to a challenging site. d) Requested Variances to Maple Ridge Zoning Bylaw: • Section 601(C)(11)(b), to vary the maximum height from 9.Om to 11.Om for the R-1 zoned lots. • Section 601(C)(11)(c), to vary the front setback from 5.5 metres to 4.0 metres for the main building facade but retain 5.5 metre setback for the garage face and with no additional siting exceptions for the R-1 zoned lots; and • Section 601(C)(11)(c), to vary the rear setback from 8.0 metres to 6.0 metres with no additional siting exceptions for the R-1 zoned lots; • For Lot 33 only: Section 601(C)(11)(c), to vary the rear setback from 8.0 metres to 6.0 metres to the building face and to 4.9 metres for the rear deck for this R-1 zoned lot. The applicant's justification for the requested variances includes: • The site is extremely steep with a 14% average grade and it would be very difficult to build aesthetically pleasing roof lines without a relaxation of the height requirement; • Relaxing the front yard setbacks to 4m to the building face and keeping the garage at the standard 5.5m will produce a more pleasing pedestrian friendly streetscape as suggested -2- in the Silver Valley Area Plan, and will align with the RST (Street Townhouse Residential) buildings; All the houses will be backing onto a park/green space. The majority of the lots will have "slope protection" covenants in the rear so as to maximize the undisturbed areas and provide more opportunities for in ground storm water infiltration. This request is to relax the rear setback from 8m to 6m to the property line but the majority of the buildings will be setback 6m from the covenant line. f) Alternatives: If this application was not approved the applicants would have to re-evaluate the development, explore ways to meet the Zoning Bylaw, and consider what compromises would be feasible. Some of the options may include changing their desired design approach, moving to flatter roof forms, and reviewing their grading plan. Combinations of these options may be needed and depending on the options chosen may result in other implications for the subdivision such as modifications to the engineering drawings with regard to service locations and driveway letdowns. CONCLUSIONS: These height and setback variance requests are similar to those proposed and approved on other sites within the Silver Valley area. The proposed height variances have been reviewed with consideration to site conditions of steep slopes. The setback variances are considered to be compatible with the adjacent RST (Street Townhouse Residential) lots. It is therefore recommended that Council approve Development Variance Permit VP/098/08. Prepared by: Ann Edwards, CPT ' Senior PiaMing Technician Approved , Frank Quinn, MBA, P.En GM: Public Works & j6veJ�pment Services Concurrence: J.LJ(Jimj Rule Chief Administrative Officer AE/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C-1 - Typical building elevations for downhill R-1 lots Appendix C-2 - Typical building elevations for uphill R-1 lots Appendix D - Rear Setback Variance for Lot 33 -3- APPENDIX A I � i 24 25 1 17 18 '9 IRem SW 1/4 20 FOREMAN DRIVE N a 21 1 22 ?,-PA 2 P 23 BC 3 N gg5 N4 s � NN V6 � 37 AV� oP 9, N w 8 N x� 13661 N 26 27 P 85759 923 24 25 BC 27 3fi7t 10 13662 13661 39 3i P 709 Rem 1 11 22 40 NN 13651 m 12 3 2 1 13641 t364221 41 13 13643 [aj R m A7 13631 20 42 14 13633 a Zi 13621 43 1362219 mV 15 13623 0 � N 1361t 13 1 18 44 m u H y 13601 f3613 3602 3603 y 16 17 45 I 136 AVE 136 AVE I I I P9 7 f Pitt CIMea�ows f _J . J ^' '- 22600-136 Ave 0 0 CORPORATION OF r ` THE DISTRICT OF Ln `10{ • , MAPLE RIDGE District of Langley _ _ [ 1 PLANNING DEPARTMENT SCALE 1:2,420 _ 1 DATE: Oct 26, 2010 BY: DT — FRASER R. - - I i APPENDIX C - FkONT ELEVATION _Y.]t"�1'l."G.r _`_ •ILRRM�ftL. nM.l1 �-1 -�v V•1� 1� i�rlt,t,. t-bT� Damax Consultants Ltd. 103-1600 West Oth Ave. Vancouver, V6J 1R3 Tel. 224-6827 Faux 689-3880 RECEIVED NOV 0 3 2008 MAPLE RIDGE a DEPARFME? s APPENDIX D I � \ �{ } , fi Deep Roots Greater Heights TO: FROM: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: November 05, 2010 and Members of Council FILE NO: DP/004/09 Chief Administrative Officer ATTN: C of W SUBJECT: Development Permit 22600 136 Avenue EXECUTIVE SUMMARY: A Multi -Family Development Permit application has been received for the subject site for 8 proposed Street Townhouse dwellings in two buildings zoned RST (Street Townhouse Residential). The Multi - Family Residential Development Permit establishes the form and character of multi -family development, with the intent to enhance the existing neighbourhood with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DP/004/09 respecting property located at 22600136 Avenue. DISCUSSION: a) Background Context: Applicant: Damax Consultants Ltd. Owner: Formosa Plateau Developments Ltd Legal Description: Lot 1 except part on Plan BCP30872, Section 32, Township 12, NWD Plan 85759 OCP: Existing: Eco Clusters Proposed: Eco Clusters, Conservation Zoning: Existing: A-2 (Upland Agricultural) Proposed: R-1(Residential District), RST (Street Townhouse Residential) 1110 Surrounding Uses: North: Use: Single Family Residential Zone: A-2 (Upland Agricultural) Designation Agricultural, ALR South: Use: Vacant Zone: R-1 (Residential District) Designation: Eco-Cluster East: Use: Single Family Residential Zone: CD-3-98 Designation: Eco-Cluster West: Use: Single Family Residential Zone: A-2 (Upland Agricultural) Designation: Agricultural, ALR Existing Use of Property: Vacant Proposed Use of Property: Single Family Residential and Street Townhouse Residential Site Area: 4.674 hectares (11.55 acres) Access: 136 Avenue Servicing: Full Urban services to be provided Companion Applications: RZ/054/02, SD/088/10, SD/030/10, DP/098/08, VP/098/08 b) Project Description: The applicant is proposing to develop 8 fee -simple Street Townhouse units in two buildings zoned RST (Street Townhouse Residential). The subdivision applications (SD/088/10 and SD/030/10) associated with this application also include 38 R-1 (Residential District) zoned lots. (Appendix B) The site is located on the west end of the Silver Valley Area Plan at Foreman Drive and 136 Avenue and is designated for Eco-Cluster development. The RST (Street Townhouse Residential) zone is a new zone, adopted with the Rezoning application for this project (RZ/054/02), and is intended for Street Townhouse use within Eco-Cluster developments. c) Planning Analysis: A Multi -Family Residential Development Permit is required for all new multi -family development (three or more dwelling units per building) in an area with an Area Plan. The Section 8.7, Multi - Family Development Permit Area Guidelines of the Official Community Plan aim to regulate the form and character of development located within this area. Although the proposed development is considered a multi -family development, the street townhouse units are fee -simple (i.e. no common property) and some guidelines will not apply to this type of development. This development respects the key guideline concepts as outlined in this section: 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. This street townhouse development will be situated in an area of new single family lots by the same developer. The building form, setbacks and height will be compatible with the surrounding houses. Each unit is provided with private outdoor space. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. These street townhouses are part of a subdivision by the same developer which includes 38 lots having a variety of residential lot sizes and housing types within the R-1 (Residential District) zone. A Variance Permit (VP/098/08) for the R-1 (Residential District) lots is being considered by Council at the same meeting as this report to allow the same setbacks and maximum height as the RST (Street Townhouse Residential) lots. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. This project is not a large scale development. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. These street townhouses are located on fee simple lots so there is no common property as would be found in a strata development. The front landscaping has been enhanced to provide the maximum amount of vegetation between the driveways. Each unit has a fully fenced and landscaped private rear yard each. Each unit has a prominent front entrance, a recessed double garage, and all have additional parking space available on the driveway. d) Advisory Design Panel: The plans were reviewed by the Advisory Design Panel at the March 10, 2009 meeting. The Panel was in support of the project as submitted but required some revisions to ensure that the scale of the development more closely reflects that of single family detached homes, to enhance the end elevation facing 136 Street, and to provide additional planting in the rear yards and exterior side at 136 Avenue. The applicant has revised the design to the satisfaction of the Advisory Design Panel and the Planning Department. e) Financial Implications: A refundable security equivalent to 100% of the estimated cost of landscaping for the Multi -Family Development Permit will be provided by the developer to ensure that the street townhouse development is carried out in accordance with the terms and conditions of the Development Permit. Based on estimated landscaping costs, the security will be $14,000.00 for each building (total security of $28,000.00). There will be 6 trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. CONCLUSION: As the development proposal complies with the Multi -Family Development Permit Area guidelines of the Official Community Plan for form and character, it is recommended that DP/004/09 be given favourable consideration. Prepared by. Ann Edwards, CPT ,Senior I7Technician pro��"D'2=2'n P, MCIP ning T Approved by: ° Frank Quinn, MBA, P.En GM: Public Works &.Devel ment Services Concurrence: L. (Jim) Rure 'Chief Administrative Officer AE / The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Subdivision Plan Appendix C - Street Townhouse Site Plan Appendix D - Street Townhouse Building Elevations and Colours Appendix E - Street Townhouse Landscape Plans APPENDIX A Rem SW 1/4 3 Pt�329 I 1 m _ gg 126 AVE N SCALE 1:2,420 24 25 11 137 AV d CTy of Pitt, j Meadows � � *`1 y r ! = 22600-136 Ave ! .N ' E i CORPORATION OF THE DISTRICT OF MAPLE RIDGE District of Langley 1 1 PLANNING DEPARTMENT 4, DATE: Oct 26, 2010 D BY: DT APPENDIX 6 rt f--Jw°� I I 10� O N � .�I• N $ HY � _ m cn I ' � { o Z t �'E 1 00 1 W N- s I I Li r ! Q Jx Q � l aop{ay9y .: aac ? 'i7 449 :: N [4 l 1 v _ I I Mg4k ...: 7'3n7 oo oz--��1 PI I II M !r N 4{74 R dr LO E } a* +{; { {* s , & I n 1 Xr 4+❑m N p.s it r'"1 E _ °iAa� i ! D- 1 g` •4�' =1 a � � I t + ++t 3 1 N h 376 J rn _ \ �r Q ..F ! 00 41 to co\\ E � 61 3 A a• a ,� ! {{ 1 In d \ N co co Q] r� \ �' �m Q Cl)-� co .' N Y r � UcE..FA X N fy- 9 O u a h (O cd 1 04 70 a ---------- ----_--- --_--- Nr 6 �a om - y CID n APPENDIX C I of 6 5CALE, 114--PO- UNO I D-Al rm-t- Qn HOME DESIGNS a%R FWO.ECT TIME51 PINNACLE HOME DESIGNS 1 of 6 b04.sn 6656 3'7 —Li P T— m A� n r i O m —4 Pa!1019:9 � !�]➢eP!I�:�! m r m O ,z MRALO.r. "°' 6 of 51 °A'r� `E"� "` u04T, FRO.ECi TITLE DRA WU TITLE r KS 1 L0+5 �^•TJ PINNACLE HOME DESIGNS C15TCM HOYBE DE5044G DRAFTW. • CLWk TAW,16 • RB1 VATK G boI.BIT.66s6 MAU. H1 .p, ..e - SCJLE• Ins •_. OAW- �.�...s..om,�..��.v�.,v�..,�,�,a,Wo.m..��.��.. EFILE PN]'E 6 of r m w m F- r m REVISIONS DATE - CPS�� BY, �,ty,�.a — *• pROIECT TITLE, DRALN BTU � �z1MO SC LE. 1/4'•I`O' uH.o. DRAW* TIE, �.dc.�..� DATE- RsT I I I 1 E SG Li60'9£j 0011 PINNACLE HOME DESIGNS : MB HOUSE CE5r*41M - DRAFTt - CON%LTATKM - RENOVATICNS C� 604.BIt.6656 37--40 2 9 { ) § m � $ � \ § m ) k » $ $ § ? � § $ \ § ) ALU LD I m \ � Q / § ? 4§ \ $ : m § G {3Rf_ \ 2 § \ ] ° / ƒ > IT m \ $ § k § \ / ) n ) ITFn 3 ] -4 I t f m 2 % ) § 0 \ § o (P O 0 2§ § 5 i °® 2 i / ( § § ( $ / \ ( > < f § % 2 � § � � \ § 7 A 0 S G) / ( ? / ® \) { � 2 2 m� ? m m o\ \ $ � \ 2 m E m ° $ Cl) ) n $ ° 4 2 \ ) 2 m O m ~ m 2 § j § f § D-5 O 0 2§ § 5 i °® 2 i / ( § § ( $ / \ ( > < f § % 2 � § � � \ § 7 A 0 S G) / ( ? / ® \) { � 2 2 m� ? m m o\ \ $ � \ 2 m E m ° $ Cl) ) n $ ° 4 2 \ ) 2 m O m ~ m 2 § j § f § D-5 D-5 1)— (0 / § / / / ? loll!) § / 2 { 2 / 2 { § j \ § $ ? § ° 2 m 9 ]_ § r / \ n > / } \ ( j § \ 3 ( \ $ ± $ ( o m \ r w ° ( n \= o a m do / $ ) r m $ § \ m e $ ) a (P m 9 T @G ID u� § m m \ \ } ) } \ § 9 \ §) 2 e f m & 0 f 0 g 2= mr) n ) w } \ e ) -< k OR / I ? > k m k yO>00 7 $r { \ m \\ / CP k > }\ n o e b n m m n -0 \ n m F § § r = ¥ » s � m ` 70 i m ) M3 > ® ( $ ] o _ 2 § 7 \ m $ § « -— 7 ) a > @ APPENDIX IE z- cl r�-� m"�a ^''a �•} Elf 4 p c m 20 Y o s N DISTRICT OF MAPLE RIDGE Deep Roots Greater Heights TO: His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: 5% Money in lieu of parkland dedication 28594 104 Avenue EXECUTIVE SUMMARY: DATE: November 8, 2010 FALE NO: SD/103/08 ATTN: C of W The above noted subdivision is subject to the provisions of the Local Government Act regarding parkland dedication or payment in lieu of dedication. It is recommended that Council require payment in lieu of parkland dedication for property located at 28594 104 AVE. RECOMMENDATION: That pursuant to Council's policy regarding 5% Parkland Dedication or payment in lieu, be it resolved that the owner of land proposed for subdivision at 28594 104 Avenue, under application SD/103/08, shall pay to the District of Maple Ridge an amount that is not less than $64,750.00. DISCUSSION: Policy 8 of the Official Community Plan states that in order to preserve watercourses, an owner of land being subdivided shall, at the option of Council either: 1. Provide park land or an amount not to exceed 5% of the land being subdivided in a location acceptable to Council; or 2. Pay to the Municipality an amount that equals the market value of up to 5% of the land that may be required for parkland purposes. Where there is a significant watercourse and the District has the ability to include ravines and watercourse protection areas into the public realm, that area is dedicated Park. These areas provide for large vegetated areas in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents. Where there is either no watercourse or the watercourse is deemed insignificant, 5% of the market value of the land is paid to the District. These funds are placed into a special Parkland Acquisition Reserve Fund, which enables the District to purchase areas deemed important for habitat protection but where the ability to achieve parkland through development is limited, such as the Blaney Bog. In this particular instance there is no watercourse present and it is, therefore, recommended that money in lieu of parkland dedication be provided. In keeping with past practice, the District has requested that an appraisal be provided for the 5% market value of the development site. This appraisal is based on zoned but not serviced land. An opinion from an appraisal firm has stated that the market value of the land is $1,295,000.00, which indicates that the 5% value of this property is $64,750.00. CONCLUSION: As there are no watercourses on the property it is recommended that Council require payment in lieu of parkland dedication as prescribed in the appraisal 7 Prepared by: Sarah Atkinson Planning Tgchnician -MCIP ann Approved b Frank Quinn MBA, P.Eng / GM: Public Wvour&)Development Services Corrcurre i6: J. L. (Jim) Rule Chief Administrative Officer SA/d p The following appendices are attached hereto: Appendix 1 - Subject Property Map Appendix 2 - Subdivision Plan -2- City of Pitt Meadows., NDistrict of Langley SCALE 1:5,000 pendix A 1 C: 28594 104 AVENUE 1.2 CORPORATION OF THE DISTRICT OF MAPLE RIDGE j - 2�11 PLANNING DEPARTMENT J rDATE: Jun 1,2ooq FILE:DP/103/08 BY: PC Appendix B rV r E .y 0 N Y.i 0 � � O Q m ,\ o v1 J O~ N a �i h 'w l Q V S LO o Z *ON a"asa8 u,Ripu/ X(916uo7 00s' 0'0Z g � ® o iA75! w o os h I 90 45 N e Ott+ � IU b ❑� Iour1 {I OS'FZ! �t u?'7�lald !mob SPIN ui' ��4d4� 00SI I� B 6i IQ o c Ao� RV Voe F � V 0072 1STZ1 I rQ O IS o N I I G k c 5 �0 UO � a u VO � L ' 4 m fn Y • Deep Roots DISTRICT OF MAPLE RIDGE Greater Heights TO: His Worship Mayor Ernie Daykin DATE: November 4, 2010 and Members of Council FILE NO: SD/088/10 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Local Area Service Bylaw No. 6769-2010 Formosa Plateau Enhanced Landscape Maintenance 22600 136 Avenue EXECUTIVE SUMMARY: A development application has been received which, upon completion, will create 38 R-1 (Residential District) lots and 8 RST (Street Townhouse Residential) lots within an Eco-Cluster development in the Silver Valley Area. The property owner has made a formal petition, as per Community Charter, Part 7, Division 5, 211 (1)(a), requesting the District provide a Local Area Service Bylaw specific to those properties to be created by the subdivision. The service is for enhanced landscape maintenance for 3 specific "Parkettes" areas within the subdivision located on municipal Road and Park lands. The bylaw would require the property owners of the 46 lots created by subdivision to pay an annual fee as a Local Service Tax for enhanced landscape maintenance within the 3 Parkette areas. RECOMMENDATIONS: That a Local Area Service, as formally petitioned by the property owners of 22600 136 Avenue, and as per Community Charter, Part 7, Division 5, 211(1)(a), be authorized for the enhanced landscape maintenance costs to be levied on the benefitting properties to be created by subdivision of the land; and further That Formosa Plateau Local Area Service Bylaw No. 6769-2010 be given First, Second and Third Readings. DISCUSSION: a) Background Context: This development site is located west of the Blaney Hamlet and is designated Eco-Cluster with 38 single family lots and 8 street townhouse units (two four-plex units) proposed. Within the Eco- Cluster development, two looped roads are proposed and all units will front onto "Parkettes" and back onto dedicated Park. Parkettes are incorporated into the development plan as the focal point of each Eco-Cluster and they are generally located as a naturalized green space within the road allowance. Roads within Eco-Clusters are designated as Rural Local Roads in the Silver Valley Area Plan. The road width and on -street parking requirements for this site were carefully considered to meet the specific site conditions, the Silver Valley Area Plan road standards, and the Engineering Department and Fire Department requirements. 1112 An Eco-Cluster is defined in the Silver Valley Area Plan as "a group of housing units, condensed within clearly defined limits, surrounded by open space and linked to other parts of the Silver Valley community by a single local road" and includes the following principles: • Condensing housing clusters within clearly defined limits; • Considering a variety of lot sizes and housing types within the overall site density; • Proposing minimal site re -grading; • Incorporating "Parkettes", which serve as green frontage for most units; • Maximizing retention of existing vegetation; • Limiting development to areas where existing grades are less than 20%; • Natural open spaces are connected and continuous, creating wildlife corridors; • Protecting environmentally sensitive areas through public ownership; • Retaining and enhancing unique natural features, such as rocky knolls; • Providing a variety of trails that ensure linkages and connections to surrounding amenities. b) Desired Outcome: The property owners for this development have expressed a desire to establish a Local Area Service for the 3 enhanced landscape areas (Parkettes) for the 46 benefitting lots that will result from the subdivision. They have made a formal petition, as per Community Charter, Part 7, Division 5, 211 (1)(a), requesting the District provide a Local Area Service Bylaw, specific to those properties to be created by the subdivision. The developers of the site will be responsible for the enhanced landscaped areas installation and maintenance costs, ensuring 100% survival, for the first year. The costs for ongoing maintenance in subsequent years will then be provided by the 46 property owners after subdivision. The cost recovery method would be the collection of 100% of the enhanced landscaping maintenance costs as a Local Service Tax. c) Formosa Plateau Enhanced Landscape Area Requirements: The planting plan for the Enhanced Landscape Planting areas was prepared by DMG Landscape Architects and is attached as Appendix "C". The recommended procedures and frequencies for maintenance are Level 3 - Moderate of the BC Landscape Standard. This standard is for a generally neat, moderately groomed appearance, with some tolerance for the effects of `wear and tear', moderate traffic and naturalization processes. The standard includes regular mowing and care of the lawn areas, control of invasive species, pruning, and fertilizing, as required for the planted areas. DMG has provided an estimate for the second to fifth years of maintenance of $8833.00 per year, attached as Appendix "D". It is anticipated that the maintenance costs could be reduced over time as the planted areas naturalize and mature. Therefore, the maintenance costs should be reviewed every year. The Local Area Service will also include maintenance of the grass boulevards on the north side of 136 Avenue and the east side of McKercher Road adjacent to the enhance Park area. These areas are included in the Bylaw Map. -2- d) Citizen/Customer Implications: The estimated cost of the petitioned service will be $192.00 per residential lot for 46 lots in the Formosa Plateau Local Area Service. The Local Area Service bylaw will establish an Annual Charge based on a per lot basis for the 46 lots within the benefitting area. It is anticipated that this charge will start in 2012, after the completion of the one year maintenance period required from the developer. e) Interdepartmental Implications: Operations Department: The enhanced landscaping maintenance requirements for the Parkette areas in this development are in excess of the funded base level of maintenance provided throughout Maple Ridge, and therefore would be unfunded by the District. Costs for maintenance of enhanced landscaping existing in other areas of Silver Valley have been monitored by the Operations Department over time and a Local Area Service Bylaw is being proposed by Operations for ongoing maintenance of those areas. Local Area Service bylaws have already been established in several other areas in the District, including Maple Crest and the Kanaka Business Park. Finance Department: The Property Tax section of the Finance Department will impose the cost of this service as a levy and place the notation on the tax roll of the benefitting property owners, expected to start in 2012. CONCLUSION: It is recommended that the formal petition by the property owners of 22600 136 Avenue for a Local Area Service be authorized by Council for the enhanced landscape maintenance costs to be levied on the benefitting properties to be created by subdivision of the land; and that First, Second and Third Readings be given to Formosa Plateau Local Area Service Bylaw No. 6769-2010. Prepared by: Ann Edwards, CPT Senior Pla ping Technician 4 4pprovedne Tce ' g, P, MCIP Di f P Ing �. ..r Approved bi Frank Quinn_, MBA, P GM: Publi ork &development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following apper(dices are attached hereto Appendix A - Subject Map Appendix B - Local Area Service Bylaw 6769-2010 Appendix C - Landscape Plans for Enhanced Planting areas Appendix D - DMG Cost estimate for years 2-5 ape S Qc,+,(+;oh -3- Rem SW 114 P N SCALE 1:2,420 APPENDIX A ii r 137 ou� d# Pitt �>�.. O W s j !. *.r t I _�.'[ _ 22600-136 Ave a CORPORATION OF THE DISTRICT OF `j5 District of MAPLE RIDGE � �'r 1� - ! � Langley 1 a _ 1 PLANNING DEPARTMENT _ _. FFiADATE: Oct 26, 2010 cSA J Off'/j) BY: DT - � SER R. L. - APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE LOCAL AREA SERVICE BYLAW NO. 6769-2010 A Bylaw to authorize a municipal service to maintain enhanced landscape areas; to define the benefitting lands; and to establish that the cost of the municipal service shall be borne by the owners of real property within such defined area. WHEREAS, Council has been petitioned to provide a municipal service pursuant to Division 5, Section 210 of the Community Charter S.B.C. 2003, c.26 (the "Community Charter"); AND WHEREAS the Municipal Clerk has certified that the petition received for the municipal services does constitute a sufficient and valid petition; AND WHEREAS it is deemed expedient to proceed with the works; AND WHEREAS the "Maple Ridge Local Area Service Policy", as amended, provides that the cost of providing a municipal service shall be recoverable from each of the existing parcels of land and all future lots created by subdivision of the parcel, specifically Lot 1, Section 32, Township 12, NWD Plan 85759, that will benefit from the service. NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Formosa Plateau Local Area Service Bylaw No. 6769-2010". 2. The contents of Schedules ""A", "B" and "C" attached hereto are hereby declared to be made an integral part of this Bylaw. 3. The Local Area Service of the District for the benefit of which the enhanced landscape areas are to be maintained as a municipal service are defined as the hatched areas on the attached Schedule "A". 4. The recommended procedures and frequencies for maintenance and Annual Charges are described on the attached Schedule "B". 5. The Landscape Tree Plans and Landscape Shrub Plan, as prepared by DMG Landscape Architects, amended October 26, 2010 for the Enhanced Landscape areas are attached as Schedule "C". 6. This bylaw shall take effect as of the date of adoption hereof. READ a first time the day of READ a second time the day of READ a third time the day of RECONSIDERED AND FINALLY ADOPTED, the PRESIDING MEMBER , A.D. 20 . , A.D. 20 . , A.D. 20 . day of , A.D. 20 . CORPORATE OFFICER SCHEDULE A +o 8916tvJ 019-90e0 MAPLE RIDGE LOCAL AREA SERVICE BYLAW Bylaw No. 6769-2010 �� Enhanced Landscape Areas 0 Original Lot Boundary MAPLE RIDGE N SCALE 1:1,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE LOCAL AREA SERVICE BYLAW NO. 6769-2010 SCHEDULE "B" Class of Work: The establishment, maintenance and replacement of landscape areas and grass boulevards for the areas indicated by bold outline on Schedule "A" are to be maintained as per the recommended procedures and frequencies for maintenance Level 3 - Moderate of the BC Landscape Standard. (BC Society of Landscape Architects and BC Landscape & Nursery Association) Annual Charge: The Annual Charge is based on a per lot basis of $192.00 for each of the 46 lots created by subdivision of Lot 1, Section 32, Township 12, NWD Plan 85759, starting in 2012. The charges established under this Bylaw shall be specifically charged against the parcels benefitting from the work, payable by a per lot basis levied year by year. The Annual Charge Adjustment: The annual charge will be reviewed each year by the Operations Department, and adjusted accordingly to reflect any change in maintenance requirements or costs, and to reflect any increase in the Consumer Price Index (CPI) for Vancouver, BC for the immediately preceding year commencing with 2013, as provided by Statistics Canada. SCHEDULE C L_ n f_ _ i -,. Q _7n, TU (�`l'/QId) w /(O! -ocvr m a� z Q J a_ W W Of W d Q U V) Z Q J 8 $ 4 4 r; ifs APPENDIX D - 4-0+ke YePore Landscape Maintenance Cost Estimate Per /Year for Years 2-5 DMG OLIN landscape architects Nov. 8, 2010 Re: Formosa Plateau Developments Ltd. Maintenance Estimate. 21778 River Road, Maple Ridge, B.0 Attention: Ann Edwards The following yearly landscape maintenance estimate is based on the recommended procedures and frequencies of level 3 of the BC landscape standards. This estimate is a break down per year from year 2 — 5 after initial planting. Execution: 1) Planting bed maintenance: a) Weed Control - Removing all weeds from planting beds once per month. $ 650.00 b) Pest Control — Plants to be inspected once every two months for pests $400.00 + and diseases. Follow IPM as per BC standards. c) Pruning — All trees and shrubs shall be reviewed every two months during $1880.00 growing season to remove all dead, weak or diseased wood. d) Fertilizing — A soil analysis of each planting area shall be taken during $300.00 + the beginning of growing season to determine if the soil is deficient in any nutrients. Follow recommendations of soil analysis. e) Mulching — Maintain exposed planting surface to original levels. Apply Cost + Labour once at beginning of season. Provide estimate and get approval before applying mulch. 2) Lawn care maintenance: a) Mowing - Mow lawn as it reaches a height of 60mm. Mow to height of $ 2550.00 40mm. Trim all edges with power trimmer. Estimate of 22 cuts per season +/- per conditions. b) Pest Control — Inspect lawn for pests with every mowing visit. $ 200.00+ c) Fertilizing — At least three months after seeding or sodding, apply in April $1100.00 and July 18-6-12 sulphur- coated urea fertilizer at rate of 1 kg per 40m2 of lawn. In October, apply 3-15-6 fertilizer to all lawn areas. d) Edging —In March or April, power edge or with half moon establish a clean $950.00 edge and maintain appearance throughout season. Suite C100-4185 SUIT Creek Drive, Bumaby, British Columbia, V5C 6G9, ph. (604)437-3942, fx. (604)437-8723 email: office@dmglandscape.com Nov. 8, 2010 DMG Project No.: 09-175 21778 River Road, Maple Ridge 13C. Fo►mosa Plateau Developments Ltd. DMG DO" 1.1r�MMON landscape anriiteds Page 2 of 2 Items 1 and 2 $8030.00 10% Contingency $803.00 Total $8833.00 Note: Items 1.b),e),f) and 2.b) may have extra costs upon review of the soil analysis report or due to the presence of a pest or disease. Item 2.0 will vary depending on mulch levels. Contractor must provide a written cost estimate of any extra work above the establishment maintenance estimate before performing any extra work. If you have any questions please do not hesitate to contact us. Yours truly, Bryan Marthaler DMG Landscape Architects APPENDIX E 22600 136 AVENUE LANDSCAPE MAINTENANCE LOCAL AREA SERVICE PROPERTY LOCATED AT 22600 136 AVENUE Whereas the official petition was circulated to all relevant property owners by Mr. Seiko Huang, one of the respective property owners; Whereas there is a total of 1 property in the affected area; 1 property signed the petition; 0 properties did not sign the petition; 100% of properties validly signed the petition Whereas the grand total for land & improvement values in the affected area is $3,452,000.00; Grand total values of properties that signed the petition is $3,452,000.00 Grand total values of properties that did not sign the petition is $0.00 100% of the total value of properties signed the petition Therefore, I, Ceri E. Mario, Corporate Officer, do hereby certify that the petition received in favour of this local service area is sufficient. Ct':�JC-A�z / o Zdl n Ceri E. Mario - Corporate Officer Date Formosa Plateau Developments Ltd. 21778 River Road Maple Ridge, B.C. V2X 2B7 November 9, 2010 District of Maple Ridge 11995 Haney Place Maple Ridge, B.C. V2X 6A9 Mayor & Council: RE: Petition for Local Service Area Landscaping Maintenance for Proposed 46 Lot Subdivision at 22600136 Ave. ("Formosa Plateau") The development is an "Eco Cluster site" and will involve enhanced landscaped park areas that will require low level maintenance on a continual basis. The cost of providing this service is estimated to be $_ k, 833 -2 annually. (Approximately $ 60 /house for 46 houses.) The cost recovery method would be collection of 100% of the cost as a local service tax with the prope taxes. As the developers of the site we will be paying the maintenance costs for the first year#. We trust this is in order and that you will favourably consider our petition request. Yours very truly, Mr. Seiko H Vang (Formosa Plateau Developments Ltd.) Cc: Ms. Ceri Marlo, Manager of Legislative Services Cc: Ann Edwards, Planning Department Cc: Damax Consultants Ltd. r Mr. Jung Fa Yen DISTRICT OF MAPLE RIDGE Deep Roots Greater Heights TO: His Worship Mayor Ernie Daykin DATE: November 4, 2010 and Members of Council FILE NO: SP/082/10 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Soil Deposit Permit 22294 132 Avenue EXECUTIVE SUMMARY: A Soil Deposit application has been made to the District which falls under Section 20(3) of the Agricultural Land Commission Act. This site is 3.910 hectares and is within the Agricultural Land Reserve and the North Alouette Floodplain. This application arises from the property owner's desire to protect his land from flooding. This application is being processed under the requirements of the Agricultural Land Commission (ALC) which requires Council's comments and recommendations concerning the proposed fill activity in the floodplain before forwarding to them for review. Based on the information provided by the applicant and the potential risks identified in this report it is recommended that this application not be forwarded to the ALC. A limited placement of fill to accommodate a new home above the floodplain elevation would be more appropriate. Any fill application approved by the ALC must conform to the District's regulations (specifically the Soil Deposit Bylaw No. 5763-1999). RECOMMENDATION: That the application for a fill permit under Section 20 (3) of the Agricultural Land Commission Act submitted by Trevor Krugel for the property at 22294 132 Avenue not be forwarded to the Agricultural Land Commission. BACKGROUND: Applicant: Poco Sand & Gravel Ltd Owner: Trevor Krugel Legal Description: Lot 6, Sec. 30, Tp 12, NWD, Plan 3305 OCP: Existing: 100% Agricultural Zoning: Existing: 45% RS-3 (One Family Rural Residential) 55% Agricultural Surrounding Uses North: Use: Residential Zone: 63% RS-3, 37% A-2 OCP: 100% AGR South Use: Residential Zone: 57% RS-3, 43% A-2 OCP: 100% AGR East West Existing Use of Property: Proposed Use of Property: Access: PROJECT DESCRIPTION: Use: 7 properties, rural residential and agricultural Zone: all RS-3 OCP: 100% AGR Use: agricultural and rural residential Zone: 100% A-2 OCP: 100% AGR Vacant Single Family Residential/Agricultural 132 Avenue The property is located within the North Alouette floodplain and is within the Agricultural Land Reserve. The area is prone to flooding from the North Alouette River. There is a watercourse, Sheehan Creek, that was confirmed to be in the District mapping inventory, and runs along a portion of the east side of the property. This watercourse has a 15 metre setback, and is important drainage for properties to the east, as it flows north to the 132 Avenue ditches that eventually empty into the North Alouette River. The applicant has requested permission to bring fill onto the property to raise the level of the property to reduce flooding and improve drainage. He is proposing to strip the existing soil, place 12,000 cubic metres of topsoil, and then top with original stripped topsoil, over the entire 3.9 hectares of the property. The elevation of the land will be raised an average of 0.5 metres, (ranging from 0.1 to 1 metre depending on lay of the land) The applicant has submitted an Engineering Report from Valley Geotechnical and an Agrologist Report from Madrone Environmental. The Engineering Report does not speak to Hydrology issues and risks, but rather to levels of fill, type of fill, and stability of the fill. The Agrologist Report contradicts the Engineering Report in types of fill to be placed on site; and contradicts District information about the existing watercourse. Site specific issues that have occurred on this site within the last year include: • Structural material was brought onto the site for the building of a road down the middle of the property from the north to the south. This is a permitted activity within the ALR regulations; but is not, in the ALC's opinion, conducive to productive use of the property for agricultural production purposes. It appears to be preparation for a rural residential use, rather than agricultural production. • The southern two thirds of the property was cleared of trees and understory over the entire width of the property. This included total clearing and grubbing within the 15 metre setback area of the watercourse on site. This activity within the setback area is a violation of the District of Maple Ridge Watercourse Protection Bylaw. -2- • Large amounts of unpermitted fill, including sand, roadway waste (asphalt) and other unsuitable materials, have been deposited on the site in stockpiles. These materials are contrary to both ALC and DYIR regulations. Stop Work Orders have been placed on this property more than once to prevent further dumping. The result of the Stop Work Orders has been the submission of the Soil Deposit Application. ENVIRONMENTAL IMPLICATIONS: There are specific concerns regarding the potential impacts of filling with regards to management of storm water and flooding concerns. This proposal was sent to the Engineering Department for comment. Those comments included that caution should be taken in allowing filling of entire properties in this floodplain due to the potential impacts in the floodplain, and due to the potential precedent that it will set for other floodplain landowners to request filling on their properties. RISK MANAGEMENT ISSUES: There are ongoing risk management issues concerning farm lands located in the floodplains that require the careful coordination and communication between the Department of Fisheries and Oceans (DFO), Ministry of Environment (MOE), Agricultural Land Commission (ALC) and the District of Maple Ridge. For example: • Large scale in -filling of farm lands to raise the elevations in floodplain areas due to water displacement affecting neighbouring properties. • Disruption to existing drainage patterns due to re -directing of water -flows affecting neighbouring properties • The high water table level in this area does not make detention ponds or deep ditches a mitigative measure to storm or flood water holding capacity. If this application is sent on to the Agricultural Land Commission, it will be reviewed there, and if it is approved, the District of Maple Ridge will be obliged to grant a Soil Deposit Permit. The District will be able to apply conditions to the Permit that the applicant will need to fulfill. However given the absence of a wide ranging risk management policy for the Alouette River floodplain, it is felt that it is not in the best long term interest of the District and this neighbourhood to permit the filling of entire properties. Limited placement of fill to accommodate a new home above the minimum floodplain elevation would be more appropriate. INTERGOVERNMENTAL ISSUES: Land Reserve Commission: If the local government approves, in principle, the Soil Deposit Application, the Agricultural Land Commission (ALC) will review the proposal for Soil Deposit in the Agricultural Land Reserve. If the ALC does not approve of the Application, the District cannot grant a Permit. If the ALC does approve the application, the District is obliged to grant a Permit as long as the applicant can provide all assurances requested under District regulations. Based on the information provided in the application and the Soil Deposit Bylaw regulation # 5763- 1999, if the ALC grants approval, the District will require (through Section 7.16 of the Bylaw) a survey by a B.C. Land Surveyor that indicates contour plans and proposed final slopes; and a professional engineer report that certifies the proposed volume of fill will not cause adjoining properties to experience increased flooding. This may be a difficult assurance for a professional engineer to provide given the flooding historically occurring in this area. CITIZEN/CUSTOMER IMPLICATIONS: Berming or raising grades of properties within a floodplain can have implications of displacement of water and the subsequent impacts to neighbouring properties. For those living and working in floodplain areas, these issues are of concern. Council may wish to establish an acceptable level of risk associated with filling in the floodplain, in order to be fair to all landowners in the active floodplain of the Alouette Rivers. The outcome of the ongoing Alouette River floodplain study may be able to assist in this regard. INTERDEPARTMENTAL IMPLICATIONS: Filling and land grading within the active North Alouette Floodplain are issues that affect Planning, Engineering, Building, Enforcement and Operations Departments. Consensus on acceptable risk standards, acceptable final grade levels, and standards for berm and ditch construction will go a long way in making consistent decisions as development pressures continue to increase in this area. ALTERNATIVES: The applicant is asking for a Permit to raise the level of this entire property in order to make it more functional for his personal uses. If a Permit is not granted, the property owner will still be able to build a house and increase the elevation of the building envelope above the floodplain level, as per the District Building Bylaw. The surrounding lands on the property could be re -graded without the addition of fill to improve the drainage; but during high flood events the property would continue to take on its share of the water. -4- CONCLUSION: Based on the information provided by the applicant, it is recommended that this application not be forwarded to the Agricultural Land Commission for review. Prepared by: Gail Szostek Environmental Technician App oved bickeri , MCP, MCIP Director of Pla ing f Approved by: Frank Quinn, P.Eng., PMP GM: Public Works &;Development Services 9 Concurrence: Jim Rule Chief Administrative Officer GS/dp The following appendices are attached hereto: Appendix A - subject map -5- Appendix A Rem A 13261�69 P 6569 P 26885 132 AVE 13246 PP153 'PP153 N 1305W130 t Cft� f Pith Mea ows f 22294-132 Ave CORPORATION OF �_.. r ' - THE DISTRICT OF N /r _ MAPLE RIDGE District of �I e �- PLANNING DEPARTMENT 9 Y SCALE 1:3,000gh Lan le i r7��' DATE: Sep 16, 2010 FILE: Untitled JV FR4SER f3 �� : •-. MAPLE RIDGE Deep Roots Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: November 2, 2010 and Members of Council FILE NO: E01-035-001 Chief Administrative Officer ATTN: C of W Santa Claus Parade and Christmas Festival in the Park EXECUTIVE SUMMARY: A request has been received from the Maple Ridge Christmas Festival Society to use municipal streets for the annual Santa Claus Parade and Christmas Festival in the Park on Saturday December 4, 2010. Authorization from Council is requested to allow the event to occur in Maple Ridge. RECOMMENDATION: THAT use of municipal streets be authorized for the annual Santa Claus Parade and Christmas Festival in the Park on Saturday December 4, 2010, provided the conditions outlined in Schedule `A' attached to the staff report dated November 2, 2010 are met. DISCUSSION: a) Background Context: The Maple Ridge Christmas Festival Society is requesting permission to use municipal streets on Saturday December 4, 2010 for their annual Santa Claus Parade and Christmas Festival in the Park. The Christmas Festival events will be held in Memorial Peace Park from 4:00 pm to 8:00 pm. The Parade is scheduled from 6:00 pm to 7:30 pm. The parade route begins on Dewdney Trunk Road at York Street, travels east to 224 Street, and travels south on 224 Street, enters Haney Place road through Memorial Peace Park, continues south on 224 Street, ending at Selkirk Avenue. These events require the following road closures: • Haney Place road including Fraser Street to Dewdney Trunk Road (2:00-8:30 pm) York Street from 122 Avenue to Dewdney Trunk Road (4:00-7:00 pm) 122 Avenue (south side) from York Street to Dunbar Street (4:00-7:00 pm) Dewdney Trunk Road from York Street to 224 Street (5:30-7:30 pm) 224 Street from Dewdney Trunk Road to Selkirk Avenue (5:30-8:30 pm) Selkirk Avenue from 223 Street to 224 Street (5:30-8:30 pm) It is anticipated that all the streets will be restored by 9:00 pm. A map showing the location is attached. 1114 b) Strategic Plan: Permitting of Maple Ridge street events promotes community development and often highlights Maple Ridge's natural and built features. c) Citizen/Customer Implications: Permission to use municipal streets may cause some delays and inconveniences to other road users. However, traffic control will be provided by the event organizers. In addition, the organizers will be distributing an information letter to affected businesses and residents. d) Interdepartmental Implications: The road use permit establishes that the event organizer must obtain the approval of RCMP and Fire Department for traffic control and management and must notify BC Ambulance Services as well as Coordinate with Coast Mountain Bus Company (transit service) on any rerouting requirements. e) Business Plan Implications: The Business Plan recognizes that the District processes requests for use of municipal streets as part of its services. The financial impact of the specific road use is limited to staff processing effort. f) Policy Implications: Permission to use municipal streets is grantable under the District's policy practices. g) Alternatives: The District could refuse to permit the event to occur. In this event, the organizer would have to cancel the event. CONCLUSIONS: From time to time, the District is requested to allow the use of municipal streets for various events and activities. Permission is requested for the annual Santa Claus Parade and Christmas Festival in the Park and conditions of Schedule 'A' are attached. Submitted by: Aadrew Wood, PhD., PEng. Municipal Engineer Approved by/Frank Quinn, MBAs n . G Public Works & D elopment Services Concurrence_t J. L. (Jim) �ule Chief Administrative Officer Schedule 'A' To Council Memorandum Dated November 2, 2010 Santa Claus Parade and Christmas Festival in the Park . Condition of Approval Approval for the event is given on condition that the organizers: 1. provide all necessary traffic controls, parking and emergency access acceptable to the RCMP, Fire Department and the Corporation of the District of Maple Ridge (the District); 2. notify local Ambulance Services of the event; 3. make arrangements with Coast Mountain Bus Company for any required rerouting of buses; 4. advertise the event in a local newspaper and notify all surrounding businesses and residents of the event (a minimum of one week prior to the event date); 5. notify surrounding businesses of pending road closures, by letter provided by the District of Maple Ridge on behalf of the organizer; 6. must maintain access for emergency services to the effected areas at all times; 7. hold and save harmless the District from and against all claims, and damages arising out of or in any way connected with the event; 8. obtain any required permits from the Maple Ridge Parks & Leisure Services Department for park facility use if required; and 9. obtain and maintain during the term of this event a comprehensive general liability insurance policy providing coverage of not less than $5,000,000.00, naming the Corporation of the District of Maple Ridge as an additional named insured and MUST have the following statement written in the policy: "Naming the District as an additional insured and providing that the said policy shall not be cancelled, lapsed or materially altered without 30 days notice in writing to the District." Policies without this statement or an altered statement will NOT be accepted. The policy shall also include a Cross Liability Clause. A copy of such policy shall be delivered to the Corporate Officer prior to the event; and 10. refurbish all municipal infrastructure to an equal or better condition than that which existed prior to the event, all within 24 hours of the completed event, to the satisfaction of the District. The Corporation of the District of Maple Ridge reserves the right to withdraw permission to use municipal streets for this and future events should the organizers fail to comply with the above requirements. Chief Administrative Officer .i5. MAPLE RIDGE CHRISTMAS FESTIVAL SOCIETY n 11925 Haney Place, Maple Ridge, BC. V2X 6G2 C/o Festivals office: Phone 604-467-7325 Fax: 604-467-7373 Ruby Tam District of Maple Ridge Engineering Department 11995 Haney Place, Maple Ridge BC V2X 6A9 October 22, 2010 Good day Ms Tam, Please accept this letter on behalf of the Maple Ridge Christmas Festival Society as our formal road closures request, for the annual Christmas in the Park Festival, and Santa Claus parade to be held Saturday December 4, 2010. Please find a map of the parade route for your approval and a draft copy of the layout of park activity locations. Road closures for the parade route require barricades in the following areas: Fraser Street at Dewdney Trunk Rd. to Haney Place in Memorial Peace Park form 2:00 to 8:30pm. Haney Place, including underground parking access to and from the park closed from 2:00 to 8:30pm. 122 Ave East bound (south side) between York Street & Dunbar Street from 4:00 to 7:00 pm for marshalling. 221 Street between Dewdney Trunk Road (DTR) and 122 Avenue from 4:00 to 7:00 pm for parade marshalling. DTR between 221 Street and 224 Street between 5:30 and 7:30 pm for parade travel. 224 Street between Selkirk Ave and DTR from 5:30 to 8:30 pm. 119 Ave closed at 224 Street from 5:30 to 8:30 pm. Selkirk Ave between 223 Street and 224 Street from 5:30 to 8:30 pm, including all lane and parking lot access on to Selkirk. Steps will be taken to ensure no interference to BC Ambulance dispatch centre during this time. All lanes between DTR and Selkirk Ave closed at 224 Street from 5:30 to 8:30 pm. McIntosh will be closed at 224th Street from 5:30 to 8:30 pm. There will be no parking along DTR between 221 Street and 224 Street from 5:00 and 8:30 pm for parade travel. There will be no parking along 224th Street between DTR and Selkirk from 5:00 to 8:30pm. There will be no parking along Selkirk Ave between 223`d and 224th Street between 5:00 and 8:30 pm. All possible steps to open the streets as soon as safely possible, following the parade, will be taken. We apologize for any inconvenience this road closure may cause, and thank you for your co-operation. If you have any questions please contact Art Solomon at 604-219-9027. Sincerely Art Solomon Chair, Maple Ridge Christmas Festival Society a� o M N U "a co co ca d O O 0 N O O 0 o O r v O r O � ra 0 a� _o 0 O a� a) � N Co O = � 3 �a 0 W = o cc L °Y 0 d o� a `o CcE (� oag z „ E L V o r U O °° U U L � 0 i5 U U a) (1) a) aD -a v a -a mca mca f0 c0 (Q n.a as 0 0 O r r N O N N E F o U O Q �oE O U ai v Cm •E m c � E >�v wcnw w iS 3003 Y Y w Q is 9ZZ Y Z Z) F H c Z AYM Co �[ 0 3N0 Z'<t t w 5 �i35d�1� 03: �� Cu N w mamas Z . 224 ST a N Q W is t7ZZ J w W Y co * W - Z Q o; 1 03� LOU) W = IS N3a2idJ g 0 Z w a w Z g Z N i7 L) g o is Ezz ° w a Z is £ZZ w z m Q w r � r is `dZ`dld is ZZZ is 2IVSNna is lzz H d3ad AISW3SSd co is >Wol1 .10 \ is LZZ / is �i OA 0 ca 40 N t4 16 Pw W* CL ■ Deep Roots Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: November 1, 2010 and Members of Council FILE NO: Chief Administrative Officer Disbursements for the month ended October 31, 2010 EXECUTIVE SUMMARY: Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the vouchers for the following period through Council resolution. The disbursement summary for the past period is attached for information. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the "disbursements as listed below for the month ended October 31, 2010 now be approved". GENERAL $ 13,048,006 PAYROLL $ 1,447,447 PURCHASE CARD $ 80.860 14.576,313 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan / Financial Implications: High[ights_of larger items included in Financial Plan or Council Resolution • BC SPCA - Community Animal Centre development - 50% share $ 306,338 • Double M Excavating - River Road drainage improvements $ 200,176 • Emergency Communications - Dispatch levy - 4th quarter $ 240,225 • G.V. Water District - water consumption June 30 - August 3/10 $ 965,247 • G.V. Regional District - debt payment $ 1,700,221 • Imperial Paving - 2010 annual pavement rehabilitation program $ 431,458 • Imperial Paving - Downtown road & utility rehabilitation $ 917,562 • Metro Motors - Three Ford trucks $ 185,490 • Minister of Finance - School tax remittance $ 166,490 • PW Trenchless Construction Inc - 256 St. sanitary sewer $ 446,299 • Receiver General - Three payroll remittances $ 763,460 • Receiver General - RCMP contract Apr-Jun/10 $ 2,507,315 • Tag Construction Ltd. - Abernethy Connector realignment $ 451,222 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended October 31, 2010 have been reviewed and are in order. Prepared by: G'Ann Rygg Accounting Clerk II Approved by. Trevafiompson, CGA Manager of Financial Planning Approved by: Paul dA, B , CGA� 77-porat Fi 6ncial Services -- Concurrence4 `J.L. (Jim) Rule Chief Administrative Officer gmr CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - OCTOBER 2010 VENDOR NAME DESCRIPTION OF PAY-MENT AMOUNT 17th Avenue Lifestyles Ltd Security refund 18,000 A T & H Industries Inc Gravel & dump fees 15,912 Aecom Canada Ltd MREC Feasibility Study 53,151 River Road Storm Sewer 11,975 Spencer Creek Pump Station 17,111 Vernon Trail Bridge aka Bil Farms Bridge 14,414 96,651 Allstream Annual communications maintenance service agreement 15,425 Phone system supplies 11849 17,273 Alpha Beta (228 St Hldgs) Corp Security refund 47,000 Anvil Glass RCMP counter replacement 16,531 Aplin & Martin Consultants Ltd 256 Street watermain 10,871 216 St & 128 Ave traffic signal 1,935 Abernethy Way realignment 5,478 Multi -Use pathway design 563 18,847 BC Hydro Hydro charges Oct 101,448 BC SPCA Contract Mar, Aug, Sep & Oct 92,052 Community Animal Centre development - 50% share 306,338 398,390 Bynett Construction Services Leisure Centre reception 21,865 RMCP facility jail cell renovation 54,026 75,891 CUPE Local 622 Dues - pay periods 10/20 & 10/21 31,950 Cedar Crest Lands (BC) Ltd Cliff Park grass playfield installation 37,203 Chevron Canada Ltd Fuel Nov 73,991 Columbia Bitulithic Ltd Duraphalt 47,134 Con -West Contracting Ltd Spencer Creek Outfall upgrade 93,442 Corix Water Products Waterworks supplies 15,104 Double M Excavating Ltd River Road drainage improvements 200,176 Emergency Communications Dispatch levy- 4th quarter 240,225 Fitness Edge Fitness classes & programs Sep & Oct 29,479 G T Rasolini Leisure Centre washrooms 10,058 Community Centre & City Hall concrete repairs 6,126 16,184 Gill, Gurcharn Security refund 21,405 Great West Equipment Volvo combination roller 46,171 Greater Vanc Water District Water consumption June 30 - August 3/10 965,247 Greater Vancouver Regional Dis Debt payment 1,700,221 Mosquito control program 1,889 Water sample analysis 1,750 1,703,859 Happy Heart Fitness & Educ Weight room supervision & childcare activity room 16,388 HB Lanarc Albion Flats Concept Plan 16,338 Holmes & Brake[ (BC) Inc. RCMP workstation 18,581 Hub Fire Engines And Equipment 1946 fire truck restoration 22,153 Fire truck equipment 1,695 23,848 Igors Construction Ltd Leisure Centre tile project 149,990 Imperial Paving 2010 annual pavement rehabilitation program 431,458 Downtown road & utility rehabilitation 917,562 Roadworks 15,997 1,365,017 Inprotect Systems Inc Traffic calming 13,044 Pedestrian safety/access improvements 10.147 23,191 Interprovincial Traffic Sery LED Pedestrian sign 9,505 LED Street name sign 31,416 Pedestrian sign 560 UPS systems 9,968 Video systems 39,312 90,761 Kanaka Creek Developments Ltd Security refund 15,000 Kerr Wood Leidal Associates Albion Flats water servicing 4,840 Water model distribution upgrade 14,677 19,517 Letts Environmental Consultant Cottonwood Creek salmon habitat enhancement 9,860 Spencer Creek salmon habitat enhancement 6,054 Directional drilling 2,928 18,842 Manulife Financial Employee benefits premiums 106,861 Maple Ridge & PM Arts Council Art Centre grant Oct 44,320 Program revenue Sep 24,931 Theatre rental 1,532 70,783 Maple Ridge Historical Society Quarterly fee for service payment 31,085 Marv's Excavating Ltd 240 Street fibre conduit works 15,115 Medical Services Plan Employee medical & health premiums 27,954 Metro Motors Ltd Ford F250 truck 37,654 Two Ford F550 44 trucks 147,836 185,490 Minister Of Finance School tax remittance 166,490 Mino, Gordon Tax sale refund 29,627 MJT Enterprises Ltd Skating lessons 19,511 Municipal Pension Plan BC Employee benefits premiums 291,280 Norpac Controls Ltd SCADA upgrade 10,314 Sewerage system rehabilitation 5,153 Spencer Creek automated slide gate 36,578 52,045 Onni Contracting Ltd Security refund 22,500 Panorama LMS 4011 Strata fees Oct & Nov 16,570 Professional Mechanical Ltd Maintenance: The Act 4,089 Leisure Centre 6,676 Municipal Hall 578 Municipal Hall Cooling Tower Replacement 26,286 Pitt Meadows Family Rec Centre 328 Randy Herman Building 3,288 RCMP 1,554 Whonnock Lake Centre 2,876 45,675 Progressive Construction Ltd Security refund 39,000 PW Trenchless Construction Inc 256 Street sanitary sewer extension 446,299 Receiver General For Canada Employer/Employee remit PP10/19, 10/20 & 10/21 763,460 RCMP contract Apr-Jun/10 2,507,315 RCMP services for film production 1,850 3,272,625 Remdal Painting & Restoration Leisure Centre painting 21,798 Light post painting 8,425 30,223 RG Arenas (Maple Ridge) Ltd Ice rental Sep 58,294 Curling rink operating expenses Aug 5,960 64,254 Ridge Meadows Seniors Society Quarterly operating grant Oct - Dec 39,549 Ridgemeadows Recycling Society Monthly contract for recycling Nov 86,746 Weekly recycling 403 Litter pick-up contract 1,725 Apartment tote liners & rear truck liners 30,000 118,874 RJ Construction Leisure Centre men's shower 24,276 Spencer Brook Estates Ltd Security refund 15,650 Stonegate Properties Ltd Security refund 205,150 Tag Construction Ltd Abernethy Connector realignment 451,222 Tempest Development Group Amanda web payment processing software & consulting 17,681 Triton Environment Consultants 256 Street sanitary sewer extension 21,182 Cottonwood Creek fish passage improvement 525 21,707 Valley Traffic Systems Inc Traffic control 16,240 Warrington PCI Management Advance for Tower common costs Oct 50,000 Tower expenses Sep 16,372 66,372 Wedler Engineering Workers Compensation Board BC Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements October 2010 256 Street sanitary sewer extension 21,767 Employer/Employee remittance 3rd qtr 2010 93,718 Professional fees 20,768 12,131,349 916,657 13,048,006 PP10/20 & PP10/21 1,447,447 80,860 14,576,313 GMR \\DOVE\Corpserv\Finance\Accounting\Accounts Payable\AP Remittances (Disbursements)\2010\[Monthly Council Report 2010.xlsx]OCT'10 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer Adjustments to 2010 Collector's Roll EXECUTIVE SUMMARY: DATE: NOV 7, 2010 FILE NO: T21-212-003 ATTN: BC Assessment has revised the assessed value for the 2010 Collector's Roll through the issuance of Supplementary Rolls 4 through 8. The Collector is required to make all the necessary changes to the municipal tax roll records and report these adjustments to Council. RECOMMENDATION(S): The report dated Nov. 7, 2010 is submitted for information. DISCUSSION: a) Background Context: Forty-seven folios are affected: Five properties originally assessed as Class 6 were moved to Class 5. This did not affect the municipal portion of taxes but gave them the benefit of the 50% School Tax reduction afforded all properties in Class 5. Seventeen Class 1 properties were either granted farm status or had the allowable portion of land eligible for farm classification adjusted under the new guidelines introduced in 2010. These guidelines allow for a larger portion of the footprint of the residence to be granted farm status where the owner occupies and farms the property. One Class 1 property had its assessment for improvements removed as the house was demolished last year. Twenty-one Class 1 properties had reductions in value either as a result of appeals to the Property Assessment Appeal Board (PAAB) or a review by BCA. One Class 6 property was awarded a reduction in assessment while another saw a transfer from Class 1 to Class 6 and an increase in assessment as well as a result of appeals to PAAB. The assessment for a Class 6/1 split property owned by the GVTA and incorporated in the bridge network was corrected by being exempted. (Municipal tax revenue changes: decrease in Class 1(Residential) - $28,667; increase in Class 9 (Farm) - $1,337; decrease in Class 6/5 (Commercial) $10,988) 1132 b) Business Plan/Financial Implications: There is a total decrease of $38,318 in municipal tax revenue. CONCLUSIONS: Appeals heard by PAAB, a change in the rules governing Farm class as well as ongoing review of accuracy of assessments of certain properties by BCA resulted in a decrease of $7,327,340 to the Residential assessment base, a decrease of $935,900 to the Business assessment base and an increase of $55,699 to the Farm assessment base. Reclassification of commercial properties resulted in a transfer of assessment base in the amount of $1,729,400 from Class 6 to Class 5. This report dated Nov. 7, 2010 is submitted for information and is available to the public. Prepared by: Silvia Ru edge Manager;,Revenue & Collections Approve y: Aaul Gill, B.B.A.; C.G.A. General Manager porate & Financial Services Concurrences J.L. (Jim) Rule f Chief Administrative Officer Deep Roots Greater Heights TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: October 20, 2010 FILE NO: 0100-0550-20 ATTN: C.O.W. Contract Award for the Columbaria Plaza Construction EXECUTIVE SUMMARY: The Maple Ridge Cemetery Master Plan, adopted by Council in 2008 recommended a variety of service improvements at the cemetery site. One of the recommendations was to construct a columbarium either as infill on the existing site where there was available space for linear cremation elements, or as a new stand alone ornamental feature. A budget of $100,000 was approved for this project, and staff retained a Landscape Architect to design a suitable landscape that would enhance the aesthetic value of the site, while providing for this additional new interment option at the cemetery. RECOMMENDATION: That the Corporate Officer be authorized to execute the. contract with Canadian Lawn Care Services Ltd. to install the Columbaria Plaza for the sum of $111,684 plus HST which includes separately priced options such as granite coping on walls and granite pavers in the plaza (see attached concept layout) and further: That the Manager of Financial Planning be authorized to assign an additional sum of $72,684 plus 10% contingency from the Maple Ridge Cemetery Reserve that would incorporate all of the optional granite features and accessible walk way recommended by the Landscape Architect. DISCUSSION: a) Background Context: This project was tendered earlier in 2010 and was collapsed due to the bids being much higher than anticipated for the landscape portion of this project. The low bid at that time, although still in excess of the original $100,000 budgeted, was deemed to be non compliant with the next lowest bid being almost $70,000 higher and therefore beyond the resources available. The columbaria units (2) each containing 80 columbaria niches for this project have already been purchased through a separate tender process. The costs associated with the purchase of the columbaria units and the landscape architect fees have used $61,000 of the existing budget, leaving only $39,000 available for the landscape portion of the project. Therefore staff is recommending that the unforeseen additional costs to complete the project be taken from the Maple Ridge Cemetery Reserve which currently has an accumulated balance of just over $100,000 which may only be used at the cemetery. The Maple Ridge Cemetery currently offers in -ground traditional casket and cremation interments as well as a scattering garden (Rose garden). In the early years of operation the municipal cemetery offered only full casket burials and then added cremation services in Page 1 of 3 1151 1963 response to customer demand. A significant shift has also occurred during this period of time where the ratio of cremations to burials has changed from approximately 30% cremations and 70% casket burials to now where it is 70% cremation and 30% full burial requests, reflecting the greater acceptance of cremations as a means of interring family members. This may also be due to the rising cost of land over the years, which of course has been reflected in the fees and charges related to plot purchases and cemetery services. The introduction of columbaria "niches" is considered by many in the cemetery industry as a preferred and more cost effective way for residents to inter loved ones. The provision of a place for quiet contemplation in an aesthetically pleasing environment is also considered to be a very desirable enhancement to the cemetery grounds while providing this additional level of service. b) Desired Outcome: To provide a level of service indentified during the Cemetery Master Plan public consultation phase, in a cost effective manner, on a user pay basis where the costs associated with this service can be recovered and used to fund similar future expansions. c) Strategic Alignment: This project is consistent with the recommendations made in the Maple Ridge cemetery Master plan adopted by Council in 2008. (Recommendation# 3) of the Maple Ridge Cemetery Master Plan. d) Citizen/Customer Implications: The Cemetery Master Plan consultant suggests that based on demand and trends in the death care industry, the addition of a columbaria and plaza will be welcomed by our residents and funeral home service providers alike. Customers who choose the columbaria option will be greeted with an accessible, beautifully landscaped plaza, with built in seating providing a place for quiet contemplation and memorial of their loved ones. e) Business Plan/Financial Implications: The Columbaria project was introduced in the 2009 business plan for completion in 2010. A previous tender for this project was collapsed as some bids were non compliant and others were prohibitively expensive. The above recommendation will require that the cemetery reserve be utilized to fund the additional costs associated with the completion of this project. The fees and charges report to amend the cemetery fees and charges to include the columbaria service will be submitted separately for Council consideration. f) Alternatives: The columbaria units could be installed at the proposed location without the proposed accessible landscaping, seating opportunities and would have plain concrete surfaces at a reduced cost of $84, 276 plus HST, however this is not recommended. This option would still require the transfer of $45,276 from the cemetery reserve. Page 2of3 CONCLUSIONS: The basic landscape concept is not recommended by the Landscape Architect who has advised staff that accessibility, ornamentation and comfort are essential elements of a project like this, and should not be viewed from a strictly economic or functional perspective for interments. The staff involved in this project concur with the Landscape Architect's recommendation in this regard and consider this to be a project that our residents will be very proud of, while also meeting our residents interment needs. Prepared by: -019bMinaker Darks Superintendent Approved by.1 Kell S ift Genera anager, Community Development, Parks and Recreation p. Approved by." Pau Gill General Manager Corporate and Financial Services Concurrence: J.L. (Jim),,Rule Chief Adininistrative Officer gm Page 3 of 3 !a 4 RIDGEMAPLE BfRmh Deep Roots Greater Heights TO: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: October 22.2010 and Members of Council FILE NO: 3900-20-Cemetery_Bylaw_2010 Chief Administrative Officer ATTN: C.O.W. Maple Ridge Cemetery Amending Bylaw EXECUTIVE SUMMARY: The addition of columbaria at the Maple Ridge Cemetery will necessitate amending the fees and charges in schedule "A" to include the sale of rights of interment for the columbaria niche(s) as well as the relevant service and marker charges. RECOMMENDATION: That Maple Ridge Cemetery Amending Bylaw No 6776-2010, be given first, second and third readings. DISCUSSION: a) Background Context: The Maple Ridge Cemetery Master Plan adopted by Council in 2008, recommended the addition of columbaria at the Maple Ridge Cemetery in order to meet the needs identified by both residents and funeral service providers during the public information session related to the plan. This interment option has become very popular in other municipal cemeteries as an alternative to in -ground burials. b) Desired Outcome: To provide the desired interment options and services identified by residents and funeral service providers in the 2008 Cemetery Master Plan c) Strategic Alignment: The proposed fees and charges will assist the District of Maple Ridge to meet its cost recovery projections to recover the costs associated with the expansion of the cemetery site and services, as it is anticipated that families who desire this level of service will make the choice to inter their loved ones in Maple Ridge rather than seeking this type of service at an alternate location. d) Citizen/Customer Implications: The residents of Maple Ridge will benefit from the greater range of interment services at a cost that in many cases will be lower that other municipal and private cemetery sites. By providing columbaria options the cemetery is well positioned to retain customers that until now, may have chosen to inter elsewhere. e) Business Plan/Financial Implications: This project was identified in the Cemetery Master Plan and adopted by Council in 2008. The recommended fees and charges have anticipated costs \\Dove\cdpr\3700-Legislative-Services\3900-Bylaws\20-Cemetery_Bylaw\2010\Cemetery Fees and Charg� 110� associated with the land used for this project, construction of the columbaria garden site, cost of Columbaria units, as well as the associated service fees in this regard. Cost of project implementation Cost of Columbaria units (2) $43,860 (approx $300 per niche) Cost of Plaza construction $111,684 Cost of Consultant fees $16,000 Cost of future Columbaria units (2 new) $53,040 Cost of Cremation plots used for project (est) $165,048 (312 cremation plots) Total $389,632 Columbaria Revenue Sale of columbaria niches $448,000 ($320 @ $1,400.00 each) Sales for ashes in memorial garden $95,220 (180 @ $529 each) Future scattering garden option $0 (not implemented at this time) Total $543,220 Additional Service fees include: Ash Open/close in memorial garden Columbaria Open/Close Marker inscription and installation Example of Typical Columbaria interment cost Cost of niche Open / close Marker inscription and installation Perpetual care fund Total cost to inter in columbaria $390 Plus HST, Plus PCF of 25% $250 $240 Plus PCF of 25% $1,400 $250 $240 $410 $2,300 plus HST Lower mainland comparison for niche interments Resident Coquitlam $2,369.00 New Westminster $2,139.04 Mission $1,742.00 (avg) Surrey $1,530.00 West Vancouver $1,515.00 (avg) Maple Ridge (proposed) $1,400.00 Port Coquitlam $1,400.00 CONCLUSIONS: Non resident $n/a $2,444.62 $n/a $1,732.50 $ n/a $2,100.00 (50% premium) $n/a \\Dove\cdpr\3700-Legislative-Services\3900-Bylaws\20-Cemetery_Bylaw\2010\Cemetery Fees and Charges 2010.docx Considerable research has gone into sourcing suitable columbaria units and designing a suitable setting for this purpose, which will greatly enhance the appearance of the cemetery, as well as adding this desirable level of service to our citizens. �F Prepared by: Glen Minaker Parks Superintendent 7 Approved by: avid Boag Director, Parks and Facilitie r Approved by: Al Gill General Manager Corporate and Financial Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer gm 3 \\Dove\cdpr\3700-Legislative-Services\3900-Bylaws\20-Cemetery_Bylaw\2010\Cemetery Fees and Charges 2010.docx CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6776-2010 A Bylaw to amend Schedule "A" of Maple Ridge Cemetery By-law No. 5784 - 1999 as amended. WHEREAS, it is deemed expedient to further amend Maple Ridge Cemetery By-law No. 5784- 1999 as amended; NOW THEREFORE, the Council of the District of Maple Ridge enacts as follows: 1. This Bylaw shall be cited for all purposes as "Maple Ridge Cemetery Amending Bylaw No. 6776-2010. 2. Schedule "A" of Maple Ridge Cemetery Bylaw No. 5784-1999 as amended is hereby repealed in its entirety and replaced with Schedule "A" attached hereto and forming part of this bylaw. READ a first time the day of 2010 READ a second time the day of 12010 READ a third time the day of 2010 APPROVED by the Cemetery and Funeral Services Division of the Ministry of the Attorney General on the day of , 2010 RECONSIDERED and ADOPTED the day of , 2010 PRESIDING MEMBER CORPORATE OFFICER Attachment: Schedule "A" Bylaw No. 6776 2010 Page 2 MAPLE RIDGE CEMETERY AMENDING BYLAW NO. 6776-2010 SCHEDULE "A" TARIFF GRAVE SPACE Adult Size Resident (including Care Fund Contribution of $793.00) $ 3965.00 Non -Resident (including Care Fund Contribution of $1190.00) $ 5659.00 Child or Infant Size Resident (including Care Fund Contribution of $459.00) $ 2300.00 Non -Resident (including Care Fund Contribution of $690.00) $ 3450.00 Columbaria Niche Resident (including care fund contribution of $410.00) $ 1810.00 Non -Resident (including care fund contribution of $525.00) $ 2625.00 Cremated Remains Size Resident (including Care Fund Contribution of $132.00) $ 661.00 Non -Resident (including Care Fund Contribution of $198.00) $ 991.00 Rose Garden Resident (including Care Fund Contribution of $132.00) $ 661.00 Non -Resident (including Care Fund Contribution of $198.00) $ 991.00 SERVICES A. Opening and Closing Grave for Burial Adult Size $ 1178.00 Child/Infant Size $ 908.00 Cremated Remains $ 434.00 Rose Garden $ 390.00 Columbaria Niche $ 250.00 Additional Charge for Burials between 3:00 p.m. - 4:30 p.m. Weekdays Adult Size Extra $ 306.00 Child/Infant Size Extra $ 306.00 Cremated Remains Extra $ 84.00 Rose Garden Extra $ 84.00 Columbaria Extra $ 84.00 Bylaw No. 6776 2010 Page 3 Additional Charge for Burials Saturday and Sunday Adult Size Extra $ 649.00 Child/Infant Size Extra $ 350.00 Cremated Remains Extra $ 300.00 Rose Garden Extra $ 300.00 Columbaria Extra $ 300.00 Additional Charge for Burials Statutory Holidays Adult Size Extra $ 1034.00 Child/Infant Size Extra $ 558.00 Cremated Remains Extra $ 450.00 Rose Garden Extra $ 450.00 Columbaria Extra $ 450.00 B. Opening and Closing Grave for Exhumation Adult $ 2360.00 Child/Infant Size $ 1812.00 Cremated Remains $ 868.00 Columbaria $ 300.00 Additional Charge for Burials Saturday and Sunday as in "A" above Additional Charge for Burials Statutory Holidays as in "A" above C. Goods Grave Liners $ 206.00 Cremation Liners $ 62.00 Memorial Plaque Inscription (Per Line) $ 85.00 D. Installation of Memorial Markers Single (including Care Fund Contribution of $69.00) $ 276.00 Double (including Care Fund Contribution of $83.00) $ 331.00 Niche (including inscription and Care fund of $60.00) $ 300.00 OTHER CHARGES Transfer of Licence $ 98.00