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Home My WebLink About2014-06-10 Council Meeting Agenda and Reports.pdfDistrict of Maple Ridge COUNCIL MEETI/VG AGENDA June 10, 2014 7.•00 p.m. Counci/ Chamber MEET/NG 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 MOMENT OFREFLECT/ON 300 /NTRODUCT/ON OFADD/T/ONAL AGENDA /TEMS 400 APPROI/AL OF THEAGENDA 500 ADOPT/ONAND RECE/PT OFM/NUTES 501 Minutes of the Regular Council Meeting of May 27, 2014 502 Minutes of the Development Agreements Committee Meetings of May 27(2) and May 29, 2014 Page 1 Council MeetingAgenda June 10, 2014 Council Chamber Page 2 of 6 600 PRESENTA T/ONS A T THE REQUEST OF COUNC/L 700 DELEGA T/ONS 701 True North Fraser Bluegrass Delegation - Peter Vanderlee 800 UNF/N/SHED BUS/NESS Note: Items 801 and 802 were forwarded from the May 27, 2014 Council Meeting 801 DVP/080/08, 23227 Dogwood Avenue Staff report dated May 12, 2014 recommending that the Corporate Officer be authorized to sign and seal DVP/080/08 to vary front, interior and exterior setbacks, building height, retaining wall height and allow an existing above-ground utility plant to remain on 232 Street. 802 2012-062-DP, 23227 Dogwood Avenue, Revised Development Permit Staff report dated June 10, 2014 recommending that the Corporate Officer be authorized to sign and seal 2012-062-DP to allow a mixed-use commercial and residential development consisting of five commercial units on the main level with five rental housing units on the second storey. 900 CORRESPONDENCE 1000 BYLAWS Council MeetingAgenda June 10, 2014 Council Chamber Page 3 of 6 COMM/TTEE REPORTS AND RECOMMENDA T/ONS 1100 COMM/TTEE OF THE WHOLE 1100 Minutes - N/A 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. Pub/ic Works and Deve%pment Services 1101 2013-111-AL, 23154 128 Avenue, Non-Farm Use Application in the Agricultural Land Reserve Staff report dated June 9, 2014 recommending that Application No. 2013- 111-AL for non-farm use within the Agricultural Land Reserve for a cell phone tower be authorized to proceed to the Agricultural Land Commission. 1102 2014-024-RZ, 24990 110 Avenue, RS-3 to RS-1b Staff report dated June 9, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7081-2014 to rezone from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban [Medium Density] Residential) to permit subdivision into five R-1 (Residential District) sized lots utilizing the Albion Area Density Bonus option and one large remnant lot be given first reading and that the applicant provide further information as described on Schedules A and B of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. 1103 2014-039-RZ, 12040 240 Street, RS-3 to C-2 Staff report dated June 9, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7089-2014 to rezone from RS-3 (One Family Rural Residential) to C-2 (Community Commercial) to permit future construction of a commercial building be given first reading and that the applicant provide further information as described on Schedules A, C, D and F of the Development Procedures Bylaw No. 5879-1999. Council MeetingAgenda June 10, 2014 Council Chamber Page 4 of 6 1104 2013-105-RZ, 12162 240 Street, RS-3 to P-1 Staff report dated June 9, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 to designate the subject site from Estate Suburban Residential to Institutional be given first and second readings and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7047-2013 to rezone from RS-3 (One Family Rural Residential) to P-1 (Park and School) to facilitate expansion of the existing Meadowridge School be given second reading and be forwarded to Public Hearing. 1105 2014-002-DVP, 24371112 Avenue Staff report dated June 9, 2014 recommending that the Corporate Officer be authorized to sign and seal 2014-002-DVP to reduce the interior side lot line setback of the R-1 (Residential District) zone on lots 31 through 37, lots 43 through 46 and lots 51 through 54 to the garage and the garage roof projection. 1106 2011-050-SD, 21165 River Road, 5% Money in Lieu of Parkland Dedication Staff report dated June 9, 2014 recommending that the owner of the subject property pay an amount not less than $41,800.00 under application 2011-050-SD. 1107 Request for Changes, Maple Ridge Community Heritage Commission Plan Report from the Maple Ridge Community Heritage Commission dated June 9, 2014 recommending that the Maple Ridge Community Heritage Commission Plan be updated to include recently amended Official Community Plan map figures 1 and 6. Financia/ and Corporate Services (includin� Fire and Po/ice� 1131 Disbursements for the month ended May 31, 2014 Staff report dated June 9, 2014 recommending that the disbursements for the month ended May 31, 2014 be approved. Council MeetingAgenda June 10, 2014 Council Chamber Page 5 of 6 Community Deve%pment and Recreation Service 1151 Correspondence 1171 Other Committee /ssues 1181 1200 STAFFREPORTS 1300 RELEASE OF/TEMS FROM CLOSED COUNC/L 1400 MA YOR'S REPORT 1500 COUNC/LLORS' REPORTS 1600 OTHER MA TTERS DEEMED EXPED/ENT 1700 NOT/CES OFMOT/ONAND MATTERS FOR FUTURE MEET/NG 1800 QUEST/ONSFROMTHEPUBL/C Council MeetingAgenda June 10, 2014 Council Chamber Page 6 of 6 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@mapleridge.ca. Mayor and Council at mayorandcouncil@mapleridge.ca. Checked by: Date: District of Maple Ridge COUNC/L MEET/NG May 27, 2014 The Minutes of the Municipal Council Meeting held on May 27, 2014 at 7:00 p.m. in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular Municipal business. PRESENT Elected Officials Appointed Staff Mayor E. Daykin F. Quinn, Acting Chief Administrative Officer Councillor C. Ashlie K. Swift, General Manager of Community Development, Councillor C. Bell Parks and Recreation Services Councillor J. Dueck P. Gill, General Manager Corporate and Financial Services Councillor A. Hogarth C. Carter, Director of Planning Councillor B. Masse R. Riach, Acting Corporate Officer Councillor M. Morden A. Gaunt, Confidential Secretary Other Staff as Required C. Goddard, Manager of Development and Environmental Services D. Spence, Fire Chief L. Zosiak, Planner II Note: These Minutes are also posted on the Municipal Web Site at www.mapleridge.ca The meeting was filmed by Shaw Communications Inc. 100 CALL TO ORDER 200 MOMENT OFREFLECT/ON 300 /NTRODUCT/ON OFADD/T/ONAL AGENDA /TEMS 400 APPROI/AL OF THEAGENDA The agenda was approved with the recommended revisions. 501 Council Minutes May 27, 2014 Page 2 of 26 500 ADOPT/ONAND RECE/PT OFM/NUTES 501 Minutes of the Regular Council Meeting of May 13, 2014 R/2014-218 501 Minutes Regular Council It was moved and seconded May 13, 2014 That the minutes of the Regular Council Meeting of May 13, 2014 be adopted as circulated CARRIED 502 Minutes of the Public Hearing of May 20, 2014 R/2014-219 502 Minutes Development Agmt It was moved and seconded Committee That the minutes of the Public Hearing of May 20, 2014 be adopted as circulated. CARRIED 503 Minutes of the Development Agreements Committee Meeting of May 12, 14 and 15, 2014 R/2014-220 503 Minutes Development Agmt It was moved and seconded Committee That the minutes of the Development Agreements Committee Meeting of May 12, 14 and 15, 2014 be received. CARRIED 600 PRESENTA T/ONS A T THE REQUEST OF COUNC/L - N i I Council Minutes May 27, 2014 Page 3 of 26 700 DELEGA T/ONS 701 Volker pog Park Advocates Nancy Patrick Ms. Patrick gave a PowerPoint presentation advocating for the Volker pog Park. She requested that the off leash park remain open until a follow up report on dog park alternatives can be presented to the Maple Ridge-Pitt Meadows Parks and Leisure Services Commission at a meeting of the commission on June 12, 2014. Note: Councillor Hogarth and Councillor Morden left the meeting at 7:35 p.m. R/2014-221 Volker pog Park It was moved and seconded That the Maple Ridge & Pitt Meadows Parks and Leisure Services Commission be asked to postpone the closure of Volker pog Park until the process of locating an alternative off leash dog park has been completed. CARRIED Note: Councillor Hogarth and Councillor Morden returned to the meeting at 7:41 p.m. 702 Alouette Addictions Services • Annika Polegato, CFRE, Executive Director Ms. Polegato provided information on Alouette Addictions Services which included the location of the organization, the type of services it provides and the funding received for its programs. 703 Maple Ridge Public Art Steering Committee • Susan Hayes, Chair Ms. Hayes gave a PowerPoint presentation providing an update on work done by the committee, its visions, goals and accomplishments for the yea r. Council Minutes May 27, 2014 Page 4 of 26 704 :�� :� Bicycle Awareness Week • Corporal Alanna Dunlop, Ridge Meadows RCMP Detachment Corporal Dunlop gave a PowerPoint presentation illustrating the events taking place for Bicycle Awareness Week. She outlined the campaign to foster increased awareness, highlighted a brochure for cycle safety tips and spoke to the main focus of the campaign. She provided information on activities run throughout the year by the RCMP to encourage bicycle awareness and safe cycling. UNF/N/SHED BUS/NESS Notice of Motion by Councillor Masse Councillor Masse provided information on the potential cost and possible negative impacts of a proposed waste to energy facility/garbage incinerator. R/2014-222 Waste to Energy Facility/Garbage Incinerator R/2014-223 Waste to Energy Facility/Garbage Incinerator 801 It was moved and seconded That Metro Vancouver be provided with written notification that the District of Maple Ridge does not approve of the current plan to build a new Waste to Energy facility/garbage incinerator; and further That this project be delayed for a period of 5 years, during which time further analysis of the cost benefit rationalization, and business case, be clarified. 801.1 AMENDMENT TO MOTION It was moved and seconded That the motion be amended to replace the text "does not approve" with the text "has concerns with" , to replace the text "for a period of 5 years during which time" with the text "to allow for" and to replace the text "be clarified" with the te� "to be clarified". Council Minutes May 27, 2014 Page 5 of 26 R/2014-224 Waste to Energy Facility/Garbage Incinerator R/2014-225 Waste to Energy Facility/Garbage Incinerator 801.2 AMENDMENT TO AMENDED MOTION It was moved and seconded That the amendment be amended to replace the text "clarified" with the text "proven". CARRIED 801.3 AMENDMENT TO AMENDED MOTION It was moved and seconded That the amendment be amended to add the text "for a period of 24 months" after the text "be delayed". CARRIED MAIN MOTION AS AMENDED That Metro Vancouver be provided with written notification that the District of Maple has concerns with the current plan to build a new Waste to Energy facility/garbage incinerator; and further That this project be delayed for a period of 24 months to allow for further analysis of the cost benefit rationalization, and for the business case to be proven. CARRIED Note: Item 802 was forwarded from the May 12, 2014 Council Workshop Meeting 802 Draft Wildfire Development Permit Area Guidelines: Review of Proposed Development Permit Area • D. Spence, Maple Ridge Fire Chief • Mark Brown, Cambrian Consulting Staff report dated May 12, 2014 recommending that two additional areas be included in the proposed Wildfire Development Permit Area boundaries map and that the Wildfire Development Permit Area Guidelines Official Community Plan Amending Bylaw be prepared along with an amendment to Development Procedures Bylaw No. 5879-1999. The Director of Planning reviewed the staff report and the attached addendum. Council Minutes May 27, 2014 Page 6 of 26 The Fire Chief gave a PowerPoint presentation providing a review of the draft wildfire development permit guidelines and the proposed development permit area. He highlighted the background of the process and the implementation carried out today. He reviewed peer review work done by a consulting firm and indicated additional areas to be considered for a wildfire development permit area. The consultant provided information on fuel risk levels in the areas around Maple Ridge. R/2014-226 Prepare Bylaw It was moved and seconded Include 2 new areas 1) Whereas Council has considered the requirements of Section 879 of the Local GovernmentActthat it provide, in respect of an amendment to an Official Community Plan, one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected and has speci- fically considered the matters referred to in Section 879(2) of the Act, 2) Whereas Council considers that the opportunities to consult proposed to be provided by the District in respect of an amendment to an Official Community Plan constitute appropriate consultation for the purposes of Section 879 of the Act, 3) Whereas, in respect of Section 879 of the Local GovernmentAct, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: a. 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; b. The Board of any Regional District that is adjacent to the area covered by the plan; c. The Council of any municipality that is adjacent to the area covered by the plan; d. First Nations; e. School District Boards, greater boards and improvement district boards, and f. The Provincial and federal governments and their agencies; 4) That the only additional consultation to be required in respect of this matter beyond the early posting of the Council Minutes May 27, 2014 Page 7 of 26 proposed Maple Ridge Official Community Plan Amending Bylaw (Wildfire Development Permit Area Guidelines) on the District's website, together with an invitation to the public to comment, is referral to: a. the Agricultural Land Commission, b. neighbouring Municipalities of Pitt Meadows and Mission, c. UBC Malcolm Knapp Research Forest, d. School District 42, e. Metro Vancouver, f. Department of Fisheries & Oceans, g. The Provincial Ministries of: Forests, Lands, and Natural Resources; Environment; and Transportation and Infrastructure, and h. Katzie and Kwantlen First Nations. 5) That the two additional areas recommended in the March 2013 consultant report entitled, District of Maple Ridge Wildfire Development Permit Area Regulations Peer Review, be included in the proposed Wildfire Development Permit Area boundaries map; 6) That the Wildfire Development Permit Area Guidelines Official Community Plan Amending Bylaw be prepared, along with an amendment to Development Procedures Bylaw 5879-1999. Councillor Bell, Councillor Hogarth, Councillor Morden - OPPOSED CARRIED 802.1 Addendum to the staff report dated May 27, 2014 addressing questions raised at the May 12, 2014 Council Workshop. R/2014-227 Addendum It was moved and seconded Receive for Information That the report dated May 27, 2014 titled "Draft Wildfire Development Permit Area Guidelines: Addendum to May 12, 2014 Council Workshop Report" be received for information. CARRIED 900 CORRESPONDENCE - N i I Council Minutes May 27, 2014 Page 8 of 26 N ote BYLA WS �laws for Third Readin� Items 1001 to 1003 are from the Public Hearing of May 20, 2014 1001 2012-102-RZ, 25638 112 Avenue Maple Ridge Zone Amending Bylaw No. 6965-2013 To permit a future subdivision into four RS-2 lots and one RS-3 lot remaining in the ALR Third reading R/2014-228 2012-102-RZ BL No. 6965-2013 Third reading It was moved and seconded That Bylaw No. 6965-2013 be given third reading. CARRIED 1002 2013-082-RZ, 13260 236 Street Maple Ridge Zone Amending Bylaw No. 7037-2013 To rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) to RM-1(Townhouse Residential) to allow the construction of approximately 61 townhouse units Third reading R/2014-229 2013-082-RZ BL No. 7037-2013 Third reading It was moved and seconded That Bylaw No. 7037-2013 be given third reading. CARRIED 1003 2013-016-RZ, 20178 Chatwin Avenue 1003.1 Maple Ridge Official Community Plan Amending Bylaw No. 7069-2014 To amend the Urban Area Boundary, to designate from Agriculture and Park in the Agricultural Land Reserve to Urban Residential, Conservation and Park and to amend the Conservation area. Third reading Council Minutes May 27, 2014 Page 9 of 26 R/2014-230 2013-016-RZ BL No. 7069-2014 Third reading It was moved and seconded That Bylaw No. 7069-2014 be given third reading. CARRIED 1003.2 Maple Ridge Zone Amending Bylaw No. 6978-2013 To rezone from RS-3 (One Family Rural Residential) and RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit a future subdivision of approximately 13 new single family lots and one existing lot Third reading R/2014-231 2013-016-RZ BL No. 6978-2013 Third reading N ote: It was moved and seconded That Bylaw No. 6978-2013 be given third reading. Bvlaws for Final Readin� Item 1005 was dealt with prior to Item 1004 CARRIED 1004 2013-052-RZ, 23227 Dogwood Avenue Maple Ridge Zone Amending Bylaw No. 7003-2013 Staff report dated May 27, 2014 recommending final reading To allow a site-specific Zoning Bylaw text amendment to the C-1 (Neighbourhood Commercial) zone to allow apartment use as a permitted principal use; to allow parking as a principal use and to permit increased density for the residential rental units and the retail commercial use Final reading R/2014-232 2013-052-RZ BL No. 7003-2013 Final reading It was moved and seconded That Bylaw No. 7003-2013 be adopted. �•• � Council Minutes May 27, 2014 Page 10 of 26 1005 2013-052-RZ, 23227 Dogwood Avenue 23227 Dogwood Avenue Housing Agreement Bylaw No. 7004-2013 Staff report dated May 27, 2014 recommending final reading To enter into a housing agreement with Beta Enterprises Ltd. Final reading R/2014-233 2013-052-RZ BL No. 7004-2013 Final reading It was moved and seconded That Bylaw No. 7004-2013 be adopted. CARRIED 1006 2011-034-RZ, 24106 102 Avenue Staff report dated May 27, 2014 recommending final reading 1006.1 Maple Ridge Official Community Plan Amending Bylaw No. 6960-2012 To designate conservation areas by addingto conservation in one area and removing from conservation in another Final reading R/2014-234 2011-034-RZ BL No. 6960-2012 Final reading It was moved and seconded That Bylaw No. 6960-2012 be adopted. CARRIED 1006.2 Maple Ridge Zone Amending Bylaw No. 6816-2011 To rezone from RS-3 (One Family Rural Residential) to R-3 (Special Amenity Residential District) to permit a future subdivision into 3 lots Final reading R/2014-235 2011-034-RZ BL No. 6815-2011 Final reading It was moved and seconded That Bylaw No. 6816-2011 be adopted. CARRIED Council Minutes May 27, 2014 Page 11 of 26 1007 Maple Ridge Taxi Regulation Amending Bylaw No. 7075-2014 To provide consistency with Provincial regulations Final reading R/2014-236 BL No. 7075-2014 Final reading It was moved and seconded That Bylaw No. 7075-2014 be adopted. CARRIED Councillor Masse - OPPOSED Note: The meeting was recessed at 10:50 p.m. and reconvened at 10:55 p.m. COMM/TTEE REPORTS AND RECOMMENDA T/ONS 1100 COMM/TTEE OF THE WHOLE Minutes - May 5, 2014 R/2014-237 Minutes COW May 12, 2014 It was moved and seconded That the minutes of the Committee of the Whole Meeting of May 12, 2014 be received. CARRIED Pub/ic Works and Deve%pment Services 1101 2014-010-AL, 26124 98 Avenue, Application for Non-Farm Use Staff report dated May 12, 2014 recommending that Application 2014-10- AL for Non-Farm Use within the Agricultural Land Reserve in order to retain an existing dwelling as a secondary dwelling for use by an immediate family member be authorized to go forward to the Agricultural Land Commission. Council Minutes May 27, 2014 Page 12 of 26 R/2014-238 2014-010-AL Non-Farm Use Forward to ALC It was moved and seconded That Application 2014-10-AL be authorized to go forward to the Agricultural Land Commission. CARRIED 1102 2014-019-RZ, 24815 Dewdney Trunk Road and 12040 248 Street, CS-1 and RS-1 to C-2 Staff report dated May 12, 2014 recommendingthat Maple Ridge Official Community Plan Amending Bylaw No. 7086-2014 to allow creation of a new Village Commercial category be given first reading and that Maple Ridge Zone Amending Bylaw No. 7070-2014 to rezone from CS-1 (Service Commercial) and RS-1 (One Family Urban Residential) to C-2 (Community Commercial) to permit construction of a commercial development 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. R/2014-239 2014-019-RZ BL No. 7086-2014 BL No. 7070-2014 First reading It was moved and seconded 1. 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 � iv. v. the area covered by the plan; The Council of any municipality that is adjacent to the area covered by the plan; First Nations; School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. 2. And in that regard it is recommended that no additional consultation be required in respect of this matter beyond Council Minutes May 27, 2014 Page 13 of 26 the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment; 3. That Bylaw No. 7086-2014 be given first reading; 4. That Bylaw No. 7070-2014 be given first reading; and 5. That the applicant provides further information as described on Schedule A, C, D, of the Development Procedures Bylaw No. 5879-1999. CARRIED 1103 RZ/087/O8, 23103 136 Avenue, A-2 to R-1, R-2, RS-1b and P-1 Staff report dated May 12, 2014 recommendingthat Maple Ridge Official Community Plan Amending Bylaw No. 7082-2014 to revise boundaries of land uses designations be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6899- 2012 to rezone from A-2 (Upland Agricultural) to R-1 (Residential District), R-2 (Urban Residential District), RS-1b (One Family Urban [Medium Density] Residential) and P-1(Park and School) to permit a development including 38 single family lots, a municipal park site and a linear park (trail) be given second reading and be forwarded to Public Hearing. R/2014-240 RZ-087-08 It was moved and seconded BL No. 7082-2014 First, Second, PH BL No. 6899-2012 Second reading, PH 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Bylaw No. 7082-2014 on the municipal website, and requiring that the applicant host a Development Information Meeting. Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Bylaw No. 7082-2014 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 7082-2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; Council Minutes May 27, 2014 Page 14 of 26 4. That Bylaw No. 7082-2014 be given first and second readings and be forwarded to Public Hearing; 5. That Bylaw No. 6899-2012 be amended as identified in the staff report dated May 12, 2014, be given second reading, and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Amendment to Official Community Plan Schedule "A", Chapter 10.3, Part VI, A- Silver Valley, Figure 2- Land Use Plan, Figure 3A - Blaney Hamlet, and Figure 4 - Trails /Open Space; iii. Road dedication as required; iv. Park dedication as required; v. Notification to the Department of Fisheries and Oceans and the Ministry of Environment for in- stream works on the site vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; and vii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. CARRIED 1104 2012-048-RZ, 11291243B Street and 11282 243 Street, RS-3 and RS-2 to RS-1b Staff report dated May 12, 2014 recommendingthat Maple Ridge Official Community Plan Amending Bylaw No. 7017-2013 to amend land use designation be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7018-2013 as amended to rezone from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban [Medium Density] Residential) to permit 36 R-1 (Residential District) sized lots under the Density Bonus option specific to the Albion Area be given second reading and be forwarded to Public Hearing. Council Minutes May 27, 2014 Page 15 of 26 R/2014-241 2012-048-RZ It was moved and seconded BL No. 7017-2013 First, second, PH BL No. 7018-2013 Second reading, PH 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7017 - 2013 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 7017 - 2013 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. 7017-2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 7017 - 2013 be given first and second reading and be forwarded to Public Hearing; 5. That the following terms and conditions be met prior to final reading. i. Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan and Schedule "C"; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Park dedication as required; iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; v. Removal of the existing building/s; Council Minutes May 27, 2014 Page 16 of 26 vi. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. A Site Profile pursuant to the Waste Management Act was provided in accordance with the regulations; and 6. That Maple Ridge Zone Amending Bylaw No. 7018 - 2013 be amended as identified in the staff report dated May 12, 2014, be given second reading, and be forwarded to Public Hearing. CARRIED 1105 2014-008-RZ, 12032 216 Street, RS-1 to P-2 Staff report dated May 12, 2014 recommendingthat Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014 to designate land use from Urban Residential to Institutional be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7063-2014 as amended to rezone from RS-1 (One Family Urban Residential) to P-2 (Special Institutional) to permit construction of a two- storey assisted living facility be given second reading and be forwarded to Public Hearing. R/2014-242 2014-008-RZ It was moved and seconded BL No. 7084-2014 First, second, PH BL No. 7063-2014 Second reading, PH 1. That in accordance with Section 879 of the Local GovernmentAct, opportunity for early and on- going consultation has been provided by way of posting Bylaw No. 7084-2014 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Bylaw No. 7084-2014 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 7084-2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 7084-2014 be given first and second readings, and be forwarded to Public Hearing; Council Minutes May 27, 2014 Page 17 of 26 5. That Bylaw No. 7063-2014 be amended as identified in the staff report dated May 12, 2014, be given second reading, and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading: i. Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Amendment to Official Community Plan Schedule �� B��. , iv. A landscape security equivalent to 100% of the landscape plan installation; v. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; and vi. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. CARRIED 1106 2011-063-RZ, 20974 123 Avenue, First Extension Staff report dated May 12, 2014 recommending that a one year extension be granted for rezoning application 2011-063-RZ to permit a subdivision of 6 lots under the RS-1b (One Family Urban [Medium Density] Residential) zone. R/2014-243 2011-063-RZ It was moved and seconded First One Year Extension That a one year extension be granted for rezoning application 2011-063-RZ and that the following conditions be addressed prior to consideration of Final Reading: 1. Hazard materials assessment of existing building prior to demolition; 2. Removal of the existing building; 3. A disclosure statement must be submitted by a Professional Engineer advising whether there is any Council Minutes May 27, 2014 Page 18 of 26 evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; 4. Registration of a Section 219 Restrictive Covenant at the Land Title Office for Tree Protection for trees in the southwest corner of the property; and 5. Registration of a Section 219 Restrictive Covenant at the Land Title Office for an Agricultural Buffer of 3 meters in depth within the frontyard setback on the north side of the property to buffer agricultural use to the north of this site, including a disclosure statement regarding neighbouring farming practices. CARRIED 1107 2011-069-RZ, 20660 Maple Crescent, First Extension Staff report dated May 12, 2014 recommending that a one year extension be granted for rezoning application 2011-069-RZ to allow subdivision of two single family lots. R/2014-244 2011-069-RZ It was moved and seconded First One Year Extension 1. That a one year extension be granted for rezoning application 2011-069-RZ and that the following conditions be addressed prior to consideration of final reading: i. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; ii. Registration of a Restrictive Covenant at the Land Title Office to preserve and enhance the relocated Thomas Creek; iii. Conduct an Environmental Noise & Vibration Study and register it on title as a Restrictive Covenant at the Land Title Office which addresses acoustical issues and provides recommendations on mitigation approaches; and Council Minutes May 27, 2014 Page 19 of 26 2. That the following requirement be added to the above listed conditions, to be addressed prior to consideration of final reading: Conduct an Archaeological Study and submit approval from the BC Archaeology Branch. CARRIED 1108 2012-049-RZ, 12420 269 Street, First Extension Staff report dated May 12, 2014 recommending that a one year extension be granted for rezoning application 2012-049-RZ to allow subdivision into 91 single family lots no less than 0.4 ha (1 acre) in size. R/2014-245 2012-049-RZ It was moved and seconded First one year extension That a one year extension be granted for rezoning application 2012-049-RZ and that the following conditions be addressed prior to consideration of final reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Confirmation that water supply pressure and availability is sufficient; iii. Amendment to Schedule "B" &"C" of the Official Community Plan; iv. Road dedication as required; v. Park dedication as required, including construction of a multi-purpose trail; vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vii. Registration of a Statutory Right-of-Way plan and agreement at the Land Title Office for municipal water purposes; viii. Registration of a Restrictive Covenant which addresses recommendations to mitigate wild fire hazards for the proposed development; Council Minutes May 27, 2014 Page 20 of 26 ix. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. Councillor Bell - OPPOSED CARRIED 1109 2011-012-RZ, 11550 and 11533 207 Street, Final One Year Extension Staff report dated May 12, 2014 recommending that a final one year extension be granted for rezoning application 2011-012-RZ to allow for construction of a ten unit townhouse development. R/2014-246 2011-012-RZ It was moved and seconded Final One Year Extension That a one year e�ension be granted for rezoning application 2011-012-RZ pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, and that the following terms and conditions be addressed prior to consideration of final reading: i. Approval from the Ministry of Transportation; ii. Road dedication as required; iii. Consolidation of the development site; iv. Removal of the existing buildings; v. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; vi. Registration of a Restrictive Covenant protecting the Visitor Parking; and, vii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development. CARRIED Council Minutes May 27, 2014 Page 21 of 26 1110 DVP/080/08, 23227 Dogwood Avenue Staff report dated May 12, 2014 recommending that the Corporate Officer be authorized to sign and seal DVP/080/08 to vary front, interior and exterior setbacks, building height, retaining wall height and allow an existing above-ground utility plant to remain on 232 Street. R/2014-247 DVP/080/08 Sign and seal Authorization DEFERRED R/2014-248 DVP/080/08 Sign and Seal Authorization DEFERRAL It was moved and seconded That the Corporate Officer be authorized to sign and seal DVP/O80/O8 respecting property located at 23227 Dogwood Avenue. It was moved and seconded That the motion authorizing the Corporate Office to sign and seal DVP/O80/08 respecting property located at 23227 Dogwood Avenue be deferred to the June 10, 2014 Council Meeting. CARRIED 1111 2012-062-DP, 23227 Dogwood Avenue Staff report dated May 12, 2014 recommending that the Corporate Officer be authorized to sign and seal 2012-062-DP to allow a mixed-use commercial and residential development consisting of five commercial units on the main level with five rental housing units on the second storey. R/2014-249 2012-062-DP It was moved and seconded Sign and seal Authorization That the staff report dated May 12, 2014 titled "2012-062- DP, 23227 Dogwood Avenue" be deferred to the June 10, 2014 Council Meeting. CARRIED Council Minutes May 27, 2014 Page 22 of 26 1112 2012-069-DP, 24106 102 Avenue Staff report dated May 12, 2014 recommending that the Corporate Officer be authorized to sign and seal 2012-069-DP to permit three R-3 (Special Amenity Residential District) zoned lots under an Intensive Residential Development Permit application. R/2014-250 2012-069-DP It was moved and seconded Sign and seal Authorization That the Corporate Officer be authorized to sign and seal 2012-069-DP respecting property located at 24106 102 Avenue. �•• � 1113 Award of Contract: (Reference No. ITT-EN-14-24; Project No. 11-5255-70- 074); Seismic Retrofit of Water Reservoirs located off 256 Street Staff report dated May 12, 2014 recommending that Contract ITT-EN14-24; Seismic Retrofit of Water Reservoirs located off 256 Street be awarded to Bryco Products Inc., that the Financial Plan be amended and that the Corporate Officer be authorized to execute the contract. R/2014-251 Award of Contract Bryco Products Inc. It was moved and seconded That Contract ITT-EN14-24, Seismic Retrofit of Water Reservoirs located off 256 Street, be awarded to Bryco Products Inc. in the amount of $376,169 excluding taxes; and That the Financial Plan be amended as outlined in the May 12, 2014 staff report; and further That the Corporate Officer be authorized to execute the contract. CARRIED Council Minutes May 27, 2014 Page 23 of 26 Note: /tem 1114 was dea/t with at the May 13, 2014 Council Meeting 1114 Staff report dated May 12, 2014 recommending that Contract ITT-EN14-28: 240 Street Drainage Improvements (Mainstone Creek) be awarded to Jakes Construction Ltd., and that the Corporate Officer be authorized to execute the contract. Financia/ and Corporate Services (including Fire and Po/ice� 1131 Disbursements for the month ended April 30, 2014 Staff report dated May 12, 2014 recommending that the disbursements for the month ended April 30, 2014 be approved. R/2014-252 Disbursements April 30, 2014 1132 It was moved and seconded That the disbursements as listed below for the month ended April 30, 2014 be approved: General Payroll Purchase Card 2014 Council Expenses $ 8,327,956. $ 1,531,905. $ 89,658. $ 9,949,519. ,.. _ . . �. Staff report dated May 12, 2014 providing Council expenses for 2014 updated to the end of April 2014. For information only No motion required Communitv Deve%pment and Recreation Service 1151 Hammond Stadium Sport Field Lighting Contract Staff report dated May 12, 2014 recommending that Contract ITT-PL14-21 for the supply and installation of playfield lighting at Hammond Stadium be awarded to Trans-Western Electric Lighting Ltd.; and that staff be directed Council Minutes May 27, 2014 Page 24 of 26 to amend the Financial Plan to include additional project funding from the Gaming Revenues Reserve. R/2014-253 Award of Contract Tra ns-Weste rn Electric Ltd. 1200 1201 It was moved and seconded 1. That Contract ITT-PL14-21 for the supply and installation of playfield lighting at Hammond Stadium be awarded to Trans-Western Electric Ltd. for $454,127.00 plus taxes and the Corporate Officer be authorized to execute the contract, and 2. The Financial Plan be amended to include additional project funding of $269,757 from the Gaming Revenues Reserve, as outlined in the May 12, 2014 staff report. CARRIED Correspondence - N i I Other Committee /ssues - N i I STAFFREPORTS Extension of Audit Services Staff report dated May 27, 2014 recommending that the agreement with BDO Canada LLP for provision of audit services be extended for three years. R/2014-254 Audit Services BDO Canada LLP It was moved and seconded That, on the recommendation of the Audit & Finance Committee, the agreement with BDO Canada LLP for provision of audit services be e�ended for three years, through the end of the 2016 audit. CARRIED Council Minutes May 27, 2014 Page 25 of 26 1202 Technology Upgrades Staff report dated May 27, 2014 recommending that the contract for replacement and enhancement of the District's audio visual infrastructure be awarded to Pro Sound & Stage Lighting Ltd. and that the Corporate Officer be authorized to execute the contract. R/2014-255 Award of Contract Pro Sound & Stage Lighting Ltd. 1300 1500 1600 It was moved and seconded That the contract for replacement and enhancement of the District's audio visual infrastructure be awarded to Pro Sound & Stage Lighting Ltd. in the amount of $170,085.84, plus taxes and further that a 10% contingency be allowed for unanticipated additional works. An additional $10,000 is allocated for incidental electrical and millwork to be completed by District Facilities staff; and further That the Corporate Officer be authorized to execute the contract. Councillor Hogarth, Councillor Morden - OPPOSED RELEASE OF /TEMS FROM CLOSED COUNC/L - N i I MA YOR'S REPORT - N i I COUNC/LLORS' REPORTS - N i I OTHER MA TTERS DEEMED EXPED/ENT - N i I CARRIED 1700 NOT/CES OFMOT/ONAND MATTERS FOR FUTURE MEET/NGS - N i I Council Minutes May 27, 2014 Page 26 of 26 1800 QUEST/ONS FROM THE PUBL/C - N i I 1900 ADJOURNMENT- 11:42 p.m. E. Daykin, Mayor Certified Correct R. Riach, Acting Corporate Officer Council Minutes May 27, 2014 Page 27 of 27 1800 QUEST/ONS FROM THE PUBL/C - N i I 1900 ADJOURNMENT- 11:42 p.m. E. Daykin, Mayor Certified Correct R. Riach, Acting Corporate Officer CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES May 27, 2014 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2011-034RZ LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lot B(BN161831), Section 3, Township 12, New Westminster District, Plan 19526 24106 102 Avenue Stephen & Jennifer Koehler Rezoning Servicing Agreement Geotechnical Covenant THAT THE MAYOR AND CORPORATE OFFICER BE AUTMORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTS AS THEY RELATE TO 2011-034RZ CARRIED ,�r��.J N // � / ( /� r �.�..�^ ' � a. m) Rule, Chief Administrative Officer Member � 31 m � 102 A AVE. I VLJJ p � g 8 17 16 15 14 16 7 8 9 0 21 ¢ 22 3 4 5 E 10255 37 10251 LM P 48057 � T T� T� N N ��" �' �'�' m� d- � u�i co c�'o c°'o � 'd' d' d' '�t d' d' d' � � � V d' N d' 'cY d' �� N N N N N N N N N N N N N N N N N N � N � 0 O O O � O � � d. n1 N N N N N N N N 5 423 2 1 01918 2 3 4 95 6 2 3 4 rn t� � c� �n m N N N N N N N N d' O m 0 d' N ) 11 BCP 20970 17 10150 18 10142 19 10136 N I N 12 22 10153 21 20 10135 � 55 54 10118 1011' 10106 � 53 A � 10111 B �- C 10102 m 10097 1V SCALE 1:1,500 M 0 r d' N 13 102 A AV E. L P 8 57 B P 3139 5 6 7 8 9 10 11 2 13 14 15 16 17 1 m�n r rn c� �n r� rn m�n rn ch 2 O O O O O r r r r N N N N M �'i d' d' d' d' d' d' V d' d' d' d' � 'cY N N N N N N N N N N N N N N N N � O � � O � N d; N f[! 19526 25 �� ,� 10150 `�� 24 10140 10130 23 � District of Langley 15 : (P 19526) C 20970 29 10159 F.: � r 28 � � 10151 Q � 27 ¢ (� 10141 10137 26 Subject Property *PP004 A (P 19526) 101 AAVE. 30 35 10152 r 10151 10142 0 10141 31 N 34 10138 U 10131 32 m 33 HAWKINS AVE. 52 0 � � � N o 44 10116 d. ,� � � � � 10113 51 N 50 N 49 N48 N 47 N 46 N45 43 10110. BCP 8011 10107 56 LMP 53 84 44 1009855 59 N 51 T 50 m49 m 48 � 47 � 46 10085 O d- e0 N c0 t17 I.() t17 (O CO N N, N N N 9 8 7 6 5 BCP 31 3 � � N BCP 1010 N � 'd N 21 4 � � 1 2 P 19526 � � r � d' N N 36 o � 10152 00 °° 37 N N 10146 24 23 38 0 10138 � 21 0 101� 39 � � � 10130 U 20 � 101 � Q 40 n- N 10122 19 m 41 , ioi� 10118 42 18 101( 10108 100£ 43 1� 10096 10086 24106-102 Ave � CORPORATION OF �_P�� .� THE DISTRICT OF . • � � MAPLE RIDGE PLANNING DEPARTMENT DATE: Jul 4, 2012 2011-034-SD BY: JV CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENT AGREEMENTS COMMITTEE MINUTES May 27, 2014 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. GMG HOMES LTD. LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS Amanda Allen, Recording Secretary Lot 554, District Lot 280, Group 1, New Westminster District, Plan 114 20285 Ospring Street GMG Homes Ltd. Floodplain Covenant THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENTAS IT RELATES TO GMG HOMES LTD. CARRIED �� ' i' � �' � (Jim) Rule, Chief Administrative Officer Member 0 SUBJECT PARCEL �� 3 � ss � ss � �o `�s � s �s� � ss �o �' s� � �`�s � cSc� �c'.,s ss �°� s�o`� �', � � s� �s � �° s s�� sp °�� cS' � � Src9 o`'U, . � s � ��. `�G 05e� District of Langley r'o �`so c�� 6' � �6'��°�� o�� s �� / r' `��, FLOODPLAIN COVENANT 20285 OSPRING ST. -�, CORPORATION OF �� THE DISTRICT OF - � MAPLE RIDGE � LICENSES, PERMITS & BYLAWS DEPT. SCale: 1:1,000 � �� _ �� DATE: May 23, 2014 FILE: Untitled BY: JS CORPORATION OF THE DISTRICT OF MAPLE RIDGE DEVELOPMENTAGREEMENTS COMMITTEE MINUTES May 29, 2014 Mayor's Office PRESENT: Ernie Daykin, Mayor Chairman J.L. (Jim) Rule, Chief Administrative Officer Member 1. 2012-054SD LEGAL: LOCATION: OWNER: REQUIRED AGREEMENTS: Amanda Allen, Recording Secretary Lots 1- 6, all of Section 33, Township 12, New Westminster District, Plan EPP34552 23288, 23280, 23272 Silver Valley Road & 13747, 13743, 13746 Blaney Road Affinity Homes & Designs Inc. Covenant-Storm Detention/ Groundwater Infiltration THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING DOCUMENT AS IT RELATES TO 2012-054-SD. CARRIED J.L. (Jim) R.'le, Chief Administrative Officer Member � N M District of Langley Lots 1 - 6, EPP34552 � CORPORATION OF - ��`"-� THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT Scale: 1:1,500 � �`\ �_ �� DATE: May 28, 2014 2012-054-SD BY: JV T0: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: and Members of Council FILE N0: Chief Administrative Officer MEETING: Development Variance Permit 23227 Dogwood Avenue EXECUTIVE SUMMARY: May 12, 2014 DVP/080/08 CoW Development Variance Permit application DVP/080/08 has been received in conjunction with a text amendment to the C-1 (Neighbourhood Commercial) zone to allow development of a mixed-use building with five commercial units on the ground floor, and five rental housing units above, at the subject property, located at 23227 Dogwood Avenue (see Appendix A). The requested variances are to vary the front, interior, and exterior setbacks, building height, retaining wall height, and allow the existing above-ground utility plant to remain on 232 Street. It is recommended that Development Variance Permit DVP/080/08 be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/080/08 respecting property located at 23227 Dogwood Avenue. DISCUSSION: a) Background Context Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: David Ho Beta Enterprises Ltd. Lot 1, Section 28, Township 12, New Westminster District Plan LMP46534, Except: Plan BCP39158 Commercial Commercial C-1 (Neighbourhood Commercial) C-1 (Neighbourhood Commercial) Use: Zone: Designation Use: Zone: Designation Single Family Residential RS-2 (One Family Suburban Residential) Estate Suburban Residential Pub and Liquor Store CS-1(Service Commercial) Commercial and Estate Suburban Residential East: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Estate Suburban Residential West: Use: Single Family Residential (Strata) Zone: RG-2 (Residential Strata) and RS-2 (One Family Suburban Residential) Designation: Estate Suburban Residential Existing Use of Property: Vacant Proposed Use of Property: Mixed-use commercial and residential Access: Dogwood Avenue Site Area: 1758 m2 (0.4 acres) Servicing: Urban Companion Applications: 2013-052-RZ and 2012-062-DP b) Project Description: The subject property is approximately 1758 m2 (0.4 acres), and is located on the north-east corner of 232 Street and Dogwood Avenue. It is bordered to the north, east, southeast and southwest by single family residential developments. The Black Sheep Pub is located to the south and a residential strata development is located to the west (see Appendix A). The applicant is proposing a mixed-use commercial and residential development that will consist of five commercial units on the main level, and five rental housing units on the second storey (see Appendix B). A text amendment to the C-1(Neighbourhood Commercial) zone is required to allow for the increased density. c) Requested Variances: District of Maple Ridge Zoning Bylaw: 1. Maple Ridge Zoning Bylaw No 3510 - 1985, Section 701 (6) SIZE OF BUILDINGS AND STRUCTURES: To vary the maximum height of a building or structure from 7.5 m to 7.8 m. The additional 0.3 m in height is requested for a parapet to screen mechanical devices on the roof (see Appendix B). As the height variance is for a small portion of the building and does not result in additional storeys, the variance is supported by the Planning Department. 2. Maple Ridge Zoning Bylaw No 3510 - 1985, Section 701 (7) SITING: To vary the distance from a building or structure from the front lot line from 7.5 m to 0 m to the column, 1.57 m to the roof overhang, and 4.27 m to the face of the building. b. To vary the distance from a building or structure from the interior lot line from 3.0 m to 1.2 m to the roof overhang and 1.8 m to the face of the building. -2- c. To vary the distance from a building or structure from the exterior lot line from 7.5 m to 0 m to the column, 0 m to the roof overhang, and 2.84 m to the face of the building. The setback variances are requested in order to provide a better designed building with greater street presence on 232 Street, and are therefore supported (see Appendix C). 3. Maple Ridge Zoning Bylaw No 3510 - 1985, Section 403 (8) Maximum Retaining Wall Height: To vary the maximum height of the retaining wall from 1.2 m to 2.3 m. There are steep grades between the subject property and the surrounding properties. The retaining wall will be tiered to reduce its massing; however since the distances between the tiers are less than 1.2 m, the overall height of the retaining walls is considered as one wall. This variance is supported as it is justified by the existing site conditions (see Appendix D). Subdivision and Development Services Bylaw: 1. Subdivision and Development Services Bylaw No. 4800 - 1993, Schedule A- Services and Utilities: a. To waive the requirement to convert overhead utilities on 232 Street to underground wiring, in accordance with Council Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring. Council Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring, waives the requirement to provide underground wiring on highway right-of-way serviced by existing overhead utility systems, as the existing overhead utility system is shown on the plan attached to the policy (see Appendix E). d) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for the Neighbourhood Commercial zone. A Development Variance Permit allows Council some flexibility in the approval process. The applicant is proposing to vary the front, interior, and exterior setbacks, building height, retaining wall height and allow the existing above-ground utility plant to remain on 232 Street. CONCLUSION: The proposed variances are supported by the Planning Department because they allow for an improved street presence on 232 Street and the improved building layout from the previous building will allow for well-designed commercial units fronting onto 232 Street and Dogwood Avenue, and rental housing units above. -3- It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit DVP/080/08. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Building Elevations Appendix C - Site Plan Appendix D- Retaining Wall Elevations Appendix E- Council Policy 9.05 � APPENDIX A SCALE 1:1,500 District of Langley � 23227 DOGWOOD AVENUE 0 .� � � o �t CORPORATION OF L � THE DISTRICT OF � � - � MAPLE RIDGE 0 a` PLANNING DEPARTMENT DATE: Jun 25, 2012 FILE: 2012-062-DP BY: PC m X � Z W a a ¢ APPENDIX B 12" HIGH DECORATIVE HARDIE TRIM SOUTH ELEVATION (DOGWOOD AVE.) SCALE: 1/4"=1'-0" 2%12 FASCIA IRIM BOARD HARDIE PANELVERTICAL SIDING � 10" HARDIE IRIM BOARD � _ --- .� z�- � � • ��- . ... :. •. °- __— ��:�IIIIII��IIIIIIu�.,.._ � •• 1= � G� 1111 1111 � 1�1�1� .___, I��AII = 1111 1111 ��I�II� 1111 1111 GW� � � . .. . . �_��:in�-�� ra=�� e:in�� - � ��,��: .___ � ..... ,_, _�__ - �I_� _� � , ! �-�_ _ � � � � � ��; .. . — -^ �.� �--. � - �� . .. .. ��t'i`�i I��I .... 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''" / _1_ \ -�_ � ^n.c i7 \ .�*'wunm vm.wi •\18M) \lD��\. __----- iLr �_r- _� --- � i� I ` nnw.uwn. / _ _ \... � __ �� . 6 a � v.v.auu.m.ro. m � �i �..�uow.u.. ♦� / � � �� e �i ,m.��,�o,.wR — a-•-_ �� -___ - . _ a � :, - � �,�k ---- � ,6 • . _ _ _._. - � . � � _ . . � PnvEas Z 88 P.L 57.87m R xuarx SITE PLAN \ "°° "' "° � � � -- I� r� �..o. a r�n � SCALE:7/e'=t'-0' �-j�-� �i� .. - 1� � �. proposed,�ity side wolk � . ��' - ' ,��- _fdge oJ Poyemen� ____ . . _._. _ _.. . _._. —__-. _ _.__ _ , �� A��,��,a,.�, � � D�(�GWOOD I �"",��`�u�"� CC1�C/E Of PROJECTDATA� ... f�+osm[cTl `pW� ��mia,a°o°ppF�xo� i �VE'I-rt''l?; �Fo.�o n�Pn P��°�ri��`=a�� noAooxa.��m.na nunraronEo9.aa.�no.n Pno��o �Mm�r�cowMro � `�°+To'vu wwoo� �,wwno,�,00m�niNo� � rx°roscu: �� `� au�s,wu.mso.rr.� �� ionwocr o ov.»Ma<m rxa-i� oMiaov�cowuw OttAINNGINDIX-ARCHRECTIIRAL criHe Nolu�bu�iiniuocoNeu�inNia veuUE [ ¢u.(m Fi.� looaw000nvwue�p� ieau�osloauuniNo� a�w�+E�S MMIFHioaEBL . ono�Poo mmlaDvioaooFl nt-srtEPLW NlseiH[cr anM'9.c U��e1iIvN0ZONE41 NTA� A0.u80N.�6,Ttu>BOJT.� �AIa1NocYMOP[Ov.�DM(tu.aJ PHWID 3m(4OTopOOF) q��W�PAAMNOMN RLma�eBmaoFNCBwpeoLeOo ��'��'�o.m]BFAxmi.a68m1B h N�RaaPPLWs ME£tl� ��e °,:�rm.�"w.u.��e.m�sim.a> >en.mren.eccseom. zroaaoxr�.m.msarra rxo" n�r.rvwno __ A.oN amueru u�0.wLLw�wcrn ,E�ow�v�wv�.uw3o�r«o �0.-t� vnoroaeo. mriiA�ao-�n `naosnm.-n.co �r.uuunvu�wnmiox.s3tas�uucw� �a.sccrioN�ao �m<n. m��x.aweranom '0ow�mw�+osu�.acrrrecr anonoeeo-�xursz�ss�o� ieecouoP�mn� M.manounrr.� ��yrn �u'c .orurna�u�:�m.ue z000u amccreuAncr µ� Erru.sr M.towexso.n.� - s"+ xn�rmeavr.� ror,.�n�ao a ��.srui.ewna»�oocw000�ve.� re.aou�.�a�eoFwcmi,a�.m>�'� uveaacvn�u oxm�s.+�sorr.� ' nesrwaomicn,mrow.sksn ruoi weeao�n anorooeo-�o.�xanm�°i��ii'��so`�ir��.� N'miom�oFr.� Nausc *r�nn.�F� v°Ha� N+airecrs ' min�n[O�o-t ��No2oN[MA9i 1 YNONo[P:=1 - ¢nLLcp oN�PNe roru uaaeeaul•,otwau'r.l ror��xeao:ie.s.f-:+nrnLLn -xevoue�vno ='aNrs+v�aovEanouuol ic�eoa.asinanracaoe.aai.n�o �yewawmitFacew.xa.amz .OM( dcONCFAIF➢ll -PPWIo iPM(�3'�'acouc[nl[ol�l APPENDIX C RETAIN. WALL � � � � Ce dar i �. 00 FENCE C. edar c.� z 0 J � �� m } � Z Q ��a � � W N � t- � � N �ry W Z y� � � 0 � Q WOOD FENCE TO BE BOLTED Z � DOWN ON CONG CURB W a a Q I IXISTING FINISHED GRADE IXISTING GRADE ON BEYOND ADJOINING EASTPROPERN EAST ELEVATION - RETAINING WALL �SCALE:1/4'01'-0' ��_� 1�� 24'- SECTION THROUGH UNDERGROUND RAMP O SCALE:1/4'�1'-0' RECESSED PATTERNIN CONC. REfAINING WALL 92'_5" (28.17M) TIER 1 CONCRETE REiAINING WALL 3'-6" HIGH METAL GUARDRAIL BEVOND FINISHED GRADE BEYOND �- @ 17.65 NEVJ WOOD FENCE BEYOND TO BE 6'-D" HIGH C/W WOOD POSTS SPACED 6'-0" O.0 I'. 2�� _ �- -� � �' 'Vm7` � � ` FINISHED GRADE BEYOND � @ 17.65 p \ _ 36'-2" (11.02M) TIER 2 LEVEL CONCRETE REfAINING WALL 55'-11 DERGROUND PARKING � � q � � � �o v � APPENDIX D U �i Z T.O FENCE 20.10 � 1 4 U �� _� U K �T.O TIER 1 RETAIN. WALL 18.29 a 4 O � T.O TfER 2 REfAIN. WALL 77.09 ' t' Q � �� 1 � T.O TIER 3 REfAiN. WALL 16.18 p ,� � 4 a� � I / 1 � o, 9,F „. —py�sltNG GMOE � � O � '� co cpluww J �. ..., . roonHcwsreasaun. Q `� 2'8� �2� SECTION � o 5�uxo. _ SCALE:1/4".1'-0" O z � n�x p �� z T.O FENCE 20.10 CO � � 4 W � Q � � . W � a J T.0 TfER 1 RETAIN. WALL 18.29 N� W 4 O � J � ry � T.O 7IER 2 REfAIN. WALL 17.09 � � W Z z Z TA TIER 3 REfAIN. WALL 16.16 Q 4 � ADE w T.O SLAB 15.16 � Y NORTH ELEVATION - RETAINING WALL SECTION D SCALE:1/8'=1'-0' SCALE:1/4"=1'-0" � _ , C1eep Raa1s GreaEer Heights TITLE: POLICY N0. APPROVAL DATE: POLICY STATEMENT: APPENDIX E DISTRICT OF MAPLE RIDGE CONVERSION OF EXISTING OVERHEAD UTILITY WIRING TO UNDERGROUND WIRING �'I��7 J u ly 23, 1996 Council will support development variance permit applications to waive the requirement of Maple Ridge Subdivision and Development Servicing Bylaw 4800-1993 as amended, to provide underground wiring on highway right of ways serviced by existing overhead utility systems, where the abutting road is required to be upgraded to an urban standard, on the following conditions: 1. 2. The existing overhead utility system is shown on the attached plan, or There is less than a total of 250 metres of contiguous redevelopment potential fronting both sides of the highway right of way designated on the Official Community Plan. Further, in those cases where undergrounding of existing overhead utility lines is required, and a development has less than 250 metres of frontage on the highway right of way, the developer will service his development with underground dips off the overhead line and deposit with the Municipality sufficient funds to achieve the required undergrounding in the future. Date Printed: 2009-09-23 Page 1 of 2 Policy 9.05 Date Printed: 2009-09-23 Page 2 of 2 Policy 9.05 � � � urrn .kaai_ L Ys;-•'':,yr.: , T0: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer Revised Development Permit 23227 Dogwood Avenue EXECUTIVE SUMMARY: MEETING DATE: June 10, 2014 FILE N0: 2012-062-DP MEETING: Council A Development Permit application has been received for the subject property, located at 23227 Dogwood Avenue, proposing a mixed-use commercial and residential development that will consist of five commercial units on the main level, and five rental housing units on the second storey. A site-specific text amendment to the C-1 (Neighbourhood Commercial) zone is required to allow for the increased density and rental housing. This is discussed under application 2013-052-RZ. Variances are required for this development and are discussed under application DVP/080/08. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012-062-DP respecting property located at 23227 Dogwood Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: David Ho Beta Enterprises Ltd. Lot 1, Section 28, Township 12, New Westminster District Plan LMP46534, Except: Plan BCP39158 Commercial Commercial C-1 (Neighbourhood Commercial) C-1 (Neighbourhood Commercial) Use: Zone: Designation Use: Zone: Designation Single Family Residential RS-2 (One Family Suburban Residential) Estate Suburban Residential Pub and Liquor Store CS-1 (Service Commercial) Commercial and Estate Suburban Residential East: West: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Estate Suburban Residential Use: Single Family Residential (Strata) Zone: RG-2 (Residential Strata) and RS-2 (One Family Suburban Residential) Designation: Estate Suburban Residential Existing Use of Property: Proposed Use of Property: Access: Site Area: Servicing: Companion Applications: b) Project Description: Vacant Mixed-use commercial and residential Dogwood Avenue 1758 m2 (0.4 acres) Urban 2013-052-RZ and VP/080/08 The subject property is approximately 1758 m2 (0.4 acres), and is located on the north-east corner of 232 Street and Dogwood Avenue. It is bordered to the north, east, southeast and southwest by single family residential developments. The Black Sheep Pub is located to the south and a residential strata development is located to the west (see Appendix A). The applicant is proposing a mixed-use commercial and residential development that will consist of five commercial units on the main level, and five rental housing units on the second storey (see Appendix B). A site-specific text amendment to the C-1 (Neighbourhood Commercial) zone is required to allow for the increased density. c) Planning Analysis: Official Community Plan: The area of the intersection of 232 Street and 128 Avenue up to Dogwood Avenue is considered a Historic Commercial centre in the Official Community Plan (OCP). The neighbourhood commercial use with the rental accommodation on the upper floor is supported by the following OCP policies: Policy 6-45 - Maple Ridge will support limited commercial development in Historic Commercial centres to provide for the commercial needs of the adjacent population. The Historic Centres generally reflect the historic commercial footprint of the area. Limited infill or expansion of a Historic Commercial centre may be supported if the development is sensitive to the historic character of the centre, and is compatible in use and form with the surrounding area. Policy 3-33 - Maple Ridge supports the provision of rental accommodation and encourages the construction of rental units that vary in size and number of bedrooms. Policy 3-34 - Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. OCP policy 3-33 supports the provision of rental accommodation in varying dwelling unit size and number of bedrooms, and OCP policy 3-34 supports the provision of affordable, rental and special housing needs throughout the District. A Restrictive Covenant and Housing Agreement will include the language necessary to secure this as rental housing. The Housing Action Plan has not been completed; however, the proposed rental apartments would be a step in addressing the kinds of -2- housing and affordability issues this study will be identifying. This approach has been used for similar mixed-use projects in the vicinity of 240 Street and 112 Avenue. Zoning Bylaw and Housing A�reement Bylaw: The C-1 (Neighbourhood Commercial) zone permits a maximum lot coverage of 40% of the net lot area and a maximum building height of 7.5 m. The proposed lot coverage is 30% and a height variance will be required for the proposed height of 7.8 m. This zone also restricts gross floor area of all permitted principal uses to an aggregate area of 279 m2 and all permitted accessory uses to an aggregate area of 279 m2. A site-specific text amendment to the C-1 (Neighbourhood Commercial) zone is proposed to permit "apartment use" and "parking" as principal uses and to permit the maximum gross floor area of the principal use not to exceed 959.5 m2. This site-specific text amendment also restricts the ground floor commercial uses to a gross floor area of 530.6 m2. The site specific text amending bylaw 7003 - 2013 went to Public Hearing on April 15, 2014 and received third reading on April 22, 2014. This Housing Agreement will restrict the five units as rental units in perpetuity and will run with the land regardless of a change in ownership, and will be enforceable by the District. This Housing Agreement will increase the rental stock in Maple Ridge and allow the District to enforce the conditions under Section 905 of the Local Government Act. The Housing Agreement Bylaw is not subject to a Public Hearing, and the bylaw 7004 - 2013 received first, second, and third reading on April 22, 2014. Proposed Variances: The applicant is proposing to vary the front, interior, and exterior setbacks, building height, retaining wall height, and to allow the existing above-ground utility plant to remain on 232 Street. The requested variances are supported as they will result in a better designed building with an improved street presence along 232 Street and Dogwood Avenue. These variances are the subject of a Council report under application DVP/080/08. Off-Street Parkingand Loadin�Bylaw: The Off-Street Parking and Loading Bylaw requires 1 off-street parking space per 30 m2 gross floor area for retail or personal service commercial use in the C-1 (Neighbourhood Commercial) zone; 1 space per unit for apartment use; and 0.2 spaces per unit for visitors. This results in a total of 24 required off-street parking spaces for this development. The applicant is proposing to provide 52 off- street parking stalls in total (34 for the subject property, and 18 for 12968 232 Street (the Black Sheep Pub), which will be provided through a restrictive covenant), plus a loading zone. The Black Sheep Pub, located at 12968 232 Street, currently requires a total of 73 off-street parking spaces; however only 60 spaces are provided on this property. An access and parking easement was previously registered with the Development Permit DP/080/08 that provided 13 spaces for 12968 232 Street (the Black Sheep Pub). This easement will be discharged and replaced by an access and parking easement that will allow for 18 spaces for 12968 232 Street (the Black Sheep Pub), allowing for five more additional off-street parking spaces than what is required by the Off- Street Parking and Loading Bylaw. When the old pub existed, some residents complained about pub patrons parking on Dogwood Avenue. Since the new pub opened, there have been no parking complaints documented. Prior to the new pub opening, residents were offered "Resident Only" parking under Council's policy. The majority of residents declined this offer. Going forward, the District will continue to monitor parking -3- on Dogwood Avenue. Should non-resident parking become an issue with pub patrons parking along Dogwood Avenue and blocking the roadway or driveways, then "Resident Only" parking will again be offered. A modified option could entail the consideration of "Resident Only" parking on the section of Dogwood Avenue in proximity to the pub, with the actual distance to be evaluated based on parking patterns. d) Advisory Design Panel: This application was presented to the Advisory Design Panel (ADP) on July 9, 2013. The ADP's resolutions are outlined below with an explanation of how the resolutions have been addressed. • Consider additional architectural/articulation to the residential entry. The entrance to the residential units has been shifted towards the property line along Dogwood Avenue for better visibility. A gable roof supported by exposed posts and beams help define the residential entrance. • Consider additional landscape improvements at residential entry. Accent trees in distinctive forms and colors, and patterned pavers will help enhance and define the entry way. • Consider means to increase depth of parking stalls and loading zones and surface parking. The whole building, including the columns, has been shifted 0.9 m(3 feet) to the west towards 232 Street. This resulted in the rear walkway width being increased for pedestrians, also meeting the accessibility requirements. It also increased the depth between the building and the loading bay that will make it easier for loading and unloading. The loading bay has since been relocated to no longer be adjacent to the building. • Consider ways to separate rental residential underground parking from visitors and commercial parking. A security gate has been provided to separate the residential parking spaces from the visitors' and commercial parking spaces. • Consider a means to provide for safe pedestrian crossing at mid to east side block of Dogwood from residential component to the Black Sheep Pub. The Engineering Department does not support a pedestrian crossing mid-block. If necessary, a cross-walk may be provided at the intersection of Dogwood Avenue and 232 Street. • Consider providing further details on paving plan for pedestrian and vehicular paving at access points. Patterned pavers will be used to help define pedestrian pathways. '� Provide further landscape enhancements at Dogwood Ave and 232 Street to create a focal point at the corner/corner statement. The column along the south-west corner on 232 Street has been removed. The roofline has been revised to run parallel with the corner truncation. This gives a clearer view of the commercial units and gives symmetry to the building along Dogwood Avenue. The revised landscaping in this corner gives the building a focal point. • Provide signage details for development for CRU component. Signage details have been provided. • Consider further architectural detailing of retaining walls to north property. Recessed designs in the concrete retaining walls along the north and east property lines on the neighbour's side adds interest to the wall and climbing vines on the parking lot side will help diffuse the concrete appearance of the walls. • Consider the feasibility of shifting the building to the west, closer to 232 Street. The whole building, including the columns, has been shifted 0.9 m(3 feet) to the west towards 232 Street • Consider ways to increase height of screen at roof levels height to mechanical screens. The height of the parapet wall above the roof has been increased by 0.3 m(1 foot) to help screen the mechanical units. • Consider providing alternative street trees more suitable on Dogwood Avenue. • Consider consistent planting of hedge material used in retaining wall locations. • Provide planting specification for climbing vines on retaining walls. • Provide grading plan for site including planter walls. The four resolutions above were addressed with a revised landscaping plan with additional details. • Consider including column details that use complimentary materials of adjacent Black Sheep Pub that are additional to the architectural columns. Cultured stone columns along 232 Street and Dogwood Avenue will help complement the existing columns of the Black Sheep Pub across the street. -5- e) Citizen Implications: The arborist report dated January 7, 2013, provided by PMG Landscape Architects for this development identified two trees along the northwestern property line that would need to be removed for this development to occur. A tree removal agreement signed by the owners of 23214 130 Avenue has been received, giving permission to Beta Enterprises to have the trees removed by a licensed tree removal contractor. The arborist report notes that the Birch tree is in poor health and the Alder tree has been poorly pruned such that neither tree is considered to offer any significant value and are not proposed to be replaced. However, Council may want to consider the loss of urban tree canopy to be worth preservation where possible, or replacement requirements for trees removed. The additional underground parking provided with this development will help to alleviate the parking concerns in the neighbourhood, by providing 18 stalls through a restrictive covenant, to 12968 232 Street (the Black Sheep Pub), five more than what is required by the Off-Street Parking and Loading Bylaw. At the Council meeting held on April 22, 2014, Council requested that the applicant provide details on the following items related to this Development Permit: • Noise/sound attenuation The applicant is proposing a sound attenuating wall along the eastern property line to mitigate noise concerns. Retaining wall and fence elevations for the north and east sides are shown on Drawing A1.2 in Appendix B. The concrete retaining wall will have hedges planted in between the tiers and a 1.2 m(4 ft) wooden fence will be bolted to the concrete curb. • Landscaping and Hedging, Privacy Concerns for Property to the North Details of the landscaping and hedging are shown on Drawings A1.2 in Appendix B and L1 in Appendix C. The fence height has been increased from 1.2 m(4 ft.) to 1.8 m(6 ft.), along the northern and eastern property lines to address the privacy concerns of the neighbours. The Zoning Bylaw requires a minimum landscape screen of 2.0 m in height along common property lines between abutting uses, where a designated Commercial use abuts a designated Residential use. This development is proposing a landscape screen of 4.1 m along the northern property line, and 3.9 m along the eastern property line. • Garbage Storage The garbage and recycling area is completely enclosed within the building on the main floor, as shown on Drawing A2.1 in Appendix 8. f) Financiallmplications: 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 (see Appendix C). Based on an estimated landscape cost of $42,900.00, the security will be $42,900.00. g) Alternatives: Should Council feel that the applicant has not sufficiently addressed the surrounding neighbourhood residents' and Council's concerns, Council may choose to defer this Development Permit and the ',�•'� accompanying Development Variance Permit application until such time that the applicant adequately addresses the concerns. CONCLUSION: Staff have reviewed the development's compliance with the Commercial Development Permit Guidelines of the Official Community Plan for form and character, and it is recommended that the Corporate Officer be authorized to sign and seal 2012-062-DP respecting the subject property. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B- Site Plan and Building Elevations Appendix C - Landscape Plan -7- APPENDIX A SCALE 1:1,500 District of Langley � 23227 DOGWOOD AVENUE 0 .� � � o �t CORPORATION OF L � THE DISTRICT OF � � - � MAPLE RIDGE 0 a` PLANNING DEPARTMENT DATE: Jun 25, 2012 FILE: 2012-062-DP BY: PC APPENDIX 6 �� . � � � � ' ,,: . .� f �y � „� � - a . . , ,. . `I,'`' . p; � � �� ' � � �Gs+i ��C�a�� iairnpr� ' ��.� • \� � . - ---------- _ I/ � '-.� =— -- \I' � ,.�i'' �1 �p - %i/' � �S°i�y�� ■� �s��sL�-- ,��— -- ----- �i(f�:ir' �� wt '?��i\- i� ��.�%►'/ �'/ // r � ,�.�- ,�. �� 4° ��";� � � ��! � ��il\;y�l ` _2. � o ��// d'�� a I pd° , POe ��r � v�`.j li - � Y �� v� p0�' i�ae � .�� ` � � �j � / �/�'� � r��0°,��, \1'" / iG` r�'"' � �� /I� L �� 1:° ��I�p'. � � .' �=^' / � _ -/ _ �� . • . • ••, . - '�l'I` - �I Y ,�/-� �� _ '.� : , , �Fa / al��e� ``r,�' •�, I- - �. � ■ �' • • ' / �. �i � I � \1i_ _ ... .... r�, � : � � I -- �/ = _ � � / �� -- — ,��II\,►` _ ■ � /' . ;�' �/ �-� ��,� ,�'�/ •� � I � �� ,'� pO�,� �', ,�.�,.� � //� /�II� .. � �... _ ��'� � . � �j � � � � _. � �i�..•: ;. . �� . � ,/ t �,r : ,1�\`. I ,�i , , b� � � t _�� . � � �/ ,� . � ��aj _ l i �,/'' � � -�I`�e� _� " '�""�� ' � �� , , �� , `�' ,,r __ ..... . i � LOROING ' b' � / / �.. W.vn�rwn�.omu.m+mu ' ' - N.0 IANE \, H�wuuomwrnv.uwn _______ ___ � � ��m� � \\�� ------- � � � � , UN�EftGpOI1NDpARKING . _ �5.1BMI IDG�� • � �� u --�uunm. i� WAl1BELOW � � I � 6 � , . a -r---�,. ,� � ,��..... Tog� 5/ --- .,..a. . �. \ ' �va,.w„A., � ` _—_ _ i � _ . . \`�� ' ----- �------- ' I � tiF' �...._"' __-_' ..t ' 1_ . PAVERS 7.88 P.L 57.87m 66 ft.) — — ------- - '— "'' T06 /�5� xo..x 1 .�.�_� .. � SITE PLAN � p1 . . �; . __._.. _ �6 SCALE:1/e'-1b' �I. . � ' ..r�p . _. . � . . _ � proposed,�ity side woik . ��1 �" ' �� e ...... �-,.� � -' ��fd e of Poremen� � . � ' i � . � . ... _ . . 9 __._ _.... .. _.._ _ ___,_ _^^ ._ ... 11 j � '....N/ p�� \ . � . ` � . -__ E D �` .. \ Q � ; oM�a�P�� -LL._ GWOOD AV . \ - - , l U N PA�,o��, Edge of °l� ; . ':. . ..'' F@q�o�N�i4TNq Pcon:1�A1Rla'1 11]MIIILVTooVMiNcI � .. PROJELTOATA � �.- . " ' �.vrmlaipToaoo�� avement � � m tE�o�l�o�ec�ron �a�.....�nG� nv.nvAnoxEonno1111o.T1 rnwio zwlovrOcowMN� - N.WPUNWW041 Mle�a vp�Nc aMaooH.({oWa�00.IT.� ' ao<eNryal.ssmvullnlNo� � VROPOem: CouMEP`cIA d3sO.M.�rtmvaoe¢FT.� exmAt PSI��YnPoqvw:l3M�N.e'� PPovlo oMlo.ao'mcOIUHM vo�VQ aEpoOM� oeeoN.(��f0a�i.� IOocwaaOAv[Nue� auMloxTOouILOINa� DFAWINGINOp(-ARCHITECi11RAL pp_y�q eu�crxiute.uol+ren Nr.MPIoaEo< � .aomryavMPaOP� �o�M ��N� IM�oP/inul YLTAYN 4zW�iNGmNP.o-1 ioi�l mpye y�e �'Ioqslo6Yu�oN[ao:�aMryuY� vPoho aM�o.vl -�po�PMMNOPUN �yoa�ac.ewevucewAevmm Kew.�eamvF ��aPata cxia>u o..ra .zmi�nronooFl mn�vuuc� roxruaamacv,�x�a ,,Lgtnp� .mvnrrn.cc:.00.v� »oanu+.aoo.�maavr.� ��* rnowo _s"oumi�wr�,ar �nn¶os �x�ucAiuxu.ovmxErn .%s� n�pu��unn�e.o�ro. . anu.�u.n�s�eurr.t vxoroeeu co.wan.�^nw avu+mno _u�m.e.ar . us rn ewm� o .u. ueECONOP�noxl toT,LLflE09.tOLLP[X�oenK nAo �MnLLuqvEI�MT�1a%.8310�uULCnP1 �9ECt�ONAtB R'0wr i�oaNLeMa11o0te �penP[xlisti EPM �I u��pl NRt ➢os6M.(IfiWB4R.1 - TOTALPXOWm:eaSf,�L.9 M IlY[N=1NEfNINOF noawouuoeuv cHmcr vno> P&snl u Ra M.leoomso+'i.l ��'¢PowouuaU�G - tmei� P�wv.mlau�ncr4c �6i.ucouvs6n ncvtiOG P n.u.(rcr.mearr.t �i�,yq�a I�m�Fa�pvmooew000nvel �inaw� i a .i ��v • 4EuN�i mmeaxlmeaa�oFr.t ' - I�asi o iaimioouncan�vvuel .on q o�.�o%]w'.1xB0�pd2m9orrd au BON.1Ytem vr.) NSrtoNe�9 �� 9' VPov ]a.i% ua .�a,lYao9�Fl.� uaVnE �vlxaioNCReu9i•1 YNmnoEo: Plt uo o�n sne ni �o� • "0ainiui�,."�c"ow'�a`ii+u�r� coo- morai�rnRe.on`�'rve rorn�N^ �v�eew.l4aumvorr.l mr•uncao=� ' -neunNeizwroik'iaMp�u•eoveonauHo� �¢nwa. .oi. ruor.ncvec.ao Atneao: ie.wt -s� efAtla �p.�qy�,�y11 . lel.aw.]W.m�t F�.xnw.]wma . . vro�.m »"umvcouie.°imiru� _ _..-- T.O ftETAIN. WALL �,,.oam TOP OF e Ff. HIGH WOOD FENCE �2o.iom T.0 REfAIN. WqLL 11ABm T.o REfNN: WALL 18.2Bm C7 z � J y � � m Z W �w J O¢•� �� o � �� Z �90 Cedar 8 Ff. IGH PT. SOLI WO00FENCE � 0 Cedar a � � ___ ....._. � Cedar 7 „. �'�dar � � 70� �' a�-�� ..-- �i3,�� eti EC �G�� H � � 5 iy � q 3 � � � Q v � � r�9 504 400� Alc � 25 23 - .. ... L L - � - - , — - .r.- ..--. _ , .. . ,----- u�earammwoe we __j. m �� /' i : � � ' � � �: 1 � � T � . . �I _____ '__ -.. � / � i _ _'___ _ � _.� ---� i BLACk , / BLA ' LAGK B � LAGK � `I vP � I � �P/ SH2�B �P . I-I� ' EEP S � EEP ��P .� � �, yg�, �� ." a�;� t� PUB ;, ' �I . . ... z� � , � '' , i� . . ' �. i , .... ..._... _ ._'£M i� �� /� i P / � / .::..._ .. . . . / .� ' . .. i ..... ..... �. �/ �� .. _!./ _/ .-i �. � .. � i / / � � Al.l , ' i ..._. ...(.i ... //.l . . i . CONQ COLUMNS � � � " . AS PER STRUCT. � _ i UNDERGROUND PARKING PLAN �'-0' II -"-' - --- � TOTAL 35 STALLS, 5 STALLS DEDICATED � � I _..... .. __.._ ,� . ........ . METAL SECURIIY -:::::. ,: I- � . - � , GATES ,. '- i �� "�TO APARTMENT��TENANTS,.&..16�STALLS.- ........ ? � a �... � � DEDICATED TO BLACK SHEEP PUB � � � � I � r.o sue �s.isM - �i ' _':_'. ...... ' � � ' � j � � � _...� .. . . . . . I .. .....-. J.. .. mweovhN I ......... : mit I_ . _ . . . .. .. .. : ..._. ...... ...... . .. �weoFwl000n . . U U 35 NANT � - uorawvnnx II 27 " �' I i � s � ��a � ' � � , i I � �, L---.— � / � � -, �. ;' fA�K,.; �� . � Q ., �. � ' �;% • ; �"E� � � � 34 TENANT , : �I - �� BLAGK:' ',i I '' � : � �66:Cc I-6�:. Ilw • / i . . - - SMEEP / � . �� , . ' � � / . I 31 TENAM' � I ;,/ u� i i : � `�✓ � ' /' � �i � C C I 3 .3 � `. . 33TEIVANT .,i i ',..;.� ��''�• .'i' i.�, � VJU 6 Ceda�� MECM.dELEC. � � :'� � / / � � /�� /� � � O SPRINHLER � / , / ' � / � ' yr � / � .91:/i('i�i r."v—n. �� . � � / '" � ll I 'oO _ � i EP.�� 2 I �%SN6 i i I� � ,UB i 32 TENANT 10'I 102 103 /� , � ,. � �� t . , � /i � 1. . i c. a � ; ' �,��" ' ' ' . /%, P� � Ta 158 2 Od Cedar , �,� eiKe .�. , m . , . _ �/ ..,, ' i i B/ ; j . . .. ............ '� � STOMGE STDRAGE L08BV � .�-' LOCKERS � �OS iOM1 � � �� % / / j //��/� � ' — — S1AIRp1 ur •/ �' � � � / � BI-/?C �� —' �� II i HE�P , ' "Ug, , �i i ,t5'. S � , __i 1. � % _ ''� � To� 5?6-�, i 3C � Cedar �.� -• . � = i� ------------- � 70 154 �� --------- ------------------ P.L 57.67m ( 189.86 R1 —_ _ ^ � 7 e:q � � �� rH' I UNDERGROUND PARKING PLAN �j SCALE:1/B"atb' AREA:1,331.39 SQ. M. (14,339.02 S�. FT.) U ��Z � U �k W �r 2 � U g � �4 S � $ � � � R� a �� o s z Q (' J Z � J t�y � m 14 Y � � Q W �' d � � • Z N y � w� W Z � � �aa�� Ey@q �vei�i� a � g tl 3 S �� $T� �¢� ASPHALTSHINGLE ROOFBELOW � , ,,, I \ � � I 1 � � � � I � ' O SLOPE ' � 'E' I � I I r-J I � I 1 I ❑ I I �m ' � I S�_ � � ASPHALTSHINf�LE � tn ft00F I rm�r I p � � � � m i I 1 `__I I 5� 1 I 1 I ❑ � � I I �SLOPE � I � I � I � I y��-- I -- ❑� II ;� Tm � -------- � — — — — - . ASPHALTSHINGLE Tp ROOF Im / ROOF PLAN ASPHALTSHINGLE SCALE:3/16'.1'-0' ROOF9ELOW � 0 GRAVELFLATROOFFOR MECHANICAL UNRS �3'-0'%d'-0' �ROOFHATCH � s� s�� SLOPE SLOPE � � _ ASPHALTSHINGLE ROOFBELOW '-------��— 1 _ _ _ � � ' I� I � o I � � SL P� I I � I m� I ASPHALT SHINGLE ROOF 0 �— — N� — COMMON AREA � (EXCLUDED) MAIN AREA � (INCLUDED) ASPHALTSHINGLE ROOFBELOW ASPHALTSHINOLE ROOFBELOW CRU 1 1,285.52 SQ. FT. CRU 2 1,2b1.67 SQ. Ff. CRU 3 1,288.08 SQ. FT. CRU 4 CRU 5 718.80 SQ. FT. 605.73 SQ. FT. MAIN FLOOR COMMERCIAL AREA GROSS: 5,714.99 SQ. FT. (530.63 SM.) NET: 5,099.80 SQ. FT. (473.51 SM.) uNir �a� 732.00 SQ. FT. UNIT 905 918.03 SQ. FT. UNIT'102 699.62 54. FT. UNIT 1�4 925.35 SQ. FT. UNIT 103 757.62 SQ. FT. SECONDFLOORAPARTMENTAREA GROSS: 4,618.83 SQ. FT. (428.66 SM.) NET: 4,032.82 SQ. FT. ( 374.45 SM.) � z c� F z a � J J � � � J m � ¢ r� � w ¢ o�•Q O � � � � Z Q � a w Z o 0 � COLUMN SOUTH ELEVATION (DOGWOOD AVE.) SGALE:1/4".1•-0•' ASPHALTSHINGLES 5" ALUMN. GUT'fER ON 2X10 FASQA 6" HARDI BOAftD CORNER7RIM VSNYL WINDOWS WITH 6" COftNER TRIM 6" HARDI SIDING SIGNFGE ON 4" H55 SM007H FINLSH SNCCO ALUMINUM STORE FltONJ wiNyews ��' a� ieid 3'-6"% 1•-6" X 9'-0" � � B0.ICK COLUMN 38" HIGH BRICK F]NISH 2X72 FASQATAiM 90ARD HARDIE PANEL VEftTICAlSIDING 10" HA0.0IElRIM BOARD � -�-TM ' SIGNAGE /� �;�.: :::j : � ;; y � � � � . g �% ;s / � �. i'. : ; � ... \`�� / SIGNAGE � _ l y SIGNACE ------iet�y----- IXIST.GRADE ------'------ . _ _ — _ _ _ _ _ _ — , _ _ _ _ _ _ _ _ — _ ' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ O U NY Z � U �� h � 2 � U K �a o �x � � o a� a n�o s � � z Z 0 0 J F � m � J J- 7 J lyA iyy W � g � F � I � � � � O� 3 � � r a w � Z � NORTH ELEVATION SCALE:3/8"-1'-0" EAST ELEVATION SCALE9/B•=1'-0• U G�Z � U �� FW_- � 2 � U g � �Q O �2 � t'a 0 �� > i � �� (7 � Z Z p O � � > m � w w� W ob•� � � K N � O Z 3 & ,�j w� Z w f' "�33��„ ee €�q ��e�� rt � 9 a � d � �' � 4 �' ¢ a EXISTING FINISHED BEYOND EAST ELEVATION - RETAINING WALL SCALE:1/4„-1' 0•• 44'-12" ,�� 24'-11�� 5'-0" HIGH PRECAST CONCRETE FENCE ON RETAINING WALL Fi i / R f EXISTING GRADE ON AD]OINING EAST PROPERTY _ — — — — — — — — — — — — — — — — — — — — — — � � =�SLOPElOoi,. 6'-0" HIGH PRECAST CONCRETE D � U FENCE � E'O�� _ 6�'Qn p Z T.O FENCE 20.10 � � U _ ,. w _ � H � — � _ o — � �� — ' _-- z o U ' ' ' ' � � — 2'_Q' T.O TIER 1 RETAIN. WALL 18.29 a w � O 2 � O 'N:L^� ��,� .�.�r�F9, �'f i " ��: ��+..� i � ��e ��+Y�� i`F.`�'.%'- � �'X � �,��.:.:.. v T.O TIER 2 RETAIN. WALL 17.09 � Y1�� Y„ � 'Y` `Yl�, � 0 � \ `— � \ ��3�. Q T.O TIER 3 RETAIN. WALL 16.18 a � _ 4 � �a RECESSED PATTERN IN FINISHED GRADE BEYOND � W+SC " � CONC. RETAINING WALL @ 17.65 �p � _ _ ,+lj 4 ' �E'' 36'-2" (11.02M) � �m� '-0' '�� a��a�A��w� �� TIER 2 LEVEL CONCRETE RETAINING WALL 92'-5" (28.17M) � _ _ - � TIER 1 CONCRETE RETAINING WALL i0 — 4'-0" HIGH PRECAST CONCRETE FENCE FINISHED GRADE BEVOND "��{� @ 17.65 SECTION THROUGH UNDERGROUND RAMP � � SCALE:1/4"=1'-0" \ J � / FINISHED GRADE BEHIN� RETAIN. WALL .orExcExo.�o L fi'0" 6'-0" r onEa � arrn�rv. wa�� e.zs s :' w 0—� � �_ _ �_�a �_��_� �_�_� ro.exzxe�anwn. 4 � EXISTINGGRADE ro nEx 3 x�ran. w<. 4 BEVOND 1� ��CONCRETE RETAINING WALL C.A m �EXISTING GRADE ON �O�,y� AS PER STRUCT. ._�.��.J„ ADJOiNING NORTH PROPERTV � — NORTH ELEVATION - RETAINING WALL SCALE:1/8"=1'-0" o � � , �. ��. � .. �. �o;��o��;a��° � �� .. ; � � 2�'8 � 2�-4 — / w � SECTION I� � c� n 4'-6" a 5'- " scn�e:va„_, _a„ � MIN. wQ n�r�_ur�o. � � � 55'-112" � — � �, � T.O FENCE 20.10 CO o � — '� } � � z - � > > = o �j �•W N J �CO �)�..I��mr��- �p � < w L \ I� ,�� L T.O TIFR 1 RETAM. WALL 18.29 �� J � 0 J --\ �--_,�.�.��-...�.-� ...:.........�...� ' " � n Q . . . . .. .. o � � � .. .. . .�, : ,. � �. �.,.�.. . . . ..... . , . . ��_� ��'��'F� 7 T.O TIER 2 RETAIN. WALL 17.09 �� 4 w C J � � z z UNDERGROUND PARKING �� o �"'�:fc � r.o r�eR s Rerairv. wn�� is.is � 0 \ � � � EX[ST. GRADE w � � T.O SLAB 15.16 �Y SLOPEI°/a �� — . . . . . , - . �,� ��rzR �j�6, NEW WOO� FENCE BEYOND TO BE 6'-0" HIGH C/W WOOD POSTS SGACED 6'-0" O.0 � _�_�__�_�_�_�_�_�__�_�—�—� � � � a Q. RECESSED PATTERN IN � � -mNc aErn�niN� wnu ��a�c� 18]'-1t"(5I.1IM) T1ER 1 CONCRETE RETAINING WALL SECTION �� SCALE:1/4••=1•0" I ----- APPENDIX C U � �G . X E A��i G5' V NE5 A�vT_v -r� TKts pJop,r�F-G-a�T =�� Q G� N'�R._ _ot_d-NT � f� o d' ��N -c�tZ � TCl F' WA�.I 6.ND A.T ~ m= ' CrHcse vcHtS Qr�c�hF �YE � � 8 z e . "Suc-�bcl �r AEgt� �S.00TS x � W O��S� BBM REfA1NING WnLL ' �� a 's �!y T.O RETAIN. WALL 1829m �a� T0 ' -• d•� � a� � `�� St°' TOPO{ Ff.HIGH WO00FENCE � �NDERGROUND T.ORETAIN.WALL1"/. �F - � 'L� � � is.aS PARKING '" �S� T.o aErata. wnu. n.oem a5g f y�� \ ' � -��-.. 0 x 3P 3Vm OO�CY'E'� T.oaeraN.wnuie.iem aS� _� ��" 5aU . � ' x�M e x`'' � � -�\ i - . "/I -- - � r .. �c � - {� �' 3 a A3 P> A A q E o �& y �� I� �� GLIF4lCDAL�G�Y-c _ 261 ,'.-li ty��' ' 4 lYAL1�N L - E E. 5 3�. p. . 9 T.O RETAIN. WALL �:G � . ' MtN. R� -•� T�3-� - - _ �__ .. __ 0.E pg, �&'17.OBm_ , .� , I - , k 6 '8�(LM - Ru Zp�' �� - ' �yt - -'' . TOPOF Ff.HIGH ��,� � . L A i Li rpy. �.� . X'p.�- / A) � Ai O � 18.D�NCE lPo� � II"�a 1I}I �_..�1y-w��.<tn t ��t�}v IV�}�+'� � q � , � $tE � � . -I_, �" b_-S:��Cra�'p2�'- �tq.'��,��d��( I i2S.0 iiS.C� ��'fJNN t4P�` ' ABe�� ilp�u/ a , p INe�S) . _t: � II �: 10 8 cN zaY ay �� RE <f/.n I:. �;.•: . " 6 b� S 1� � � MtNr � `e . . - - .� qE y � �; \ •. i !� • ii4 - . _ . . .-� �� -, . M R w �a�m � r N n � ` 8x n,) , � `L�"-. - - i� �I . � , . . TOTAL17 STALLS � Fl3 t� � � N � � ;\�coYE ��I�i rrtta� . .. � FORCOMMERCkLUNiTS ' 6N2 �� \ - � ' ��.� sil I\\ �I�;SLoP .{i�F�'_,�cN:T__Pny@a.sCTau� �J 4 r.oReraw 16 /' I '' ' yQr.-LN.._GHA rfA�l. PED 9i�.eUSM.i. L"Il . � j(� • y KJ .�SCF¢n�1�� • •� �Lr � uok1•.-�p,e,�-P�veaS' AS N�S�N A•�INfC. WALL1829m � o e�1�--.: ,9 �. �� •. h -__ - i �� j� 2� �a� � Ta�� TWO STOREY �� _ a 3- A 'CP � G z � � . � � � ' � iq �rl�r -� � - BUILDING �a `, ,; . �' � � o � � �q : (, . ,. , . 3 � .�ty _ ' � _ . • /.. � 1-: ��' ; ��a z a w i fTFN � R&. U� �= d�.Q �v . . o ., . �i.�' .A: - tn �'�' _ 2 .ne V µU R v � � � U ,r ` " O ��A�'��M , " . T.0 FIN. GRAOE 17.65M _ r r > � F-- ��', � � / 16aC. � y �.., �A' �C.�� ,'.,•f_ ' . [-- � Z � Z -. 4 RED FS • '• Y .' z% 'la SP Q„��ry Q u GN¢.G� H '� x . I ' I�Il�q,j� . nII � I ORETAIN. w`" '� . ='31�, af/e �III.^:4Lc TtYP(4.� � rr 4 � ALL1829m � L w�-1 eui-K vrBH. �, ""' I.,� II .�y' - �IIII...:-¢ URV- T �5 V LJ -' . ( hE-E 5 EEC • . C!-i) B�J ��I jl II ;: z ' t r��. . � (j /� ' P, A C TH�S 5 R YI ' Y . A3 ` ,�y �jj � 4 5Z'7.E� � raK� : _ �I11' - '3, V "� � � .. � _ d TRBe pEc --U.' 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Np�c V neroae �-tmm� vcu ua irn �REE PLANTING DETAIL �,,,�'.:�- �.y{�K.['FCc.6�TloK9'.AN9.5 1�4'��..[��i��G �i�c�toN o� P1� GP�o�iS=�WF�-K Ck.f��i.7 r �Ro^'S.a�� hT vocs�•.�ooD ya�' ErSEE U K, � ? �� U �� W �F- 2 � U Q � O � S � ' �P O �� n I o �� F— I W ��y z � q J, � � � � W � � U � � 0 � �z � a W H � � J U "� � • �?oo �B�Q¢ � �. � �� js,��'�� .l l� � Y� t��}� 1P�" . / E�'1 i 2 . TSJb � � p.CRRa��N�qo: I' ma ,l ��1e i� _ . . �.iP'ol�� l� �"�� ,;.SiFEET� �FREE eenn�e�nt�r�= �; o�,,�,� �PEGt�IGAllol� ��/��:'°":�15�i MAPIIYLE['HROC/.AO '. an� ��R' ','r��n� " i ,� `yvv irs � 'Kew)vneo�m - -. =,: ` : h�l�PCE RID9E �ll�h qeyrhY • .� District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014 and Members of Council FILE N0: 2013-111-AL Chief Administrative Officer MEETING: C of W SUBJECT: Non-Farm Use Application in the Agricultural Land Reserve 23154 128 Avenue EXECUTIVE SUMMARY: An application has been received for non-farm use within the Agricultural Land Reserve (ALR) for a cell phone tower located at 23154 128 Avenue, the subject property. This application is made in accordance with Section 20(3) of the Agricultural Land Commission Act. The applicant has provided community notification in accordance with federal guidelines and the District of Maple Ridge Telecommunications Antenna Structure Siting Protocols. RECOMMENDATION: That Application 2013-111-AL be authorized to proceed to the Agricultural Land Commission. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North South Standard Land Company Inc. M. and N. Jasamanidse Lot 43, Section 20, Township 12, New Westminster District Plan 30199 Agricultural No Change RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) No Change Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Estate Suburban Residential Use: Single Family Residential and vacant Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) Designation: Agricultural 1101 East: West: Use: Vacant Zone: RS-2 (One Family Suburban Residential) Designation: Agricultural Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Agricultural Existing Use of Property: Proposed Use of Property: Site Area: Access: b) Project Description: Single Family Residential and Farm Use No Change 1.62 ha (4 acres) 128 Avenue The applicant proposes to install a wireless communications facility on the subject property, that is within the Agricultural Land Reserve (ALR) and is split-zoned RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential). The subject property is bordered by single family residential to the north, south and west, and vacant lots to the east and south-west. Coho Creek is located to the south of the subject property (see Appendix A). The wireless communications facility is proposed to consist of a 10 m wide by 10 m long compound area on a concrete pad, accessed by a 4 m wide gravel road from 128 Avenue, with a 45 m tall monopole, generator, shelter and propane tanks (see Appendix B). The compound would be enclosed with a chainlink fence. This application is considered a High Impact submission, based on the District's Telecommunications Antenna Structure Siting Protocols, as it's proposed in an environmentally sensitive area (within 50 m of the top of bank for Coho Creek). In accordance with federal guidelines for regulating this use, and the District of Maple Ridge Telecommunications Antenna Structures Siting Protocols, the applicant has followed appropriate procedures for notifying the community and has provided correspondence for this purpose. c) Planning Analysis: Official Community Plan The lands are designated Agricultural in the Official Community Plan (OCP) and Policy 6-9 states that Maple Ridge supports the policies and regulations of the Agricultural Land Commission (ALC) and will strive to protect the productivity of its agricultural land. The proposed tower location is to the rear of the property, in a heavily treed area, so farming of the land is not expected to be significantly impacted. Given that cell phone towers are considered to be an essential service, Policy 4-32 in the OCP is applicable. Policy 4-32 of the OCP states that: Public Service Uses, which provide essential services such as water, sewer, electrical, telephone, or other similar services will be permitted throughout the community subject to pertinent government regulations. On this basis, this proposal is supportable in the OCP. -2- Zoning Bylaw Public Service use is defined in the Zoning Bylaw as "a use providing for the essential servicing of the Municipality with water, sewer, electrical, telephone and similar services..." Section 401 (2)(a) of the Zoning Bylaw (Permitted Uses of Land, Buildings and Structures) states: (a) A Public Service use shall be permitted in all zones. Section 403 (4)(d) of the Zoning Bylaw (Regulations for the Size, Shape and Siting of Buildings and Structures) states: (d) Freestanding lighting poles, warning devices, antennas, masts, utility poles, wires, flag poles, signs and sign structures, except as otherwise limited in other Bylaws, may be sited on any portion of a lot. Section 403 (6) of the Zoning Bylaw (Height Exceptions) states: The heights of buildings and structures permitted elsewhere in this Bylaw may be exceeded for ... towers...radio and television antennas; .... Both the OCP and the Zoning Bylaw recognize Public Service uses as a response to a community need, permit them in all zones, and exempt the antennas from restrictions regarding height, siting or setback considerations. However, it should be noted that structures associated with the antennas, such as an equipment compound for wireless facilities, would be subject to restrictions regarding height, siting, and setbacks. For the RS-3 (One Family Rural Residential) zone, the zone of the area of the property where the compound and tower are proposed to be located, the setbacks that would apply would be 7.5 m from the front and rear lot lines, and 1.5 m from the interior lot line. d) Development Considerations: A drainage channel runs east/west across the property and would need to be traversed to access the proposed tower location. Civil engineering plans, including drainage and erosion and sediment control plans, will need to be provided at the Building Permit stage to demonstrate how the proposed structures will be built so as not to negatively impact the surrounding area. An arborist report will also be required at the Building Permit stage to ensure that the development impacts are minimized. e) Intergovernmentallssues: Federal Guidelines Wireless communications facilities are under the jurisdiction of federal legislation, through Industry Canada. Industry Canada has provided guidelines for notifying the community where these uses are being proposed. Local government input regarding the placement of a telecommunication antenna structure is also sought. District Departments are to review these applications and a letter of concurrence or non-concurrence is then sent to Industry Canada. Local governments may not, however, withhold a Building Permit if the applicant has met standards for notification and has made a demonstrated attempt to satisfy community concerns that are considered relevant by the federal government. The District does not assess any submission for a telecommunication antenna structure with respect to health and radiofrequency exposure issues, or any other non-placement or non-design related issues. -3- Agricultural Land Commission The ALC asserts that a non-farm use application is required with Council endorsement prior to the application receiving ALC approval. However, local governments have limited jurisdiction over these facilities, and it appears that a denial on Council's part could be over-ruled by the federal government during a dispute resolution process. The Agricultural Land Reserve Use, Subdivision and Procedure Regulation, which is administered by the ALC, notes that this use could be permitted outright if its development footprint was kept compact, as stated in Part 2(3) Permitted Uses For Land In An Agricultural Land Reserve: The following land uses are permitted in an agricultural land reserve... : (1) (m) telecommunications equipment, buildings and installations as long as the area occupied by the equipment, buildings and installations does not exceed 100 m2 for each parcel; This regulation indicates that a telecommunications facility could be permitted outright if its total footprint remained within 100m2 in area. However, in a telephone conversation with an ALC representative, it was confirmed that the ALC would prefer to have some input into the siting of these uses so as to minimize their agricultural impacts. It was also suggested that the cumulative total footprint (access, equipment compound, guy wires) of these uses generally exceeds this prescribed minimum. Therefore, the ALC's preference is that these proposals be forwarded as an application. This proposal shows a development footprint of about 100m2, plus approximately 430m2 for access. f) Citizen/Customer Implications: At the proposed location, the applicant has provided consultation to affected property owners within a radius of 300m. A summary of the correspondence received through the public consultation was provided to the District of Maple Ridge. Surrounding neighbours are concerned that the cell phone tower will impact their property value, will be unattractive to look at and is proposed to be located adjacent to future residential use. The subject property is located within the ALR, is designated Agricultural and this designation is not expected to change. The current designation for the surrounding properties is Agricultural; however most of these properties have been removed from the ALR and the future designation is unknown. This adjacent area is currently under review through the Commercial/Industrial strategy and Council directed that the area be evaluated to determine it feasibility for employment use. g) Interdepartmentallmplications: The Licences, Permits, and Bylaws Department will be involved at the Building Permit stage. h) Alternatives: Council has the option of not authorizing this application to proceed to the ALC, in which case the applicant would have the option of ensuring the development proposal size remained within the 100 m2 maximum footprint as prescribed in the Agricultural Land Reserve Use, Subdivision and Procedure Regulation or appealing to the federal government to intervene in a dispute resolution process. '� CONCLUSION: This application for a non-farm use complies with the direction as given by the ALC for the installation of wireless telephone facilities. Community notification has been provided, and a summary of the comments were provided to the District of Maple Ridge. Council is recommended to authorize forwarding this application to the ALC for their consideration. "Original signed bv Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Ouinn" Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services "Original signed by Jim Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B- Site Plan and Elevation -5- N � District of Langley � 23154 128 AVENUE 0 .� � � o �t CORPORATION OF �� THE DISTRICT OF � � - � MAPLE RIDGE o FINANCE DEPARTMENT Scale: 1:2,000 � °�\ �\ ��14 �� DATE: Nov 22, 2013 FILE: 2013-111-AL BY: PC APPENDIX B � TRUE NORTH ARROW SHOWN ON THIS DRAWING IS APPROXIMATE ONLY AND MUST BE VERIFIED SANITARY SANITARY MANHOLE MANHOLE RiM=is.a3m RiM=is_9am 128 AVENUE - � aoAo ----------- - --------- --�------------ __ . -___�_ ' _ __ - __- - cixw ______ _'- - ' — - - - - � POLE� _ �.•—,—::` enae vnaE rcNCE - - �5.84m(GROUND) 27_63m(TOP) TAG 208 5569 EXISTING BARBED � WIRE FENCE �� CULVERT �I xl I� ExisTiNc rREE, rvP.� I� li II !� B PLAN 13094 i:oi, ol Y "� ;� TELUS INSTALLA ICN. REFER TO A-4 FOR COMPOUND LAYOUT '� TELUS 4.Om WIDE GRAVEL ACGESS ROAD POLE POLE & TRANSFORMER TRANSFORMER � ucHT i6.aam(cRouNo) �s-�am�cRouNo� ze.sam(TOP) 26.37m(TOP) TAG (NO TAG) 208 5573 oRvcwa ��/ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 90'43'30_ _ _ _ � 258.557 � ------ _ � - _ i NE 1/4 SECTION 20 TOWNSHIP 12 43 PLAN 30199 x , rtm �� EX�s1�N� � ,�o��RErE _ _ _ _ _ _ _ _ WATER �E�E� _ {,��ER. zsammm , —T-- - inverer- ia.eo tXl� I NG PROPERTY /�> -_ - � __--�Hvmr=i�eim - LI�V�. TW. � \ I � � `� II I l � � I ' 0 I I I r ml� � �7� I I � I nl� f � �LJ � � � EXISTING ADJACENT I I i I I PROPERTY LINE, TYP. - - _ ` II- �._x_ 90'43'30" � -�- - ^�48.372_..__ _ _ t _ _ _ _ - --- — - --- __ _ I � --a � PLAN 5467 i11EN�o ARGED SITE PLAN 0 3m 6m 12m EXISTING HOUSE� EXISTING SHED � � PARCEL A (REFERENCE PLAN 8148) PLAN 5467 o- _ _ 90'43'30" 170.307 - - - NOTES: 1. SITE PLAN iNFORMATION WAS OBTAINED FFOM A SURVEY PREPARE� BY MCELHANNEY ASSOCInTS L�nD SURVEVING LTD. DATED NOVEMBER 2], 2012 AND SITE MEASUREMENTS TAKEN B� TRK ENGI�EERING LT�. ON OCTOBER 25, 2012 C�IENT: ��TE�us K��0� ��E88 65-H A�E 5��tv ��sS,X, TEL�. (604) 57�6432 FAx: (604) 574-6431 ENGINEERING EMAILmailOtrkeng.com WEB: www_trkeng.com PRQ��T: BC1520 MAPLE RID6E 232 ST/ I 28 AVE 23 I 54 I 28Th1 AVE MAPLE RIDGE BRITISH COLUMBIA DRAWING TITLE: ENLARGED SITE PLAN SCALE: AS NOTED �RAWIVC N0. CHECK BY: R_M. DRAWN BY_ LW- oaTe Nov s/�z CAD FILE: � � 1210-201A3 PROJECT NUMBER: 1210-20" � i�. � i �� ' � �rEws a.am wioe y� � GRAVEL ACCESS ROAD �� I � I '� � W Ir � EXISTING CEDAR, �, ,�, � 300mm 0. TO ��I� . . � BE REMOVED. 1 I IXx i I 7RUE NORTH ARROW �i y� ��w � '-x` I SHOWN ON THIS DRAWING I,� ,�, Iw i 3500mm DOUBLE SWING IS APPROXIMATE ONLY � � � TEWS GRAVEL J GATE, T1P_ OF 2 / AND MUST BE VERIFIED I� I �PARKING/TURNAROUND / I , � / � � �02a'152mm P.T. TIMBER / I � � � -' / �,� ' -' BETwEEN GATE POSTS TO W�w I TEWS 7.5KW RETAIN WASHED CRUSHE� �W `� I GENERAiOR ON h STONE IN COMPOUND, T1P. jEXISTING I�' I CONCRETE PAD_ _ _ ,-� � �I � TREE, TYP � � + I W TEWS PROPANE TANK I i.� - � ENc�osuRE c/w (z) � � PROPANE TANKS I I � I I �+� �) x I I� � � WASHED CRUSHED 1 _ I 305 �g28mm HIGH I�', I STONE COMPOUND � CHAINLINK FENCE C/W fl�� SURFACE SLOPED BARBED WIRE TOP I��. I �AT 29 TO PROVIDE �; '� - POSITIVE DRAINAGE— -� � I �'.. I _______L_-- ,., � I� FUTURE ROG��S LEASE SPACE 20x4.Om I _ _ - I o I I �-� � �,,I o 45.Om MONOPOLIE �� I � 102x152mm P.T. TIMBER ' ��///��''' I\ � ANTENNAS NOT SHOWN FOR /+LONG SIDES OF COMPOUND (� �� I _ I I TO RETAIN WASNED CRUSHED CLARITY. REFER TO A-5 FOR ANTENNA LAYOUi TEWS STONE IN GOMPOUND : 3658mmx4878mm 9�4 � '' � SHELTER �� , z6o5 � i �� i � , � �� . .� � � � � — — '� ;,,1 � � , � ,� � j I - � � � ---- --- � � ___� � _� ______ _________ � 7ELUS WAVEGUIDE 7.Sm REAR YARD SETBAGK \r\ I I \ BRI�GE i �� .-, �� I ; I \ — � � II I I I I I 3076� � '0000 � i- i - � �Q � �m x iw MONOPOLE FOUNDATION � I�n BELOW GRADE lo , ro I � r�j \ � � � i �� ; i io i � __-,___�.- I �oE I � � In — — �^�,� — I � EXISTING PROPERTY � LINE. TYP. �i-�.�*—.- I "�.—�_ � �_--_� µ_-- ��. k _--_ _ __ _-_-- -__ 5681 ` �"�x�. I � x 1 COMPOUND LAYOUT � tioo o im 2m am ��.� � � NOTES: 1. COMPOUNO LAYOLTINFCRMATION WAS OBTAINED FROM n SURVE7 PREI'nRED Br MCELNnNNEY n550CiaTES LAND SURVEYING TD- DATED NOVEMBER 2], 2012 AN� SITE MEASURENEVTS -AKEN 6Y TRk ENGINE-RING LTD. ON OCTOBER 25, 2012. F REVISED PER TELLS RM MAY 09�14 E REVISE� PER TELUS RM MAY 0/�14 D REVISE� PER TELUS RM SEP 09�13 G SURVEY ADDED RM NOV 28�12 B REVISED PER TEWS RM NOV 16/l2 A ISSUED FOR REVIEW RM NOV 6/12 REV. DESCRIPTIDN BY DATE CLIENT: ��TE�us K��0� ��88 6h H A�E s��tv ��ss,X, TEL�. (604) 574 6432 FAx: (604) 574 6431 ENGINEERING EMAILmalOtrkeng.com WEB: www_trkeng.com PROJCCT: BC1520 MAPLE RID6E 232 ST/ I 28 AVE 23 I 54 I 28Th1 AVE MAPLE RIDGE BRITISH COLUMBIA DRAWING TITLE: COMPOUND LAYOUT SCALE: AS NOTED �RAWIVC N0. CHECK BY: R_M. DRAWN BY_ LW- DATE: NOV 6�12 � CAD FILE: � /. 1210-201A4 PROJECT NUMBER: 1210-20' TELUS PANEL / 1 � ANTENNA RAD GENTER / ±43.Bm A.G.L. rn FUTURE ROGERS PANEL a �� ANTENNA RAO CENTER /� � t41.6m A.G.L rg FUTURE iELUS PANEL � �� ANTENNA RAD CENTER ±39.2m A.G.L. �ryp FUTURE ROGERS PANEL �Il�r ANTENNA RAD CENTER t36.76m A.G.L. ROGERS MICROWAVE �� ANTENNA RAO CENTER � fi LIGHT�V�NG ROD TELUS PANEL ANTENNA, TYP_ OF 3 PER SECTOR TEWS RRU, TYP. OF 9 PER SECTOR FUTURE ROGERS PANEL ANTENNA, TYP. OF 3 PER SECTOR FUTURE ROGERS RRU, TYP. OF 9 PER SECTOR FUTURE 1ELUS PANEL ANTENNA, TVP. OF 3 PER SECTOR FUTURE TELUS RRU, TYP. OF 9 PER SECTOR FUTURE ROGERS PANEL ANTENNA, TYP. OF 3 PER SECTOR FUTURE ROGERS RRU, TYP. OF 9 PER SECTOR FUTURE 1ELUS MIGROWAVE ANTENNA 4J-Orri MONO�OL_ �r--------------- ------� �i llL�: il G3ADE � I O.Om ��-------------------------J i11NORTH ELEVATION 1.250 0 2.Sm Sm 10m ` �� TRUE NORTh SHOWN ON TH 5 APPROxIM AND MUST BI TELUS 3658mmx4878m SHELTER TELUS PROPANE TANK ENCLOSURE C/W (2) � PROPANE TANKS 1828mm HIGH CHAINLINK FENCE C�W� BARBED WIRE TOP SE AZIM SECTOR 1 AZIMUTH T.B.D. TEWS WAVEGUIDE TELUS 7_SKW GENERATOR ON GONCRETE PAD� i3�ANTENNA LAYOUT - , 80 0 800 1.6m 3.2m NOTES: 1. ELEVATION IS DIAGRTMMATIC ONLY_ 2. IF REOUIR=D. I'ROVIDE �ESTRUGTICN _GHT�G AND anwnn�c w acccRoaNce wiTr ranNs�oa1 cnNnon REQUIREMCNTS_ S RRU, TYP_ � PER SEG10R S PANEL NNA, TYP. �F R SECTOR F REVISED PER TELLS RM MAY 09�14 E REVISE� PER TELUS RM MAY 0/�14 iq Z D REVISE� PER TELUS RM SEP 09�13 T.B.D. G SURVEY ADDED RM NOV 28�12 B REVISED PER TEWS RM NOV 16/l2 A ISSUED FOR REVIEW RM NOV 6/12 REV. DESCRIPTIDN BY DATE CLIENT_ ��TE�us 45.Om MONOPOLE � 3500mm�D0UBLE SWING � � GATE, TYP. OF 2 �_�=' � � �Q tlz �[�� 2 PARTIAL NORTH ELEVATION 1:80 0 800 1.6m 3.2m K��0� ��E88 65—H A�E s��tv ��ss,X, TEL�. (604) 57�6432 FAx: (604) 574-6431 ENGINEERING EMAILmailOtrkeng.com WEB: www_trkeng.com PRQ��T: BC1520 MAPLE RID6E 232 ST/ I 28 AVE 23 I 54 I 28Th1 AVE MAPLE RIDGE BRITISH COLUMBIA DRAWING TITLE: NORTh1 ELEVATION AND ANTENNA LAYOUT SCALE: AS NOTED �RAWIVC N0. CHECK BY: R_M. DRAWN BY_ LW- DATE: NOV 6�12 CAD FILE: � � 1210-201A5 PROJECT NUMBER: 1210-20" h�l�PCE RID9E �ll�h qeyrhY • .� District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014 and Members of Council FILE N0: 2014-024-RZ Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7081- 2014 24990 110 Avenue EXECUTIVE SUMMARY: An application has been received to rezone a portion of the subject property, located at 24990 110 Avenue, from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential). The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of 371 m2. The required amenity fee of $3,100.00 per lot less than 557 m2 will be collected by the Approving Officer at the subdivision approval stage. An Official Community Plan (OCP) amendment is also proposed to correct an anomaly with the mapping. The amendment is considered administrative in nature and is supportable. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: 1. 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. 2. And in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment; 3. That Zone Amending Bylaw No. 7081-2014 be given first reading; and 4. That the applicant provides further information as described on Schedule A and B of the Development Procedures Bylaw No. 5879 - 1999, along with information required for a Subdivision application 1102 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Elizabeth Ouwehand Elizabeth Ouwehand Lot: 2, Section: 11, Township: 12, Plan: New Westminster District Plan 84254 Low/Medium Density Residential, and Suburban Residential (2%) RS-3 (One Family Rural Residential) RS-1b (One Family Urban (Medium Density) Residential) RS-3 (One Family Rural Residential) Use: Zone: Designation Use: Zone: Designation Use: Zone: Designation Use: Zone: Designation Single Family Residential RS-3 (One Family Rural Residential) Low/ Medium Density Residential Single Family Residential RS-3 (One Family Rural Residential) Low / Medium Density Residential Single Family Residential RS-3 (One Family Rural Residential) Low/ Medium Density Residential Single Family Residential RS-3 (One Family Rural Residential) Low/ Medium Density Residential Single Family Residential Single Family Residential 1.274 ha (3.15 acres) Extension of 109 Avenue Urban Standard The subject property is located within the Albion Area Plan, and has single family residential lots located to the north, west, and east. The property to the south has a single family residential lot that is under application (2012-109-RZ) at second reading, to be rezoned from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision into thirteen lots. The single family house on the northern part of the subject property will remain as a large remnant parcel (see Appendix C), and will remain RS-3 (One Family Rural Residential) zoned. -2- The site appears to be relatively flat with some vegetation on the southern half of the subject property, as well along the western perimeter. c) Project Description: The applicant has requested to rezone most of the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) with a Density Bonus, in accordance with the Community Amenity Program. The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 - 2013, which will permit the following: For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban (Medium Density) Residential) zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 557 m2, payable when the Approving Officer approves the subdivision. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 371 m2; ii. minimum lot width of 12.0 m; iii. minimum lot depth of 24 m. c. Zoning requirements consistent with the R-1(Residential District) zone will apply and supersede the zoning requirements for the RS-1b (One Family Urban (Medium Density) Residential) zone. The proposed development consists of five R-1 (Residential District) sized lots along the southern portion of the subject property, and one large remnant lot with the existing house. The five R-1 lots will amount to an Amenity Contribution of approximately $15,500.00. The final number of lots and amenity contribution will be determined at the time of approval of the subdivision. The remainder of the lands, approximately 0.921 ha (2.28 acres), will retain the existing RS-3 (One Family Rural Residential) zoning and will remain a single lot as municipal services cannot be provided to these lands at this time. Major infrastructure improvements are required before sanitary sewer and water service can be extended beyond the proposed subdivision on the southern portion of the property. An existing dwelling on the northern portion of the lands will be retained. At this time the current application has been assessed to determine its compliance with the OCP and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The bulk of the subject property is located within the Albion Area Plan and is currently designated Low-Medium Density Residential (98%), and a small portion is designated Suburban Residential -3- (2%) in the OCP. Currently, the Urban Area Boundary bisects a small corner of the subject property such that the property is not entirely within the urban area. Metro Vancouver staff have confirmed that the subject property is 100°/o within the Regions Urban Containment Boundary, as well as the Fraser Sewer area and can develop without obtaining any Regional approvals. Upon closer inspection it would appear that the 2% of the site designated Suburban Residential, and outside of the Urban Area Boundary, should in fact be 100°/o within the OCP's Urban Area Boundary. A review of historic records illustrates that the 1989 OCP placed 100% of the subject property in the Urban Area Boundary. It appears that over time the line has encroached upon the subject property, possibly due to an error in digitizing. Based on this, an OCP amendment would be prepared to facilitate a minor administrative boundary adjustment to realign the Urban Area Boundary with the Regional Growth Strategy. The application is in compliance with the OCP Amending Bylaw No 6995 - 2013, that establishes the Community Amenity Program, and in compliance with the Zoning Amending Bylaw No. 6996 - 2013, that permits a Density Bonus option in the Residential Low-Medium Density designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed above in the Project Description. Zoning Bvlaw: The current application proposes to rezone a portion of the property located at 24990 110 Avenue from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) with a Density Bonus (see Appendix C), to permit future subdivision into approximately six single family lots. The proposed OCP amendment will facilitate the rezoning of the southern corner of the subject property to RS-1b (One Family Urban (Medium Density) Residential). The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density) Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each lot that is less than 557 m2 is required, as discussed in the Project Description above. Any variations from the requirements of the Density Bonus zone of R-1 (Residential District) for lots less than 557 m2 or from the requirements of the RS-1b (One Family Urban (Medium Density) Residential) zone for lots greater than 557 m2 will require a Development Variance Permit application. Advisory Design Panel: A Form and Character Development Permit is not required because this is a single family project, therefore this application does not need to be reviewed by the Advisory Design Panel. Development Information Meetin�: A Development Information Meeting is required for this application because an OCP amendment is proposed. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. '� e) Interdepartmentallmplications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Licenses, Permits & Bylaws; d) Fire Department; e) School District; and f) Canada Post The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take place between first and second reading. f) Early and Ongoing Consultation 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. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An OCP Application 2. A complete Rezoning Application (Schedule B); and 3. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is largely in compliance with the OCP, although a minor administrative amendment is required to align the Urban Area Boundary with the Regions Urban Containment Boundary, as well to reflect the historic designation of the property. It is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. -5- The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "Original signed by Adam Rieu" Prepared by: Adam Rieu Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by Jim Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B- Zone Amending Bylaw 7081- 2014 Appendix C- Proposed Subdivision Plan '� N District of Langley � 24990 110 AVENUE 0 .� � � o �t CORPORATION OF �� THE DISTRICT OF � - � MAPLE RIDGE PLANNING DEPARTMENT Scale: 1:2,000 � `� ��, _�`�- L--� 1--�° �'� DATE: Apr 4, 2014 FILE: 2014-024-RZ BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW N0. 7081-2014 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. 2 3 This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7081-2014." That parcel or tract of land and premises known and described as: Lot 2 Section 11 Township 12 New Westminster District Plan 84254 and outlined in heavy black line on Map No. 1617 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential). Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED, the day of day of day of day of day of ,20 ,20 ,20 , 20 , 20 PRESIDING MEMBER CORPORATE OFFICER MAPLE RIDGE ZONE AMENDING Bylaw No. 7081-2014 Map No. 1617 From: RS-3 (One Family Rural Residential) To: RS-1b (One Family Urban (Medium Density) Residential) — — Urban Area Boundary N SCALE 1:2,500 26 Plan 30642 /� __'_"__� Plan 29987 Rem 14 Plan 1363 crmrvo n�cmo J Rem 4 Plan 1363 —'V _ — � ui al 2 I �� Plan j B425A - � n�,�.. � „�_ ,�m i � .m , � `I ` FI _ 109AVENUE�^'°,^�" —__.mc'..nn_'— � A Plan 23702 � OSUBDIVISION PLAN 1:500 28 Plan 340: ROPD I nl I � I I F � Plan 2: APPENDIX C 30990 i tOTH AVENl1E (5 �OT SUBDMSION) Lot 2, Soctlon 77, Townahlp 12 New WoatminaWr Dlaklct Plan 84356 EXISTINGZONING RS-3 RURALSWGLEFAMILYRESIDENTIAL PROPOSEDRE20NING RS-1b ONEFAMILVRESIDENTIAL GROSSSITEAREA 137,173 SF ( 12,743.6 m2J NOTE: 1. Flnal tlimenslons antl slle areas are to be confirtnetl by surveyor. 2. S�rvey informatlon based on survey Oatetl Oclober B. 2007 by Watle 8 Pssotletes Lnnd Surveying Lttl., ana recelved by Integ2 NthltacWre Inc February 6, 2074. 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T0: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014 and Members of Council FILE N0: 2014-039-RZ Chief Administrative Officer MEETING: C of W First Reading Maple Ridge Zone Amending Bylaw No. 7089-2014 12040 240 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to C-2 (Community Commercial). The subject site (Appendix A) is currently designated "Estate Suburban Residential" similar to the northern properties in the vicinity. For the proposed development, the following Official Community Plan amendments are required: 1. To include the subject site within the Urban Area Boundary (Schedule B); 2. To re-designate the subject site from "Estate Suburban Residential" to "Commercial" (Schedule B); and 3. To amend Schedule B and C to designate conservation lands around the watercourse. To proceed further with this application additional information is required 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 a notification to the ALC and an invitation to the public to comment, and; That Zone Amending Bylaw No.7089-2014 (Appendix B) be given first reading; and That the applicant provide further information as described on Schedules A, C, D and F of the Development Procedures Bylaw No. 5879 - 1999. 1103 DISCUSSION: a) Background Context: Applicant: Pivotal Development Consultants Ltd. Owner: 0793619 BC LTD. Legal Description: Lot: 20, Section: 22, Township: 12, Plan: NWP25968; PI D: 008-833-290 OCP: Existing: Estate Suburban Residential Proposed: Commercial Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation South: Use: Zone: Designation East: Use: Zone: Designation West: Use: Zone: Designation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: RS-3 (One Family Rural Residential) C-2 (Community Commercial) Single Family Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Commercial CS-1(Service Commercial) Commercial Single Family Residential RS-3 (One Family Rural Residential) Agricultural (100% in the ALR) Commercial Retail (Cooper's Food Store) and Restaurant with a drive through G2 (Community Commercial) Commercial Single Family Residential Commercial 0.607 Hectares (1.49 acres) 240t" Street Urban Standard b) Site and Project Characteristics: The subject site (Appendix A) is located on the east side of 240th Street, north of Dewdney Trunk Road, just outside the District's Urban Area Boundary. A watercourse impacts the northern boundary of the site. The development site is designated "General Urban" and is within the Urban Containment area in the Regional Growth Strategy. The site is also within the Greater Vancouver Sewerage and Drainage District's Fraser Sewer Area so it is serviced with the municipal sanitary sewer. The site is bounded by retail commercial/restaurant use on the west; a gas station and food mart on the south; residential use on the north and ALR lands on the east. The site is also in close proximity to ALR lands in the south-east corner of 240t" Street and Dewdney Trunk Road. The proposal is to rezone the subject site to C-2 (Community Commercial) to permit the future construction of a commercial building. The design details of this building will be discussed in the second reading report. -2- The subject site was identified as a potentially environmentally contaminated site due to previous uses (former vehicle maintenance works) on the adjacent site on the south (i.e. 24009 Dewdney Trunk Road). In 2013, a stage 1 and 2 Environmental Assessment report done for the site concluded that the subject site was free of any hydrocarbon and heavy metal contamination from the adjacent site. In view of this, the subject site was deemed in compliance with the applicable standards and safe for future development approvals. The subject site is not located in or near a known archeological resource according to Provincial or local records. 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 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 subject site (Appendix A) is designated "Estate Suburban" in the Official Community Plan. It also is part of the Community Commercial Node (i.e. Dewdney Trunk Road and 240t" Street). OCP Chapter 6 Employment, Section 6.3.5 Community Commercial Node, outlines the establishment of commercial nodes throughout the District that provide a range of services for several neighbourhoods and also serving as a focus for the immediate community. Policy 6-26 of the Official Community Plan states: Maple Ridge will promote the development of Community Commercial Nodes to serve the commercial needs of emerging neighbourhoods. Policy 6-27 of the Official Community Plan states: The Community Commercial Nodes are located within the Urban Area Boundary and are identified on Figure 2. The nodes are centred at the intersection of Dewdney Trunk Road and 240t" Street, 233nd Street, and 216t" Street, with residential developments interspersed between. Policy 6-28 of the Official Community Plan states: Total commercial space within each Community Commercial Node is typically less than 7,000 m2 (75,350 ft2) although it is recognized that over time they may expand to 9,290 m2 (100,000 ft2) in area. Policy 6-29 of the Official Community Plan states: Commercial and Mixed Use Developments within an identified Community Node must be designed to be compatible with the surrounding area and will be evaluated against the following: a) adherence to additional design criteria as detailed in the Section 8 Development Permit Guidelines section of the Official Community Plan; b) required commercial use of mixed use component along the street frontage, within 100 metres from the intersection; -3- c) continuity of commercial or mixed use from the intersection; and d) the ability of the existing infrastructure to support the new development. The policies stated above outline the locations, size range and compatibility criteria for commercial and mixed use developments within any Community Commercial Nodes in the District, including the surrounding neighbourhood of the subject site. Specific to this site, there are three sites zoned and designated commercial surrounding the development site, which will need to be considered for the cumulative maximum commercial area permitted at this community commercial node. For the subject node, the approximate existing cumulative commercial area for the three surrounding commercial properties (i.e. 23981, 23988 and 24009 Dewdney Trunk Road) is less than 4,000 m2 (43,005 ft2). For the subject site, based on the C-2 zoning regulations it is estimated that the proposed commercial building is not likely to exceed 1800 m2 (19,375 ft2). In other words, the cumulative total of the existing and proposed commercial uses at this node are anticipated to remain less than 7000 m2 (75,350 ft2), which is the lower limit indicated in the OCP Policy 6-28 above. It should be noted that details of the exact commercial area on the subject site will depend on the net lot area (after dedication of conservation area), the required ALR buffer on the east and satisfying the on-site parking for the subject site. The proposed commercial building design details will be discussed in the second reading report. Given that the OCP provides for a commercial and mixed-use development, a second floor (either rental residential or commercial use) will be encouraged. Commercial and Industrial Strategy: In November 2012, Council received the draft Commercial and Industrial Strategy for input and discussion. The Strategy divides the intersection of Dewdney Trunk Road and 240t" Street into two main sub-areas. These sub-areas are "North" and "Core East", located on the North and South sides of Dewdney Trunk Road. On this basis, the subject property is located in the "North" sub-area, along with the Cooper's site. Current commercial supply in this sub-area is calculated at 56,000 ft2. Projected consumer demand will be in the range of 84,000 ft2. Detailed development statistics of the proposed development will be prepared for Council's review, with the second reading report. However it appears clear this application with the additional commercial development it proposes aligns with the above noted Official Community Plan policies in Section 6.3.5. Council is still in the process of reviewing the "Commercial and Industrial Strategy" and its implications. There will be some changes to the Official Community Plan policies arising from this work. However, it appears that this application is consistent with recommendations contained within the Strategy and the overall direction of the Official Community Plan. Metro Vancouver Urban Containment Boundary: The subject site is identified as "General Urban" and is within the Metro Vancouver Urban Containment Boundary. The site is also within the Greater Vancouver Sewerage and Drainage District's Fraser Sewer Area so it is serviced with the municipal sanitary sewer. The site is currently designated "Estate Suburban Residential" similar to the northern properties along 240th Street and lies outside the District's Urban Area Boundary (UAB), so an OCP amendment is required. The OCP amendment to include the subject site within the Urban Area Boundary will align "Schedule B" of the Official Community Plan with the Regional land use designation identified in the Regional Context Statement. An OCP amendment to change the land use designation to "Commercial" is supportable based on the OCP Policies stated above and the Regional Growth Strategy. '� ALR interFace: Policy 6-10(b) of the Official Community Plan states: Maple Ridge will strive to maintain its agricultural land base in Maple Ridge by respecting the integrity of the Urban Area Boundary by establishing a distinct separation between rural and urban designated areas; and Policy 6-12(b) of the Official Community Plan states: Maple Ridge will protect the productivity of its agricultural land by requiring Agricultural Impact Assessments (AIAs) and Groundwater Impact Assessment of non- farm development and infrastructure projects and identifying measures to off-set impacts on agricultural capability. Based on the geographical location of the subject site, an Agricultural Impact Assessment (AIA) report will be required prior to Second Reading. To mitigate any negative impact on neighbouring agricultural property on the east (24079 Dewdney Trunk Road) a suitable agricultural buffer will be required on the subject site. To support this application, an OCP amendment to Schedules B and C will be required as described in this report. Details of the OCP amending bylaw will accompany the future second reading report for Council consideration. Zoning Bvlaw: The current application proposes to rezone the property located at 12040 240 Street from RS-3 (One Family Rural Residential) to C-2 (Community Commercial) to permit the future construction of a commercial building. The details of the proposed building size and design are expected between first and second reading and will be included in a future Council report. The proposed zone restricts the maximum lot coverage of all the buildings to 70% of the lot size and the building height to 7.5 metres. In addition to this, the proposed zone limits the second storey to be a maximum of 50% of the gross floor area of the first storey. The proposed zone also requires a minimum rear yard setback of 6.0 metres and a front yard setback of 3.0 metres. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. This will be assessed prior to Second Reading. Development Permits: Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to address the current proposal's compatibility with adjacent development, and to enhance the unique character of the community. Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. An environmental assessment of the site will be required by a Qualified Environmental Professional. Both the above stated Development Permit applications will be required prior to proceeding with second reading. -5- 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) Interdepartmentallmplications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; and e) School District. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. e) Early and Ongoing Consultation: 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 a notification to the ALC and an invitation to the public to comment. f) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An OCP Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. A Commercial Development Permit Application (Schedule D); and 4. A Water Course Development Permit Application (Schedule F). 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 can be supported based on the policies of the OCP and the recommendations in the draft "Commercial and Industrial Strategy" as described in this report. The subject site is also identified as "General Urban" within the Metro Vancouver Urban Containment Boundary and is within the Greater Vancouver Sewerage and Drainage District's Fraser Sewer Area so it is serviced with municipal sanitary sewer. The OCP policies (Policies 6-26 through 6-29) outlining the locations, size range and compatibility criteria for commercial and mixed use developments at a Community Commercial Node are being met. The future commercial building on the subject site along with the neighbouring commercial uses, will contribute towards the total commercial area serving this node. Justification has been provided to support an OCP amendment (Schedules B and C) to include the subject site within the Urban Area Boundary; re-designate it to "Commercial" and adjust the conservation boundary around the watercourse. It is, therefore, recommended that Council grant first Reading subject to additional information being provided and assessed prior to Second Reading. It should be noted that support for the requested commercial land use site does not include support for a specific type or density of commercial development. The applicant has clarified that the owner would like to propose a fully commercial building and the proposal will comply with the C-2 zoning requirements. The form and character of the commercial building will be discussed in the second reading report. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B-Arch, M-Tech, UDC, LEEDO AP, MCIP, RPP Planner "Original signed bv Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Ouinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by Jim Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B- Zone Amending Bylaw No. 7089-2014 -7- Cit f Pitt ,._ f�J j Mea ows ' --- �r � c � I�° _ - � ' � ` r � �� '� - o � i .� ��' '� �%�� _ N �� '~ � f District of � � Langley __ �� . Scale: 1:1,rJ�0 FRASER R.�T�� 12040-240 St * CORPORATION OF - THE DISTRICT OF - � MAPLE RIDGE PLANNING DEPARTMENT DATE: May 15, 2014 2014-039-RZ BY: JV APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW N0. 7089-2014 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7089-2014." 2. That parcel or tract of land and premises known and described as: Lot 20 Section 22 Township 12 New Westminster District PIan25968 and outlined in heavy black line on Map No. 1619, a copy of which is attached hereto and forms part of this Bylaw, is 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 READ a second time the PUBLIC HEARING held the READ a third time the day of day of day of day of ADOPTED, the day of ,20 ,2014 � , 20 , 20 PRESIDING MEMBER CORPORATE OFFICER MAPLE RIDGE ZONE AMENDING Bylaw No. 7089-2014 Map No. 1619 From: RS-3 (One Family Rural Residential) To: C-2 (Community Commercial) — — Urban Area Boundary N SCALE 1:2,500 � � District of Maple Ridge T0: His Worship Mayor Ernie Daykin MEETING DATE: June 9, 2014 and Members of Council FILE N0: 2013-105-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 and Second Reading Maple Ridge Zone Amending Bylaw No.7047-2013 12162 240 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property (Appendix A) from RS-3 (One Family Rural Residential) to P-1 (Park and School) to facilitate the expansion of the existing Meadowridge School at 12224 240t" Street. The existing single family house on the subject site is currently being used by the school for uniform storage. At this time there are no new buildings proposed on the subject site. The current OCP designation for the subject site is "Estate Suburban Residential". An OCP amendment is required to re-designate it as "Institutional". This application received first reading for Zone Amending Bylaw No. 7047-2013 on January 14, 2014. RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7073-2014 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7073- 2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 as identified in Appendix B, be given first and second readings and be forwarded to Public Hearing; 5. That Maple Ridge Zone Amending Bylaw No. 7047-2013 as identified in Appendix C attached to this report, be given second reading, and be forwarded to Public Hearing; and 1104 6. That the following terms and conditions be met prior to Final Reading. Amendment to Official Community Plan Schedule "B"; Road dedication as required; Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; Release of the Restrictive Covenant which caps school enrollment at 600 students; An Engineer's certification that adequate water quantity for domestic and fire protection purposes can be provided; vi. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; and vii. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject land. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Don Hincks Meadowridge School Society South Half Lot 8; Section: 22, Township: 12, Plan: NWP5317; PI D: 011-152-745 Estate Suburban Residential Institutional RS-3 (One Family Rural Residential) P-1(Park and School) Existing Meadowridge School P-1(Park and School) Agricultural (94%) within the Agricultural Land Reserve and Institutional (6%) Single Family Suburban Residential RS-3 (One Family Rural Residential) -2- East: Designation: Use: Zone: Designation: West Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Site and Project Description: Estate Suburban Residential Meadowridge School P-1(Park and School) Agricultural (94%) within the Agricultural Land Reserve and Institutional (6%) 240t" Street and One Family Urban Residential RS-1b (One Family Urban Residential) Urban Residential Vacant Single Family House used for storage by the Meadowridge School Meadowridge School Uniform Shop using the existing structure 0.403 Hectares ( 1 acre) 240t" Street Urban Standard 2013-105-SD The subject site (Appendix A), east of Abernethy Way and 240t" Street hosts a vacant single family house, used as storage facility by the existing Meadowridge School. The existing Meadowridge School at 12224 240t" Street is situated on a 6.6 hectare (16.3 acres) site that is 94% within the Agricultural Land Reserve (ALR). The proposal through this rezoning application is to amalgamate the subject site into the existing school site to facilitate future expansion of the school, provide accessory parking use and use the existing single family house as a uniform shop for the school. This existing school facility at 12224 240t" Street has a history of applications and successive growth. The Meadowridge School site has experienced significant incremental growth since it originated and has been the subject of several previous applications for non-farm use to the Agricultural Land Commission. The original school site was approved under application AL/005/89. The school has since made three applications for non-farm use and consolidation of adjacent properties (also within the Agricultural Land Reserve). Initially the Agricultural Land Commission (ALC) in 2005 had approved the proposed expansion by Resolution #39/2006 subject to the enrollment being limited to 600 students and the construction of a fence along the east and south property boundaries. A Restrictive Covenant was registered against the property at 12224 240th Street, to ensure compliance with the conditions of the approval. In 2013, under application 2012- 085-AL, the ALC approved the proposed expansion by Resolution #262/2013 confirming that there would be no restriction on student enrollment, if the existing infrastructure, including expansion, could accommodate more than 800 students. Currently the facility at 12224 240th Street has been limited by a restrictive covenant which caps enrollment at 600 students. This covenant will need to be released as a condition of final reading of the subject application. The long term plan for the school is to possibly construct new buildings on the northern site (i.e. 12266 240th Street) which the school has acquired, including adding an agricultural curriculum in their plans. This will require approval from the Agricultural Land Commission (ALC) and is anticipated to be a future non-farm use application. -3- c) Planning Analysis: Official Community Plan: The subject site (Appendix A) is currently designated "Estate Suburban Residential". An OCP amendment is required to re-designate it as "Institutional" to support the proposed amalgamation of the subject site into the existing school premises. The successful completion of this application will create a consolidated parcel that is zoned P-1 (Park and School), but split designated Agricultural and Institutional, after the consolidation is complete. The retention of the Agricultural designation on portions of the subject site reflects that these portions remain within the Agricultural Land Reserve (ALR). This measure is consistent with Policy 6-10 of the Official Community Plan, which states: Maple Ridge will strive to maintain its agricultural land base in Maple Ridge through the following mechanisms: c) designating all lands outside of the Urban Area Boundary that are within the ALR as Agriculture in the Official Community Plan. Non-farm uses approved by the Agricultural Land Commission and the District will be permitted on all land designated Agricultural. The OCP policy above also notes that all zones for non-farm uses approved by the Agricultural Land Commission are permitted in the Agricultural designation. The OCP Policy 4-6 states: Maple Ridge will work in cooperation with School District No. 42 and other education providers to anticipate and strategically plan for new educational facilities to support population growth that arises from new development. Further, the OCP Policy 4-7 states: Maple Ridge supports the provision of both public and private education facilities to serve a broad range of interests, educational needs and age groups. The Official Community Plan also recognizes the need for institutional facilities throughout the community, including rural areas, as outlined in Policy 4-35, as follows: An Institutional use may be considered in rural areas provided that the use, character, and related programs of the operation respects rural character, is sited to minimize conflicts with adjacent rural neighbours, and existing on-site services and infrastructure can support the use. The applicant has stated an intention to include an agricultural curriculum in their plans, and include green house structures as part of their expansion plans. On this basis, the location of the '� facility is appropriate to this educational program. The proposed amalgamation of the subject site to facilitate expansion of the existing Meadowridge School and the required OCP amendment, are supportable based on the policies stated above. The Meadowridge School has a history of applications and successive growth over the years. The Agricultural Land Commission supports the expansion if the existing infrastructure, including expansion, can accommodate more than 800 students. Engineering Department has confirmed that a Rezoning Servicing Agreement is not required with the subject application as any servicing deficiencies will be required prior to approval of the lot line adjustment (subdivision application 2013-105-SD). Servicing upgrades to support the school expansion, as required will be outlined in the Subdivision Servicing Agreement. Commercial and Industrial Strategy: Although the school serves the local population, it also serves a regional market as approximately half its students live outside the Maple Ridge-Pitt Meadows catchment area. The school provides bus services for its students in Burnaby, Port Moody, Coquitlam, New Westminster, Mission, Abbotsford, Surrey and Langley. The expansion of the school will therefore have a positive impact on employment growth within Maple Ridge. This is consistent with the findings of the draft "Commercial and Industrial Strategy", as follows: Predominantly Education jobs grow at the rate of population, but private education is a growing sector and these institutions can cause jobs to grow at a faster rate than population growth. Zoning Bylaw: The current application proposes to rezone the property located at 12162 240 Street from RS-3 (One Family Rural Residential) to P-1 (Park and School) to facilitate future expansion of the existing Meadowridge School. Currently there are no new structures proposed on the subject site. In the future any new buildings proposed on the subject site will need to comply with the regulations under the P-1 zone and will need to be assessed along with all the structures existing on the school site. It should be noted that the P-1 zone permits an accessory off-street parking use and one accessory dwelling unit per lot. The existing single family house (2000 ft2 in size) is anticipated to be retained and used as a unifrom storage facility. It could also be used as an accessory dwelling unit which is a permitted use in the P-1 zone. The setback (southern) for the existing house will need to be relaxed as described below. Due to the anticipated road dedication along 240t" Street, the existing fencing fronting the subject site will need to be removed and relocated, to align with the existing fencing for the school site. -5- Variances to the Zoning Bylaw: The proposed P-1 zone requires a minimum setback of 7.5 metres from all the property lines. The existing single family house, meets the maximum lot coverage, maximum height and minimum setbacks along all the sides except on the south. The existing house is setback around 1.5 metres from the southern property line. A Development Variance Permit application is required to vary this setback in the proposed zone. The applicant is aware of this and has no concerns with seeking a variance. This will be discussed in a future Council report. Development Information Meetin�: On May 22, 2014 the applicant held a"Development Information Meeting" at the theatre within the Meadowridge School premises at 12224 240t" Street from 7:00 to 9:00 p.m. 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. Information regarding the proposed expansion on the existing school involving amalgamating the subject site was displayed for the attendees. There were no attendees in this meeting. d) Environmentallmplications: A Water Course Protection Development permit is not required for the subject site. e) Interdepartmentallmplications: Engineering Department: The Engineering Department has confirmed that a Rezoning Servicing Agreement is not required with the subject application as any servicing deficiencies will be required prior to approval of the lot line adjustment (subdivision application 2013-105-SD). A cost estimate of $24,870.40 has been provided to the applicant with details of the anticipated off-site upgrades such as curb, sidewalk, boulevard treatment and street lighting. The applicant has already submitted the off-site servicing drawings that are being reviewed by the Engineering Department. A 3.0 metre road dedication is expected fronting the subject site, to match the property to the north (i.e. existing school site). Due to the road dedication, the existing fencing and the garden shed fronting the subject site will need to be removed and relocated. Fire Department: The Fire Department has reviewed the proposal and they have no concerns with the proposed amalgamation of the subject site with the existing Meadowridge School. � Building Department: The Building Department has reviewed the proposal and they have no concerns with the proposed amalgamation of the subject site with the existing Meadowridge School as there are no buildings proposed at this time. f) School District Comments: A referral was sent to School District 42. On May 5, 2014 a response from the School District office confirmed that this referral was reviewed at the April 30, 2014 School Board Meeting and they had no concerns. g) Intergovernmentallssues: 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, to re-designate the subject site as "Institutional" is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and is determined to have no impact. h) Citizen/Customer Implications: A Development Information Meeting was conducted on May 22, 2014 where the neighbours had an opportunity to express their concerns. This along with a future Public Hearing is considered adequate opportunities for citizens to voice their concerns regarding the proposed development. CONCLUSION: Meadowridge School has been supported in its previous proposals for incremental growth by both the Agricultural Land Commission and by Council. The proposal is in compliance with the policies of the Official Community Plan as stated in this report. Justification has been provided to support an Official Community Plan amendment to re-designate the subject site to "Institutional". There are no buildings proposed on the subject site at this time. A Development Variance permit is required to vary the existing setback (southern) for the house to be retained. This proposal will align the road configuration with the existing school site and upgrade any services to support the anticipated expansion of the school site. -7- It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7073-2014 (Appendix B); that second reading be given to Maple Ridge Zone Amending Bylaw No. 7047-2013 (Appendix C), and that application 2013-105-RZ be forwarded to Public Hearing. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B-Arch, M-Tech, LEED� AP, MCIP, RPP Planner "Original signed bv Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Ouinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by Jim Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B- OCP Amending Bylaw No. 7073-2014 Appendix C- Zone Amending Bylaw No. 7047-2013 � N District of Langley � 12162 240 STREET 0 .� � � o �t CORPORATION OF �� THE DISTRICT OF � - � MAPLE RIDGE PLANNING DEPARTMENT Scale: 1:1,500 � `� ��, _�`�- L--� 1--�° �'� DATE: Dec 16, 2013 FILE: 2013-105-RZ BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW N0. 7073-2014 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "B" 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. 7073-2014" 2. That parcel or tract of land and premises known and described as: South Half Lot 8 Section 22 Township 12 New Westminster District Plan 5317 and outlined in heavy black line on Map No. 874, a copy of which is attached hereto and forms part of this Bylaw, is hereby re-designated to "Institutional". 3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 hereby amended accordingly. READ A FIRST TIME the day of , 2014. READ A SECOND TIME the day of , 2014. PUBLIC HEARING HELD the day of , 2014. READ A THIRD TIME the day of , 2014. RECONSIDERED AND ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7073--2014 Map No. 874 From: Estate Suburban Residential To: Institutional — — Urban Area Boundary N 1:3,500 APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW N0. 7047-2013 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. 2 3 This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7047-2013." That parcel or tract of land and premises known and described as: South Half Lot 8 Section 22 Township 12 New Westminster District Plan 5317 and outlined in heavy black line on Map No. 1602 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to P-1(Park and School). Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14t" day of January, 2014. READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED the day of day of day of day of , 20 ,2024 , 2014 , 2014 PRESIDING MEMBER CORPORATE OFFICER MAPLE RIDGE ZONE AMENDING Bylaw No. 7047-2013 Map No. 1602 From: RS-3 (One Family Rural Residential) To: P-1 (Park and School) — — Urban Area Boundary N SCALE 1:3,500 T0: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer Development Variance Permit 24371 112 Avenue EXECUTIVE SUMMARY: MEETING DATE: June 9, 2014 FILE N0: 2014-002-DVP MEETING: CoW Development Variance Permit application 2014-002-DVP has been received in conjunction with a phased subdivision application to permit future subdivision of the subject property, 24371 112 Avenue into 25 residential lots. This is the second phase of a three phase subdivision, which will create 24 R-1 lots and four RS-1b lots. This second phase of the subdivision requires variances to reduce the interior side lot line setback of the R-1 (Residential District) zone on proposed lots 31 through 37, lots 43 through 46, and lots 51 through 54 from 1.2 m to 0.61 m to the garage and 0.46 m to the garage roof projection. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2014-002-DVP respecting properties located at 24371 112 Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: CIPE Homes Inc. BC0864351 CIPE Homes Inc. BC0864351 Lot 1, Section 15, Township 12, NWD Plan 7709, Except Plans EPP27594 and EPP31277 Low-Medium Density Residential and Conservation Low-Medium Density Residential and Conservation Existing: RS-1b (One Family Urban (Medium Density) Residential) and R-1(Residential District) Proposed: RS-1b (One Family Urban (Medium Density) Residential) and R-1(Residential District) Surrounding Uses: North: South: Use: Zone: Designation: Use: Zone: Designation: Single Family Rural Residential RS-3 (One Family Rural Residential) Agricultural Single Family Residential R-1(Residential District) Low/Medium Density Residential and Conservation 1105 East: West: Use: Single Family Rural Residential Zone: RS-3 (One Family Rural Residential) Designation: Low/Medium Density Residential, Low Density Residential, and Conservation Use: Single Family Rural Residential Zone: RS-2 (One Family Suburban Residential) Designation: Low/Medium Density Residential and Conservation Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing Requirement: Companion Applications: b) Project Description: Vacant Single Family Urban Residential 1.5 ha (3.6 acres) 244 Street Urban Standard 2014-002-SD The subject property (Appendix A) was rezoned to RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District) on February 26, 2013. This second phase of the subdivision will subdivide the subject property into approximately 25 residential lots (Appendix B). c) Planning Analysis: Zoning Bvlaw: 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. The applicant has requested a variance to the Maple Ridge Zoning Bylaw, and the following rationale for support is provided: 1. Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE AND SITING OF BUILDINGS AND STRUCTURES (11) (c) (iii): • To reduce the minimum setback from an interior side lot line from 1.2m to 0.61m to the garage, and to 0.46m for the garage roof projection (see Appendix C) on proposed lots 31 through 37, lots 43 through 46, and lots 51 through 54 (Appendix D). The applicant proposes that offsetting the garages would allow for an improved internal floor plan and provide for a more attractive front fa�ade with widened entry ways and front porches. The resulting side yards will be reduced on one side of the lot to a minimal 0.61m (2 feet), essentially limiting rear yard access to one side only. In an attempt to ensure long-term maintenance and fire safety, certain safeguards have been required. They are as follows: • The garage will be required to be protected by fire sprinklers, like the home; • An easement on each lot will be required to allow long-term maintenance of the building face, with a 0.61m (2 feet) side yard; • A side-yard fence attached to the home will be required to prohibit access along the reduced side yard. -2- After considerable design analysis of the resulting home designs, this report recommends support for the interior side lot line setback reduction as it didn't increase the density or alter the location of the house on the lot. d) Interdepartmentallmplications: Building Department: As part of the reduced interior side lot line setback, the Building Department is employing additional Building Code requirements to limit potential of fire spread. As stated above, the access easement is also required, where the setbacks are reduced, to allow for exterior building maintenance. ALTERNATIVE: The proposed variances by the developer have been received by the Planning, Engineering and Building Departments. The developer suggests that the offset garages will result in a more useable internal floor plan for the new homes. The alternative would be to simply widen the lot width to accommodate a wider home. This variance was requested after the subdivision layout had already been approved; had the request been made prior to approval of the layout, the Approving Officer would have simply recommended wider lots, potentially resulting in a loss of yield of lots. This same variance was previously approved for the first phase of the subdivision. CONCLUSION: It is recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2014-002-DVP. "Original si ned bv Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services "Original signed by Jim Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Subdivision Plan Appendix C- Typical Siting Lot Plan & Streetscape Offset Garages, Proposed Variances Appendix D- Site Plan Showing Lots Requiring Proposed Variances -3- N District of Langley � 24371 112 AVENUE 0 .� � � o �t CORPORATION OF �� THE DISTRICT OF � - � MAPLE RIDGE PLANNING DEPARTMENT Scale: 1:2,000 � `� ��, _�`�- L--� 1--�° �'� DATE: Jan 10, 2014 FILE: 2014-002-VP BY: PC SUBDIVISION PLAN OF LOT 1 SEC710N 15 TOWNSHIP 12 NEW VYFS7MlNSTER DISTRICT PLAN 7709, EXCEPr PLANS EPP27594 AND EPP31277 BCGS 92G028 m'� :w�,:;`..�:'d��.,�,.a.,e,�,m�,.:�+� lntegrafM Suney Area 11a .M , Napfe fNJge , NADd7 (CSAS) _"__ cen m�ea a u i� Tv��.*te o�'*� 4f.na � Gljeet mhf�' D'awY/M _H hely d 6RHIT .••. .balen � Iva in'� rn}d c.v-cl !4N^.�] LEGENO: Om�. �- . .. . n.ar � �� it� �_ w�.=.� rd� r d p sm,a.e c�.n rv�� r�,a mh��} �..r..�e...:m>,Kem 3 n,� mH i a>pbn&s aey�.r�l:nNrk k.xH � b b mfkl N u.P'• /�5^ �:b ia�.n+tv � o.htt PRELIMINAR Y W1/2of8 I E1/2o�f8 Aa � Sec 15 '� 39 �� 40 � 41 �` .38 "� R '� � < v r.p: � "m � �� 113A Avenue � ��a. � 37Il,no.� � � �, � ' u«� �' `� um� . 9 � 36 � ma w � � � � � � 35 ��n�� 46 45 44 43 42g � � � � 34 �mo,� � � us, � �, � +wm' N 3 � 33 �o� � � 47 � 46 R 49 �50 * � �• �� "w � 32 „�� ¢ �� `aa.,� �, � �• I� Road 113th Avenue g 5 31 �� (� � � � q � q � % 30 m=� q 54 53 52 51 a � � �n, � �� nm 1°' j er r %� sn,arnm um mr mi 9 ne.wnv� n,�� wv2in l3 �4 Tp 12 Pork „� „�� NK 41 �y42 tr�� • � ' r � i � ' I As�SiIII Park � ��, Re�m A �,,, Plan EPP37274 I � ■ � � Po�rk ' 113A Avenue �� : 3 1 0 4 0 113 AVE. 6 • 1 TYP. STREETSCAPE PROPOSED 2'-0" GARAGE SIDEYARD SETBACK VARIANCES � ,�� o , wn uxc _ _ .—_ _ —o�-el' [izom�] — � — ?o•�N' nzva,l � — _o•w+ i � -� � � W N Q 2 d � 113 AV . 2 SITING LOT PLAN PROPOSED 2'-0" GARAGE SIDEYARD SETBACK VARIANCES F" W W H � d- N N APPENDIX C �. � U w w U m O �Zo � �� W ¢ '� ` J } � O� L.L � �M Q . W � � � � Q N O n— � � � � �-'� N � � d� �r N ��, � ■ AC'o�61 �9L{Y�4 aP�uh{Psctuna Iauc �. � �w� " �.e�� HASE 2 (#51 TO 54) SITING lOT PLAN & STREETSCAPE OFFSET GARACES nw.dx. '�.x> �,.,N. A1.a �� • • � � £ 3SHHd -ma-c� �a--Q-t� �m-o� m-aa-�- m-tm-r> m rn ma cn a a c Z 3SHHd � I --------- � I � 1 � � � \ . � X i ,I I � � � _ --a �� ;.L � - i i � V'� I I q� _�:. � -- i � =1 I �� _ _ , � -: J � ------- � �� I -� I s � ' i � �; , j I � `-----f � --I---------- � I 1 � � � ' �'`.�+ .��..� � _ I � �- �__—_—_� - --------- ' . , i : �... i .� � � -- i � :• � , , � J �---------�------- 244 STREEf APPENDIX D i �: � 3SHHd w � Z w > � I � 244 STREEI' - I - - ' - I - I - - --- � � /. , " �I':. '• � :' �I" ` � s , � � = i r..: �-.I . . .. �\ /� I -- � — . -- —. -- W � � Q � i � i i i i � `� � � I „ � ' � :: ' � ' � ' � . I � , � ' ?I Y I . . :�- . . .. . . .. � _. :� , ._ . . .. : �:.. : � I I I I I ' ��.., I _' I ..I� " ' I _:_- I... ..I __ __ ' . .. I � ��_i_J��_�_��_�._��_i-�,� y_J�� y_J I L_i �, �. � �` � �� , I I� JI �.---�------- -----�-----�-----�----------;-------;-------.-- 1 • PHASE 2 OVERALL SITE PLAN N� W � a _ � � N U w �..� CJ"� m � OQo � � � � d W W �j4 �� m �, � � �ON �O� N � � � � N naa:m�"no o.�. IaucdFnr Dale ��m s�„�.�� r��,��,�� PHASE2 OVERAI.L SITE PLAN �na w+.xs , om�Mnc A0.1 #�APLE R��GE E. •.ii " ' ' T0: FROM: SU BJ ECT District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer 5°/o Money in Lieu Of Parkland Dedication (21165 River Road) EXECUTIVE SUMMARY: MEETING DATE: FILE N0: MEETING: June 9, 2014 2011-050-SD CofW 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 the property located at 21165 River Road. RECOMMENDATION: That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or payment in lieu, be it resolved that the owner of land proposed for subdivision at 21165 River Road, under application 2011-050-SD, shall pay to the District of Maple Ridge an amount that is not less than $41,800.00. DISCUSSION: Section 941 of the Local Government Act requires the provision of parkland, without compensation, as a condition of subdivision, subject to some exceptions. The land, not to exceed 5% of the area proposed for subdivision, may be acquired in a location acceptable to the District, or a payment equal to 5% of the market value of the area proposed for subdivision is required. Section 8.9, Watercourse Protection Development Permit Area, of the Official Community Plan states that where watercourse protection areas are identified on the lands, the area is to be dedicated into public ownership as Park, where possible, for the preservation, protection, restoration and enhancement of watercourses and riparian areas. These areas also provide large vegetated areas in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents. Where there are neither watercourse protection areas or suitable lands identified for park dedication, then 5% of the market value of the land is paid to the District. These funds are placed into a special Parkland Acquisition Reserve Fund, for the purpose of acquiring parkland, and are typically used where the ability to achieve parkland through development is limited, such as the Blaney Bog. In this particular instance there are no watercourse protection area or any suitable lands present for park dedication and it is, therefore, recommended that money in lieu of parkland dedication be provided. In keeping with past practice, the District has requested and was provided with an appraisal calculating the 5% market value of the development site. This appraisal is based on zoned but not serviced land. A report from a qualified real estate appraiser has determined that the market value of the land is $836,000.00, which indicates that the 5% value of this property is $41,800.00. CONCLUSION: As there are no watercourse protection areas and no suitable lands on the property for parkland dedication, it is recommended that Council require payment in lieu of parkland dedication as prescribed in the appraisal. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PI, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn MBA, P.Eng GM: Public Works & Development Services "Original signed by Jim Rule" Concurrence: J. L. 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CARRIED OPPOSED - Craig Speirs and Steve Ranta DISCUSSION: a) Background Context: The Maple Ridge Community Heritage Commission Heritage Plan, dated November 2013, was endorsed by Council on December 10, 2013. The Plan contains two maps from Official Community Plan Bylaw No. 6425-2006, Appendix E, entitled Figure 1 Communities and Figure 6 Area Plans. The Heritage Plan will help guide the work of the Community Heritage Commission for the next 7+ years. Pursuant with Council direction, staff were directed to prepare a housekeeping package for the Official Community Plan. The housekeeping work was undertaken and a final draft was brought to Council on January 28th, 2014 for Three Readings of Official Community Plan Bylaw No. 7060-2014. Prior to the Council meeting, the District received an email from a citizen noting a variety of concerns. Amongst other things, it was requested that the community of "East Haney" be identified as a new community as part of the OCP housekeeping amendment project. At that meeting, Council directed that the Figure 1, Communities map be amended to reflect East Haney as a new community. With that change noted, Council granted the draft OCP Bylaw Three Readings. Council granted Final Readingto OCP Bylaw No. 7060-2014 on February 11, 2014. 1107 The matter of the modification of the Communities map and the Area Plans map in the Official Community Plan was brought to the February 4th, March 4th and May 6t" Heritage Commission meetings and the following resolution was passed: That the Community Heritage Commission recommend to Council that the two maps (the Communities Map and the Area Plans Map) contained within the Heritage Plan be updated with the same version of these maps recently adopted in Official Community Plan 7060-2014, Appendix E, and that Council consider endorsing the updated Heritage Plan once the map updates are completed. CARRIED OPPOSED - Craig Speirs and Steve Ranta CONCLUSION: The changes that were made to the Figure 1 Communities map and Figure 6 Area Plan map, through the housekeeping amendments project, were adopted after Council endorsement of the Community Heritage Commission Heritage Plan. As such, the Heritage Commission is requesting that the maps align with the maps shown in the current Official Community Plan Bylaw. It is recommended that the Heritage Plan be updated to include the recently amended Official Community Plan map figures 1 and 6. Brenda Smith, Chair Community Heritage Commission The following appendices are attached hereto: Appendix A- Community Heritage Commission Heritage Plan, including Figure 1, Communities map on page 42 and Figure 6, Area Plans map on page 43 Appendix B- Figure 1, Communities map and Figure 6, Area Plan map from Official Community Plan Bylaw No. 7060-2014. �.. 2Ciiit+' � , a' . r� - � �?`" t a,--- _ � -*'-t)R�ON�S .- - -- - - - --.y, �. _ � ' MUG STOAf -� �� ,. 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Q .r�' Sa'�'�i`� "'� �i. `.. .� �Z�] \ I�\ � �� 1:r i� TABLE OF CONTENTS EXECUTIVE SUMMARY...... � 1. INTRODUCTION ...........................................................................................................6 1.1 Methodology .........................................................................................................6 1.2 Community Benefits .........................................................................................7 1.3 The Link between Heritage and Sustainability .......................................8 1.4 The Link Between Heritage and Economic Development .................9 2. PROVINCIAL ENABLING LEGISLATION.. 2.1 Local Government Act ........................... 2.2 Heritage Conservation Act .................. 2.3 Community Charter ............................... 2.4 Agricultural Land Reserve ................... 2.5 B.C. Building Code .................................. 2.6 Energy Efficiency Act ........................... 2.7 Homeowner Protection Act ................ 3. CURRENT SITUATION ........................................................... 3.1 Official Community Plan .............................................. 3.2 Parks, Recreation & Culture Master Plan .............. 3.3 Heritage Planning .......................................................... 3.3.1 Heritage Protection ............................................. 3.3.2 Community Heritage Register ....................... 3.3.3 Heritage Inventory .............................................. 3.4 Maple Ridge Community Heritage Commission 3.5 Heritage Incentives ....................................................... 3.5.1 Provincial Financial Incentives ........................ 3.5.2 Federal Financial Incentives ................................... 3.6 Municipally-Owned Heritage Sites .......................... 3.7 Current Challenges ........................................................ 3.8 Current Opportunities ................................................. 4. THE HERITAGE PLAN ..................................................................... 4.1 Action Plan for Implementation ......................................... 4.2 Community Heritage Commission Work Plans........... 4.3 Budget Implications .............................................................. ACKNOWLEDGEMENTS .................................................................................... APPENDIX A: DEFINITIONS .............................................................................. APPENDIX B: OFFICIAL COMMUNITY PLAN HERITAGE POLICIES . APPENDIX C: COMMUNITY HERITAGE COMMISSION MANDATE..... ,14 ,14 ,14 ,16 ,.17 ,.17 ,.17 ,18 ,18 ,19 20 20 ,.21 ,.21 23 24 33 35 36 ,37 38 46 G � � � � � ` % Y T �� r ___ �' �� ... •. �1 '. ,'�: .'_ _ _ ��i `T -�. �� . - f� ..;+:� = .. ' � ■ � ... -. �:. - - - �°-�- � 1� . 'I,�; � .. -��"°- � � �`��ry:� -- - -- - -�-" .-' ""` _� ,-�� :'�:.. �.. J`'"'� 'F _ . �t� Y,1�,.:i�.'-� ��.� � n�L. . • • . - � �� • - } � `... ' . . 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" . - y�v, i . . • -. :J�J •-s r. � . . . }.� i :�j.. ,.. � ' :y�i�' i��y7l�=''�s rr�lti�aJ�7�y� Sd:C�ra� ��. ` - w:r." ..► - '�i'�=.`.7�?If1ti::Fo-.'N�".lr� ' .. - . 1.-. 3.. . � !s'.��r� . . � . . � . . , �.r . ...a . .. Haney House, Maple Ridge (Maple Ridge Museum and Archives P01046) EXECUTIVE SUMMARY The purpose of this Heritage Plan is to provide the Maple Ridge Community Heritage Commission with an effec- tive, sustainable, and realistic strategic plan of action for the next seven years. The first Maple Ridge Heritage Strategy was prepared eighteen years ago, and during that time Maple Ridge has developed an effective heri- tage policy framework and a mature heritage program. It is now timely to review the strategic focus of the Dis- trict's heritage initiatives. Through the development of a shared community vision for heritage conservation, the Heritage Plan has provid- ed an opportunity to assess those aspects of the program that are most successful, to determine what needs to be re-focused for maximum effectiveness and to outline a series of actions that best utilize scarce resources. The Plan responds to challenges and opportunities that have been identified through an extensive research and public consultation process that included two online surveys of community comments and expectations. This has deter- mined a new vision for the District's heritage program, and sets new directions based on a consensus of com- munity values. MAPLE RIDGE British Columbia The Plan identifies a community-based Vision for the heritage program, and six overarching Goals: • Aligning the vision and work-plan of the Commu- nity Heritage Commission with the heritage policies in the Maple Ridge Official Community Plan; • Defining a clear pathway for the Community Heri- tage Commission to achieve a heritage vision; • Inspiring community engagement in local heritage conservation; • Increasing public awareness of the community ben- efits of heritage conservation and infrastructure; • Promoting the development of heritage infrastruc- ture; and • Identifying the gaps in the existing heritage man- agement program and using this to inform the CHC work-plan. These Goals are supported by recommended Actions that will be achieved over a seven-year period, between 2014 and 2020. The intent of the recommendations is to proactively encourage the preservation and long-term viability of the DistricYs heritage resources, for the ben- efit of the entire community. 1. I NTRODUCTION This Heritage Plan has been undertaken to provide the Maple Ridge Community Heritage Commission with an effective, sustainable, and realistic strategic plan of ac- tion for the next seven years, which will proactively en- courage the preservation and long-term viability of the District's heritage resources. This Plan builds on almost thirty years of municipal heritage planning and initiatives and over fifty years of community heritage involvement. The District's heritage planning initiatives date back to 1979, with the designa- tion of Haney House. The Maple Ridge Heritage Strategy was undertaken in 1995, followed by the Heritage In- ventory and Heritage Management Plan in 1998. Other key initiatives have been undertaken since that time, in- cluding the adoption of comprehensive heritage policies in the Official Community Plan and the establishment of a Community Heritage Register. The Community Heri- tage Commission, established as the Heritage Advisory Committee in 1989, was reconstituted in 2000 and ad- vises Municipal Council on matters relating to heritage conservation. There has also been strong community involvement in heritage initiatives, notably through the efforts of the Maple Ridge Historical Society, founded in 1957. Maple Ridge has an effective heritage policy framework and a mature heritage program; as the Heri- tage Strategy is now eighteen years old, it is now timely to review the strategic focus of these initiatives. Through the development of a shared community vision for heritage conservation and a planning framework for the District's heritage program, the Heritage Plan has provided an opportunity to assess those aspects of the program that are most successful, to determine what needs to be re-focused for maximum effectiveness and to outline a series of actions that best utilize scarce re- sources. This has determined a new vision for the Dis- trict's heritage program, and sets new directions based on a consensus of community values. 1.1 METHODOLOGY The development of the Heritage Plan has followed a consensus-building process. Throughout the project, there has been a close liaison with staff, the Community Heritage Commission and a project Steering Committee, through a series of ineetings and progress drafts, which has ensured that there was a thorough and comprehen- sive discussion of the process and proposed outcomes. Public engagement was considered imperative to the success of this project, and the public consultation strat- egy comprised a significant portion of the work. Its pur- pose was to: • determine collective community heritage values; • engage community members and determine sup- port for effective heritage strategies; • understand broad perspectives and aspirations re- lated to heritage in Maple Ridge; • develop a values-based vision for heritage conser- vation in Maple Ridge, grounded in worldwide best practices; • set goals and priorities based on public and stake- holder input • align heritage conservation to broader community and civic goals; and • build public awareness of local conservation efforts As part of the public consultation, the following process has occurred: • A two-part online public survey, with the first sur- vey prompting general community comments and expectations, and the second seeking response on the draft Plan and specific recommendations. The survey was promoted widely, with the assistance of the Maple Ridge Historical Society, through social media and community events. • Council Advisory Committees were notified of the project and the online surveys: - Accessibility Committee - Parks & Leisure Services Commission - Economic Advisory Committee - Bicycle Advisory Committee - Economic Advisory Commission - Social Planning Advisory Committee - Public Art Steering Committee - Agricultural Advisory Committee • There were ongoing meetings held with the project Steering Committee and the Community Heritage Commission, including a CHC workshop on May 2. • There was ongoing consultation with the Maple Ridge Historical Society and their membership. A meeting was held with the MRHS Board on May 23. • The Heritage Plan process was presented to Council on May 28. • A Public Open House was held on June 13, at which draft recommendations were presented and comments were solicited. • The final Heritage Plan was presented at a Council Workshop on October 21. MAPLE RIDGE British Columbia Maple Ridge is unique in that a broad variety of vari- ous community groups and associations are represented through Facebook pages. This provided a convenient electronic portal into existing public communities of interest. Electronic notification was broadcast during the process that explained the project and publicized the online survey. A key partner in this process was the Maple Ridge Historical Society. Formed in 1957, the MRHS is a very active participant in community affairs, and a key player in conservation initiatives. The Society assisted in the distribution of information, promoted the consultation process and provided notification for the Open House. Through open discussion and review of the consultation, consensus on common goals and prioritized strategies has been achieved. This has provided a basis for under- standing what heritage resources the community values and how their conservation can be addressed. � rJ 1.2 COMMUNITY BENEFITS Conserving and celebrating its heritage resources allows a community to retain and convey a sense of its unique history, and provides aesthetic enrichment as well as educational opportunities. Heritage resources help us understand where we have come from so that we can appreciate the continuity in our community from past to present to future. Historic sites become landmarks and touchstones for the community, and a broad range of tangible heritage features exist that add to Maple Ridge's vibrancy and character. In addition, a legacy of personal histories, traditions and events weave a rich community tapestry that enriches the life of Maple Ridge's residents and visitors. � 1 � 7 _ ��. ' 't � r t +.-s-- x,.� � - . Cultural and heritage-based tourism, such as the visita- tion of historic sites, is one of the fastest growing seg- ments of the burgeoning tourism industry. Other benefits of strong heritage policies include maintaining distinc- tive neighbourhoods, conserving cultural heritage, pro- viding community identity and promoting civic pride. Heritage conservation is also an inherently sustainable activity, and supports broader sustainability initiatives. These are all important considerations in the long-term management of our built environment. A well-managed heritage conservation program provides numerous com- munity benefits that include: • encouraging retention of the community's unique physical heritage; • celebrating historical events and traditions; • identifying ways that partnership opportunities can be fostered with senior levels of government; • engaging the broader community including the private and volunteer sectors; • conserving a broad range of historical sites that supports other public objectives such as tourism development and education; • assisting private owners in retaining historic re- sources through flexible heritage planning; • investing in heritage sites through community part- nerships; • supporting economic development initiatives through job creation and retention, investment po- tential and new tourism opportunities. • supporting sustainability initiatives; and • generating employment opportunities and other economic spin-offs. There is mounting evidence that heritage initiatives pro- vide both tangible and intangible benefits, and contrib- ute to the development of complete communities and to a vibrant culture of creativity and innovation. 1.3 THE LINK BETWEEN HERITAGE AND SUSTAINABILITY In recent years heritage conservation has found a new place within the sustainability framework in which economic, environmental, social and cultural interests support common community goals. Preserving heri- tage values has a significant impact on all aspects of sustainability — social, environmental and economic. Within this larger conservation model, both the tangible and intangible benefits of heritage conservation find a broadened relevance in the areas of tourism, job cre- ation, business development, education, recreation and the environment. Heritage conservation contributes to the diversity, variety and long-term sustainability of the urban and rural fabric of our existing communities. Heritage conservation is inherently sustainable, as it minimizes the need to destroy existing building materi- als and retains established land use patterns and infra- structure. It also conserves embodied energy, the sum of all the energy required to produce a building and its materials; reduces pressure on landfill sites; avoids the energy required to raze, load, haul away and dispose of construction materials; avoids impacts of new con- struction; and minimizes the need for new building ma- terials. Although heritage conservation and sustainable development are not entirely synonymous activities, they align in their mutual interest of enhancing the rela- tionship people have with their built environment. The environmental impact associated with building demoli- tion is a major concern, and as a consequence an in- creasing number of existing buildings are being retained and retrofitted for new uses for reasons that go beyond their historic merit. It is widely recognized that society can no longer afford to waste resources of any type, and responsible stewardship — including re-use of the built environment — has become the accepted norm in man- aging our urban and rural habitats while enhancing their livability. The conservation of heritage sites is also important from an urban design perspective. Our historic places, early communities and rural lands contribute significantly to Maple Ridge's unique sense of place by maintaining his- toric context and providing a framework for new devel- opment. It is also important to upgrade the energy efficiency of heritage buildings, and this can be accomplished in many ways without destroying heritage character-de- fining elements. Information on energy upgrading mea- sures for heritage buildings is available in the Standards and Guidelines for the Conservation of Historic Places in Canada. MAPLE RIDGE British Columbia The renewed focus of the heritage program should rec- ognize the importance of sustainability initiatives. Heri- tage conservation should be integrated with sustainabil- ity initiatives — including environmental, economic and social initiatives — whenever possible. 1.4 THE LINK BETWEEN HERITAGE AND ECONOMIC DEVELOPMENT Heritage is good for Maple Ridge's economic environ- ment and good for business. Investment in heritage conservation provides economic stimulus that results in enhanced tax assessments, creates more interesting urban environments, supports competitive business re- cruitment and retention strategies, and provides oppor- tunities for business incubation. Heritage conservation does not mean "no change," rather it is an opportunity for creative community building that also provides sus- tainable amenities as our urban environment becomes subject to intensification. � � 1 � / One of the fastest growing sectors of the tourism market is cultural tourism, which consists of travellers engaging in cultural events and activities while away from their home communities. This umbrella term includes, but is not limited to: performing arts; museums and galleries; visual arts; heritage events; visits to historic sites; genea- logical research; multicultural/ethnic events; and some tourist attractions. Education is also a significant part of cultural tourism, as these elements may involve a high degree of interactivity. 2. PROVI NCIAL ENABLI NG LEGISLATION While the national government, in collaboration with the provinces and municipalities, has played a leadership role in some key policy areas, provincial legislation, statutes and regulations provide the legal framework for conservation practice. Local governments have managed their resources through the legislative tools provided by provincial legislation, such as the Community Heritage Register, Heritage Designation and Heritage Revitalization Agreements. These are some of the most significant conservation tools that are available at the local level for the management of heritage resources. Prior to 1994, two provincial Acts enabled municipal heritage conservation initiatives: the Heritage Conservation Act and the Municipal Act. These two Acts, and a number of others, were amended through the Heritage Conservation Statutes Amendment Act 1994. In addition to existing procedures, the 1994 changes to the Municipal Act enabled municipalities to better integrate heritage conservation activities into the mainstream of development and community planning by defining new procedures for more powerful regulations (Heritage Conservation Areas, Community Heritage Commissions, heritage site maintenance standards, tree protection, etc.) and heritage incentives (tax exemptions, an expanded legal protection toolkit, consolidated approvals for heritage rehabilitation work, etc.). Heritage tools are referenced in a number of other provincial Acts, such as the Land Titles Act (which enables covenants to be registered on land titles), but the majority of the tools Maple Ridge is likely to use in the conservation of heritage resources are now enabled under the Local Government Act. 2.1 LOCAL GOVERNMENT ACT Under the Local Government Act, a legal framework is provided for the establishment and continuation of local governments to represent the interests and respond to the needs of their communities. Local governments are enabled with the powers, duties and functions necessary for fulfilling their purposes, including stewardship of public assets, and the flexibility to respond to the different needs and changing circumstances of their communities. Maple Ridge is empowered to regulate land development through zoning, subdivision control, building by-laws, maintenance and occupancy by-laws, and a number of other regulatory mechanisms. Heritage incentives can be provided through a number of inechanisms including negotiated agreements and 10-year periods of tax relief. Most of the tools that Maple Ridge will use to provide incentives and regulations for the heritage program are enabled under Part 27: Heritage Conservation. Oneofthetoolscommonlyusedasthebasisofamunicipal heritage program is a Community Heritage Register, an official listing of properties having heritage value, passed by resolution of local government. Inclusion on a Register does not confer any other form of permanent heritage protection, is not listed on the Land Title and does not create any financial liability for the local government. The Register may, however, be used to "flag" properties for possible future protection, and does enable a local government to withhold approval and/or a demolition permit for a limited amount of time. In addition to the tracking and regulatory powers implied by a Register listing, there are also important incentives that can be offered to assist owners with conservation. Properties on a Register are eligible for special provisions, including equivalencies under the B.C. Building Code, alternative compliance under the Energy Efficiency Requirements and exemptions from the Homeowner Protection Act. Maple Ridge has already established a Heritage Register that lists a variety of historically significant sites, and has also enacted legal protection on ten heritage sites. 2.2 HERITAGE CONSERVATION ACT The purpose of this Act is to encourage and facilitate the protection and conservation of heritage property in British Columbia. This Act is most relevant when dealing with archaeological issues, the management of which remains a provincial jurisdiction. The province may enter into a formal agreement with a First Nation with respect to the conservation and protection of heritage sites and heritage objects that represent the cultural heritage of the aboriginal people who are represented by that First Nation. Owners of identified archaeological sites are required to conform to provincial requirements. The provincial Archaeology Branch maintains a list of known archaeological sites. 2.3 COMMUNITY CHARTER The Community Charter came into effect in 2004, and provides municipalities with a framework for local activities and services. This legislation applies to all municipalities whose core powers were previously found in the Local Government Act, and replaces the tradition of prescriptive legislation with enabling legislation that allows municipalities to be innovative in meeting the needs of their communities. The Charter gives municipalities broad powers, including permissive tax exemptions, to regulate activities within their communities. MAPLE RIDGE British Columbia The Permissive Exemptions provisions in the Community Charter that can be used for facade improvement and heritage conservation projects are listed below: • Section 225: Permissive tax exemptions can be offered to "eligible property", as defined by heritage protection. A rebate on municipal and provincial taxes can be provided. There is no specified time limit to the exemption that can be negotiated. These provisions require a 2/3 supporting vote of Council for enactment. • Section 226: Permissive tax exemptions can be offered to revitalization projects. A rebate can only be provided on municipal taxes, and can be offered to any property. There is a 10-year time limit to this exemption, however it requires only a simple majority vote of Council for enactment. The District has already employed these tax exemptions to provide incentives as part of several Heritage Revitalization Agreements. 2.4 AGRICULTURAL LAND COMMISSION The provincial Agricultural Land Commission (ALC) is an independent Crown agency dedicated to protecting the scarce supply of agricultural land that is important to the current and future needs of British Columbia. The Agricultural Land Commission Act sets the legislative framework for the establishment and administration of the agricultural land preservation program. The ALC encourages the establishment and maintenance of farms, to provide a basis for a sustainable economy and a secure source of food. The Commission also conducts land use planning with local communities and government agencies, and adjudicates applications for the use of land in the Agricultural Land Reserve (ALR). It is responsible for administering the Agricultural Land Commission Act and the Soil Conservation Act. The ALR is a provincial zone in which agriculture is recognized as the priority use. Farming is encouraged and non-agricultural uses are controlled. The ALR covers approximately 4.7 million hectares. It includes private and public lands that may be farmed, forested or vacant land. In total, the ALR comprises those lands within B.C. that have the potential for agricultural production. The Agricultural Land Reserve takes precedence over, but does not replace other legislation and bylaws that may apply to the land. Local and regional governments, as well as other provincial agencies, are expected to plan in accordance with the provincial policy of preserving agricultural land. The Farm Practices Protection (Right to Farm) Act is complimentary to the ALR farmland preservation program. This Act, which came into effect in 1995, gave local government better tools for managing growth, and moved land use planning for agriculture into the mainstream. Farmers were given the right to farm in the ALR and on land zoned for farm use. The Act protects farmersthatare using normal farm practicesfrom nuisance lawsuits and nuisance bylaws of local governments. The Act also establishes a process to resolve concerns and complaints. As many of Maple Ridge's significant historic sites are situated on rural lands, this is a significant issue in determining economic viabi I ity for heritage sites.TheALC has demonstrated an increased willingness to negotiate over heritage issues. This is a positive indication that the Commission will consider proposals to save heritage structures as long as there is only minor impact on agricultural production, and when there is demonstrated intent to conserve through a heritage designation. Each application is reviewed on a case-by-case basis. ALC policies may also have a significant effect on the development of agri-tourism and agri-business, as it can regulate and designate appropriate farm use with respect to the scope of retail sales, wineries and other uses. Other provincial initiatives regarding farm practices are underway, such as the B.C. Agriculture and Food Climate Action Initiative that is a joint undertaking of B.C. Agriculture Council and the Investment Agriculture Foundation; their initiatives include a B.C. Farm Energy Assessment Pilot Project that is now in its second phase. To date, the Commission has not been receptive to heritage issues, even when there is no conflict with farming practices. 2.5 B.C. BUILDING CODE Building Code upgrading is the most important aspect of heritage building rehabilitation, as it ensures life safety and long-term protection for the resource. It is essential to consider heritage buildings on a case-by-case basis, as the blanket application of Building Code requirements does not recognize the individual requirements and inherent performance strengths of each building. A number of equivalencies have been adopted in the British Columbia Building Code that enable more sensitive and appropriate heritage building upgrades; a heritage building is defined as either a designated site or one included on a Heritage Register. As example of a Code equivalency is the use of sprinklers in a heritage structure to satisfy fire separation and exiting requirements. Given that Code compliance is such a significant factor in the conservation of heritage buildings, the most important consideration is to provide viable economic methods of achieving building upgrades. In addition to the equivalencies offered under the current Code, Maple Ridge can also accept the report of a Building Code Engineer as to acceptable levels of code performance. � � � �� 2.6 ENERGY EFFICIENCY ACT The Energy Efficiency Act (Energy Efficiency Standards Regulation) was amended in 2009 to include the following definition: "designated heritage building" means a building that is: •(b) protected through heritage designation or included in a community heritage register by a local government under the Local Government Act, Under this new definition, Energy Efficiency standards do not apply to windows, glazing products, door slabs or products installed in heritage buildings. This means that exemptions can be allowed to energy upgrading measures that would destroy heritage character-defining elements such as original windows and doors. MAPLE RIDGE British Columbia 2.7 HOMEOWNER PROTECTION ACT AmendmentstotheHomeownerProtectionActRegulation were made in 2010 to allow for exemptions for heritage sites from the need to fully conform to the B.C. Building Code under certain conditions, thus removing some of the barriers to compliance that previously conflicted with heritage conservation standards and guidelines. The changes involved: • an amendment to the Homeowner Protection Act Regulation, B.C. Reg. 29/99 that allows a warranty provider, in the case of a commercial to residential conversion, to exclude components of the building that have heritage value from the requirement for a warranty; and • clarification of the definition of 'substantial reconstruction.' The latter clarification explains that 75% of a home must be reconstructed for it to be considered a'new home' under the Homeowner Protection Act, thus enabling single-family dwelling to multi-family and strata conversions without the Act now coming into play. The definition of a heritage building under this Act is consistent with that under the B.C. Building Code and the Energy Efficiency Act. 3. CURRENT SITUATION Through a program of long-term stewardship, Maple Ridge has fostered and promoted the retention of a number of unique aspects of local heritage character and value. The District's growth and development has also included the preservation of a number of heritage resources, including historic buildings and structures, cultural landscapes, roads, parks and other resources. Previous municipal heritage initiatives include: • 1995 Maple Ridge Heritage Strategy • 1998 Maple Ridge Heritage Management Plan • 1998 Heritage Resources of Maple Ridge [Heritage I nventory] • 2004 Maple Ridge Heritage Discussion Paper • 2008 Maple Ridge Heritage Register • 2009 Maple Ridge Historical Neighbourhoods • Maple Ridge Official Community Plan • Ongoing support for the Maple Ridge Historical Society The District's heritage program includes a policy framework of regulations and incentives comprised of a number of distinct components. 3.1 OFFICIAL COMMUNITY PLAN The Official Community Plan (Schedule "A" to Maple Ridge Official Community Plan Bylaw No. 6425-2006) outlines the long-term vision for growth and development in Maple Ridge. The OCP contains a number of relevant policies that relate to heritage conservation, including broad issues surrounding growth and development, agriculture and the environment. The Heritage Policies are clear and comprehensive, and provide an effective framework for existing and future heritage initiatives. They have been used as the basis for the Action Plan for Implementation in Section 4.1. The importance of heritage is noted in four of the community principles that reflect the vision for the future, and form the framework for the policies contained within the OCP: Principle 5 Building a unique community character is critical to ensuring that Maple Ridge does not succumb to pressure and becomes like "everywhere else." It requires strong political and community commitment and attention to a variety of aspects (landscapes, built form, heritage, mix of uses, urban design, services, etc.). Principle 6 The community recognizes the need to foster the history of Maple Ridge and enhance historic areas. Principle 31 It is important to undertake detailed planning work on the basis of neighbourhood planning. Principle 32 The community recognizes that heritage value must not be lost as enhancements to existing neighbourhoods, including infill and other activities to strengthen neighbourhoods, occur in the future. TheOCP Policiesthatarerelevanttoheritageconservation are listed in Appendix B. 3.2 PARKS, RECREATION & CULTURE MASTER PLAN The Maple Ridge and Pitt Meadows Parks, Recreation and Culture Master Plan: A Connected, Energized, Collaborative Community, dated June 2010, contains a number of statements regarding the importance of heritage conservation. It notes a trend towards heritage protection internationally, and that both communities have heritage areas of interest. The recommendations include: Land Acquisition • Acquire the riverfront log sort (Northview) as a critical trail linkage and key historic connection for the community. � _ � -� � ,._: � � � �` M ` � -# `�a O � 40' � �':<�� -:�i. �,k � � X' : :� i r .m ,' � t� �_ �' '� a.. �� v '�; , :� ��., , �,,, �'�,�-� : �, �" �-", a.<t � �. , a.....- �- � � ,,�.� � _ � _- � �� r _ . � .. -- - � . - _ =�� -,...�...�:.�.�. .��_ _.L.y -.� �: Up Carr's Hill River Road nr. Haney, c. 1922 (City of Vancouver � Archives 677-1094) MAPLE RIDGE British Columbia • Acquire heritage sites as parks where appropriate. • Acquire and restore heritage buildings, identifying appropriate public uses and incorporating interpretive programs. • Acquire additional open space land, including riverfront, other areas with environmental values, heritage properties, and other unique properties, as opportunities arise. Capital Development • Continue to develop heritage walks, sites and districts, with interpretive experiences, integrating these with parks and trails. • Establish an appropriate time frame for construction of the new Maple Ridge Museum. Operations • Identify heritage walks, sites and districts for inclusion on the heritage registers. • Ensure that heritage buildings are properly maintained and managed. • Provide opportunities for heritage displays. Advocacy / Facilitation • Encourage and support the enhancement of the historical character of heritage districts in MR and PM. • Work with business and government organizations to develop 6 to 10 tourism products to attract and retain visitors and investment, e.g., agri-tourism, First Nations, wildlife viewing, heritage, sport tourism, eco- tourism, slow food, arts and culture. • Work with the School District to expand arts, culture, and heritage education opportunities in the community and to negotiate an access agreement to the ACT for all schools. 3.3 HERITAGE PLANNING • Minimum Maintenance Standards for Heritage The DistricYs heritage planning initiatives are enabled Buildings Bylaw No. 6710-2009: ensures that under the following framework. protected heritage sites do not deteriorate. • Heritage Procedures Bylaw No. 6951-2012: provides a comprehensive framework that establishes application procedures in respect of heritage conservation bylaws, permits and agreements and to delegate Council powers to facilitate conservation. ti � • The Maple Ridge Community Heritage Commission: the CHC advises Council on matters relating to heritage conservation. Please refer to Section 3.4. .� `- � � ��- - � r' # _ � �� --- . ; �+� '�- MR Gordon's Drug Store (City of Vancouver Archives 677-1053) . { +-� r�� . w � . ..� _ , , ___..,_...� �,��. i.. � . R . �� t .I + ' R � �i � � � 4 � � I _ r4 . . r5 e,, ��' ,_ �:��- ' 1 �� +`'� ��.,.��. _ _ _ , � __ , � • Standards and Guidelines: The Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada were adopted in 2009 to guide the conservation of protected heritage sites in Maple Ridge. • Permissive Tax Exemptions: starting in 2010, five- year Tax Exemption Agreements have been al lowed for several sites under Section 225 (2) (b) of the Community Charter. Heritage Education and Awareness: The District supports the following initiatives: • Through the CHC, annual heritage awards recognize special initiatives, accomplishments, and projects, which have advanced heritage conservation in Maple Ridge. • The CHC publishes a heritage newsletter "Heritage Here." • The Heritage Plaque Program was launched in 1992 in order to help build public understanding of the value of our built heritage, and to create a climate of support for the preservation of valuable older buildings. There has been a concerted effort to recognize buildings throughout the municipality, celebrating the diversity of the District's heritage resources. Over 40 plaques have been dedicated since the program began. The program focuses on the diversity of buildings and sites in the various communities within Maple Ridge. • The Parks & Leisure Services Department provides fee-for-service contracts for District-owned historic sites that provide cultural and educational space for the community. • As part of ongoing development of public works, the Engineering Department has assisted MAPLE RIDGE British Columbia with interpretive signs, highway wraps and the installation of historic mosaics. 3.3.1 Legal Protection Continuing legal heritage protection has been provided forten sites, thefirstbeing Haney House in 1979.Thesites protected to date include seven Heritage Designation bylaws and three Heritage Revitalization bylaws. 3.3.2 Community Heritage Register There are currently 28 sites identified as having heritage value that are listed on the Maple Ridge Community Heritage Register. 3.3.3 Heritage Inventory In 1998, the Community Heritage Commission (then the HeritageAdvisoryCommittee)publishedacomprehensive heritage inventory entitled "The Heritage Resources of Maple Ridge" in conjunction with the District This document provided the first consolidated inventory of the District's heritage resources. A total of 96 sites were listed, some of which have since been demolished. The Inventory has not been updated since that time. There are no regulations placed on a property listed on the Inventory, but this provides an identification of sites that may be of heritage value. � r 5� ��t: � ?�' G� � �� a� � 3� � �'�� k� � � � 3.4 MAPLE RIDGE COMMUNITY HERITAGE COMMISSION The CHC is a committee of Maple Ridge Municipal Council, and advises on matters relating to heritage conservation. The original Maple Ridge Heritage Advisory Committee was established by bylaw on July 24, 1989. It was transitioned into the Maple Ridge Community Heritage Commission under Bylaw No. 5908 — 2000 on August 22nd, 2000. The CHC consists of volunteers appointed by Council and two appointed by the Maple Ridge Historical Society. The CHC has a budget of $10,000 per annum. Under its Terms of Reference, the CHC is appointed for the purpose of advising the Council on heritage conservation matters and undertaking and providing support for such activities as benefit and provide for the advancement of heritage conservation in the District. A number of duties are outlined for the CHC, which may be summarized as follows: • advise Council on any matter referred to it by the Council; • undertake and provide support for such heritage activities as directed by Council; • present an annual report to Council, setting out its activities and accomplishments for the previous year, and include any financial statements which Council requires; • The Commission may develop and implement educational and public awareness programs related to heritage conservation in the District; support and raise funds for local heritage projects; make recommendations on heritage policy; provide information and advice to an individual or community group; establish and administer a grants in aid and financial assistance application process for organizations, institutions, or other groups requiring financial assistance to engage in activities and to evaluate such applications received annually on or before October 31 of each year and recommend to Council grants and financial assistance that the Commission considers ought to be given. The full mandate of the CHC is included in Appendix C. 3.5 HERITAGE INCENTIVES The focus of Maple Ridge's heritage policies is to use incentives rather than regulations in order to encourage property owners to maintain and restore their heritage properties. Incentives are determined on a site-by-site basis and are subject to Council's approval. Not every incentive will necessarily apply to a particular project. Possible incentives include Building Code equivalencies, negotiated agreements for use or extra density, and time- limited tax exemptions. There are limitations on the extent of incentives being offered. Conservation incentives are offered during a development application that includes a heritage revitalization agreement. Although these incentives offer afinancial benefittotheowner in theform ofsubdivision, extra density, etc., these are most effective when there is land that can be subdivide and redeveloped. Maple Ridge does not currently offer direct financial incentives in the form of grants for restoration or maintenance of heritage sites. Maintenance of heritage buildings can be an expensive undertaking, particularly when respecting the minimum accepted standards for heritage preservation and restoration. `� � MAPLE RIDGE British Columbia J $25,000 for projects involving the preservation, rehabilitation and/or restoration of a built �,�, community heritage resource. Eligible applicants include the municipality, registered non-profit societies and registered federal charities. 3.5.1 Provincial Financial Incentives There are several programs under which heritage sites may apply for heritage funding: • Heritage Legacy Fund: Under its Heritage Conservation Program, The Heritage Legacy Fund provides financial contributions of up to • LiveSmart BC: This is a provincial program dedicated to promoting energy efficiency, including incentive grants for energy efficiency upgrading. The program recognizes that some upgrades may affect heritage character, and special provisions may be accessed for homes that have received municipal designation or are included on a Heritage Register. This includes grants for installation of wooden storm windows on heritage homes. �I �: � _� � . y , • �f • • . .. � . /ji J� �� . � ' � � ,+ Maple Ridge Council, 1928. Clerk John C. McFarlane (third from left), Reeve John Blake Martyn (fifth from left) and Solomon Mussallem (sixth from left), <British Columbia Archives C-07744) 3.5.2 Federal Financial Incentives The Residential Rehabilitation Assistance Program (RRAP), offered through the Canada Mortgage and Housing Corporation, helps low-income Canadians, people with disabilities and First Nations people live in decent, affordable homes. These programs also support renovations to rooming houses and rental units to increase the availability of housing for those in need. Depending on the individual situation for each resource, one of the following programs may apply: • Homeowner RRAP: Financial assistance to repair substandard housing to a minimum level of health and safety • Rental RRAP: Assistance for landlords of affordable housing to pay for mandatory repairs to self- contained units occupied by low-income tenants • Secondary/Garden Suite RRAP: Financial assistance for the creation of a Secondary or Garden Suite for a low-income senior or adult with a disability, making it possible for them to live independently in their community, close to family and friends. • RRAP for Persons with Disabilities: Assistance for homeowners and landlords to improve accessibility for persons with disabilities • RRAP for Conversions: Assistance for converting non-residential buildings into affordable housing 3.6 MUNICPALLY-OWNED HERITAGE SITES The Districtof Maple Ridgeownsten extantsites identified as possessing heritage value or having potential heritage value: • Haney House (Designated / Heritage Register) • St Andrew's Church (Designated / Heritage Register • Haney Brick & Tile Manager's House and Office (Designated / Heritage Register) • Spencer Milk House (Heritage Register) • Maple Ridge Cemetery (Heritage Register) • Royal Oak of England (Heritage Register) • Whonnock Cemetery (Heritage Register) • Broad Leafed Maple Tree, Maple Ridge Golf Course [District-owned land] (Heritage Register � � MR St. Andrew's Presbyterian Church, ca. 1921 (City of Vancouver Archives 677-1068) • Japanese Kindergarten / CEED Centre [District- owned land] (Heritage Register) • Haney Post Office (Heritage Register) A Conservation and Feasibility Plan for St. Andrew's Church was adopted in 2009. A Maple Ridge Cemetery Master Plan was prepared in 2008 that covers both of the municipally-owned cemeteries. Heritage Conservation Plans have not been prepared for any of the other sites. 3.7 CURRENT CHALLENGES Through a"gap analysis" of the existing situation, and the comments received through the public consultation, key areas have been identified where existing heritage policies and initiatives could be strengthened. • There are few sites coming forward for inclusion on the Heritage Register; the process seems to be "stal led." • The District owns heritage sites that have not been legally protected and do not have Conservation Plans. • Heritage incentives tend to be minimal, and are not resulting in significant uptake. • Current incentives are not appropriate for agricultural properties. Consultation is needed with the Agricultural Land Commission regarding heritage retention strategies on agricultural land. • There are no incentives for the maintenance of heritage sites. • The Heritage Inventory is out-of date and does not include many potential heritage sites. • The identified heritage sites are a very narrow representation of the variety of the District's tangible and intangible heritage resources. MAPLE RIDGE British Columbia • Demolition requests have increased as a result of ongoing neglect of heritage structures. • There is a need for education, collaboration and community involvement in order to engender "value" for heritage structures and initiatives. • Heritage Interpretation plaques and signs are not being maintained. • There is a need to find, explore, create opportunities to celebrate Maple Ridge's heritage in each Historic Community. 3.8 CURRENT OPPORTUNITIES There are also opportunities for Maple Ridge to increase the effectiveness of its heritage program: Enhanced Program of Conservation Incentives Maple Ridge can explore ways in which the level of heritage incentives can be increased. The experience of other municipalities is that is can leverage investment in heritage properties, that can ultimately return to the municipality in increased property tax assessments. Alignment with Provincial Legislation Additional conservation incentives can be provided as resources are added to the Heritage Register, providing access to B.C. Building Code equivalencies, incentives under LiveSmart BC, and exemptions under the Energy Efficiency Act and the Homeowner Protection Act. The definition of a heritage site for the purposes of granting incentives or equivalencies is now consistent; the site must be either legally protected or listed on a Community Heritage Register. Alignment with Provincial initiatives In 2013, the province released "Our Heritage — Historic Places: Heritage Strategy for British Columbia" which lays outa vision, goals and strategic directions for provincial initiatives. The preservation of rural lands can be supported through alignment with the goals of the Agricultural Land Reserve to preserve traditional agricultural use. Some sites on the Heritage Register would also be eligible for grants through the Heritage Legacy Fund. Heritage BC is launching a"Dynamic Downtowns" program and Maple Ridge has already expressed interest in participating in this new initiative. Funding may be announced for Legacy Projects that are "shovel- ready" for the 150th anniversary of B.C.'s entry into Confederation in 2021. Alignment with Federal Initiatives Maple Ridge can continue to take advantage of the existing federal initiatives such as the Canadian Register of Historic Places and the Standards and Guidelines for the Conservation of Historic Places in Canada. Funding may be announced for Legacy Projects that are "shovel-ready" for Canada's 150th birthday in 2017. Current Growth and Development The population of Maple Ridge is expanding as new developmenttakes place.This provides opportunities for the rehabilitation of heritage sites, integration with new development and the ability to capitalize on demographic shifts. . . Museum Master Plan The need for a new community museum has been identified and a Master Plan has been prepared. In the meantime there are reasons to reconsider the intended location, and to look for opportunities for downtown locations. This facility could act as a focus for community heritage education and awareness, and the idea of a new downtown museum and archives was very strongly supported during the public consultation process. Increased Access to Archival Material At present, there is limited public access to local archival material. The Municipal Archives, which holds valuable historical records including the Tax Assessments dating back to 1875, is not publicly accessible. The Maple Ridge Museum & Archives holds a significant collection of community historical records, but has limited resources to make them physically or digitally accessible. There is a clearly identified need for a community archives that could properly acquire, accession, conserve and make available both municipal and community historical records. It would be appropriate to consider, or phase in, a proper archives facility as part of the development of a new Museum facility. Partnership Opportunities The District already has a close and effective working relationship with the Maple Ridge Historical Society. There may be many other community partnerships that can be developed over time. 4. THE HERITAGE PLAN The Vision, Goals, Strategies and Actions of the Heritage Plan have been developed to recognize the current issues regarding heritage conservation, as well as take advantage of these opportunities. A VISION FOR MAPLE RIDGE'S HERITAGE TO 2020 AND BEYOND The District of Maple Ridge will recognize and celebrate our rich historic legacy through the conservation and interpretation ofsignificant heritage resources. Our Heritage Program will support the sustainable development of our urban structure MAPLE RIDGE British Columbia and our rural areas, and assist in the development of a complete and healthy community. As we plan for an exciting, digital future, we will respect our past by providing a balance for change and new development that recognizes the importance of our historic communities, our rural lands and our natural landscapes. Maple Ridge's past, present and future will be connected through community and cultural celebrations, partnerships and heritage activities that will preserve our tangible and intangible heritage resources, provide educational opportunities and enrich the lives of our citizens and visitors. GOALS The purpose of the Maple Ridge Heritage Plan is to establish a strategic plan of action for the (CHC) for the next five to seven years. • Aligning the vision and work-plan of the CHC with the heritage policies in the Maple Ridge Official Community Plan; • Defining a clear pathway for the CHC to achieve a heritage vision; • Inspiring community engagement in local heritage conservation; • Increasing public awareness of the community benefits of heritage conservation and infrastructure; • Promoting the development of heritage infrastructure; and • Identifying the gaps in the existing heritage management program and using this to inform the CHC work-plan. STRATEGIES AND ACTIONS Four Strategies, based directly on the OCP Heritage Policies, support these Goals, and forty-four Actions are recommended for implementation over a seven-year period, between 2014 and 2020. STRATEGY 1: Heritage Recognition STRATEGY 2: Heritage Management STRATEGY 3: Heritage Education STRATEGY 4: Historic Communities 4.1 ACTION PLAN FOR IMPLEMENTATION The implementation of the Heritage Plan will unfold over time, through the combined efforts of the District of Maple Ridge Council and staff, the Community Heritage Commission, key stakeholders, individuals and community partnerships. This process will benefit from a coordinated community effort to advance the goals of heritage conservation. The following Action Plan provides a road map for how the goals of the Heritage Plan can be prioritized, who can take the lead and who can provide support for each proposed Action, and what resources will be required for success. There are a number of outside resources that may be available to help undertake some of these initiatives, including senior government grant programs (such as digital access grants) and private and corporate sponsors; securing these resources will require support time and resources from Maple Ridge and volunteers. CHG Community Heritage Commission MR: District of Maple Ridge MRHS: Maple Ridge Historical Society MAPLE RIDGE British Columbia � • � � � � � OCP POLICY ACTIONS LEAD PARTNERS OUTCOMES 4— 38: Maple Ridge will Undertake a comprehensive update CHC District, Identification of a broad range work cooperatively with of existing heritage information, MRHS of heritage resources, natural the Community Heritage including the Heritage Inventory. sites and cultural landscapes Commission and other for planning purposes. relevant groups and Broaden the definition of "heritage" CHC District, Improved understanding and organizations to establish an _ based on global best practices - to MRHS appreciation of local heritage information database of all include other categories of potential resources. types of built, natural and heritage resources (e.g., roads, trails, cultural heritage resources vistas, intangible cultural heritage, within the District, including First Nations heritage, etc.). evaluation criteria for each type. This inventory Develop community partnerships CHC MRHS / Identification of a broad would be updated on an in the identification of heritage Community range of heritage resources for ongoing basis evolving and resources. Partners planning purposes. responding to theoretical Ensure that significant rural heritage CHC MRHS Improved understanding and and practical changes in the sites have been identified. appreciation of rural heritage heritage arena. resources. Present heritage information in a CHC MRHS Broader communication of digital format (consider a dedicated heritage values. website). Enhanced resources to add sites to MR Improved base of heritage the Heritage Register. information. Better identification of potential heritage resources. Explore ways for the public to CHC Broader public engagement nominate heritage sites to the in the heritage process. Heritage Inventory. Improved identification of historic places valued by residents. 4— 39: Maple Ridge will Undertake 'archaeological potential' MR First Nations Provision of a clear and work with local First Nations mapping and a management plan comprehensive policy communities to help for areas of high potential. framework for Archaeology. ensure the conservation Work with local First Nations to Improved awareness about of significant First Nations ensure identification, recognition the value of archaeological heritage resources. and celebration of historic sites. sites. Increased awareness, involvement and understanding of local First Nations heritage. Clarity in the review process that will assist owners and developers in understanding their responsibilities surrounding p rov i n c i a l I y-p rotected archaeological sites when conducting land-altering activities. 4— 40: Maple Ridge will Further identification, protection CHC MRHS Identification of a broad range encourage the conservation and celebration of neighbourhood of heritage resources, natural and designation of significant heritage resources. sites and cultural landscapes heritage structures, and for planning purposes. natural and cultural landscape features in each Acquire and restore heritage sites MR MR Parks Enrichment of park system neighbourhood. and buildings as parks, identifying & Leisure through the inclusion of appropriate public uses and Services / elements relevant to the incorporating interpretive programs CHC / MRHS District's past. Retention of where appropriate. (PR&C Master significant heritage resources. Plan recommendation). •. • . . . OCP POLICY ACTIONS LEAD PARTNERS OUTCOMES 4— 41: Maple Ridge will Further investigation of areas of CHC MR Planning Enhanced policies and continue to recognize heritage significance, and potential programs that link heritage significant heritage areas protective mechanisms. to the broader civic goals and will consider identifica- of economic development, tion of these areas as Heri- sustainability, affordable tage Conservation Areas or housing initiatives, arts Heritage Districts to ensure & cultural services and development that respects community planning. their heritage character and historic context. Ensure that clusters of rural heritage CHC MR Planning Identification of potentially sites have been identified. sensitive areas that require ongoing management. MAPLE RIDGE British Columbia 4— 42: Maple Ridge, in Formalize the review policy for MR MR Planning / Clarification of the review consultation with the heritage sites and communicate CHC processes for Inventory, Community Heritage these processes to the public. Register and legally protected Commission, will work to heritage sites for owners, establish a comprehensive developers, investors heritage management and potential buyers of framework that incorporates historic properties. Effective categories that address processing of heritage permit information and resource applications. requirements, conservation Make comprehensive information MR MR Clear and consistent incentives, education and available on the heritage program communication on municipal awareness programs; and on the District website policies and expectations. utilizes and considers a wide range of planning qllocate additional staff time to MR Improved municipal response tools enabled by provincial heritage issues. to heritage issues. legislation. Encourage retention of existing MR MR Planning Provision of an incentive building stock where feasible by / Engineering for owners and developers demonstrating flexibility in the / Permits & to explore unique solutions assessment of adaptive re-use Licenses to making older building projects. stock economically viable. Minimized impact on landfill, energy consumption and the need for new building materials. Promote a flexible approach MR MR Planning Access equivalencies and to Building Code and bylaw Staff / Engineering exemptions whenever equivalencies and exemptions for / Permits & possible. Improved awareness Heritage Register properties enabled Licenses of the construction options under provincial legislation (B.C. available to owners and Building Code, Energy Efficiency Act developers involved in and Homeowner Protection Act). conservation projects that support the retention of the character-defining elements of heritage buildings. Adopt the Parks Canada Standards MR MR Planning/ Establishment of a consistent and Guidelines as the basis of all CHC standard of authenticity for conservation and permit review for all heritage conservation all heritage applications and any initiatives. work involving Heritage Register sites. Ensure that municipal staff and MR MR Staff / Assurance that those involved CHC members are fully trained in CHC in the governance and Standards and Guidelines and their stewardship of heritage are application to building code and well informed on matters of other issues. heritage conservation. Municipal Heritage Stewardship CHC MR Demonstration of municipal policies: enact legal protection, leadership in heritage and undertake and adopt heritage conservation. conservation plans for municipally- owned heritage resources. Establish restoration and MR Improved conservation of maintenance budgets for significant resources. municipally-owned heritage resources. Develop a"Country Roads" policy. MR MR Planning / Identification of rural roads for CHC the purpose of retaining their traditional character. Development of a plan for road and streetscape improvements that retains and reinforces historic character. 4— 43: The development Establish neighbourhood character MR MR Planning / Preservation of the unique application review process guidelines. CHC and character-defining aspects will include an opportunity of the Historic Communities to evaluate the overall within a sustainable impact of proposed framework. development on the heritage characteristics and context Develop Heritage Impact MR CHC Improved procedures for of each historic community Assessment procedures. Staff understanding and mitigating or neighbourhood. the impacts of development. Conservation guidelines and standards should be prepared to aid in this evaluation and Develop links to broader MR CHC Integrated planning provide a basis from which municipal policies such as Staff procedures that provide the recommendations can be Sustainability, Culture and Economic best response to municipal made to Council. Development. expectations. 4— 44: Maple Ridge will Undertake a full review of MR CHC Demonstration of endeavor to use tools available legislative tools, including Staff conservation stewardship that available under Provincial regulations and incentives, enabled encourages investment and legislation more effectively under relevant provincial legislation. contributes to the long-term to strengthen heritage viability of the District's built conservation in the District. heritage. Increased protection Other planning tools will for heritage resources. also be utilized where appropriate to establish a comprehensive approach to heritage management in the D i str i ct. MAPLE RIDGE British Columbia 4— 45: Maple Ridge will Develop an enhanced heritage MR MR Planning / Increased community interest assist the financial aspects incentives program, using tools CHC in conserving heritage of heritage resource enabled under provincial legislation. properties. Increase in the management by: Consider further tax incentives, retention and revitalization a) supporting the efforts of financial and developmental of Maple Ridge's historic the Community Heritage incentives and other means building stock. Improved tax Commission, which to ensure financial viability of base through the development may include financial conservation efforts. of restored heritage sites. assistance requests from the Heritage Commission evaluated by Council on a program or project basis; b) working cooperatively Identify investment opportunities MR MR Planning Demonstration of with the Community (grants, partnerships, development Staff CHC conservation stewardship Heritage Commission agreements) that support and that encourages investment in fund raising efforts promote heritage conservation. and contributes to long-term for the conservation of financial viability. heritage resources; c) supporting and promoting effective marketing of heritage resources to potentially interested businesses; d) supporting heritage Continue to work with community CHC MRHS / Increased cultural tourism tourism efforts; organizations and developers, Community and heightened awareness of e) encouraging local corporate sponsors and merchant Partners Maple Ridge's unique places. organizations, including groups to promote heritage and Encouragement of cultural the Community Heritage Commission culture. attractions that will enhance to pool resources and tourism opportunities and develop partnerships economic development. to strengthen heritage conservation activities throughout the community. 6-6 d: Maple Ridge will Support innovative agri-business and MR ALC / Ministry Improved long-term develop an Agricultural Plan agri-tourism initiatives for historic Staff of Agriculture economic viability for rural that promotes agricultural farms. / Farm Owners heritage resources. Increased heritage initiatives. community interest in conserving heritage properties due to increased incentives. Retention and enrichment of the DistricYs rural heritage resou rces. ' • ' � � • • OCP POLICY ACTIONS LEAD PARTNERS OUTCOMES 4— 46: Maple Ridge will col- Develop a comprehensive Heritage CHC District, MRHS Better public communication. laborate with the Community Communication Strategy. Increased awareness. Heritage Commission, other Increased accessibility to local organizations, and the heritage information that is general public in order to provided in different formats. develop specific programs Improved information and to increase public sup- residents and tourists on the port and interest in heritage District's local history and conservation activities. heritage sites. Develop a"heritage centre" as MR CHC / MRHS Improved understanding and a focus of community heritage appreciation of local heritage activities. resources. Establish an appropriate time frame MR MRHS Development of cultural for construction of the new Maple facilities that engage the Ridge Museum and Community entire District, conserve Archive. The Museum Master Plan and promote local history should be updated based on current and heritage, help develop circumstances. This should include a healthy community and a review of both Municipal and promote job retention Community Archives requirements strategies. and opportunities. Continue to celebrate our unique CHC MRHS / Recognition of significant sense of place through the Community historic places throughout all promotion of local heritage themes Partners of the DistricYs communities. within initiatives, events and the local media. Celebrate major milestones, community centennials and anniversaries and provincial and national events. Continue plaquing program and CHC Recognition of significant institute maintenance budget for historic places throughout existing plaques all of the District's Historic Communities. Consider enhanced resources for MR Continue to support in-kind services for the Maple Ridge educational and interpretive Historical Society. programs provided by the MRHS that engage the community in local history. MAPLE RIDGE British Columbia Continue to work with the Library, CHC FraserValley Continue to support School District #42 and other Regional educational programs that partners in the development of Library / engage students in local heritage education and awareness SD #42 / history. programs. Community Partners Consider a digitization program for MR CHC / MRHS Increased accessibility to municipal heritage information. heritage information that is provided in different formats. Improved information residents and tourists on local history and heritage sites. Ensure that unique resources have been copied. Develop broader community CHC Community Better coordination among partnerships (e.g., real estate agents, Partners groups with a heritage developers, etc.). mandate. Shared stewardship for Maple Ridge's heritage resources. Provision of opportunities for partnering and cost-sharing initiatives of common interest. . . , � . � OCP POLICY ACTIONS LEAD PARTNERS OUTCOMES 3-3 e: encouraging the con- Continue neighbourhood planning MR MR Staff Supports the goals of servation and restoration of process, with input from the CHC / CHC / sustainability. Supports the heritage resources. and community members. Community goals of the Metro Vancouver Partners Regional Growth Strategy. Preservation of the unique and character-defining aspects of the Historic Communities within a sustainable framework. Proactive identification of appropriate protection for heritage sites prior to development. Policy guidance for future infill development that will preserve and enhance historic character. 3.4 d: preservation of heri- Conserve heritage resources in each MR MR Staff, Alignment of long-term tage elements as a unifying historic community. CHC, MRHS policies and guidelines with feature throughout the com- current resident expectations munity. and best heritage practices. Recognition of significant historic places throughout all of the DistricYs Historic Com- munities. 3-21 i: conservation of special Plan for the development MR MR Staff / Integration of the broad goals landscapes such as gardens, or of sustainable and vibrant CHC for heritage conservation into built-form features, including neighbourhoods by building neighbourhood planning. heritage buildings, that contrib- on the character, amenities and ute to the unique character of a historic infrastructure of existing neighbourhood. neighbourhoods. 4-47: Historic and new com- Review each neigbourhood and CHC Community Better communication of long- munities identified on the enhance relationships with, Partners term expectations. Enhanced Communities Map (OCP Fig- or encourage establishment engagement of community ure 1) will form the general of, recognized community members. boundaries for the prepara- associations. tion of future neighbourhood plans. The specific boundaries for area planning are identified Work with the Province of BC and MR MR Staff Integration of the broad goals on the Area Plan map (OCP the Heritage Society of BC in the / CHC / for heritage conservation into Figure 6). Dynamic Downtowns initiative. Province / planning for the downtown Heritage BC core. 4.2 COMMUNITY HERITAGE COMMISSION WORK PLANS The Actions of the Implementation Plan can be grouped into the following key priorities for the CHC. Although some initiatives will overlap, and priorities may be shifted if other opportunities arise, the following general order of priority for the CHC work plans was determined. Each priority is important, and should be monitored and reviewed on an ongoing basis, but the primary focus should shift each year to ensure that each priority receives adequate attention on a revolving basis. Lead- MAPLE RIDGE British Columbia up Actions as well as follow-up will also be required, so that each priority will receive attention over a number of years. Each priority should be monitored through annual CHC Work Plans, which can then be assessed at year-end prior to reporting to Council. This should also include requests for any budget allocations, which could be considered as part of the District's business planning and budgeting process. � Celebrate Canada 150 2014: Heritage Communication Strategy ThefirstpriorityfortheCHC istodevelopacomprehensive communications strategy, to ensure the best possible dissemination of key messages and heritage information. This includes a review of digital communication, print materials, messaging, interpretation and publiceducation and awareness initiatives.The idea of a dedicated heritage website, possibly in conjunction with the MRHS, should be explored. 2015: Heritage Inventory Update The following year, the focus should be on improving and update the information base for heritage planning. This should include: • An update of the Heritage Inventory, which would determine which sites should be removed, which new sites added and improved historical profiles. Digital posting should be considered. • A public nomination process for identifying a broad range of potential heritage sites. • Mechanisms for updating the Heritage Register should be considered, including direct contact with property owners and a program to prepare Statements of Significance. 2016: Heritage Incentives Review The CHC should assist in a full review of the DistricYs heritage incentives program. The intent is to develop an enhanced heritage incentives program that would better serve the needs of heritage property owners, by considering the following initiatives: • Review heritage conservation tools enabled under provincial legislation. • Consider a broader use of tax incentives, financial and developmental incentives and other methods to ensure financial viability of conservation efforts. • Review the possibility of a municipal grants program for private building owners, to provide incentives for restoration as well as maintenance. Determine scope and magnitude of an ongoing grants program that would assist both restoration and maintenance. Assess delivery methods for grants (through CHC, a separate foundation or a fee-for service contract). 2017: Education & Awareness Initiatives The focus would be on the celebrations of history that will occur around Canada's Sesquicentennial. • Celebrate Canada 150 • Continue to work with community partners (Library, School District #42, MRHS, etc.) in heritage awareness and education initiatives. • Promote those aspects of community history that connect to Canada, e.g., CPR main line. • Continue to celebrate local and community history within the broader national context. • Engage a broader public through community events and celebrations. • Continue heritage plaquing program and initiate long-term maintenance. 2018: Digitization Initiatives This would include a renewed focus on initiatives to provide broader public access to historical information. • Review current digital initiatives and facilities requirements. • Review Municipal and Community Archives requirements and opportunities, and ensure that there will be adequate public access to historical information. • Promote digital access through grant applications, and dissemination through websites. 2019: Community Partnerships Initiate a broader focus on building partnerships in the Historic Communities, neighbourhoods and the downtown. • Develop plans to engage a broad spectrum of stakeholders in the heritage process, e.g. real estate agents, etc. • Work with community associations and groups to promote local heritage initiatives. • Ensure that heritage issues are integrated into local area planning. 2020: Update Heritage Plan Heritage conservation is an ongoing process. Once updated policies, procedures and regulations are established, it is necessary to continue to monitor the Heritage Plan to ensure its ongoing effectiveness. A cyclical re-examination of the Heritage Plan—of planning, implementation and evaluation — should be initiated, to review the results and effectiveness on a regular basis. A preliminary assessment could occur at the end of each year's CHC Work Plan, with a full revaluation at the end of each seven-year cycle, to ensure that the Heritage Plan remains relevant and useful. At the end of the cycle of priority reviews, the entire Heritage Plan should again be reviewed for relevance based on the current situation. The effectiveness of existing initiatives should be reviewed, and the community and stakeholders consulted to determine expectations and new ideas. The outcomes of this Heritage Plan should be measured to determine the next set of priorities for the CHC. _ � P� EV,9�� ( a �` �^�P�EM N�C � MAPLE RIDGE British Columbia 4.3 BUDGET IMPLICATIONS The Implementation Plan is proposed as a guide for annual CHC workplans. Council is not being asked to fund and implement any Actions at this time. The proposed budget and timing for implementation is based generally on current staffing and budget levels. The Heritage Plan will assist in the development of annual work programs, and in determining annual budget requirements. Although the cost to implement the Heritage Plan is relatively modest, some items have additional associated costs that have been spread over the seven-year implementation period. One-time costs for individual projects may be anticipated, and can be brought forward for Council consideration as part of the annual budget process: Potential Budget Implications • Heritage Communication Strategy: consultant costs / website / print material. • Heritage Inventory Update: consultant costs. • Heritage Incentives Review: consultant costs. • Heritage Education & Awareness Initiatives: costs associated with community events. • Digitization Initiatives: seed and cost-shared funding. • Community Partnerships: promotion and coordination costs (minimal). • Heritage Plan Update: consultant costs. There are a number of outside resources that may be available to help undertake some of these initiatives, including senior government grant programs (such as digital access grants) and private and corporate sponsors; securing these resources will require support time and resources from the District, the CHC, community partners and volunteers. ACKNOWLEDGEMENTS The Maple Ridge Community Heritage Commission Heritage Plan 2013 was undertaken by Donald Luxton & Associates for the District of Maple Ridge. The project team has consisted of: Donald Luxton, Principal; with background research and support by Megan Faulkner and R.J. McCulloch. We would like to thank Lisa Zosiak, Planner, District of Maple Ridge, who acted as project liaison and provided valuable support throughout. In addition, we would like to express our sincere appreciation to the District of Maple Ridge staff, the Community Heritage Commission and the numerous individuals who participated in the community consultation process. We would also like to acknowledge the support, input and assistance provided throughout the process by the Board and members of the Maple Ridge Historical Society, the Family History Committee, and Val Patenaude, Curator, Maple Ridge Museum & Archives. DISTRICT OF MAPLE RIDGE STAFF • Christine Carter, Director of Planning • Jim Charlebois, Manager of Community Services • Tracy Camire, Administrative Assistant, Corporate Communications MAPLE RIDGE COMMUNITY HERITAGE COMMISSION • Wayne Beck • Michael Cook • Faye Isaac • Cyndy Johnson-McCormick • Steve Ranta • Michael Robinsmith • Brenda Smith • Craig Spiers, Chair • Michael Morden, Council Liaison • Bob Masse, Alternate Council Liaison • Lisa Zosiak, Staff Liaison • Joanne Georgelin, Committee Clerk MAPLE RIDGE COUNCIL • Mayor Ernie Daykin • Councillor Cheryl Ashlie • Councillor Corisa Bell • Councillor Judy Dueck • Councillor AI Hogarth • Councillor Bob Masse • Councillor Michael Morden APPENDIX A: DEFINITIONS Canadian Register of Historic Places: A listing of all his- toric sites of local, provincial and national significance. Sites are documented through a Statement of Signifi- cance. The Register is administered by the Government of Canada. Conservation includes the identification, protection and promotion of places that are important to our culture and history. It involves three components that aid in the protection of the heritage value: • Preservation: The process of maintaining and/or stabilizing the existing materials, form and integrity of a historic place. • Restoration: The process of uncovering or revealing the state of a historic place or material as it ap- peared in a particular period in its history. • Rehabilitation: The processing or action of making possible a continuing or compatible contempo- rary use of a historic place or individual material/ component and restoration of these places to retain their historical and cultural significance. Cultural Landscape: Any geographical area that has been modified, influenced, or given special cultural meaning by people [Standards & Guidelines]. Heritage Inventory: A list of sites evaluated as having potential heritage value. Heritage Register: A list of sites that are officially recog- nized by resolution of Council as having heritage value. MAPLE RIDGE British Columbia Heritage Value: The aesthetic, historic, scientific, cul- tural, social or spiritual importance or significance for past, present or future generations. The heritage value of a historic place is embodied in its character-defining ma- terials, forms, location, spatial configurations, uses and cultural associations or meanings. Historic or cultural significance: The historic, aesthet- ic, scientific, social or spiritual value of a place to past, present, or future generations. Historic Place: A structure, building, group of buildings, district, landscape, archaeological site or other place in Canada that has been formally recognized for its heri- tage value. Intangible Cultural Heritage: Practices, representations, expressions, knowledge and skills, as well as associated tools, objects, artifacts and cultural spaces that commu- nities and groups recognize as part of their history and heritage. [UNESCO Convention for the Safeguarding of the Intangible Cultural Heritage]. Legal Protection: Continuing protection provided through a bylaw of Council including either municipal heritage designation or a Heritage Revitalization Agree- ment, or a Section 215 Covenant on Title. Statement of Significance: A statement that identifies the description, heritage value, and character-defining ele- ments of an historic place. A Statement of Significance is required in order for an historic place to be listed on the Provincial and Canadian Registers of Historic Places. The document is used at the local level as a planning tool for future conservation interventions. APPENDIX B: OFFICIAL COMMUNITY PLAN HERITAGE POLICIES BUILD COMPLETE COMMUNITIES Maple Ridge supports the development of complete communities in the Municipality by: • protection of culturally significant sites and heritage values (Chapter 4.3). GROWTH AND DEVELOPMENT Residents of Maple Ridge are very interested in the future growth and development of the community. They support neighbourhood planning and have identified that neighbourhoods should be strengthened, and that heritage values must be preserved. AGRICULTURE The Official Community Plan also recognizes that agricultural lands have heritage value and reflect the history of Maple Ridge and maintain community character. ENVIRONMENT Residentswanttoprotectwater(creeks, rivers, lakes, bogs and headwaters) areas of natural beauty, and forests, and recognize the role that heritage and agriculture have on the protection and preservation of the environment. CULTURE/RECREATION/EDUCATION Maple Ridge residents value the diversity of culture and recreation in the Community, and acknowledge that trails and recreational opportunities; history and heritage preservation; and cultural activities such as arts, crafts and festivals, are all components of a healthy community. 3.1.2 COMMUNITY CHARACTER AND SENSE OF PLACE The Heritage policies acknowledge that built, natural and cultural lands of Maple Ridge have resulted in the community's strong sense of place, and are committed to preserving community character. POLICIES 3-3 e) encouraging the conservation and restoration of heritage resources. 3.4 d) preservation of heritage elements as a unifying feature throughout the community. 3.1.4 RESIDENTIAL INFILL AND COMPATIBILITY CRITERIA POLICIES 3-21 i) conservation of special landscapes such as gardens, or built-form features, including heritage buildings, that contribute to the unique character of a neighbourhood. 4.3 HERITAGE BACKGROUND The geography of the District, full of watercourses and ravines along the north shore of the Fraser River, was influential in the historical settlement of Maple Ridge. By the turn of the century, several distinct communities had developed into self sufficient places with unique characteristics, each with their own post- office, general store, school, community hall, churches, and with railway stations in all but three. The impressive ridge of high land parallel to the Fraser River, with its stand of huge western broad leafed maple trees, gave Maple Ridge its name at the time of incorporation in 1874. Residents of Maple Ridge value the heritage of the community and recognize that heritage structures, and cultural and natural landscapes keep Maple Ridge unique and from looking like "everywhere else." There is a strong recognition that Maple Ridge needs to foster its history to maintain the Community's strong sense of place. PRINCIPLES The following principles reflect the shared community values of Maple Ridge residents and provide a framework for the heritage policies in the Official Community Plan: Principle 5 Building a unique community character is critical to ensuring that Maple Ridge does not succumb to pressure and becomes like 'everywhere else.' It requires strong political and community commitment and attention to a variety of aspects (landscapes, built form, heritage, mix of uses, urban design, services, etc.). Principle 6 The community recognizes the need to foster the history of Maple Ridge and enhance historic areas Principle 31 It is important to undertake detailed planning work on the basis of neighbourhood planning. MAPLE RIDGE British Columbia Principle 32 The community recognizes that heritage value must not be lost as enhancements to existing neighbourhoods, including infill and other activities to strengthen neighbourhoods, occur in the future. 4.3.1 HERITAGE RECOGNITION ISSUES Heritage Information Base A comprehensive inventory of the built, natural and cultural landscape resources within the District has not been compiled. Evaluation criteria to determine the eligibility of a property, feature, activity, building or landscape feature for consideration as a heritage resource will need to be developed. First Nations Heritage Involvement of the local First Nations' in heritage conservation activities has been limited. Identification of all culturally important heritage resources is needed to foster a greater understanding and appreciation of all the heritage resources with the District. OBJECTIVE To develop a process that is inclusive of all communities for identifying heritage resources that are significant to the community, including natural, built and cultural heritage. POLICIES 4-38: Maple Ridge will work cooperatively with the Community Heritage Commission and other relevant groups and organizations to establish an information database of all types of built, natural and cultural heritage resources within the District, including evaluation criteria for each type. This inventory would be updated on an ongoing basis evolving and responding to theoretical and practical changes in the heritage arena. 4-39: Maple Ridge will work with local First Nations communities to help ensure the conservation of significant First Nations heritage resources. 4-40: Maple Ridge will encourage the conservation and designation of significant heritage structures, and natural and cultural landscape features in each neighbourhood. 4.3.2 HERITAGE MANAGEMENT ISSUES A comprehensive heritage management framework that addresses a broad range of heritage resources requires future work. A clearly defined process for evaluating development applications that have heritage-related issues currently does not exist. In addition, the District does not have a set of conservation guidelines or standards to be applied when a development application is reviewed. Consequently, past development practices have impacted heritage resources and heritage conservation efforts. The District should have a formal heritage incentive program in place to aid heritage conservation i n itiatives. The tools available under Provincial legislation could be used more effectively by the District to help conserve its heritage resources. OBJECTIVE To provide a framework for municipal staff, the Community Heritage Commission, property owners and the public to better manage situations involving identified or potential heritage sites. POLICIES 4-41: Maple Ridge will continue to recognize significant heritage areas and will consider identification of these areas as Heritage Conservation Areas or Heritage Districts to ensure development that respects their heritage character and historic context. 4-42: Maple Ridge, in consultation with the Community Heritage Commission, will work to establish a comprehensive heritage management framework that incorporates categories that address information and resource requirements, conservation incentives, education and awareness programs; and utilizes and considers a wide range of planning tools enabled by provincial legislation. 4-43: The development application review process will include an opportunity to evaluate the overall impact of proposed development on the heritage characteristics and context of each historic community or neighbourhood. Conservation guidelines and standards should be prepared to aid in this evaluation and provide a basis from which recommendations can be made to Council. 4-44: Maple Ridge will endeavor to use tools available under Provincial legislation more effectively to strengthen heritage conservation in the District. Other planning tools will also be utilized where appropriate to establish a comprehensive approach to heritage management in the District. 4-45: Maple Ridge will assist the financial aspects of heritage resource management by: � � c) d) e) supporting the efforts of the Community Heritage Commission, which may include financial assistance requests from the Heritage Commission evaluated by Council on a program or project basis; working cooperatively with the Community Heritage Commission in fund raising efforts for the conservation of heritage resources; supporting and promoting effective marketing of heritage resources to potentially interested businesses; supporting heritage tourism efforts; encouraging local organizations, including the Community Heritage Commission to pool resources and develop partnerships to strengthen heritage conservation activities throughout the community. 4.3.3 HERITAGE EDUCATION ISSUE Public awareness of heritage resources within the District could be improved. MAPLE RIDGE British Columbia OBJECTIVE To raise public awareness of heritage resources within Maple Ridge. POLICY 4-46: Maple Ridge will collaborate with the Community Heritage Commission, other local organizations, and the general public in order to develop specific programs and to increase public support and interest in heritage conservation activities. 4.3.4 HISTORIC COMMUNITIES ISSUES Hammond, The Ridge, Port Haney/Haney, Albion, Yennadon, Websters Corners, Whonnock and Ruskin are recognized as the historic neighbourhoods of Maple Ridge. Brought to life by the coming of the railroad in the 1850s, these communities were to a high degree self-sufficient with at least one store, a post office, one or more churches, a school, and a community hall; all but three had a railway station. The Communities Map (Figure 1) identifies these historic neighbourhoods with approximately defined borders. In the 1900s, increased settlement outside the core of the historic areas created new neighbourhoods such as the area now called East Haney and Thornhill. The community of Thornhill, on the southern slope of Grant Hill, straddles the border between Albion and Whonnock communities. Silver Valley is also recognized as a new community. LL ~ LL � � � � Z� H W � tt U(�< c� a � � o O�Wz LL ao�z O=Qa U F � a = y C N 7 :_� E C � o � U E U 0 � U 0 3 � � 2 z Ca CK W p, o d � Figure 1 NOISSIIY j0 1�Ii11510 l`�I �is sez � �r.: �I/�'� o� a < ,:__��•.�\� - ��i 'l5 ZLL �� '' �' � � � � 3 �.. � � � � � � � I G � �� r �� I a � I I I �—� i — —� < < � = I � / � _ _ � � � I � L � 'IS 95Z � L' � �' �� o 1\y � o� J II i, � _ � � � ��..-� � . q � i� \ ,- �\\�� . � �_ � s,� \`�\��..��, . � � � � < Figure 6 d� � �\a�5 . . a '159fi //��Q / "� . P , ��o, �s y 15 Z£L > 'l5 OfZ 3 � � < ` u s« � � ,s um � p W � z1 � pW a � � W � u �o� � � u roz � � 15 fOL o� u� �� AtlM SMOQV3W- a r � � � oa � N � N 'o c�o Z � �Z a� 0 am MAPLE RIDGE British Columbia LL LL z � 0 � �UU` a � Q � 0 a � � H � � Z �o�z J �Waa d �F�d Q � �� S Q W � ^ � �" V/ Z � J Q a J Q a W Q � W a a zw � � � � H X � W � r� � I I � � L J QZ OBJECTIVE To recognize the historic and new communities that formed the District of Maple Ridge. POLICY 4-47: Historic and new communities identified on the Communities Map will form the general boundaries for the preparation of future neighbourhood plans. The specific boundaries for area planning are identified on the Area Plan map (Figure 6). 6.2.1 ECONOMIC DEVELOPMENT POLICY Maple Ridge will collaborate with other agencies, such as the Agricultural Land Commission, the Ministry of Agriculture, and the GreaterVancouver Regional District to promote and foster agriculture. 6-6: Maple Ridge will develop an Agricultural Plan that: d) promotes agricultural heritage initiatives. Heritage is also recognized as important in the Maple Ridge Town Centre / Port Haney Development Permit Area Guidelines 10.4 TOWN CENTRE AREA PLAN 3.2 General Land-Use Requirements 3-5: Community uses, particularly those that serve a broad area of the Maple Ridge municipality, such as government offices, places of worship, libraries, museums, community, recreation, entertainment and cultural centres are encouraged in the Town Centre. 3-9: The adaptive re-use of heritage buildings and sites is encouraged, by potentially converting a single-family use to a commercial or institutional use, or vice-versa (where land-use designation and appropriate zoning permits), or from a single-family use to a duplex or multi-family use. This policy applies to buildings and/or sites that are determined by the District of Maple Ridge to have heritage value and/or heritage character, including listings on the Maple Ridge Heritage Inventory or the Maple Ridge Heritage Register. Port Haney & Fraser River Waterfront Area: • Port Haney Heritage Adaptive Use • Port Haney Multi-Family, Commercial & Mixed-Use The Port Haney & Fraser River Waterfront Area is recognized as an area in transition. The community has expressed a desire to retain the special quality and history of this locale that overlooks the Fraser River and is within walking distance to the Town Centre Central Business District. Retaining the historical character of this once vibrant townsite, while encouraging revitalization, is the intention for this special place that holds significant meaning to Maple Ridge. There is interest and support within the community to create a tourist area along the Fraser River waterfront that includes enhancing the wharf and creating a boardwalk at the foot of the historical Port Haney commercial hub. The uses permitted in this area are Port Haney Heritage Adaptive Use and Port Haney Multi-Family, Commercial & Fraser River Waterfront. Port Haney Heritage Adaptive Use The properties located in the Port Haney Heritage Adaptive Use designation are recognized for their heritage value. Three of these properties are listed on the Maple Ridge Heritage Inventory, two are listed on the Maple Ridge Heritage Register, and one is a designated heritage property (St. Andrew's Presbyterian Church). MAPLE RIDGE British Columbia POLICIES 3-32: Maple Ridge will continue to encourage the conservation and designation of heritage properties recognized as having heritage value. 3-33: Adaptive re-use of heritage properties is encouraged to enable the longevity of use and ongoing conservation of historical resources. 3-34: Maple Ridge will continue to encourage the conservation and designation of heritage properties recognized as having heritage value. 3-35: Adaptive re-use of heritage properties is encouraged to enable the longevity of use and ongoing conservation of historical resources. 3-43: The adaptive re-use of existing institutional buildings, including heritage buildings identified on the Maple Ridge Heritage Inventory or the Heritage Register is encouraged. APPENDIX C: COMMUNITY HERITAGE COM M ISSION MAN DATE CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 5908 - 2000. A Bylaw to establish a Community Heritage Commission: 1. TITLE This bylaw may be cited for all purposes as "Maple Ridge Community Heritage Commission Bylaw No. 5908-2000". 2. INTERPRETATION "Commission" means the Community Heritage Commission established under Section 3. 3. ESTABLISHMENT, COMPOSITION AND APPOINTMENT OF COMMISSION 3.1 There is hereby established a Community Heritage Commission known as the Maple Ridge Community Heritage Commission. 3.2 The Commission shall be composed of not less than 7 persons. 3.3 Membership on the Commission shall consist of: Voting Members: a) One member from Council; b) Two members from among the persons nominated by Maple Ridge Historical Society; c) Four members from the Community-at- Large appointed by the Mayor and Council; d) As many other members from persons selected by Council, nominated by citizens or organizations as Council may choose to appoint with priority given to one youth member. Non-Voting Members: a) One member from among the persons nominated by the Parks and Recreation Leisure Services Citizens Advisory Committee whom shall serve as a liaison and attend when available to do so. 3.4 At the first meeting of the year, voting members will appoint a Chairperson and Vice- Chairperson. The Vice-Chairperson will act in the absence of the Chairperson. 3.5 Community-at-Large Members of the Commission shall be appointed pursuant to Section 3.3 for a two year term, in the month of September to commence their term of office on January 1 of the following year. 3.6 Subject to Section 3.7, all members shall hold office until the later of December 31 or until their successors are appointed. Members shall be eligible for re-appointment to a maximum of three (3) successive terms. 3.7 When the membership of the commission falls below five (5) any vacancy occurring in the membership of the Commission shall be filled forthwith by the Council for the unexpired term of vacancy. Any member appointed in mid-term shall be eligible upon conclusion of the term for reappointment to a maximum of three (3) successive terms. 3.8 The Council may terminate the appointment of any member of the Commission, and Council will provide notice and the reason for such termination in writing. 3.9 The Chairperson shall advise Council immediately in writing of any member who has been absent from meetings of the Commission for three (3) consecutive meetings without prior leave of absence having been granted by the Commission. Leaves of Absence greater than three (3) consecutive meetings may, by a majority vote of the Commission, be granted when the request for the Leave of Absence is received in writing, prior to the said Leave taking place. 3.10 No member of the Commission shall receive any remuneration for services, however, a member shall be reimbursed for any reasonable out of pocket expenses incurred on behalf of and previously approved by the Commission. 4. TERMS OF REFERENCE 4.1 The Commission is appointed for the purpose of advising the Council on heritage conservation matters and undertaking and providing support for such activities as benefit and provide for the advancement of heritage conservation in the District. 5. DUTIES OF COMMISSION 5.1The Commission will: a) advise Council on any matter referred to it by the Council; b) undertake and provide support for such heritage activities as directed by Council; c) present an annual report to Council, setting out its activities and accomplishments for the previous year, and include any financial statements which Council requires; d) meet not less than once per quarter, each calendar year, unless otherwise directed by Council. MAPLE RIDGE British Columbia 5.2 The Commission may: a) develop and implement educational and public awareness programs related to heritage conservation in the District; b) support and raise funds for projects of local heritage significance; c) make recommendations on heritage policy and advise Council on policy issues relating to heritage property and neighbourhoods; d) provide information and advice to an individual or community group regarding heritage conservation and policy, upon receipt of a request from the individual or community group; e) establish and administer a grants in aid and financial assistance application process for organizations, institutions, or other groups requiring financial assistance to engage in activities: (i) to conserve or relating to the conservation of heritage property or heritage resources; (ii) to gain knowledge about the community's history and heritage; (iii) to increase public awareness, understanding and appreciation of the community's history and heritage; and (iv) necessary or desirable with respect to conservation of heritage property or heritage resources. and to evaluate such applications received annually on or before October 31 of each year and recommend to Council grants and financial assistance that the Commission considers ought to be given. 6. OPERATIONS OF COMMISSION 6.1 The Commission may adopt such rules for its procedures consistent with the provisions of the Municipal Act or this Bylaw as it may deem expedient and may alter, amend or vary the same as it may be required provided that copies of such rules and procedure and variations and amendments of the rules shall forthwith be forwarded to the Municipal Clerk. 6.2 The Commission shall hold regular meetings, at such time and place within the District as it may decide, and four (4) members in office shall constitute a quorum. 6.3 The Chairperson, or any two (2) members may summon a special meeting of the Commission by giving at least four (4) days notice in writing to each member stating the purpose for which the meeting is called. 6.4 The Chairperson may appoint such committees from within the Commission as he or she may deem necessary. 6.5 All members of the Commission, including the presiding member, may vote on questions before it, and in all cases where the votes of the members present are equal for and against the question, the question shall be negatived. Any member then present who abstains from voting shall be deemed to have voted in the affirmative. 6.6 The Chairperson shall preserve order and decide all points of order which may arise, subject to an appeal to the other members present. All such appeals shall be decided without debate. All questions before the Commission shall be decided by a majority of the members present at the meeting. 6.8 No act or other proceedings of the Commission shall be valid, unless it is authorized by resolution at a meeting of the Commission. 6.9 The minutes of the proceedings of all meetings of the Commission shall be maintained in a Minute Book and when signed by the Chairperson or member presiding shall be forwarded forthwith to the Municipal Clerk. 6.10 All meetings of the Commission shall be open to the public except that a part of a meeting may be closed to the public where in accordance with the Municipal Act the subject matter considered falls within those classes of matters that may be considered in- camera. Before a meeting or part of a meeting is to be closed the Commission must state, by resolution, the fact that the meeting is to be closed, and the basis for such closure. 6.11 The Council may by resolution authorize the Commission to consider any specific matter in- camera and hereby authorizes the Commission to consider all of the following general matters in-camera: a) acquisition or disposition of real or personal property or any interest in them; b) personnel matters; or c) legal advice, opinions and litigation matters 6.12 A member of the Planning Department shall serve the Commission as technical advisor. 6.13 The Council shall provide the Commission with a secretary to perform such secretarial duties as are required in the conduct of the meetings of the Commission. 6.14 The Council may include in its annual budget 7. such sums as are necessary to defray the expenses of the Commission. The Commission shall provide a detailed budget proposal to Council on or before October 1 of the year preceding the budget. 6.15 The Commission may hire staff and consultants based on its approved budget to assist in implementing the duties specified in Part 5.0. CONFLICT OF INTEREST 7.1 If a Commission member attending a meeting of the Commission considers that he or she is not entitled to participate in the discussion of a matter or to vote on a question in res pect of a matter because the member has a direct or indirect pecuniary interest in the matter or for any other reason, the member must declare this and state the general nature of why the member considers this to be the case. 7.2 After making the declaration, the Commission member: a) must not take part in the discussion of the matter and is not entitled to vote on any question in respect of the matter; b) must immediately leave the meeting or that part of the meeting during which the matter is under consideration; and c) must not attempt in any way, whether before, during or after the meeting, to influence the voting on any question in respect of the matter. 7.3 When the member's declaration is made: a) the person recording the minutes of the meeting must record the member's declaration, the reasons given for it, and MAPLE RIDGE British Columbia times of the member's departure from the meeting room, and if applicable, the member's return; and b) the person presiding at the meeting must ensure that the member is not present at the meeting at the time of any vote on the matter. 8. CONDUCT OF MEMBERS Members should be careful when speaking in public or to the media and should always regard themselves as being regarded by the public as members of the Commission. 9. INTERPRETATION Wherever the singular or the masculine are used in the Bylaw, the same shall be construed as meaning the plural or the feminine or the body politic or corporate where the context or the parties hereto so require. IO.TRANSITION 10.1 Despite Section 3.5 the members of the Heritage Advisory Committee appointed pursuant to Bylaw No. 4217-1989, with terms in force at the time of the adoption of the Community Heritage Commission Bylaw No. 5908-2000, may continue to serve out the balance of their terms as Commissioners on the Community Heritage Commission. The term shall be considered a term for the purpose of any limitation on the maximum number of successive terms permitted by this Bylaw. 10.2 By-law No. 4217-1989, A Bylaw to Establish a Heritage Advisory Committee, and all amendments thereto are hereby repealed in their entirety. APPENDIX B � URBAN AREA BOUNDARY COMMUNITIES � CORPORATION OF I I I HISTORIC COMMUNITIES ' THE DISTRICT OF � MAPLE RIDGE N � NEW COMMUNITIES PLANNINGDEPARTMENT JAN 16, 2014 Not To Scale Flgure 1. �AREA PLANS URBAN AREA BOUNDARY i CORPORATION OF � EXISTING AREA PLANS ' THE DISTRICT OF � MAPLE RIDGE N� � FUTURE AREA PLANS P�ANNiN� oEPARTMENT 1__ � JAN 16, 2014 Not To Scale Flgure 6. � s- -`- . Deep Roots Greater Heights T0: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer DATE: June 9, 2014 Committee of the Whole Disbursements for the month ended May 31, 2014 EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information. All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the disbursements as listed below for the month ended May 31, 2014 now be approved. GENERAL $ 5,560,988 PAYROLL $ 2,413,962 PURCHASE CARD $ 91.714 8.066.664 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: Highlights of larger items included in Financial Plan or Council Resolution • G.V. Water District - water consumption Feb 5- Mar 4/14 $ 429,464 • G.V. Water District - water consumption Mar 5- Apr 1/14 $ 421,928 • Hyland Excavating Ltd. - Cottonwood Drive sanitary sewer $ 192,897 • Martens Asphalt Ltd. - Kanaka Way intersection improvements $ 163,489 • Pax Construction Ltd. - Renovations to RCMP Integrated Forensic $ 151,809 The RCMP Forensic Identification Section is a regional integrated team leasing space in a municipal building. The RCMP requested the renovations and have fully reimbursed the costs. d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended May 31, 2014 have been reviewed and are in order. Prepared by: G'Ann Rygg Accounting Clerk II Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME Aecom Canada Ltd Ansan Industries Ltd BC Hydro BC SPCA Billesberger, Valerie Boileau Electric & Pole Ltd CUPE Local 622 Chevron Canada Ltd Columbia Bitulithic Ltd Crown Contracting Limited Delcan Corporation Dougness Holdings Ltd FortisBC - Natural Gas Genesis Janitorial Service Ltd Golden Ears Ortho & Sports Gomerich, Nancy Greater Vanc Water District Heidelberg Landscaping Ltd Hyland Excavating Ltd IDRS Jacks Automotive & Welding Manulife Financial CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - MAY 2014 DESCRIPTION OF PAYMENT Cottonwood leachate pond & sanitary design Sanitary subcatchments study Sanitary sewer model and master plan Traffic control Electricity Contract payment Apr & May Document Management Jan 1 to Mar 31/14 Maintenance: 225 St pump station Banners Hammond Community Centre Hoffman Garage Fairgrounds Library Maple Ridge curling rink Memorial Gardens Municipal Hall Pitt Meadows Family Rec Centre Pitt Meadows Museum RCMP Rental house Street lights Thomas Haney tennis courts Telosky Stadium Water reservoir Dues - pay periods 14/09 & 14/10 Gasoline & diesel fuel Roadworks material 122 Avenue Street lighting (216 St. to 222 St.) 232 Street bridge replacement - construction services Flush & CCTV storm and sanitary sewers Natural gas Janitorial services & supplies: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Fitness classes & programs Security refund Water consumption Feb 5- Mar 4/14 Water consumption Mar 5- Apr 1/14 Hammond Stadium Park Sports Field Cottonwood Drive sanitary sewer Tax notice mailing Fire Dept equipment repairs Employer/employee remittance 2,839 1, 008 12,534 22,736 485 304 308 713 263 811 331 162 997 759 883 328 1, 049 286 362 554 3,220 4,809 2,371 2,754 3,341 2,480 3,959 429,464 421,928 AMOUNT 16,381 22,189 129,689 54,971 16,078 31,331 23,806 79,709 38,256 107,961 44,430 21,950 20,682 22,934 17,544 25,060 851,392 43,451 192,897 24,954 22,003 148,280 Maple Ridge & PM Arts Council Marten Timmer Excavating Ltd Martens Asphalt Ltd Medical Services Plan Mertin Imports Ltd Mission Contractors Ltd Municipal Pension Plan BC Netex Canada Netting Inc Newlands Lawn & Garden Mainten Open Storage Solutions Inc Paul Bunyan Tree Services Pax Construction Ltd Peter porozan Cable Communication Receiver General For Canada RG Arenas (Maple Ridge) Ltd Ridge Meadows Recycling Society Strohmaiers Excavating Ltd Surtaj Construction Ltd Trans Western Electric Ltd Warrington PCI Management Western Oil Services Ltd Westerra Equipment Lp Xylem Canada Company Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements May 2014 Arts Centre contract payment May Program revenue Apr Theatre rental Cemetery expansion Kanaka Way intersection improvements Employee medical & health premiums Four 2014 Hyundai Sonata Lougheed Hwy multi-use cycle path Employer/employee remittance Larry Walker field - baseball barrier net replacement Grass cutting CVault annual support & maintenance Netapp shelves Roadside overhead brushing Tree removal at various locations Renovations to RCMP Integrated Forensic Section Fiber optic cabling materials PM Family Rec Centre speaker cabling & troubleshoot Municipal Hall data/voice relocates Employer/Employee remittance PP14/09 & PP14/10 Curling rink on-site supervision Curling rink operating expenses Jan - Apr Monthly contract for recycling Weekly recycling Litter pickup contract Recycling station pickup Roadside waste removal Earth Day 2014 Storm sewer replacement on Donovan Ave (21500 Block) Security refund Pedestrian crosswalk pole installation (DTR & Burnett) Advance for Tower common costs less expenses Installation of fuel island forms Mini track loader Pump station maintenance Professional fees PP14/09, PP14/10 & PP14/11 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2014\[Monthly_Council_Report_2014.x1sx]MAY'14 50,867 8,286 1,722 60,875 22,840 163,489 38,497 104, 747 101,034 561,727 19,861 19,175 21,975 60,059 82,034 6,883 9,770 16,653 151,809 23,396 2,031 763 26,190 760,400 5,885 22,358 139,721 376 1,724 308 194 1, 000 28,243 143,323 109, 709 99,390 27,049 55,594 19,887 31,517 24,303 34,595 4,658,888 902,100 5,560,988 2,413,962 91,714 8,066,664