HomeMy WebLinkAbout2014-09-09 Council Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COUNCIL MEETI/VG AGENDA
September 9, 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 August 26, 2014
502 Minutes of the Public Hearing of August 26, 2014
503 Minutes of the Development Agreements Committee Meetings of August
20 and 25 and September 3, 2014
Page 1
Council MeetingAgenda
September 9, 2014
Council Chamber
Page 2 of 5
600 PRESENTA T/ONS A T THE REQUEST OF COUNC/L
601 Maple Ridge 140th Year Birthday Bash Preview
- Emerald Pig Theatrical Society
700 DELEGA T/ONS
701 Maple Ridge Arts Council
• Bonnie Telep and Lindy Sisson
702 Ridge Meadows Youth Diversion Program
• Ranjit Kingra, Program Coordinator
• Brendan Koyanagi, Gio Armani
703 Benjo Holdings Ltd - Joanne Pinkney - President
• Concerns over the Salvation Army Caring Place
800 UNF/N/SHED BUS/NESS
900 CORRESPONDENCE
1000 BYLAWS
Bylaws for Final Readin�
1001 Maple Ridge Corporate Records Management Bylaw No. 7097-2014
To provide for the retention and disposition of records
Final reading
1002 Maple Ridge Highway Closure and Dedication Removal Bylaw No. 7104-
2014
Staff report dated September 9, 2014 recommending final reading
To close the highway located north of property at 12018 Edge Street and
remove the road dedication to allow for a three tower
residential/commercial development
Final reading
Council MeetingAgenda
September 9, 2014
Council Chamber
Page 3 of 5
COMM/TTEE REPORTS AND RECOMMENDA T/ONS
1100 COMM/TTEE OF THE WHOLE
1100 Minutes - August 25, 2014
The following issues were presented at an earlier Committee of the Whole meeting with
the recommendations being brought to this meeting far 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 2014-054-RZ, 23627 and 23598 Dogwood Avenue, Text Amendment
Staff report dated September 8, 2014 recommending that Maple Ridge
Zone Amending Bylaw No. 7103-2014 to allow for a reduced lot area in
exchange for dedication of developable lot area for tree protection
purposes be given first reading and that the applicant provide further
information as described on Schedules A, B, F and G of the Development
Procedures Bylaw No. 5879-1999, along with the information required
for a Subdivision application.
1102 2013-103-RZ, 12366 Laity Street, RS-1 to R-1
Staff report dated September 8, 2014 recommending that Maple Ridge
Zone Amending Bylaw No. 7042-2013 to rezone from RS-1 (One Family
Urban Residential) to R-1 (Residential District) to permit a subdivision of 4
lots in the first phase and 2 lots in a second phase be given second reading
and be forwarded to Public Hearing.
1103 Request for Accessory Employee Residence - 28487 108th Avenue
Staff report dated September 8, 2014 recommending that the practice of
seeking approval from the Agricultural Land Commission for a non-farm use
application for an accessory employee residential use on lands within the
Agricultural Land Reserve continue.
Council MeetingAgenda
September 9, 2014
Council Chamber
Page 4 of 5
1104 Award of Contract ITT-EN14-46: Lorne Avenue Pedestrian Improvements
Staff report dated September 8, 2014 recommending that Contract ITT-
EN14-46: Lorne Avenue Pedestrian Improvements be awarded to Imperial
Paving Limited, that a contract contingency be approved, that the Financial
Plan be amended to reallocate funds from LTD 8861; and that the
Corporate Officer be authorized to execute the contract.
Financia/ and Corporate Services (including Fire and Po/ice�
1131 2015 Permissive Tax Exemptions
Staff report dated September 8, 2014 recommending that Maple Ridge Tax
Exemption Bylaw No. 7105-2014 be given first, second and third readings.
Communitv Deve%pment and Recreation Service
1151 Panorama Strata LMS - 4011 Proposed Bylaw Revision
Staff report dated September 8, 2014 recommending the amendment of
Panorama LMS 4011 bylaws to reflect cost distribution in place since
1999.
Correspondence
1171
Other Committee /ssues
1181
1200 STAFFREPORTS
1300 RELEASE OF/TEMS FROM CLOSED COUNC/L
1400 MA YOR'S REPORT
Council MeetingAgenda
September 9, 2014
Council Chamber
Page 5 of 5
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
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
Date:
District of Maple Ridge
COUNC/L MEET/NG
August 26, 2014
The Minutes of the Municipal Council Meeting held on August 26, 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
Mayor E. Daykin
Councillor C. Ashlie
Councillor C. Bell
Councillor J. Dueck
Councillor A. Hogarth
Councillor B. Masse
Councillor M. Morden
Appointed Staff
P. Gill, Acting Chief Administrative Officer
K. Swift, General Manager of Community Development,
Parks and Recreation Services
C. Carter, Acting General Manager Public Works and
Development Services
C. Marlo, Manager of Legislative Services
A. Gaunt, Confidential Secretary
Note: These Minutes are also posted on the Municipal Web Site at www.mapleridge.ca
The meeting was filmed by Shaw Communications Inc. and recorded by the District of Maple
Ridge
100
200
CALL TO ORDER
MOMENT OFREFLECT/ON
300 /NTRODUCT/ON OFADD/T/ONAL AGENDA /TEMS
601 Management of District Park Sites in the Downtown Area
- K. Swift, General Manager of Community Development, Parks and
Recreation Services
801 Recordings of Council Meetings Policy
400 APPROI/AL OF THEAGENDA
The agenda was approved with the additions of Items 601 and 801
501
Council Minutes
August 26, 2014
Page 2 of 18
500 ADOPT/ONAND RECE/PT OFM/NUTES
501 Minutes of the Regular Council Meeting of July 22, 2014
R/2014-363 501
Minutes
Regular Council It was moved and seconded
July 22, 2014
That the minutes of the Regular Council Meeting of July 22,
2014 be adopted as circulated
CARRIED
502 Minutes of the Development Agreements Committee Meeting of July 17,
18, 21, 28 and 29, 2014 and August 8(2), 2014, 2014
R/2014-364 502
Minutes
Development Agmt It was moved and seconded
Committee
That the minutes of the Development Agreements Committee
Meeting of July 17, 18, 21, 28 and 29, 2014 and August 8(2),
2014 be received.
CARRIED
600 PRESENTA T/ONS A T THE REQUEST OF COUNC/L
601 The General Manager of Community Development, Parks and Recreation
Services provided an update on plans for the conservation area behind the
Chances Gaming Centre.
700 DELEGA T/ONS - N i I
800 UNF/N/SHED BUS/NESS
801 Recordings of Council Meetings Policy
Staff report dated August 25, 2014 recommendingthatthe Recordings of
Council Policy be adopted.
Council Minutes
August 26, 2014
Page 3 of 18
R/2014-365
Recordings of
Council Meetings
Policy
Adopt
900
1000
Note:
It was moved and seconded
That the Recordings of Council Meetings Policy attached to the
staff report dated August 25, 2014 as Appendix I be adopted.
CORRESPONDENCE - N i I
BYLA WS
Item 1001 is from the August 26, 2014 Public Hearing
Bvlaws for Third Readin�
CARRIED
1001 2013-101-RZ, 20758 Lougheed Highway
Maple Ridge Zone Amending Bylaw No. 7048-2013
To rezone from CS-1 (Service Commercial) to C-2 (Community Commercial)
to accommodate a new Mark's Work Wearhouse
Third reading
R/2014-366
2013-101-RZ
BL No. 7048-2013
Third reading
It was moved and seconded
That Bylaw No. 7048-2013 be given third reading.
CARRIED
Bvlaws for Final Readin�
1002 Maple Ridge Smoking Regulation Bylaw No. 6968-2013
Staff report dated August 26, 2014 recommending that Maple Ridge
Smoking Regulation Bylaw No. 6968-2013 be adopted as amended, that
the bylaw be filed in the office of the Minister of Health and that Maple
Ridge Smoking Regulation Bylaw No. 5495-1997 be rescinded.
Final reading
Council Minutes
August 26, 2014
Page 4 of 18
R/2014-367
Smoking Regulation
BL No. 6968-2013
Final reading
It was moved and seconded
That Bylaw No.6968-2013 as amended and indicated in the
report be adopted; and
That Bylaw No.6968-2013 is filed in the office of the Minister
of Health; and
That Bylaw No. 5495-1997 be rescinded in its entirety.
Councillor Hogarth, Councillor Morden - OPPOSED
CARRIED
1003 Maple Ridge Revitalization Tax Exemption Program Amending Bylaw No.
7066-2014
To ensure apportionment of exemptions among strata units is consistent
with program objectives, and to provide clarity for the apportionment of
exemptions for commercial space in mixed use buildings
Final reading
R/2014-368
BL No. 7066-2014
Final reading
It was moved and seconded
That Bylaw No. 7066-2014 be adopted.
CARRIED
COMM/TTEE REPORTS AND RECOMMENDA T/ONS
1100 COMM/TTEE OF THE WHOLE
Minutes - July 21, 2014
R/2014-369
Minutes
COW It was moved and seconded
July 21, 2014
That the minutes of the Committee of the Whole Meeting of
July 21, 2014 be received.
�•• �
Council Minutes
August 26, 2014
Page 5 of 18
Pub/ic Works and Deve%pment Services
1101 Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan
U pdate
Staff report dated August 25, 2014 recommending that the Commercial
and Industrial Strategy as amended be endorsed and that staff be directed
to prepare the implementation plan for the Commercial and Industrial
Strategy.
R/2014-370
Commercial and
Industrial Strategy
Endorse as amended
Pre pa re
Implementation Plan
R/2014-371
Commercial and
Industrial Strategy
Defer
DEFEATED
It was moved and seconded
1. That the Commercial & Industrial Strategy, prepared for
the District of Maple Ridge by GP Rollo and Associates,
dated August 2014, be endorsed as amended, and
2. That staff be directed to prepare the Implementation Plan
for the Commercial and Industrial Strategy based on the
framework outlined in the report dated August 25, 2014,
and titled "Maple Ridge Commercial and Industrial
Strategy Draft Implementation Plan - Update".
It was moved and seconded
That the Maple Ridge Commercial and Industrial Strategy
Draft Implementation Plan be deferred to the September 9,
2014 Council Meeting.
DEFEATED
Mayor Daykin, Councillor Ashlie, Councillor Dueck, Councillor
Morden - OPPOSED
Councillor Masse - OPPOSED
MAIN MOTION CARRIED
Council Minutes
August 26, 2014
Page 6 of 18
1102 2014-034-RZ, 22370 and 22000 Block of River Road, RS-3 to CD-1-14
Staff report dated August 25, 2014 recommendingthat Maple Ridge Zone
Amending Bylaw No. 7099-2014 to rezone from RS-3 (One Family Rural
Residential) to CD-1-14 (Riverfront Development) to permit approximately
21 townhouse units be given first reading and that the applicant provide
further information as described on Schedules A, C, D, F and G of the
Development Procedures Bylaw No. 5879-1999 and as outlined in the
report.
R/2014-372
2014-034-RZ
BL No. 7099-2014
First reading
It was moved and seconded
That Bylaw No. 7099-2014 be given first reading; and
That the applicant provides further information as described
on Schedules A, C, D, F and G of the Development Procedures
Bylaw No. 5879 - 1999, along with the information described
in this report dated August 25, 2014 respecting a waterFront
linear park, a walkway/boardwalk with associated pedestrian
amenities, public art, and interconnection with other parkland
and the Port Haney community.
CARRIED
1103 2012-034-RZ, 12101208 Street, RS-3 to RM-1
Staff report dated August 25, 2014 recommendingthat Maple Ridge
Official Community Plan Amending Bylaw No. 6920-2012 to adjust areas
designated Conservation around watercourses be given first and second
reading and be forwarded to Public Hearing and that Maple Ridge Zone
Amending Bylaw No. 6921-2012 to rezone from RS-3 (One Family Rural
Residential) to RM-1(Townhouse Residential) to permit construction of 8
townhouse units be given second reading and forwarded to Public Hearing.
R/2014-373
2012-034-RZ
BL No. 6920-2012
First, second, PH
BL No. 6921-2012
Second reading, PH
It was moved and seconded
E
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
Council Minutes
August 26, 2014
Page 7 of 18
No. 6920-2012 on the municipal website, and Council
considers it unnecessary to provide any further
consultation opportunities, except by way of holding a
Public Hearing on the bylaw;
2. That Bylaw No. 6920-2012 be considered in
conjunction with the Capital Expenditure Plan and Waste
Management Plan;
3. That it be confirmed that Bylaw No. 6920-2012 is
consistent with the Capital Expenditure Plan and Waste
Management Plan;
4. That Bylaw No. 6920-2012 be given first and second
readings and be forwarded to Public Hearing;
5. That Bylaw No. 6921-2012 be amended as identified in
the staff report dated August 25, 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. Approval from Fortis BC for visitor parking stalls
located within Right-of Way;
iii. Amendment to Official Community Plan Schedules
"B" and "C";
iv. Road dedication as required;
v. Removal of the existing buildings;
vi. Park dedication as required;
vii. A letter assuring that removal of all debris and
garbage from park land has occurred;
viii. Registration of a Rezoning Servicing Agreement as
a Restrictive Covenant and receipt of the deposit of
a security, as outlined in the Agreement;
ix. Registration of a geotechnical report as a
Restrictive Covenant which addresses the
suitability of the subject property for the proposed
development;
x. Registration of a Restrictive Covenant for the
Visitor Parking;
xi. Registration of a Restrictive Covenant for Tree
Protection;
Council Minutes
August 26, 2014
Page 8 of 18
xii. Registration of a Restrictive Covenant for the
Stormwater Management Plan; and
xiii. In addition to the Site Profile, a disclosure
statement must be submitted by a Professional
Engineer advising whether there is any evidence of
underground fuel storage tanks on the subject
property. If so, a Stage 1 Site Investigation Report
is required to ensure that the subject property is
not a contaminated site.
CARRIED
Note: Item 1104 was deferred to a future Committee of the Whole Meeting
1104 2014-055-RZ, Bylaw Amendment to Direct Use of Medical Marihuana
Production
Staff report dated August 25, 2014 recommendingthat Maple Ridge Zone
Amending Bylaw No. 7094-2014 to remove a requirement for a 1000 m
setback between commercial marihuana production facilities be given first
and second readings and be forwarded to Public Hearing.
1105 2012-119-RZ, 24108 104 Avenue and 10336 240A Street, RS-3 and RS-2
to RM1
Staff report dated August 25, 2014 recommending that Maple Ridge Zone
Amending Bylaw No. 6969-2013 to rezone from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to RM-1
(Townhouse Residential) to permit development of 99 townhouse units with
a revised design to incorporate double car garages for a number of units be
given second reading and be forwarded to Public Hearing.
R/2014-374
2012-119-RZ It was moved and seconded
BL No. 6969-2013
Second reading, PH
1. That Bylaw No. 6969 - 2013 be given second reading,
and be forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to
final reading:
i. Approval from the Ministry of Transportation and
Infrastructure;
Council Minutes
August 26, 2014
Page 9 of 18
Registration of a Rezoning Servicing Agreement as
a Restrictive Covenant and receipt of the deposit of
a security, as outlined in the Agreement;
Consolidation of the development site;
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;
Registration of a Cross Access Easement
Agreement at the Land Title Office;
Registration of a Restrictive Covenant at the Land
Title Office protecting the Visitor Parking;
Removal of the existing buildings; and
A disclosure statement must be submitted by a
Professional Engineer advising whether there is any
evidence of underground fuel storage tanks.
R/2014-375
2012-119-RZ It was moved and seconded
DEFERRED
That Application 2012-119-RZ be deferred to come back
before Council within a period of four weeks.
CARRIED
Mayor Daykin, Councillor Ashlie, Councillor Dueck - OPPOSED
1106 2011-019-RZ, 10515 and 10595 240 Street and 23950 Zeron Avenue,
RS-3 to RM-1
Staff report dated August 25, 2014 recommending that second and third
readings of Maple Ridge Official Community Plan Bylaw No. 6871-2011 be
rescinded; that second and third readings of Maple Ridge Zone Amending
Bylaw No. 6864-2011 be rescinded; that Maple Ridge Official Community
Plan Amending Bylaw No. 6871-2011 to designate an area around a
watercourse as Conservation be amended and be given second reading
and be forwarded to Public Hearing; and that Maple Ridge Zone Amending
Bylaw No. 6864-2011 to rezone from RS-3 (One Family Rural Residential)
to RM-1(Townhouse Residential) be amended and be given second
reading and be forwarded to Public Hearing.
Council Minutes
August 26, 2014
Page 10 of 18
R/2014-376
2011-019-RZ It was moved and seconded
BL No. 6871-2011
Rescind, second
reading, PH
BL No. 6864-2011
Rescind, second
reading, PH
1. That second and third reading of Bylaw No. 6871-2011
be rescinded;
2. That second and third reading of Bylaw No. 6864-2011
be rescinded;
3. 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. 6871-2011 on the municipal website and requiring
that the applicant host a Development Information
Meeting (DIM), and Council considers it unnecessary to
provide any further consultation opportunities, except by
way of holding a Public Hearing on the bylaw;
4. That Bylaw No. 6871-2011 be considered in
conjunction with the Capital Expenditure Plan and Waste
Management Plan;
5. That it be confirmed that Bylaw No. 6871-2011 is
consistent with the Capital Expenditure Plan and Waste
Management Plan;
6. That Bylaw No. 6871-2011 be amended as identified in
the staff report dated August 25, 2014, be given second
reading and be forwarded to Public Hearing;
7. That Bylaw No. 6864-2011 be amended as identified in
the staff report dated August 25, 2014, be given second
reading, and be forwarded to Public Hearing; and
8. 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;
Council Minutes
August 26, 2014
Page 11 of 18
Amendment to Official Community Plan Schedules
"B" and "C";
Road dedication on 240 Street as required;
Park dedication as required;
A letter assuring that removal of all debris and
garbage from park land has occurred;
Consolidation of the subject properties;
Registration of a Restrictive Covenant for the
geotechnical report which addresses the suitability
of the subject properties for the proposed
development;
Registration of a Restrictive Covenant for the
Protection of Steep Slopes;
Registration of a Restrictive Covenant for the
Visitor Parking;
Registration of a Restrictive Covenant for Tree
Protection; and
Registration of a Restrictive Covenant for the
Stormwater Management Plan.
CARRIED
1107 2011-069-DVP, 20660 Maple Crescent
Staff report dated August 25, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2011-069-DVP to reduce road
dedication requirements on Maple Crescent and to waive requirements for
a three metre corner truncation at Maple Crescent and 207 Street.
R/2014-377
2011-069-DVP
Sign and seal
It was moved and seconded
That the Corporate Officer be authorized to sign and seal
2011-069-DVP respecting property located at 20660 Maple
Crescent.
CARRIED
Council Minutes
August 26, 2014
Page 12 of 18
1108 2014-066-DP, 11900 Haney Place
Staff report dated August 25, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2014-066-DP to permit exterior
alterations and signage on the south side of Haney Place Mall for a new
tenant, Rexall Drugstore.
R/2014-378
2014-066-DP It was moved and seconded
Sign and seal
That the Corporate Officer be authorized to sign and seal
2014-066-DP respecting property located at 11900 Haney
Place.
CARRIED
1109 2012-036-CP, Wildfire Development Permit Area Guidelines
Staff report dated August 25, 2014 recommendingthat Maple Ridge
Official Community Plan Amending Bylaw No. 7101-2014 to add Wildfire
Development Permit Area Guidelines be given first and second readings
and be forwarded to Public Hearing and that Maple Ridge Development
Procedures Amending Bylaw No. 7102-2014 to add a Wildfire Development
Permit Application be given first, second and third reading.
R/2014-379
2012-036-CP
BL No. 7101-2014
First, second, PH
BL No. 7102-2014
Three readings
It was moved and seconded
1. That in accordance with S. 879 of the Loca/Government
Actopportunity for early and ongoing consultation has
been provided by way of holding advertised public
meetings, posting Official Community Plan Amending
Bylaw No. 7101-2014 and related material on the
municipal website and it is considered unnecessary to
provide any further consultation opportunities, except by
way of holding a Public Hearing on the Bylaw;
2. That Bylaw No. 7101-2014 be considered in conjunction
with the Capital Expenditure Plan and Waste
Management Plan;
Council Minutes
August 26, 2014
Page 13 of 18
3. That it be confirmed that Bylaw No. 7101-2014 is
consistent with the Capital Expenditure Plan and Waste
Management Plan;
4. That Bylaw No. 7101-2014 be given first and second
reading and upon receipt of comments from the
Agricultural Land Commission forwarded to Public
Hearing; and
5. That Bylaw No. 7102-2014 be given first, second and
third reading.
CARRIED
Councillor Bell, Councillor Hogarth,
Councillor Morden - OPPOSED
1110 Award of Contract ITT-EN14-50; Sanitary Sewer Replacement on River Road
(418 m south of McKay Avenue)
Staff report dated August 25, 2014 recommendingthat Contract ITT-EN14-
50, Sanitary Sewer Replacement on River Road (418 m south of McKay
Avenue) be awarded to PW Trenchless Ltd.; that a contract contingency be
approved, that the Financial Plan be amended to increase project funding
and that the Corporate Officer be authorized to execute the contract.
R/2014-380
Award of Contract It was moved and seconded
PW Trenchless Ltd.
That Contract ITT-EN14-50 Sanitary Sewer Replacement by
Pipe Bursting on River Road (418m south of McKay Avenue)
be awarded to PW Trenchless Ltd. in the amount of
$528,687.70 excluding taxes; and
That a contract contingency of 5% or $26,435 be approved to
address additional contract items; and
That the Financial Plan be amended to increase project
funding by $105,122; and further
That the Corporate Officer be authorized to execute the
contract.
Council Minutes
August 26, 2014
Page 14 of 18
1111 River Road Traffic Calming and Proposed Interim Sidewalk Improvements
(Darby Street to Carshill Street)
Staff report dated August 25, 2014 recommending that funding be
reallocated for the interim River Road sidewalks improvements and that
construction of the interim River Road sidewalk (Darby Street to Carshill
Street) be approved.
R/2014-381
Interim River Road
Sidewalk
Approval
N ote:
1112
It was moved and seconded
That funding of $250,000 from LTC 2168 (Traffic Calming) be
re-allocated for the interim River Road sidewalk; and
That construction of the interim River Road sidewalk (Darby
Street to Carshill Street) be approved.
CARRIED
Councillor Hogarth excused himself from discussion of Item 1112 at 10:10
p.m. as he manages the property under application
Bylaw for Highway Closure and Dedication Removal for a Portion of the
Lane Located North of the Property at 12018 Edge Street
Staff report dated August 25, 2014 recommending that Maple Ridge
Highway Closure and Dedication Removal Bylaw No. 7104-2014 to close
the highway and remove a road dedication be given first, second and third
readings.
R/2014-382
BL No. 7104-2014
First, second and
third reading
It was moved and seconded
That Bylaw No. 7104-2014 be given first, second and third
reading.
CARRIED
Note: Councillor Hogarth returned to the meeting at 10:11 p.m.
Council Minutes
August 26, 2014
Page 15 of 18
Financia/ and Corporate Services (includin� Fire and Po/ice�
1131 Disbursements for the month ended July 31, 2014
Staff report dated August 25, 2014 recommending that the disbursements
for the month ended July 31, 2014 be approved.
R/2014-383
Disbursements
Month ended
July 31, 2014
1132
1133
It was moved and seconded
That the disbursements as listed below for the month ended
July 31, 2014 be approved:
General
Payroll
Purchase Card
Adjustments to the 2014 Collector's Roll
$24,272,570.
$ 2,404,582.
$ 109.433.
27.241.585.
CARRIED
Staff report dated August 25, 2014 submitting information on changes to
the 2014 Collector's Roll through the issuance of Supplementary Rolls 3
through 5.
For information only
No motion required
2014 Council Expenses
Staff report dated August 25, 2014 providing Council expenses for 2014
updated to the end of July 2014.
For information only
No motion required
1134 Corporate Records Management System Bylaw
Staff report dated August 25, 2014 recommending that Maple Ridge
Corporate Records Management Bylaw No. 7097-2014 to provide for the
retention and disposition of records be given first, second and third
readings.
Council Minutes
August 26, 2014
Page 16 of 18
R/2014-384
BL N0. 7097-2014
First, second and
third readings
1151
It was moved and seconded
That Bylaw No. 7097-2014 be given first, second and third
readings.
CARRIED
Community Deve%pment and Recreation Service
Alouette Home Start Society (AHSS) Request for an Extension of Municipal
Property Leases
Staff report dated August 25, 2014 recommending that the municipal
property leases for the Iron Youth Safe House and the Route 29 Youth
Transitional Housing Program be extended.
R/2014-385
AHSS Request for
Extension of
Municipal Property
Leases
It was moved and seconded
That the request from the Alouette Home Start Society for an
extension of the municipal property lease for the Iron Horse
Youth Safe House be extended for a two year period ending
March 31, 2017; and
That the request from the Alouette Home Start Society for
extension of the municipal property lease for the Route 29
Youth Transitional Housing program be extended for a two
year period ending March 31, 2017.
CARRIED
Correspondence - N i I
Other Committee /ssues - N i I
1200 STAFFREPORTS- Nil
Council Minutes
August 26, 2014
Page 17 of 18
1300 RELEASEOF/TEMSFROMCLOSEDCOUNC/L - Nil
1400 MA YOR'S REPORT
Mayor Daykin attended the Eid festival at the library and the Maple Ridge
Museum's 40t" Anniversary celebration. He reminded residents that the
2nd Annual Bluegrass Festival is taking place at the Albion Fairgrounds the
end of August and encouraged all to attend.
1500 COUNC/LLORS' REPORTS
Councillor Masse
Councillor Masse attended a meeting with the Chair of the Heritage
Commission.
Councillor Dueck - no report
Councillor Ashlie - no report
Councillor Bell
Councillor Bell attended the Library Summer Reading Club Medal Ceremony
at the library.
Councillor Hogarth - no report
Councillor Morden
Councillor Morden participated in the Jail and Bail event at Country Fest.
1600 OTHER MA TTERS DEEMED EXPED/ENT - N i I
1700 NOT/CES OFMOT/ONAND MATTERS FOR FUTURE MEET/NGS - N i I
Council Minutes
August 26, 2014
Page 18 of 18
1800 QUEST/ONSFROMTHEPUBL/C
Todd Oliver
Mr. Oliver spoke to a wetlands park development on 227 Street. He
conveyed concerns of neighbourhood residents and asked whether a fence
could be constructed around the park.
The General Manager of Community Development, Parks and Recreation
Services offered to attend a meeting with concerned residents.
1900 ADJOURNMENT- 10:32 p.m.
E. Daykin, Mayor
Certified Correct
C. Marlo, Corporate Officer
District of Maple Ridge
PUBL/C HEAR/NG
August 26, 2014
The Minutes of the Public Hearing held in the Council Chamber of the Municipal Hall, 11995
Haney Place, Maple Ridge, British Columbia on August 26, 2014 at 6:00 p.m.
PRESENT
Elected Officials
Mayor E. Daykin
Councillor C. Ashlie
Councillor C. Bell
Councillor J. Dueck
Councillor A. Hogarth
Councillor B. Masse
Councillor M. Morden
Appointed Staff
P. Gill, Acting Chief Administrative Officer
C. Marlo, Manager of Legislative Services
C. Carter, Director of Planning
C. Goddard, Manager of Development and Environmental
Services
Mayor Daykin called the meeting to order. The Manager of Legislative Services explained the
procedure and rules of order of the Public Hearing and advised that the bylaws will be
considered further at the next Council Meeting on August 26, 2014.
The Mayor then called upon the Manager of Development and Environmental Services to
present the following items on the agenda:
1) 2013-101-RZ
Maple Ridge Zone Amending Bylaw No. 7048-2013
Lega I:
Location
From:
To:
Pu rpose:
Lot A, District Lot 250, Group 1, New Westminster District, Plan 8735
20758 Lougheed Highway
CS-1(Service Commercial)
C-2 (Community Commercial)
To accommodate a new Mark's Work Wearhouse.
The Manager of Legislative Services advised that no correspondence was received on this
item.
502
Public Hearing Minutes
August 26, 2014
Page 2 of 2
The Manager of Development and Environmental Services gave a power point presentation
providing the following information:
• Application Information
• Neighbourhood Context
• OCP Context
• Site Characteristics
• Development Proposal
• Proposed Site Plan
• Proposed Landscape Plan
• Terms and Conditions
There being no comment, the Mayor declared this item dealt with.
Having given all those persons whose interests were deemed affected by the matters
contained herein a chance to be heard, the Mayor terminated the Public Hearing at
6:08 p.m.
E. Daykin, Mayor
Certified Correct
C. Marlo, Corporate Officer
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITfEE
MINUTES
August 20, 2014
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. 2011-122-SD
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS:
Jill Holgate, Recording Secretary
Lot A and Lot B, both of Section 18, Township 15,
New Westminster District, Plan EPP42773
11956 267 Street
Lea Vainionpaa
Septic Field Covenant
Tree Protection Covenant
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO 2011-122�D.
CARRIED
J.L. (Ji ) Rule, Chief Administrative Officer
Mem er
�
N
Scale: 1:2,000
District of
Langley
11956 267 STREET
_ �, CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
DATE: Jun 6, 2014 FILE: 2011-122-VP BY: PC
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENTAGREEMENTS COMMITTEE
MINUTES
August 25, 2014
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
Paul Gill, Acting Chief Administrative Officer
Member
1. 2013-116-SD
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS
Jill Holgate, Recording Secretary
Lots 1-6 and 31-36, all of Sections 29 & 32, Township 12,
New Westminster District, Plan EPP32166
22802-22870 (even only) 136 Ave,
22930-22962 (even only) 136 Ave,
13588 Nelson Peak Drive
Insignia Homes Silver Valley Ltd.
District of Maple Ridge (Lot 31 only)
No-Build Covenant release (former Lot 76)
No-Build Covenant release (former Lot 80)
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO 2013-116�SD.
CARRIED
�
P��,I Gill,�icting Chief Administrative Officer
Member
23 0�'� 5 3��� L� `�- L6 L'r '' � 11 ; 1
13692 13 '�', � 2 0�
36 2..� � �4 �N c�� � c' h 3 7�68 � � ca
0 6G � � � 49 S ` �
� 6 �'w� r'� 137 AV�. c'�,� `cy 686 14 BLAKE LOOP
� r�,�`�s w N � � 32 33 r'�sao 50 �� r'�68s
34 $ ' � W � �, � � 30 3� �, '�s�s 51 16j�s68r
13696
13681 � �'rn N 26 27 28 29 �� '�ssa 52 17r,�s�� s
r�s9?5 93s�� 23 �� 24 2� �C 27 �� ryry '�sss 53 68 9`�ia
S6 �p �sss2 38 37 36 35 N 34 54 �� 6�,�,s� op� 136AAVE.
13661 N N � s
� � 11 22 40 �, �9 �N`' � � rn °'°�' �ssp 5 ^m 66r3 `�sy � N °��' N N `H'
� 13651 '�sgs 56Q r ss ms �o N 6 25 24 °
N � 2 ssaz `P�y `�-' �� 8 57 G 64 5 s649 � 27 � �
/ PARK 13641 � �g642 �� 41 136AAV�• �3g4� LANE c
N 13fi43 13 63
3CP 4673 � 13631 `� 20 N 42 6'�0 58 62 r'�s�� 18 19 20 21 22 23
14 36319 13633 � r� 62s 59 7 r'�63 V¢ �'�' rn o�°i rn rn
620 c� ') 5 621 13622 OUQ � 623 � 66� 6� 3s�S r �� N 'c� c� N N
�� �, 13611 13612 8 � 613 N 136 AVE.
13601 13602
,� 6 13603
17 45 N d� � r � � � �
� N � N N N N � N35 N36 N N
s� 136 AVE. �, Q 79 78 77 34 EP 32 gC '
1 0 0 � N W � 32 33 BC 27 5 �
� N �
� ; � PAR 3 E P 3 2 1 6 r
N� N2 N3 N4 �5 N6 h`�� � 30 29 I 1
�P 32 66 �
� t�9 M co
7 ,�3 � m � 28 � 14 ;
8 �.3`� ,, r � 3ee° / �
9 �3c� '� f �3573
'� 0 �351� 13576 27 � '� 5
'�'� � 13569
N
Scale: 1:2,000
District of
Langley
PARK 13570 26
EPP 39985 13566 25 ,
13560 � 1
13556 23N r
13550 22 �
2�, PAR 2� �
�2 ,��5�6 2� I
� y�z �
� � �s54t ��a '�`� �h3619 8
�
c�'v � �s533 � ,�95�0
� 4��525
a � 73517
16rs�os
17fs.r,n, ,
� 613563
� 713557
18 ti3�
� 913537
LOTS 1- 6& LOTS 31 - 36
�� PLAN EPP32166
�
�
o �t CORPORATION OF
:� w�� `�T� THE DISTRICT OF
�, _
� , . • � MAPLE RIDGE
PLANNING DEPARTMENT
� DATE: Aug 21, 2014 FILE: 2013-116-SD BY: PC
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
September 3, 2014
Mayor's Office
PRESENT:
Ernie Daykin, Mayor
Chairman
J.L. (Jim) Rule, Chief Administrative Officer
Member
1. 2012-033-SD
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS:
Jill Holgate, Recording Secretary
Lot 1, Section 22,
Plan EPP37336
Lot 2, Section 22,
Plan EPP37336
Township 12, New Westminster District,
Township 12, New Westminster District,
24181(Lot 1) 124 Avenue
24189 (Lot 2) 124 Avenue
Simone Hacquebard
Habitat Protection Covenant
Habitat Protection Covenant Release
THAT THE MAYOR AND CORPORATE OFFICER BE AUTHORIZED TO SIGN AND SEAL THE PRECEDING
DOCUMENTS AS THEY RELATE TO 2012-033-SD.
CARRIED
J.L. (Jim) j�ule, Chief Administrative Officer
Member/
�
P itt
District of
Langley
Scale: 1:2,000 I �_�'`�.,�
24189-124 Ave
CORPORATION OF
��� �� THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTM ENT
DATE: Oct 31, 2013 2012-033-DP
BY: JV
RB�'iVSD IN
CI,BRK'S DEPT.
,
. _ _ _ _ SEP - 3_ 201� _
Benjo Holdings Ltd
22l 9l. Cliff Ave,
11'laple Ridge,l3C
V2X 2L4
Tcl: 604-380-2900
FaY �iU4-380-0383
Au�ust 27d,, 2014
Clei�k's Departme�it
District of Maple Ridge
i 1995 Haney Place
Maple Ridge, F3C
V3X CA9
De�r Sir:
�Ve are making a request to attend the Septeinber 9'�' Council hearing at 7:00 PM.
We will be accoiTipanied by a number of area businesspeisous aud resideuts greatty;concerned witti the
homeless drug addicts, prostitutes and otller patrons of the Salvation Army lacation �here in ATaple ltidge.
\h'e would also like to address the inability of Distt•ict By-La�vs & the RCMP to effectively coi�b�ol their
�.ctivities. This group becomes bolder as eacfl day passes; as they realize that other than disbursing them
tempc�rarily, the police do not seem to have the power to do more. As a result, clients of businesses in the
area ace harassed and opculy approacl�ed by p�•osiitules, 'I'he problem emanates from tl�e Salvation �1rmy
«�ho, although dei�yin� it, offer food take out service, cto noChing ta stop the crack smoking in their yaed
area and demand no discipline «�hatsoever for offering homeless benctits.
�Ve �vrote the Salvatian Army Head OC�ce about this festering pi•oblem (our letter encl��sed) and tlieir
eepl} (attaclied) gives �io (iope lhey will take some responsibility by improving theit• �rograms for the
hameless.
Look, we pay some pretry hefty taYes in this area and need some chai�ges. Otu� business, for example, is
do�vn about 50% fi•om its hi,�l� and ���I�ite sotne of this ma}� be the result of competitive f'oz•ces, inost is t11e
result of customers avoidinb us because of the threats and harassment. We have to lceep our store doors
locked and oilly open tl�em when another custonier arrives. This is because l�omeless zre frcely walkiu�
lhrough our pi�emises, People woii't shop �vhen they are afraid and it doesti't take long 1'or• word to get
around.
I look forwat�d to your response.
�, ours Truly
����'�� ���x�
�
�Is. .►oanne Pinkney
President
703
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
Bylaw No. 7097-2014
A Bylaw to provide for the retention and disposition of records of the District of Maple Ridge
WHEREAS it is the desire of the District of Maple Ridge to provide specific regulations with respect to
the retention and disposition of corporate records;
NOW THEREFORE the Council of the Corporation of the District of Maple Ridge enacts as follows:
Citation
1. This Bylaw may be cited for all purposes as "Maple Ridge Corporate Records Management
Bylaw No. 7097 -2014".
Definitions
2. In this Bylaw:
"Corporate Officer" means the municipal employee appointed as the Corporate Officer under section
148 of the Community Charter;
"District" means the Corporation of the District of Maple Ridge;
"record" includes books, documents, maps, drawings, photographs, letters, vouchers, papers and
any other thing on which information is recorded or stored by graphic, electronic, mechanical or other
means, but does not include a computer program or any other mechanism that produces records;
"records management system" includes a system used by the District to manage the records of the
District from record creation through to records disposition.
Records Management System Established
3. The records management system currently used by the District is hereby established and
authorized.
Compliance with Records Management System
4. All records in the custody and control of the employees of the District are the property of the
District. All records of the District must be kept in compliance with this records management
system and this bylaw. All employees and management of the District must comply with this
bylaw.
Corporate Officer
5 The Corporate Office
management system,
management system.
is responsible for the management and maintenance of the records
The Corporate Officer is authorized to manage and maintain the records
Manual of Procedures and Policv
6. (a) The Corporate Officer is authorized to create and maintain a manual of procedures and policy
(the "Manual"). Records of the District are created, accessed, maintained and disposed of only
as provided by the Manual.
1001
6. (b) The Manual must provide for management of the records of the District and include
provisions regarding:
i. the creation and organization of records;
ii. the collection of records (including records not authorized for collection);
iii. access to records;
iv. disclosure of records;
v. maintenance of records;
vi. retention of records;
vii. security of records;
viii. storage of records;
ix. preservation of records;
x. disposal of records; and
xi. any other matter(s) the Corporate Officer authorizes to be included in the Manual.
Integrity and Authenticity Maintained
7. The records management system must maintain the integrity and authenticity of records made
or kept in the usual and ordinary course of business.
Authorization to Amend Manual
8. The Corporate Officer is authorized to amend the Manual.
Compliance with Law
9. The records management system must comply with the Manual, applicable laws and any
provincial, national or international standards adopted for use and contained in the Manual.
Severance
10. If any section, subsection, clause or other part of this Bylaw is for any reason held to be invalid
by the decision of a court of competent jurisdiction, such decision will not affect the validity of
the remaining portions of this Bylaw.
READ A FIRST TIME this 26th day of August, 2014.
READ A SECOND TIME this 26t" day of August, 2014.
READ A THIRD TIME this 26t" day of August, 2014.
ADOPTED this day of , 2014.
PRESIDING MEMBER CORPORATE OFFICER
�
� '�:
.�
Oeep Roots
Greaier Heiqhts
T0:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
DATE: September 9, 2014
FILE N0:
ATTN: Council
Bylaw for Highway Closure & Dedication Removal for a Portion of the Lane
Located North of the Property at 12018 Edge Street
EXECUTIVE SUMMARY:
Bylaw 7104-2014 was considered by Council and granted third reading on August 26, 2014. The
purpose of the bylaw is to close a 222.9 square meter portion of the lane located north of the
property at 12018 Edge Street (see Parcel 'A' on plan EPP38813, attached as Schedule A to the
bylaw). The owner of the properties at 12018 and 12038 Edge Street and 22554 and 22566 Brown
Avenue has applied to rezone these properties to allow for a three tower residential/commercial
development. The application is at third reading and the owner must acquire this portion of the lane
from the District prior to Final Reading.
Once Council adopts the attached bylaw, the District can dispose of the property.
RECOMMENDATION(S):
That Maple Ridge Highway Closure and Dedication Removal Bylaw No. 7104-2014 be adopted.
DISCUSSION:
a) Background Context:
Public notice of the highway closure and road dedication removal in the local newspaper, in
accordance with Section 94 of the Community Charter, has been satisfied.
Operators of utilities will not be affected by the closure. Acquisition of the lane will allow the
owner to construct an underground parking structure that will be shared by the towers on
either side of the lane. The owner will be required to register a Statutory Right-of-Way over
the site of the current lane to allow for continued vehicular and pedestrian access.
"Original signed by Ron Riach"
Prepared by: Ron Riach
Property & Risk Manager
"Original signed by Frank Quinn"
Approved by: Frank Quinn
General Manager - Public Works & Development Services
"Original signed by Jim Rule"
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
1002
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW N0. 7104-2014
A Bylaw For Highway Closure and Dedication Removal within the Municipality.
WHEREAS Council may, in the same bylaw, close all or part of a highway and remove the dedication
of a highway;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as
follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Highway Closure and Dedication
Removal Bylaw No. 7104-2014".
2. Attached hereto and forming part of this Bylaw is a copy of Reference Plan EPP38813 dated
February 18, 2014 and prepared by S.P. Wade, a B.C. Land Surveyor, and marked as
Schedule "A".
3. That portion of public highway comprised of 222.9m2 identified as Parcel `A' outlined in
heavy black line on the aforementioned described Reference Plan is hereby declared
stopped and closed to public traffic and shall cease forever to be public highway.
4. The portion of the public highway outlined in heavy black line on the Reference Plan attached
to and made part of this Bylaw has its dedication as a highway removed.
5. Council shall, before adopting this Bylaw, cause Public Notice of its intention to do so to be
given by advertisement once each week for two consecutive weeks in a newspaper published
or circulating in the District of Maple Ridge.
READ a first time the 26th day of August, 2014
READ a second time the 26th day of August, 2014
READ a third time the 26th day of August, 2014
ADOPTED the day of , 20
PRESIDING MEMBER
CORPORATE OFFICER
Attachment: Schedule "A"
Schedule A
Maple Ridge Highway Closure and Dedication Removal Bylaw 7104-2014
REFERENCE PLAN TO ACCOMPANY THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE
HIGHWAY CLOSURE AND DEDICATION REMO�AL BY-LAW N0. -2014 OF
A PORTION OF LANE DEDICATED ON PLAN 8081
SECTION 20 TOWNSHlP 12 NEW WESTMINSTER DISTRICT
Pursuant to Section 40 Community Charter, and SecFion 120 Land irtle Act
B.GG.S. 92GA28
This plan lies within the
Greater Yoncouver Regional Oistnct
a Ma� r.imin Ine iuri9a'=w� o� m. Mv� �v �o..
w me M n'cipality af Maple Ridge
Scale 1:500
a�
so mm�m A�rvn� ( o s� 1.n.�vo �m oi o: k��i: sao
BROWN AVENUE
Ref.Pbn J9Bfi9 unh M (Plan 80.91) aa (Plan 984I) (Flan 9H6)
"_..... �1 ......
8�
Rem. 302 - 4 5 6 LOT A
Plon 45004 Pbn 8091 Plan bOHi Pbn HOHi 5 7 8 9
(Glan 968J) Plon 969] pan 9H6
^ � Posfing Nan
_ - _ �.VPIH110
'� UNE _ n - - = Pamr_cae1•A• sw� '_,,,,"' moiac UNE
'. � ^ 'k w .�cse '�3 � xv
�
- SEC20 TPf2
la � 31J I :"- 303 _" A _�'
�a e Pbn 4J9JJ Pbn 86)9 B' Plan d48ffi "9 Plon WPI9460 � g 2 I 17 1
'� 8 Plan 9681 Plan 969] Plan 9Nfi pyn LIIFJ)41:
�=
�
�ee sv un
foai7a� .'' iam rnw rzss Ref.Plan 69394
� b .�oinr �ror OEWONEY iRUNK ROAO an n ��ar �
C �np�m�
� Imeq�ya� v�t
iy
�
pp SYoneu�a co�crek rort
rrrceM1 nrc nal�sel�on fhe fve��cu�mu(sJ. s
W114J ( )
hn�9�ve Jam..E M1am oEu�.o4w+�
c avmtal gmu�d^krel
e s�ei.
�wmpNe�gn uMia
gmu�d-krel dMo �M.a�6y �IAe vrervge
xM1rcM1 Fas Eeen hnreJ Imm��9> ond 91H9990
PLAN EPP 38813
/�
/ �
�
// I
/ �
/ I
/ �
/
// I�
/ �
. �
_ _ -J-- - 1
�+y� �
/ �
o. �
''s �
� �
� 300 i
�
a„ �
z "9= I
' ' i297 298 299
� Plan 4J)24 301 '�-'IK.
�'
I W �
zw � �
I � �
2 �
Plan T0546 �
�
� '
�
L.—.—. ._._.—._.—.—.—.—.—._._._ I
1 �
Plan 20546 R/W Plon i&l94
P�in�PbnXI4091 �—r>ei—'W
me ea �,�e, .�,���a�:rsu�P��e .a, II
ia�ri aay oi r.eNo,y.' zm<.
District of Maple Ridge
COMM/TTEE OF THE WHOLE MEET/NG
M/NUTES
August 25, 2014
1:00 p.m.
Council Chamber
PRESENT
Elected Officials Appointed Staff
Mayor E. Daykin J. Rule, 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, Acting General Manager Public Works and
Councillor B. Masse Development Services
Councillor M. Morden C. Marlo, Manager of Legislative Services
Other Staff as Required
C. Goddard, Manager of Development and Environmental
Services
A. Kopystynski, Planner II
D. Hall, Planner II
L. Zosiak, Planner II
D. Spence, Fire Chief
S. Matthewson, Recreation Coordinator-Social Planning
1. DELEGA T/ONS/STAFFPRESENTA T/ONS
1.1 Demonstration of the Audio/Video System
- Christina Crabtree, Director of Information Technology
The Director of Information Technology provided an overview of the new
audio/video system in Council Chambers
1.2 Linda Meyer, A.A.B.A.P.B.D.
- HandiDart Concerns
Ms. Meyer read a presentation attached to the agenda and distributed to
Council
1100
Committee of the Whole Minutes
August 25, 2014
Page 2 of 9
1.3 Slade Dyer
- Building permit - 28487 108th Avenue
Mr. Dyer provided a presentation regarding accessory employee residential
use for Council consideration. The matter was referred to staff for a report to
be presented at the September 8, 2014 Committee of the Whole.
1.4 Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan
Update
- Presentation by Christine Carter, Director of Planning
The Acting General Manager of Public Works and Development Services gave
a Power Point presentation providing the following information:
• Background
• Definition of a Commercial and Industrial Strategy
• Strategy and Key Messages
• Council Meeting Sessions
• Council Directed Revisions
• Implementation Plan Framework
• Thornhill Slope Analysis Map
• Recommendation
2. PUBL/C WORKS AND DEl/ELOPMENT SERI//CES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan
Update
Staff report dated August 25, 2014 recommending that the Commercial and
Industrial Strategy as amended be endorsed and that staff be directed to
prepare the implementation plan for the Commercial and Industrial Strategy.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
Committee of the Whole Minutes
August 25, 2014
Page 3 of 9
1102 2014-034-RZ, 22370 and 22000 Block of River Road, RS-3 to CD-1-14
Staff report dated August 25, 2014 recommending that Maple Ridge Zone
Amending Bylaw No. 7099-2014 to rezone from RS-3 (One Family Rural
Residential) to CD-1-14 (Riverfront Development) to permit approximately 21
townhouse units be given first reading and that the applicant provide further
information as described on Schedules A, C, D, F and G of the Development
Procedures Bylaw No. 5879-1999 and as outlined in the report.
A. Kopystynski, Planner gave a Power Point presentation providing the
following information:
• Application Information
• Neighbourhood Context
• OCP Context
• Site Characteristics
• Development Proposal
• Proposed Site Plan
• Unit Plans
• Concept Plan
Norman Laube - Applicant Representative
Mr. Laube provided clarification on the details of the application.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
1103 2012-034-RZ, 12101208 Street, RS-3 to RM-1
Staff report dated August 25, 2014 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 6920-2012 to adjust areas designated
Conservation around watercourses be given first and second reading and be
forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No.
6921-2012 to rezone from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential) to permit construction of 8 townhouse units be given
second reading and forwarded to Public Hearing.
The Manager of Development and Environmental Services gave a Power Point
presentation providing the following information:
• Application Information
• Neighbourhood Context
• OCP Context
• Site Characteristics
Committee of the Whole Minutes
August 25, 2014
Page 4 of 9
• Development Proposal
• Proposed Site Plan
• Elevations
• Landscaping Plans
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
1104 2014-055-RZ, Bylaw Amendment to Direct Use of Medical Marihuana
Production
Staff report dated August 25, 2014 recommending that Maple Ridge Zone
Amending Bylaw No. 7094-2014 to remove a requirement for a 1000 m
setback between commercial marihuana production facilities be given first
and second readings and be forwarded to Public Hearing.
D, Hall, Planner, gave a PowerPoint presentation providing the following
information:
• Application Information
• Rationale
• Proposed Amendments
RECOMMENDA T/ON
That the staff report be deferred to allow staff to gather information on
setbacks.
1105 2012-119-RZ, 24108 104 Avenue and 10336 240A Street, RS-3 and RS-2
to RM1
Staff report dated August 25, 2014 recommending that Maple Ridge Zone
Amending Bylaw No. 6969-2013 to rezone from RS-3 (One Family Rural
Residential) and RS-2 (One Family Suburban Residential) to RM-1 (Townhouse
Residential) to permit development of 99 townhouse units with a revised
design to incorporate double car garages for a number of units be given
second reading and be forwarded to Public Hearing.
A. Kopystynski, Planner gave a Power Point presentation providing the
following information:
• Application Information
• Neighbourhood Context
• OCP Context
• Site Characteristics
Committee of the Whole Minutes
August 25, 2014
Page 5 of 9
• Development Proposal
• Revised Site Plan
• Revised Double Car Garage Floor Plan
• Elevations
• Landscape Plans
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
Councillor Bell - OPPOSED
1106 2011-019-RZ, 10515 and 10595 240 Street and 23950 Zeron Avenue, RS-3
to RM-1
Staff report dated August 25, 2014 recommending that second and third
readings of Maple Ridge Official Community Plan Bylaw No. 6871-2011 be
rescinded; that second and third readings of Maple Ridge Zone Amending
Bylaw No. 6864-2011 be rescinded; that Maple Ridge Official Community
Plan Amending Bylaw No. 6871-2011 to designate an area around a
watercourse as Conservation be amended and be given second reading and
be forwarded to Public Hearing; and that Maple Ridge Zone Amending Bylaw
No. 6864-2011 to rezone from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential) be amended and be given second reading and be
forwarded to Public Hearing.
The Manager of Development and Environmental Services gave a Power Point
presentation providing the following information:
• Application Information
• Neighbourhood Context
• OCP Context
• Site Characteristics
• Development Proposal
• Proposed Site Plan
• Elevations
Quinn Jeannotte - Applicant
Mr. Jeannotte provided clarification on the proposed installation of chain link
fencing.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
Committee of the Whole Minutes
August 25, 2014
Page 6 of 9
1107 2011-069-DVP, 20660 Maple Crescent
Staff report dated August 25, 2014 recommending that the Corporate Officer
be authorized to sign and seal 2011-069-DVP to reduce road dedication
requirements on Maple Crescent and to waive requirements for a three metre
corner truncation at Maple Crescent and 207 Street.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
1108 2014-066-DP, 11900 Haney Place
Staff report dated August 25, 2014 recommending that the Corporate Officer
be authorized to sign and seal 2014-066-DP to permit exterior alterations and
signage on the south side of Haney Place Mall for a new tenant, Rexall
Drugstore.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
1109 2012-036-CP, Wildfire Development Permit Area Guidelines
Staff report dated August 25, 2014 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7101-2014 to add Wildfire
Development Permit Area Guidelines be given first and second readings and
be forwarded to Public Hearing and that Maple Ridge Development
Procedures Amending Bylaw No. 7102-2014 to add a Wildfire Development
Permit Application be given first and second reading.
Fire Chief Spence and L. Zosiak, Planner provided additional clarification of
the proposed guidelines.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
1110 Award of Contract ITT-EN14-50; Sanitary Sewer Replacement on River Road
(418 m south of McKay Avenue)
Staff report dated August 25, 2014 recommending that Contract ITT-EN14-50,
Sanitary Sewer Replacement on River Road (418 m south of McKay Avenue)
be awarded to PW Trenchless Ltd.; that a contract contingency be approved,
that the Financial Plan be amended to increase project funding and that the
Corporate Officer be authorized to execute the contract.
Committee of the Whole Minutes
August 25, 2014
Page 7 of 9
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
1111 River Road Traffic Calming and Proposed Interim Sidewalk Improvements
(Darby Street to Carshill Street)
Staff report dated August 25, 2014 recommending that funding be
reallocated for the interim River Road sidewalks improvements and that
construction of the interim River Road sidewalk (Darby Street to Carshill
Street) be approved.
The Acting Municipal Engineer provided clarification on the interim sidewalk
improvements.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
Note: Councillor Hogarth departed from the meeting as he manages the property
under application for item 1112.
1112 Bylaw for Highway Closure and Dedication Removal for a Portion of the Lane
Located North of the Property at 12018 Edge Street
Staff report dated August 25, 2014 recommending that Maple Ridge Highway
Closure and Dedication Removal Bylaw No. 7104-2014 to close the highway
and remove a road dedication be given first, second and third readings.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
3. F/NANC/AL AND CORPORA TE SER �/CES (including Fire and Police)
1131 Disbursements for the month ended July 31, 2014
Staff report dated August 25, 2014 recommending that the disbursements for
the month ended July 31, 2014 be approved.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
Committee of the Whole Minutes
August 25, 2014
Page 8 of 9
1132 Adjustments to the 2014 Collector's Roll
Staff report dated August 25, 2014 submitting information on changes to the
2014 Collector's Roll through the issuance of Supplementary Rolls 3 through
5.
For information only
No motion required
1133 2014 Council Expenses
Staff report dated August 25, 2014 providing Council expenses for 2014
updated to the end of July 2014.
1134 Corporate Records Management System Bylaw
Staff report dated August 25, 2014 recommending that Maple Ridge
Corporate Records Management Bylaw No. 7097-2014 to provide for the
retention and disposition of records be given first, second and third readings.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
4. COMMUN/TYDEI/ELOPMENTAND RECREAT/ON SERI//CES
1151 Alouette Home Start Society (AHSS) Request for an Extension of Municipal
Property Leases
Staff report dated August 25, 2014 recommending that the municipal
property leases for the Iron Youth Safe House and the Route 29 Youth
Transitional Housing Program be extended.
The Recreation Coordinator- Social Planning and the Alouette Home Start
Society representative provided further clarification of the request.
RECOMMENDA T/ON
That the staff report be forwarded to the Council Meeting of August 26, 2014.
5. CORRESPONDENCE - N i I
6. OTHER /SSUES - N i I
Committee of the Whole Minutes
August 25, 2014
Page 9 of 9
7. ADJOURNMENT- 3:50 p.m.
8. COMMUN/TY FORUM - N i I
C. Ashlie, Acting Mayor
Presiding Member of the Committee
r�c���� �iocE
�
9rlr �h GUumhl■
T0:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE N0:
Chief Administrative Officer MEETING:
First Reading (Text Amending)
Maple Ridge Zone Amending Bylaw No. 7103 - 2014
23627 and 23598 Dogwood Avenue
EXECUTIVE SUMMARY:
September 8, 2014
2014-054-RZ
CofW
DAMAX Consultants Ltd. has approached the District of Maple Ridge with a proposal to develop the
subject properties, located at 23627 and 23598 Dogwood Avenue, to the RS-1C (One Family Urban
(Low Density) Residential) zone standard. The subject properties have a combined land area of
approximately 3.4 ha (8.4 acres), including some riparian setback lands along the South Alouette
River. Under the current Estate Suburban Residential land use designation, and the current RS-2
(One Family Suburban Residential) zone, subdivision into approximately seven one acre lots serviced
by municipal water and sanitary sewer is possible. The subject properties are characterized by
significant stands of trees comprising primarily of Hemlock, Cedar and Fir trees, which are scattered
throughout the property located at 23627 Dogwood Avenue as well as portions of the property to the
west. Maple Ridge's Tree Protection Bylaw regulates tree cutting within 15 metre riparian areas and
steep slopes in rural areas, therefore the bylaw would offer little protection for most of the trees on
the subject properties.
Rather than a conventional one acre lot subdivision plan, the applicant is proposing a more unique
approach to the development of the subject properties. The applicant proposes to dedicate a
minimum of 25% of the developable lot area to the District for tree protection purposes in order to
ensure the long term preservation of the existing significant stands of trees. In exchange for the tree
protection dedication, the applicant is seeking reduced lot sizes of 1,200 m2 (12,917 ft2 ) to 1,598
m2 (17,200 ft2) . These lots conform with the RS-1c (One Family Urban (Low Density) Residential)
zone, and the submitted subdivision plan is for 14 single family lots.
In order to achieve the development as proposed, a site specific Zoning Bylaw text amendment is
required to the RS-2 (One Family Suburban Residential) zone. This text amendment will allow for the
reduced lot area, in exchange for dedication of 25% of the developable lot area for conservation of
the site's significant and unique tree stands based on a density bonus framework. Staff support the
proposal, and to proceed further with this application additional information is required as outlined
in this report.
1101
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7103 - 2014 be given first reading; and
That the applicant provide further information as described on Schedules A, B, F and G of the
Development Procedures Bylaw No. 5879 - 1999, along with the information required for a
Subdivision application.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South:
Damax Consultants Ltd.
AFN Enterprises Inc.
Parcel One (Exp. Plan 8154) of Parcel "B" (Reference Plan
8155) of the Southeast Quarter of Section 28, TWP 12 NWD
Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part
Subdivided by Plan 38973, Section 28 TWP 12 NWD Plan 1105
Estate Suburban Residential
RS-2 (One Family Suburban Residential)
RS-2 (One Family Suburban Residential), with a site specific
Zoning Bylaw text amendment
Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
-2-
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Single Family Residential
Single Family Residential
3.4 ha (8.4 acres)
Dogwood Avenue
Urban Standard
The subject properties are located directly south of the South Alouette River, and the eastern
property extends into the river. The topography of the properties is flat, with the exceptions of a
steep bank portion leading down to the river on the eastern property, and a ridge in the south
eastern corner of the same property. The properties are significantly treed, with an open lawn area
in the northwestern portion of the western property. The trees appear to be mature second growth,
with approximately 80 trees with diameters greater than 0.9 metres (3 feet), half a dozen of which
have diameters of 1.2 to 1.8 metres (4 to 6 feet).
Although both properties front onto Dogwood Avenue, the road allowance is not constructed. More
that half of the properties' area is located within the localized floodplain of the South Alouette River,
and the properties are also located above an aquifer. Several small cabins and a single family home
are currently located on the subject properties.
c) Project Description:
The site can best be described as a river front estate parcel historically used as a family retreat. The
applicant proposes to dedicate a minimum of 25% of the net developable area in addition to nine
tree protection restrictive covenant areas to ensure protection of significant stands of trees,
predominantly on the eastern property located at 23627 Dogwood Avenue. Additionally, the
applicant has designed the subdivision layout to maintain a large isolated stand of mature trees
through the creation of a`parkette' within the road allowance. The `parkette' feature is land in
excess of the road allowance requirement. The proposed road will loop around this stand of trees so
that they can be preserved in their natural state. The portion of the subject properties located within
30 metres of the South Alouette's top of bank will be dedicated for conservation purposes.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
-3-
d) Planning Analysis:
Official Community Plan:
The subject properties are currently designated Estate Suburban Residential. The majority of
properties designated Estate Suburban Residential in the OCP are within the Metro Vancouver Urban
Containment Boundary, but outside of the District of Maple Ridge Urban Area Boundary. While the
District's Urban Area Boundary aligns with the Silver Valley Planning Area, the Regional Urban
Containment Boundary includes the Estate Suburban Residential designated lands directly south of
Silver Valley. In total, there are approximately 207 hectares (512 acres) of Estate Suburban
Residential designated land within the Regional Urban Containment Boundary not included in the
District's Urban Area Boundary. The Estate Suburban Residential designation also aligns with land
that is serviceable by the regional sanitary service within the Fraser Sewer Area and municipal water,
which allows greater opportunity for densification than for Suburban Residential designated lands,
which is serviceable by a private sanitary septic only. The following OCP policies guide the form and
density supported in the Estate Suburban Residential land use designation:
Policy 3-14 Urban-level residential densities will not be supported in areas designated Estate
Suburban Residential
Policy 3-15 Maple Ridge will support single detached and two-family residential housing in
Estate Suburban Residential areas. The Estate Suburban Residential land use
designation is characterised generally by 0.4 hectare lots.
The single detached form and RS-1c (One Family Urban (Low Density) Residential) proposed by the
applicant meet the intent of the above mentioned policies.
An OCP amendment will be required to re-designate a portion of the subject properties to
Conservation for the riparian setback area of the South Alouette River. Additionally, lands dedicated
for tree conservation will be designated Forest. The Forest designation is described in the OCP as a
designation for the protection and maintenance of the ecological diversity and integrity of forested
land within the District. The preservation of forested lands is recognized as both environmentally
and economically beneficial to the community, as outlined in two key OCP policies:
Policy 5-13 Maple Ridge will promote the retention of urban and mature trees and of natural
forests and woodland areas, and ensure that additional trees and plant material are
provided as part of all development proposals. To enhance the ecological integrity of
the District, the use of native trees, plants and naturescape principles will also be
encouraged.
Policy 6-62 To protect ecological diversity and the integrity of forested lands, Maple Ridge will
retain parts of the northern slope of Thornhill as Forest. Innovative development
proposals that protect unique site characteristics, ecologically sensitive areas, or
amenities on lands designated Forest and within private ownership, may be
considered for a density bonus. The value of the density bonus will be at Council's
discretion, in return for the development providing an identified community benefit.
In particular, Policy 6-62 speaks to a density bonus framework as a mechanism for protecting unique
site characteristics, such as forested lands, that provide an identified community benefit. The
density bonus structure proposed for this development application, while site-specific presently, will
set a precedent for other Estate Suburban Residential development applications that are seeking
'�
densities greater than the RS-2 (One Family Suburban Residential) zone, which allows a minimum
parcel size of one acre and aligns with the Estate Suburban Residential designation. It is noted that
the OCP supports using a density bonus framework in three specific development scenarios. In
addition to Policy 6-62, specific policies allow higher densities for lands in the Albion Area Plan
through the Community Amenity Program (Chapter 10), and as a tool for securing affordable, rental,
and special needs housing (Chapter 3). Any application for similar or greater densities without
providing one of the three permissible density bonus options would not be supportable.
The subject application is supported for two important reasons. Firstly, the subject properties are
serviceable by sanitary sewer due to their location in the Fraser Sewer Area. Secondly, the proposed
development will ensure long term protection of significant stands of mature second growth trees in
dedicated parkland in alignment with Policy 6-62 of the OCP. This protection would not be afforded
under the Maple Ridge Tree Protection Bylaw, and many of the trees are located within developable
land that is not within an environmentally sensitive area subject to an environmental development
permit.
The proposed density bonus structure used to accommodate the RS-1c (One Family Urban (Low
Density) Residential) zone will not require an OCP amendment; rather a Zoning Bylaw text
amendment will be established to create the density bonus framework. This approach is similar to
the Albion Area Community Amenity Program, with some important changes. Whereas a density
bonus charge is required for all developments taking advantage of the density bonus program in
Albion, this application will be providing additional parkland dedication for tree protection rather than
a cash contribution. As a result, a reserve fund is not required.
Zoning Bvlaw:
The current application for the subject properties located at 23627 and 23598 Dogwood Avenue will
use a site specific text amendment to the RS-2 (One Family Suburban Residential) to allow a smaller
lot size, minimum width and area which mirrors the RS-1c (One Family Urban (Low Density)
Residential) zone. Any variations from the requirements of the proposed zone will require a
Development Variance Permit application.
Maple Ridge Tree Protection �law:
Tree cutting in Maple Ridge is regulated by bylaw, and has separate regulations for urban and rural
areas. Rural areas are defined as lands outside of the Urban Area Boundary, therefore the subject
properties follow these regulations. A tree cutting permit is required in the rural area for clearing
taking place on steep slopes, within 15 metres of a watercourse top of bank,or for trees within a
forest reserve. Based on this criteria, with the exception of the South Alouette River setback area, no
permit or regulation of tree cutting is required for the majority of the subject properties. Should
clearing beyond 35 % take place prior to the issuance of a development permit or subdivision
approval, an Erosion and Sediment Control Permit is required to limit the extent of soil erosion and
ensure water quality standards are maintained.
Development Permits:
Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features
Development Permit application are required for all developments within 50 metres of the top of
bank of all watercourses and wetlands; and for all development activity in identified floodplain areas
and forest lands shown on Schedule "C" of the OCP. The purpose of these development permits is to
-5-
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas; and for development that is protected from hazardous conditions.
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.
e) Intergovernmentallmplications:
Metro Vancouver's Regional Growth Strategy includes six land use designations and sets an Urban
Containment Boundary. The subject properties are designated General Urban in the Regional
Growth Strategy and are located within the Urban Containment Boundary. The General Urban
designation indicates that the subject properties can be serviced with sanitary sewer without
requiring approval from the Greater Vancouver Sewerage and Drainage District, as they are within
the Fraser Sewer Area.
Consequently, this regional designation gives Council some flexibility to direct land uses on Estate
Suburban Residential designated lands, as no regional approvals are required in order for this
application to proceed as proposed. Although the subject properties are not considered available for
urban levels of development under OCP policies, Council may consider using density bonusing to
achieve specific community benefits as outlined in Policy 6-62.
f) 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) Licenses, Permits, and Bylaws Department;
e) Parks Department; and
f) School District 42.
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.
'�
g) 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.
h) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule B);
3. A Watercourse Protection Development Permit Application (Schedule F);
4. A Natural Features Development Permit Application (Schedule G); and
5. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
Policy 6-62 in the OCP clearly supports the use of a density bonus framework in exchange for the
protection of ecological diversity and the integrity of forested lands. Given that there are significant
stands of trees on the subject properties that would be lost if the lands were to be developed in a
conventional manner, the applicant has proposed the use of a density bonus framework. In
exchange for smaller lots and greater numbers of lots, the applicant is proposing to dedicate a
minimum of 25% of the developable land area to the District in order to preserve the unique natural
amenity and area character that the existing trees provide. The Planning Department supports this
proposal, as it is both sensitive to the environment and to the character of the neighbourhood, and is
in compliance with the policies of the OCP.
The subject application is supported for two important reasons. Firstly, the subject properties are
serviceable by sanitary sewer due to their location in the Fraser Sewer Area and the Metro Vancouver
Urban Containment Boundary. Secondly, the proposed development will ensure long term protection
of significant stands of mature second growth trees in dedicated parkland.
It is recommended that Council not require any further additional OCP consultation. It is expected
that once complete information is received, Zone Amending Bylaw No. 7103 - 2014 will be
amended and an OCP Amendment to adjust the Conservation boundary will be required. It is
therefore recommended that Council grant first reading subject to additional information being
provided and assessed prior to second reading.
-7-
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 Amelia Bowden"
Prepared by: Amelia Bowden
Planning Technician
"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 J.L. (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. 7103 - 2014
Appendix C- Concept Development Plan
Appendix D- Site Context Photos
Appendix E- Site Context Map
Appendix F- Proposed Subdivision Plan
'�
N
District of
Langley
� 23598 & 23627 DOGWOOD AVENUE
0
.�
�
�
o �t CORPORATION OF
�� THE DISTRICT OF
� - � MAPLE RIDGE
PLANNING DEPARTMENT
Scale: 1:2,500 � `� ��, _�`�- L--� 1--�° �'� DATE: Jun 16, 2014 FILE: 2014-054-RZ BY: PC
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW N0. 7103 - 2014
A Bylaw to amend the text of Maple Ridge 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,
enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7103 - 2014."
2. That Section 601 B REGULATIONS FOR PERMITTED USES OF LAND, BUILDINGS AND
STRUCTURES be amended by adding the following after item (15):
(16) Density Bonus Amenity Contributions are permitted on the parcels or tracts of
land and premises known and described as:
23598 Dogwood Avenue, Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part
Subdivided by Plan 38973, Section 28 TWP 12 NWD Plan 1105 AND 23627
Dogwood Avenue, Parcel One (Exp. Plan 8154) of Parcel "B" (Reference Plan 8155)
of the Southeast Quarter of Section 28, TWP 12 NWD, identified on Schedule "J",
zoned RS-2 One Family Suburban Residential zone.
3. That Section 601 C REGULATIONS FOR THE SIZE, SHAPE AND SITING OF BUILDINGS
AND STRUCTURES be amended by adding the following after item (17):
(18) Estate Suburban Density Bonus
A Density Bonus Amenity Contribution in the form of park dedication for the purpose
of tree preservation exclusive of Environmentally Sensitive Area lands and park
dedication requirements outlined in the Local Government Act Section 941 Provision
of Park Land, a Density Bonus is permitted on the property described as:
23598 Dogwood Avenue, Lot 1 Except: Firstly: Part on Plan 7806, Secondly: Part
Subdivided by Plan 38973, Section 28 TWP 12 NWD Plan 1105 AND 23627
Dogwood Avenue, Parcel One (Exp. Plan 8154) of Parcel "B" (Reference Plan 8155)
of the Southeast Quarter of Section 28, TWP 12 NWD, identified on Schedule "J",
zoned RS-2 One Family Suburban Residential zone.
Density is determined by the area applied to lot size, lot width, and lot depth. In
addition to the park dedication requirements outlined in the Local Government Act
Section 941 Provision of Park Land, a Density Bonus may be applied in exchange for
park dedication for tree preservation of developable land through the regulations
stated in Section 601C (18)(1) as follows:
�
1) For the RS-2 zone, the base density is a minimum net lot area of 4,000 m2,
minimum lot width of 36 metres, and minimum lot depth of 60 metres. A
Density Bonus is an option in the RS-2 zone and shall be applied as follows:
a. A park land density bonus amenity contribution of 25% developable
area of the net property area will be required in any subdivision
containing one or more lots with an area of less than 4,000 m2, to be
dedicated as a condition of subdivision approval by the Approving
Officer.
b. The maximum density bonus option is:
i. Minimum net lot area of 1,200 m2
ii. Minimum lot width of 24 m
iii. Minimum lot depth of 36 m
c. Zoning requirements consistent with the RS-1c zone will apply and
supersede the zoning requirements for the RS-2 zone.
Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is 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
BYLAW N O. � CORPORATION OF
THE DISTRICT OF
N 7103-2014 - � MAPLE RIDGE
PLANNING DEPARTMENT
1:2500 � S C H E D U L E "V " I SC EDU O. J103-2014 DATE: Aug 15, 2014 BY: DT
ZQ t�- b��- _��. APPEN DIX C
��ilo 2� �Z3�,�o�$ �G,v�l o o c�. �•l e
�� �� T��� Lr,�l`�1�G t�T �L.�IJ- -,�4 fo
V��J e.� *�-
- . ._ ._ _' __ e��► � '`�'i�!Q,�
�Oy�.! Q 'e� � ,.. `'�' ti s-,� • ��� � r� �� .�'�� �C
� �ly� . cM • . . • �-- ti.
�.... ' . ' ' —�� �� Y ' . • � • � r� . ' �� �. .
,���`• .r• ,. : � ✓� s_ � � � �♦ �� �r�, / � I 1, .•.- � �.
! �i a.T j�. } t � , � � ��� '•�" �•�� i
` \ � � . . .. � 1 �� �� � � �
♦ .�� . �
f • - .`' ``�_ '. ,' . �
* - . i ' " . :__ _ • � . • +• * ; �- ` � : .• .r ,l
;•, � ,, � • � �:
. 2 . - '• . � , � • .�
' lyJ � *; .• . •,�� . �) � + , `
• ... , , • _ � - ;.
�._ � ��- . . � � - , �� • � ` � ' �. •' . • , �
. . . . �, i
� _. . , , . �,,. . � . , � E � ►
� � ,. . ,
` �' l , ' , I , � +� -i'l�lr� '� � - •i• ��
` r � ?� ' 1� : �, , . � s �.. .�� ��,
� . , ` 'r '�,;� � � ' \ �
. ��' � � , ' . . . � �'.�l• + : � • � � �
� �r ,
' • � • � t � . : .' _ �� � ;�., ���1�- r '�,�,
� ' � �'` . - • • ','� '.' � � ' � . � �
1 ti,\ � � S • , '.�.
� � � � ' � � " .1� .
l � � . '!•- . � • 1 � Y � `� � ►
I a -� �� • %� . ' �..'�n � y
• F� ^ 4 Y , �' � � •� ' i
� � 1 � � / �� •�s .��+ ../� � : K'' • `
A . ` � �
�� � . � � _ � � �
`� - � . , �;�r�
� � . ��'f , • * li' `a . .'` f . .
� � � . Y � � 1 - . ,"' '� �u ' • `. �
: , `' ! � �� ~`,• `� %�
` � . ' . � ' I . ,, • t ` .
� � �, ` , � r ` � : �� : . 1 �1
�-' � � ` , • ' . � • � �' , . 1
� % 3
� � . 1
.
,/- i , i • � `� �
I�e�'! '�m �i j 1�1 � A • � .
��� ' . � • I ', v `
� '
¢rG I� . r � � � r
�1 ~ i � ,' -- �-__� _ . �. ..._.:,..x_...�_ r
/ I� , � �
�`��` �` �►ble �
c� r�1� � �r�e�er �
C2 ��-� �Rvad M �� � /�►���,o r^
�' , w�� `
�'� 1 �� �TJ �, �!
� t� �. .
damax consuitant Itd.
103-1600 west 8th ave. . �L l-� �°�4
vancouver, b.c. v6� 1 r3
/�'.�- • Pj ' � L� tel. 604 224 6827
.. . . • '.. ^i�'.a'€!w:' "f.:� ' • .. - � � - � ' / ��
�_ . .. ' a " ' � i o� h ' ^ . �• !�� _ ' . • •�
' ,`� ►ri--�+:�� T y'.. ;�. �,r • • y:
" j,.' y.
. . • • ..R Y ^ j - :.� � : .� �� � � r� 3� . * + 1 j.
.- •, `:y , • �� �.
.t =. . � 'ySr 'a� . .� . . ��l �'�x .
- �•�.. �1�; � � �.i • �a - � � ;#��. `�. ��� .
; � � a .,� Y,�
-� ^�:•. � � 4. . r'"
" �. ' ' '� _ i'_
.: .-��,� �•_��:y ..?.�
_ �j" - rh ` � �'' �,.
•e. + • � }� � t , �L
�
. . . _. ��, ' . . Y's . . ,
�t • ��� � `i - . rr
.:� , '�� ' ,�`"'�' , ,
, �►:' ..
�
}
` � :� ��• � �ar�
�' � � ' �` , ',�:� _ �, �°' _,
� " , .
' � ' :� e . .-t� ' ,. � �- _
�•.
'�, ,. . ... �
�• .�:;,.., .. .
-. ����r�-;�� �� ���Y ..-��='„� �
`,. ���
', ,,�� _ , • � �� ' . , ..
:�.�' ""� -
� •{',
,
, T�. , _ :cr .. . •� .r� ��::'�, . _ _ . . �,_� . �'
- : s� �.Y � •r�t'- -
�, i • r •,. ' �n ':�:, ; 7:'... r
'�•�• �H �'.�.�''s� �i,. _ ����.���J�• =�• � .. . i.1'� ��~, -
'�'G l-7c �' .�y' . • i ��.n
i�j,.; r� � . i" f � �� - ,•�.�c 'a_, :3n��[ � -
�. f,.F�. ��9;�;�� � ��
, ;;� "�,;. . �i► r .
�: ' •,'�'*.�� . , •; ��• r ���• � ,. -
' • ;.::_ :`.•
`�I� �r r� ��''� �"'�4 .. �' i �rtr � :�
t Y. � .. r � ��'' 4' , ',�y� « ," .i r.i ' � . --
. .r � � 4 . 71� - ; .
�y��� • [ tl' '}�. . �
' ,_ r'� .� . ',. '. :�:. t' �. � r�' �r
,�,_ �e S ` � .��*'�, I y.� —► _
}� . t ' r: � .� "
~ � ;� � � "+. •,�,i�` �' �' •� �` ,.
� ,, i� t' ;'�� `' +' +.� . R�,�'F' � ,� �.. . { � ; , �
�' _ �'�' � ..a� �i': � � s �
. •, . . •'r'. .. , r f�, '�, a 1 � � . . r � � ,
r }/ � ► � x e��, "} ';" ,,� 7 -�. ��r �
' i l� � � .-,� .;y i ... �• '��: •� ►:f�-�, :� ,
+e. �. x ' � \ \
�'~ •+ �?• r - ' ••Ci � • � S. � 1:• • � A-. a�,.�..
si : aLt� �� .}� ••� i � . '�� 1 rr� �'��
Y�. �� • � �� . • r; �� y+�-: � . .s �
� ^�r � ti'� • •�• s ; '�� '�j` . T+ �i'. �
� �.,�� �� �,� ., :
;,F �- �"' _:�`�,� �'... - .
� .# ��. - �� k4. �� �
a � :���,�� - � � \
,��a `x� '�I�y �� k S
�. '' • `�r �• �
: � + J ��� .. '} �• .
� '
^� , ^.4� 4����•� , .
_. � ..__ . d _�� °__ � - ' ��
w 2� r �`'�Re� c�µ
��� t�, -�
'�C 1z:�a � r e � ��.t.
_�- ..��
/ � : f`. - �;�;���
r.
Y� t �
,�
�. — �r • .. ?� �.r: `._ • . ��..s� .
�' .�P.�� �v � ��y�nn-
p✓�► ��o'i'�i �� �. 1 �
I - • � � O ��� T �►
tivwY� Y Y��
damax oonsuitants ftd.
103-1600 west 6th ave.
vanoower, b.c. v6j 1�
te1.604 224 6827
damax�telus.net
�
L:/
� �
w
1'�" � , , .
f�`.' , — - - - �_ . _ _ .
�� .
�. �
, � ` �.:
,�;�r+r'�� -
''':n
R �" 3 `` F �
� ��+r, p � -� ��._,� � "4 �. � �
r s �° ; �'i:�'
� ! r��* �a�!' -a . s� � � r� ... _ .
�v..� y � � � � i�"•e� �'+�.- _ � :. .. '
._ _ .�� r•�,'r , � ,� 'r' Y . � .:_
� V.G. �=r,.:� .
. f' �- �,Q ' .W .'�,, a .��.•y �S, _ 1•. ^ . `"1� r . '
�. {; ':i.
s.' �� � k� y�. '�;ly� • Y 'k.j,`y.,g(= �I .
�l.a �� . , ,� F • � .
� �y,.:��•.
;. �`� r�? ;,: '�:� �
`.,; �a i.:, � � -� ,�� � . � � ,• � •i. `"��
, � � ,..r �a6,��, .�,�'• �; c�'�,�
� y.� w L v �Y1 �,.y0.�.� Y ����1f�� i
sy .. �.r l x�.^ ' � r T' � .. �''"{��41
� _ " � � `�, �.�y�� . ••, �� ' ��.
. � , ' nx 7� y ''•
-.�i t F �'��.a".
" � ,s ' .
' �.#,� '_�'���•�,+9�
� y ' �` '✓"i �
`�' ,r�'�, ■ �� : -;'f N •
� X�tiii� p' � '4W� i , � ry
'� � .x ' } � '�J6Ac� _ � �.. '�'F� � �.a�Y
k•$ '� t�`.��:
`�'r 'T�,;.�•,�;�;.�,�' _.�
�y . ��eT���c�
�ee� r.�r 1 d��
��
A��^
AI�C�
� 1� '' O�� �� 03-1600 nwest 6th ave.
W�� vancower, b.c. v6j 1r3
te1.604 224 8827
demax�telus.net
�
„.rat��-�
l�fi� ��� �
��
;;�
��
� �p 1
ti. •. �.; .r.A� �
: _�c+ ���'_[.,�,,�Y �T
4. �1 °.: ..�'�',,'.7�!,� � � "k�
� � _;�� �.�} �,
�. � . •� ��''�y��”.
.�5 � .
F. .+f {F �
. . il*`'�� s.g:; ��,
. F �h PF M1 �
- .I R �.�y M• .
r �i� Jf
. :�" p��
i'�.' �
�
�� ` �'.?��::.: r. , F
.f''. ..,���' ,� '`'i�,
�.- A'r� { �� _ .
w+" ' . ~'� . '}...
�y .
�:
�. �� �.� ��
. . , �.y ��;��'�� � �
-_ ._ ��i���, �-��:� �
. .= �� 5,• f�. e r
�i.r � � �� . =.a��r s
.;' . �,#.•�.". "�ss ..° *'�,[�i��
,� � 4 s�;� :� � • .
6 �;�,.: . _ �i .4: .e
_ y �.
�:�.:t �:..��' �
2t5 � �f ' O�� ��'i
� 3
0
n�
�
y �
damax consuitants ftd.
� 03-1600 west 6th ave.
vancouver, b.c. v6j 1r3
te1.604 224 6827
damex�telus.net
�
0
:4�., ';''�' '�:►.' • ,':;� .a , ,. ��'����• .:��� . "� I+`�
, '� er , .i i �� ' �� •� �+ �'.
k, � ' . � .= ."���='�;;-
I` R, , �� ���.�L....qr"r.•��..
�.,, _ - . � , � a.
� � •k , . �, , . �� . _ .� �,�
�. _ �1 � � �i� .2^ �%':M);� .
� _ . �Y . 1 . ���., , • .
��v` � �'f� _� r�� r ',`'.• •'•11N�• ,r, '
•S' , �f ti� � Y - 'r � . . � � �:. M1?�� � . n�• ^�� .
..: T � _ . � " ` � / '�^•`�,F
� �, ,k i ' *a � �; r .. �"1 .. n ���`�'� �,
�'•��j.y - • � � + �' • b' r y� y� s
�. i'�' � �`�f � � � � F"'' •, 7, .i . • • '•�L'� .. �..b'•
. .�• T , ' • . 'S^.
i • - •��' - ' r�W `;� �;'d'e�•`
. � � .��, s.
� n�' �i : � � . r,r� f!" -�i:.. I .
. , ��:,
` �
/' � �. � '
� � _ � _ _��
� ! � � �,
�#, • i ' .
.A a �^°. Y'T14'.V. � � . i1'• .
� : ' `• Y �'�� �,a� �._� _ . . � �- -' _� 1r -------
- � n� -
I�yF���1��x:�Y'`�'4�4�,�. M '-�.}:-, �� _- .'" . . . -r� �
_'�°'Ff. `, . , _ _
����V'�{e� � .� • � .�: • �..5_ .ti� _s .. ' ' '��"' � '_
;j� , I �"'�.y� �• `t.'�F. �,. .. ,- ..z•- •n�• . ••-�: --�.... .- .�
r ° � �° ',��4�� ,k.. �.,�. , ,;,:�� � �. . { �;.y � 4�� � �r �,,.
5 ��� ir .� �:;y� 1A� �' 7�-�y•t�e{4.� � :' r r .� '1 2 .�'
. *,•.7�. r k" i r�' �4�°�'� �.r �� . .�,�r�r � �i
, ' � ��• • �-• , j; '"'.. -y 4 y;��.
��� �'����' � i�' �I r •� ' I�f'..
�, �,. , w .: �• . ` i y�.
;� 'c' � , � a� ,.
• ' r' '�' " i � � • •
,� ,�.�i�.. �,. � � � � �4 . .'�� •
� j _ 'r ��. e�y ye• i 'K � ^ '.' I ; � �
1 r"�" ,� f�i�, r r . y �.�� �'� .,� , 1. �
�� •�� �,� ia'�i; r. � A' �: �R ,
� ''' � ,�y"� I � f� �+',�I ' � ,��1 � - . . :�
.,r" � � a . . '� , - W: � '
� � _ 4 ""; �-.. ��..
! �+� •1� . . .J i, _ •�1 �
�'�� f � _ � . X _ # 1 . ' � j�
� �� � '� i � '
4 i �'■ '' ' „ � * - .
� � , • `+y ..ti_�, .
� t . -� ' ' j +f '
` � � r �
�.�.' - ` ; ` �. 4,
� � ' �
F�' ,� :; y� � ; , �L
� \ .S� �� � ��
` y ,� 1
���'�r+j,.v►'"�x � . �9�F�� � ►'���+ ` 4 � f � �
���Y,i,'�` Y � �~ •'�" .�,,` �, ;� - '.�
+ ,� , �E:• ��
� � . ,�L _ . '�� �, � :�` +�. '• - �!
: .r - 7 �' r � ,, � �v- � � "` � � T
_ - . . -� " �.
. ' � :.. . -- • - � � �. �
��"l' � � �7 �' I`�� damaxconsuitantsna.
- 103-1600 west 6th ave.
vancouver, b.c. v6j 1�
te1.604 224 6827
damax�telus,net
� ,i � r� �� � � ..,.
I ` f "�## � �f. �r� � �f —_, _ ^ . ��,s� �,� ' �� �
• S �}� � } ,y ,5��� �� F Ffti 7r' � r
.r� yy w.[��j� �
';.�„ ( - i+ � . } " 00
'} �} � * y � ! ' ' � �
PPr3F � M1� � �" { ��W
`� �'' � t��. . _ � �.. :
� �
�� , i ;;;:. ;
��� , � -- .�, � .
1 �� 1-1 . I �+ � r .
�. - I . — � ��-- _ " �'�?
�`� - _- �`�`
Fp • - �C -
� � c4
\
e ra� T � �
�5 �- i /�
� �.�'
��
� �.
F3 �1 `�' � _ F i '13- '
�i � � � RU ? ��� Rem
o� i�! i' 2Fi63!
--�--- ti�
��: �]DAIE. �
� � �
� c, � �
r� � � � k ��
F �
� � ��`�'.�'„ _ . � � , �
� _ _ ; .i . � P
� �� �.� �
3 � ,�, � �,�.�,yF. EF89F�4
• ,�proximate 30m setbackfrom
��. � ` �outh A.louette River
� � Rem 1 �
� � I �
u",j �� �' P+s.# 8 y a
�° I
-t� �`� :, . �
� .� �.* . 'i �
.� ', �: ,
. � - ?
,. + ., �.
. _ �. � . , � � - �.�.., :.. ��� - JI
.� . � 5� �ti� � ".�'P � � .¢'I
.Jl �. .
� 7 r . '� .�. ^. ^ ,� r -�
�
. , . ,..:ro�: Floo.l,.lain bo�indar��
- �� � �
� . ��,
. ��
� - f..
'� �f' hr
� Y �
� �
.� �.
f F .��,/�� T'VR' „7
,+ � �+ -'�} �t ' 'S . F' �3�', . i7 � �+' - _
� � ,� ���.� � . .� '."'�
' r. . . . � �� � .�'",y r � �� 'S
� � � #
- .�x �� _ '� s. ��.. �. _ � '��. _
� � '�' � - ?;ik . � � r`r 9F �
� �, •
� ' 1�-1p - # n
-� r��� ' I 1 � +t. ' � � �. ' :tiacr
— .� '. Z2 , r a— . �
1 F'� .1� . I- .. P50�7-0 ��. _..� r I
y '- � � � � S � rha C��rp��rati��n ��f tha District ��t �,1ap�a Ri���� �'
.' ! } � 1'a� 1 ' � . . � �T18�S2S f10 �U8f8flt2$ f2�8fdlfl� tM2 BCCUfBCy' {• r
� �'� ,� or present status of the information shown on .
� _ ►�
` this map.
- -� r-:,-c•. � . �, -- v � � s � �. _ � r.� �_ - -
r='i • � •ar�o-. - -
, Legend Slop� V0�3NOOC� �t, �C�U '��� �1f$.
T ra i I s Reraent �+ } } } h,�
4CPSTATUS ��]-ii
�7�L� �O�IL��.L IVIC���
� ���_� �io-t,i
�.�T,� 0�-;,, � ��RP�F�,TI�N �F
�}-.:} ��]• � �=� THE DI�TF�I�T �F
� 1 � _ ; _���- �•���_���� _ - :�::� =�v ���-: f�11A P LE RI D� E
r L_ 1 Rb.e'7e =boo�lal� :F.'I� o"_� 1931:
� 'n'e-��os
=_.i � � � �a ] _ }.i � n• _ � r
v�J:'.f��f .JE""�P.-�'o
�C81e= 1�_500 DkTE: Se��, �01� FILE: Untitled BY: R�
\
SKETCH OF PROPOSED SUBDI �lSION
PaPER s�zE zr� x »�� �
RE�ISED: AUGUS7 27, 2074
PROPOStD LOTS SCALE 7: 500 � �`'�
ARE RS-7(c) o zs so� �`°�
�
Dogwood Avenue � � �
' o0
� o.
NO BUILD� °s.'3
NO DISTURB '� 3x3 730.�34 79'94 ?2 saa3
7REE CO �ENAN
164_1 m7 � �B�
�B2
,z5o 4 mz � 4
s�� �
14129 m2
16.50
53 30
6759 NO BU/LD�
2 No o,ST�RB
7 EE CO�ENA ✓T
1420.5 m2 , � 3525 m2
NO BUILD� ras3 � me
NO DlS lURB
lREE CO�ENAN7
5], 6]
4J69 m7
58 50
. a �:�?7 .
� �650 / L o
15988 m2 ' 13/9.5 m2 �
� rREE R/c �� o
)039 m2 �
� eo ra �:' as.es NO BUILD� eENO
�
m NO DlS7URB
4 �/ �/ TREE C01/ENAN7
y0 sSp // 405.4 m2 b
^ ry
13602 m2 � 13038 m2
b'
�O
0 3x3 °'
50 4J O' qq.61
92'1]' ' j
ROad
0�42 m2 C � h 4229.8 m2 p0 = s
N `�
"' �0
p
1214.5 m2 9.00 0 � 9�y�3g o�?9
o' �0 54.48
92'➢7' - �'.
's �
Par�
6601_i m2
.�rym.� .•
4798 �/ 0 \f
105'1' /
1705 ] m7 �
9.00 � 72.00
6' � ' �� PQY�ett�
iss33 mz nea.a mz sa.aa TREE R�C
IOSi" � 156.] m2
NO BU/LD� ars.9 mz e� �
NO DISTURB �
TREE COl/ENAN �eaa o m2
76 93 9 00
1200
t2�� b
&
�v 9 �O
7 25.48 0� 2� � g4 ���- 50.04
88
`8�0 0� �
��� 13808 m2 i� a
o � o
� �g0. LJ
3x3 e �vze mz
16-50 �
40z56
4J 20 � 164 13.89 4]2 �
5n �� B NL
�
ro rA� AREAs:
� PAREN7 PARCELS: 33027.4 m2
ESA: 2105.7 m2
PARK� 66017 m2
R/C
45.78
TREE R�Cs: 2193.3 m2 4
PARKETTE: U58.8 m2 24
ROAD: 4229.8 m2
TeR4 PdC�f � �Q�d SV�Ve � �td 22371 SL An^c Aven.,c, Ma�lc R�idgc, BC Tcl�. 604-46�2509 Flc MRI3-946sk_SI,B
r����.� �����
Brihkh&dlilnbfa
District of Maple Ridge
T0: His Worship Mayor Ernie Daykin
and Members of Council
FROM: Chief Administrative Officer
MEETING DATE:
FILE N0:
MEETING:
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 7042 - 2013
12366 Laity Street
EXECUTIVE SUMMARY:
September 8, 2014
2013-103-RZ
C of W
An application has been received to rezone the subject property, located at 12366 Laity Street, from
RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit a future subdivision of
approximately 4 lots in the first phase, and an additional 2 lots in a second phase in the future.
Council granted first reading to Zone Amending Bylaw No. 7042 - 2013 on December 10, 2013.
This application is in compliance with the Official Community Plan (OCP).
No parkland is required from the subject property; therefore it is recommended that Council require
the developer to pay to the District an amount that equals 5% of the market value of the land
required for parkland purposes, as determined by an independent appraisal.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 7042 - 2013 be given second reading, and be forwarded to
Public Hearing;
2. That Council require, as a condition of subdivision approval, the developer to pay to the Distri ct
an amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 941 of the Local
Government Act; and,
3. That the following terms and conditions be met prior to final reading:
Road dedication on Laity Street, as required;
Registration of a Restrictive Covenant for Tree Protection;
iii. In addition to the Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
1102
DISCUSSION:
A. Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
South
East:
West:
Use:
Zone:
Designation
Use:
Zone:
Designation
Use:
Zone:
Designation
Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
B. Project Description:
OTG Developments
Gurpreet and Jiwanwant Rakhra
Lot 2, District Lot 248, Group 1, New Westminster District Plan
7478
Urban Residential
RS-1(One Family Urban Residential)
R-1(Residential District)
Single Family Residential
RS-1(One Family Urban Residential)
Urban Residential
Single Family Residential
RS-1(One Family Urban Residential)
Urban Residential
Single Family Residential
RS-1(One Family Urban Residential)
Urban Residential
Single Family Residential
RS-1(One Family Urban Residential)
Urban Residential
Single Family Residential
Single Family Residential
0.405 ha (1 acre)
Cul-de-sac off Laity Street
Urban Standard
2013-103-SD/VP
The subject property is approximately 0.4 ha (1 acre) in size and is bound by single family residential
properties to the north, east, and south, and Laity Street to the west (see Appendix A). A single
family home is located on the east side of the property and is proposed to be maintained in the first
phase of the subdivision.
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District), to permit future subdivision into approximately 6 single
family residential lots. The subdivision is proposed to occur in two phases, with the first phase
consisting of 4 single family lots, allowing the existing house to remain. The second phase would
-2-
occur at a later date and would subdivide the remaining large single family lot into approximately 2
single family lots. Access is proposed to be off a cul-de-sac constructed off of Laity Street,
constructed within an 11 m(36 ft.) road right-of-way. The first phase will construct a temporary
turnaround for access. The second phase will construct the northern half of the cul-de-sac. The
southern half of the cul-de-sac will be constructed through a future development by the adjacent
southern property owner, if they choose to develop. Variances will be required to allow the narrower
road right-of-way for the cul-de-sac, and the narrower road carriageway. The required urban services
can be provided within the proposed 11 m(36 ft.) road right-of-way. Once built, this road width will
be adequate for two cars or emergency vehicles to pass. In the future, should the southern
properties choose to develop, they will be required to provide 4 m(13 ft.) of road dedication, which
will allow for the completion of the boulevard.
Applications accompanying this rezoning application include a Development Variance Permit
application and a Subdivision application.
C. Planning Analysis:
i) Official Community Plan:
The subject property is currently designated as Urban Residential - Major Corridor category in the
OCP. This designation is characterized by having frontage on a major road corridor as identified on
Figure 4 of the OCP, or has frontage on a road built in whole or part to a collector, arterial, translink
major road, or provincial highway standard. This designation includes ground-oriented housing
forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses,
apartments, or small lot intensive residential, subject to compliance with major corridor residential
infill policies.
The proposed rezoning and subdivision for the four single detached dwellings meets the Major
Corridor infill policies by providing a housing form of single detached dwellings, which is compatible
with the neighbourhood of single family residences. The development will construct a new road that
will serve the new lots and the new lots are proposed to have double-car parking garages, plus
space for two cars on the apron, thereby minimizing the adverse parking and traffic impacts on the
existing neighbourhood. Offsite trees are proposed to be maintained, and new trees are proposed
to be planted along the northern property line to provide for privacy for adjacent properties, in
addition to several replacement trees proposed to replace two onsite trees that will be removed.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to R-1 (Residential District) (see Appendix B) to permit future subdivision into
approximately 4 single family lots. Three of the lots are proposed to be approximately 400 m2
(4,306 ft2) and the remaining lot is proposed to be approximately 1,900 m2 (20,451 ft2).
A preliminary review of the plans indicates that the proposal generally complies with the Zoning
Bylaw; however, several variances will be requested, as outlined below.
-3-
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following variances (see Appendix C):
1. To vary the minimum front yard setback from 5.5 m(18 ft.) to 1.2 m(4 ft.) to the existing
building;
2. To vary the minimum rear yard setback from 8 m(26 ft.) to 7.8 m(25.6 ft.) for proposed
Lot 1;
3. To vary the minimum road right-of-way from 15 m(49 ft.) to 11 m(36 ft.); and
4. To vary the minimum road carriageway from 8.6 m(28 ft.) to 6.7 m(22 ft.).
The requested variances to the R-1 (Residential District) zone and the Subdivision and Development
Services Bylaw will be the subject of a future report to Council.
iv) Development Information Meetin�:
A Development Information Meeting was held at the Maple Ridge Leisure Centre Preschool Room on
July 17, 2014. Approximately 15 to 20 people attended the meeting. A summary of the main
comments and discussions with the attendees was provided by the applicant, and some forms were
submitted directly to the District of Maple Ridge. Issues of concern include the following:
1. Request for trees along the northern property line to add privacy to all parties and provide
a cleaner look to the development.
2. Concern regarding the variance for the road width.
3. Concern regarding the potential number of lots.
4. Concern around turn-around for local traffic and emergency vehicles.
5. Concern for privacy for the neighbours to the south (retention of trees lining the current
panhandle, new streetlights shining into their yards, increased noise).
6. Concern regarding parking on the street and increased traffic.
7. Concern in general regarding the new development impacting current homeowners,
including potential negative impact to property values and construction inconveniences
(noise, dust, etc.).
The following were provided by the applicant in response to the issues raised by the public:
1. The owner will install a row of trees along the northern property line.
2. Servicing will be provided within the reduced road right-of-way, and the carriageway is wide
enough to allow for two cars or emergency vehicles to pass. No parking will be permitted
along the road.
3. The zoning is in compliance with the OCP designation. The applicant's response was that
the Public Hearing is related to the rezoning application for land use and not the
subdivision application for the number of lots.
4. A hammer-head turnaround would be provided for the first phase of the subdivision, and
half of the cul-de-sac would be constructed in the second phase of the subdivision. The
cul-de-sac would be completed at a later date, if the property owners to the south choose
to develop in the future.
5. The owner has offered to plant/keep trees in areas to maintain the neighbours' privacy.
The rear yard privacy of the neighbour to the south wouldn't likely be impacted until the
second phase of the subdivision, when the existing home would be demolished and new
lots would be created.
'�
6. The increase in traffic will be minimal, and the single family homes will have garages to
accommodate two vehicles, plus driveway aprons to accommodate two more vehicles for
visitors.
7. The rezoning application is in compliance with the OCP designation.
v) Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval.
For this project, no parkland is required from the subject property; therefore it is recommended that
Council require the developer to pay to the District an amount that equals the market value of 5% of
the land required for parkland purposes. The amount payable to the District in lieu of park
dedication must be derived by an independent appraisal at the developer's expense. Council
consideration of the cash-in-lieu amount will be the subject of a future Council report.
D. Environmentallmplications:
The Arborist Report and the Stormwater Management plan have been reviewed. The civil engineer
and arborist are to coordinate their efforts to ensure the environmental objectives are achieved. In
order to retain the trees at the south of the property, trenchless excavation techniques and placing
the new road at or above existing grades would have the least amount of impact and would allow
the trees to be retained. If a trench is excavated, every effort should be made to move the services
northward to reduce the impact to those trees. Arborist supervision will be required to monitor the
work within the root zones of the trees and to determine tree stability post construction. Offsite tree
removal requires written permission from the owner prior to removal.
E. Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has identified that all the services required in support of this
development will be required as a condition of the subdivision application, with the exception of the
3 m(10 ft.) of road dedication along Laity Street, which is required through the rezoning application.
The internal road dedication will occur in the subdivision stage of this application. A variance is
being requested to reduce the road right-of-way and road carriageway; however, all of the required
services will be provided within the reduced widths provided. Once the lots to the south develop, the
remaining road dedication, the bottom half of the cul-de-sac, and the southern boulevard treatment
will be completed.
As this subdivision is proposed to occur in two phases, the Engineering Department will require
additional road dedication at the subdivision stage to ensure that the properties to the south
(12350 and 12358 Laity Street) may develop without having to wait for the second phase of the
subdivision to take place. This will allow for the servicing to be extended and will eliminate the need
for an access easement shared between multiple properties.
-5-
ii) Fire Department:
The Fire Department requires a road carriageway of 6.1 m(20 ft.) in width and a temporary
turnaround that is 6 m(19.7 ft.) wide by 8 m(26 ft.) in depth, until such a time that the cul-de-sac is
constructed. A municipal fire hydrant is also required at the intersection of Laity Street and the
proposed new road. The proposed plan is acceptable to the Fire Department.
F. Citizen Implications:
Several letters of opposition have been received on this application. The main concerns have been
summarized in the Development Information Meeting section above. The Public Hearing will provide
a venue for the public to voice their concerns on this application.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7042 - 2013 and
that application 2013-103-RZ be forwarded to Public Hearing. This Public Hearing would be for the
rezoning component of the application, and the first phase of the subdivision, consisting of four lots.
A second subdivision application will be required for the second phase which would permit two more
additional lots. An acceptable road width will be provided with the first phase of the subdivision.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the District an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
"Ori inal si ned bv Michelle Baski"
Prepared by: Michelle Baski, AScT
Planning Technician
"Ori inal si ned bv Christine Carter"
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Ori inal si ned bv Frank Ouinn"
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original si ned bv J.L. (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. 7042 - 2013
Appendix C- Subdivision Plan (for Phase 1 and Phase 2)
�
12410
305 N 306
�
12404 N
304 307
12403
�
� � P 51 80 o N c� o M� � ,,, \
N N M M M � M M M W
N N N N N � N N N 6)
206 205 204 �a �, Aem 201 200 � 199
w a 51180
P 51180 P 511 0
M 191 192 193 194 195 196 197 198
� rn rn � � � rn � �
322 Li�i N N N �M M M M M
a N N N N N N N N
124 AV E
12386
303 12397
� 12383
w 302 308
12375
309
2$3 12367
'� 310
�titi
ti
282 12355
2�22g 311
2�22$ 12343 ~
�
281 312 �
N 12331 a
N 280 313
P 56 39 12323
317� 316 315� 314
N N N
� � �
(V N N
N N 12291
N N
2 Rem 4 Rem 5
>pg P 53 0
N
Scale: 1:1,500
�
District of
Langley
N r2 N
� � N �
N 0 N
� 14
2 �
a
123 AVE.
� �
O � M
M M �
� N N
N
13 1,� 11
P 15 84
� 9
M
N
124
�
�
M
N N
�
�
A � �
a N
� �
rn
N
� 20 � a��
� 12370 N � $
J a
�
Q 21
U
12350
12330
22 �
ti
12322 n1 �
23 a M
N
N �
M �
M M
N N
10 35
12366 LAITY STREET
co
M 33
�
0
.�
�
�
o �t CORPORATION OF
�� THE DISTRICT OF
� - � MAPLE RIDGE
FINANCE DEPARTMENT
l�
, DATE: Oct 29, 2013 FILE: 2013-103-RZ BY: PC
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW N0. 7042-2013
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. 7042-2013."
That parcel or tract of land and premises known and described as:
Lot 2 District Lot 248 Group 1 New Westminster District Plan 7478
and outlined in heavy black line on Map No. 1601 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1(Residential District).
Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10t" day of December, 2013.
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
�
, 20
, 20
PRESIDING MEMBER CORPORATE OFFICER
N N I NIII N 7 6)
N N N N N N 12461
AVE. N N
12411 12410
295 305 N 306
12407 `�
296 z 12 304 307
12401 � 12403
�
29� a
o rn
12395 p
298 322 �
�
12387
299
... � M M I � *
ZO7 N N OM I I M M M M �HO
N N N � N N N N �2460 15f
DOUGLAS AVE.
,2 181 15E
N I IN P 51 HO M M M O M M � N Fs�
0� W
N N N N N N N N �
206 � � 2R5 1�181 �a "' q m 201 200 � 199 15
----- -m�----- -- 51180
P 1180 P 511 0 P 37851
191 192 193 194 195 196 197 198
°' � � o � N a � 97 � 98
N N N M M M M M M �
N N N N N N N N
N N
124 AVE
12386 �
303 12397 � o m
O N � � M � � W
12377 0� 12383 ` N � o M M N M �,�
3�� N NwW J�2 3�U N � 2 N C N u N N 19 N M N 1238(
301 12375 LMP 1193 � 730 A g
309 a � �
� � � 12370
?86 285 284 283 310 67 P 7478 12369 `� N
ti
� N N ���
282 12355 �$ � 20 � a12375 1e
N N N � p
21229 311 12358 � � 12370 �� �
LUM CT. 2�22$ 12343 112 113 � � a � v> '�
� a 281 312 a 12353 Q 21 7`� �
N N � P 37928 � � � 6
N N N 12331 � 12350 17 12350
1277 27g 27g N 2gp 313 � 12343 12330 P 24 56
12323 � 5 M P 157 4 � 6 22 � 25 26 27
P 56 39 12336 � 12323/25
20 319 318 317 316 315 6 7 H 12322 N �
M O � N M 7 314 � � a M M W
� N N N N N 4 a N M M M N �� �� N N N
N N N N _ N _ N_ _ N�
— — — — — — — 12324 N N N
123 AVE. RW 17412 �
35282 LMP 35019 LMP 35291 � v N �a M �`'�
� (� W CO N W � W � M � M M M 34 N N �
'� � � N N c".i 12291 M N 3 N N N N N N N
J cn 5 N 1 N 2 N Rem 4 N Rem 5� � N14 13 12 11 10 35 � 12296
�� CP 6209 P 53 0 M 2 � � 33 3i
� 12277 � 12294 a P 15 8 4 N 12287
� M M � 80424 2 J L P 11733 a 32 �2z�o
`9 1 2� � 3 4� 5_ 6 3
� N N
MAPLE RIDGE ZONE AMENDING
Bylaw No. 7042-2013
Map No. 1601
From: RS-1 (One Family Urban Residential)
To: R-1 (Residential District)
N
SCALE 1:2,000
APPENDIX C
PLAN
' DETENTION VOLUME REQUIRED: 46.6m�
DETENTIONVOLUMEAVAILABLE: 48.Om� _ -
�
LErnENDpaP� uxE �� i '/\/ wusrv �,wnve� ansE
aa.�aot Paa a xrr rvf c oiscw�x�o 5�arncE Couasr `. asF u�
ruru�� vaovEvtt urvE B<SE co�xs� �n=✓vortn sua�v+no�
�
DETAR-A
REVISION$ / $UBMISSIONS ENGINEER CLIENT PROJECT
C.� CALC(.ok1CCp1 t3oez
��' CONSULTINGLTD. ppypNRAKHRA
#zeo-[ssy viking wAy, wch�no„d, ac. E-mail: pavanrakhra(�gmail.com SITE ADDRES$
�'�'�':s�� 12366 LAITV STREET
>es—s w���w��oiiumwn=mnue..�,n DISTRICi OF MAPLE RIDGE, BC
�
�
I� ucini�-n II
vTYPICAL95ECTION-PROPOSED�URBANROAD I
$EA` scn�c �Ts CORPORATION OF THE DISTRICT OF MAPLE R
fNGINfERING DfPARiMfNi
KEY PLAN
PHASE - 1
DRAWING I � OF I
�ae� r„ NIIMBER
�
�
A
REVISIONS / SUBMISSIONS
PLAN
� �. n wwii_ �M1.�cre��isr crewvc� ensE
X
s�nrFc[ m�vs� \\ e n, �u
\
DETAIL-A
ENGINEER CLIENT
C� CoreCoticept
CONSULTING LTD. ppVAN RAKHRA
#L'20-2A39 Viking Way. Ricl��i�o��d. ��.
, 1VHV3RI
xoRirv soRrrv s R wE
00o I
s/woe �0..Rvreo�AnvE�swouin[ j` f' N a�sLl
Pa I � I
� nmanrv* I
o I
Pp PpiOG NTYPICAL SFLTIOV� I ROPOSED URBAN ROAD I
PROJECi SEAL SCORPORATIOu �u�eaiuDISTR
,3�8�
SITE ADDRESS
12366 LAITY STREET
DISTRICT OF MAPLE RIDGE, BC
�
�
�
PHASE - 2
„ DRAWING I OF 1
NIIMBER
District of Maple Ridge
MAPLE RIDGE
6ritkh Columhla
T0: His Worship Mayor Ernie Daykin MEETING DATE: September 8, 2014
and Members of Council FILE N0:
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Request for Accessory Employee Residence - 28487 108th Avenue
EXECUTIVE SUMMARY:
At the August 25, 2014 Committee of the Whole meeting, a presentation was made to Council
regarding a request for an accessory employee residence at 28487 108t" Avenue.
The proponent presented Council with information relating to their authority to approve a building
permit for an accessory employee residence without the need for a referral to the Agricultural Land
Commission (ALC). A copy of the information presented to Council is included in this report as
Appendix A.
The proponent has been made aware that the District's standard practice in these cases is for the
owners to make an application for a non-farm use to the ALC, prior the building permit being issued.
This practice is consistent with ALC Policy #9 and the ALC staff has consistently noted their support
for this approach. The proponent has expressed the opinion that it is within Council's authority under
Section 19 (9) of the Agricultural Land Commission Act to issue a building permit.
Council has requested that staff provide information to help determine if a non-farm use application
is required in this situation. Based on the review contained in this report it is recommended that the
current practice continue.
RECOMMENDATION:
That the practice of seeking approval from the Agricultural Land Commission for a non-farm use
application for an accessory employee residential use on lands within the Agricultural Land
Reserve continue.
DISCUSSION:
a) Background Context:
On August 25, 2014, the agent for the owners of 28487 108t" Avenue appeared as a delegation
before Council and expressed the opinion that Council approve a request for a building permit for an
accessory employee residential dwelling unit.
The Maple Ridge Zoning Bylaw (No. 3510-1985) defines an accessory employee residential use as:
"...a use accessory to an agricultural use or a resource use where a building is used for one
dwelling unit for the accommodation of an employee or employees working on the same lot."
1103
The following section of the report provides an overview of the recent history of the property and the
ALC Policy #9 regarding Additional Residences for Farm Use.
ALC Policy 9 Additional Residences for Farm Use:
The ALC Policy 9 identifies that Council may approve an additional residence for accessory employee
residential purposes, provided that Council is fully convinced that there is a"legitimate" need for the
additional dwelling unit(s). The ALC policy clearly states that if there is "any doubY', that an
application for a non-farm use [Section 20(3) of the ALC Act] is required. A copy of the ALC Policy 9
is included in this report as Appendix B and a link to the policy can be found at:
http://www.alc.gov.bc.ca/legislation/policies/Po19-03 add-residences.htm
District of Maple Ridge aractice:
• Based on the ALC policy and recognition that the ALC and Ministry are experts with regards to the
policy, ALC regulations and farming need, the District has consistently directed property owners
seeking an accessory farm residence(s) to submit a non-farm use application. These
applications have all been forwarded to the ALC for the Commission's consideration.
• The Commission has consistently noted that it concurs with the District of Maple Ridge approach.
• This approach recognizes that Local Government may not be in a position to determine whether
the need is legitimate and is intended to be fair to everyone.
• This practice is consistent with the practice used in many other municipalities, including the City
of Pitt Meadows, Chilliwack and Sunshine Coast Regional District.
• The District does not have any guidelines or policies in place to assist in the determination of
need for a farm help residence, and rely on the expertise of the ALC.
• The request that Council authorize the issuance of a building permit is of concern as it is
inconsistent with District practice; and potentially places Council in a difficult position of
assessing need.
• The District does have the authority to issue a building permit for an accessory employee
residential dwelling if it believes that the scale of the agricultural operation is such that a
building for farm help is required.
In addition to the information provided to Council in August 2014, a compilation of examples of
enquires related to the use and/or development of properties within the Agricultural Land Reserve,
which have arisen over the past few years. These examples include:
• When evaluating agricultural operations, the question is often not whether farm activity takes
place on the property. Instead, the question is whether the magnitude of the farm operation
is sufficient to justify housing for both a full time farm operator and an employee. It should
be noted that excessive capital investment in residential development may increase the
selling price of farmland and may be an economic barrier to farming.
It is very difficult to keep track and enforce compliance with the removal of a building should
the farm use cease. As example, upon review of an application for subdivision in the ALR, it
was revealed that the applicants had 10 years earlier received approval for an accessory
employee residence. The property had not been farmed for several years, and the applicants
were basing their subdivision application on the fact that there were already 2 residences on
the property. A restrictive covenant on file clearly stated that the second dwelling would have
to be demolished should the farm use cease.
2
• Many of the requests for accessory farm help received by District staff may be questionable
with respect to need. Example: An individual was trying to identify an estate residential
property for an affluent client, with accessory farm help, in order that the client would receive
the tax concession and have a residence for their groundskeeper. Being notified of the non-
farm use application requirement was a sufficient deterrent from proceeding further.
Assessment information of farm activity can be misleading. Colliers did a recent research
paper on property taxation for Metro Vancouver. One of the findings was that where multiple
properties were involved, gross farm income was treated as an aggregate, and the actual
income from an individual property was not reviewed. This means that a property that was
part of a larger farm operation could receive farm class even if its specific earnings were
significantly less than the minimum required. This practice also enables property owners
who lease their land for lower value farm activities such as cutting hay, are not required to
have sufficient minimum gross farm income. As long as the leasing farm operator earns
sufficient farm income to meet this minimum standard, the property owner will receive this
concession, even if they are not actively involved in farming. On this basis, farm class status
should be a prerequisite, but not the sole factor in determining need.
A farm operation that utilizes multiple properties generally has no legal obligation to retain all
of them in perpetuity. What this means is that if permission is granted for an accessory farm
help under these circumstances, there is no guarantee that the farm operation will not in
future sell these properties that have helped to define defensible need. If multiple
jurisdictions are involved, assessing need would be difficult. A possible approach could be
to allow the accessory employee residence to proceed, but in exchange, a no build covenant
should be registered for residential development on one of the other properties utilized by
the farm operation. This would be difficult where multiple jurisdictions were involved.
ALC regulations are becoming increasingly complex and the types of farm help are likely to
evolve. The permitted uses that are recognized as bona fide farm use could potentially
include retail, product processing, and agri-tourism uses, that could potentially have a staff
component. Traditional methods such as standard animal units to assess the size of farm
operation that could form a rationale for permitting farm use may no longer be valid. For this
reason, it makes sense to keep the Commission involved in these decision making
processes, as they are in a better position to see the bigger picture than are individual
municipalities.
Staff are of the opinion that the ALC is in the best position to evaluate applications of this
nature. This is their focus, and they are experienced in a wide range of farming activities,
and at times come up with creative solutions and conditional approvals that help to meet
their objectives.
b) Policy Implications:
There are no direct Official Community Plan or Council Policy implications associated with the
request for an accessory employee residential dwelling. However, ALC Policy # 9 does provide
Council with the authority to issue a building permit for an accessory employee residential dwelling if
Council is "convinced there is a legitimate need for an additional residence." The policy goes on to
state "if there is any doubt with respect to the need, an application [for a non-farm use] under
Section 20(3) of the Act is required."
3
In this particular situation doubt was raised based on the following recent history:
• In early 2011, the property did not have farm tax status at the time, although has since
received it.
• In February 2011 a non-farm use application was submitted but was not processed at the
request of the applicant.
• In 2012 the District was informed that the property was listed for sale.
• In June 2014 the owners advised they had done the following and it is unclear if this activity
represents a legitimate need for an accessory employee residential dwelling unit:
o removed field overgrowth and stumps;
o site grading, drainage and access installation;
o installed perimeter fencing;
o drilled a well;
o built a barn for animal and produce storage; and
o installed new hydro service.
• The owners are proposing a beef and apple orchard operation on this site, in addition to an
orchard in Penticton. The owners will not be residing full-time on the property.
• The applicant has been advised that a single family dwelling with a secondary suite; garage;
and manufactured home for a member of the immediate family would be permitted on the
property and would not require ALC approval.
The District's practice has been to require a non-farm use application to be submitted to the ALC for
their approval, prior to issuance of a building permit for an accessory employee residential dwelling.
c) Alternatives:
The following alternatives are presented for Council's consideration:
1. If Council is convinced that there is a legitimate need for an accessory employee residence at
28487 108th Avenue, staff can be directed to issue a Building Permit for the proposed
dwelling unit.
2. If Council wishes to change the current practice of requiring a non-farm use application for
an accessory employee residential dwelling unit, that staff be directed to prepare a set of
guidelines to determine when an application for non-farm use will be required for an
accessory employee residential dwelling on lands within the Agricultural Land Reserve.
CONCLUSIONS:
Council has requested that staff provide clarification on whether or not a non-farm use application
for an accessory employee residential dwelling at 28487 108t" Avenue is required. The information
provided provides Council with an overview of current District practice, the Agricultural Land
Commission Act Policy #9 and examples of enquiries the Planning Department has received over the
past few years related to agricultural and development activities within the ALR.
Council has the authority under Policy 9 of the ALC Act to issue a building permit for an accessory
employee residential dwelling without requiring a non-farm use application be made to the ALC for
approval. However, that policy (attached as Appendix B) clearly states that a municipal council must
be convinced that there is a legitimate need for the additional residence, otherwise a non-farm use
application is required.
4
It remains Council's discretion to determine if they feel the request at 28487 108t" Avenue is based
on a legitimate need.
"Original signed by Jim Charlebois"
Prepared by: Jim Charlebois, MURP, MCIP, RPP
Manager of Community Planning
"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 J.L. (Jim) Rule"
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
Appendix A: Presentation submitted to Council on August 25, 2014 by Mr. Slade Dyer, agent for the
property owners;
Appendix B: Agricultural Land Commission Act Policy #9 - Additional Residences for Farm Use, March
2003
5
APPENDIX A
Mayor and Council,
District of Maple Ridge
Your Worship and members of Council,
Re: Council consideration of an accessory employee residential use at 28487 108th Avenue.
Pursuant to Maple Ridge Council Procedure Bylaw No. 6472-2007 I have requested to appear as a
delegation to Council respecting the above noted item. I am also providing this information package as
required under Section 50 of the Bylaw.
The matter that I am asking Council to address has come about through considerable discourse with
Municipal staff and the Agricultural Land Commission (ALC). The property owners have a farm operation
in Penticton and operate a connected farm operation at 28487 108th Avenue in Maple Ridge. Connected
farm operations are not uncommon, however farm help is needed and a farm help presence is required.
The Maple Ridge property is zoned A-1 (Small Holding Agricultural) and is in the Agricultural Land
Reserve (ALR). According to the Maple Ridge Zoning Bylaw an accessory employee residential use is
permitted in the A-1 zone. However when such property is in the ALR the statutory provisions of the ALC
must also be applied.
Section 18 of the ALC Act provides that a local government may not "approve more than one residence
on a parcel of land unless the additional residences are necessary for farm use." ALC Policy #9 provides
that "The Act and Agricultural Land Reserve Use, Subdivision and Procedure Regulation do not set a limit
on the number of additional residences for farm help per parcel, but all residences must be necessary
for farm use." Policy #9 also states that the "Local government must be convinced that there is a
legitimate need for an additional residence for farm help."
The ALC has advised that the local government has the authority to approve additional residences for
farm use in the ALR, providing that the local government is satisfied of the need for such an additional
residence. The ALC further advised that such a decision would be based upon the facts associated with
each case and if the local government is satisfied of the need for an additional residence, a building
permit may be issued.
"Local government" is defined under both the Agricultural Land Commission Act and the Local
Government Act as; "local government" means in relation to land within a municipality, the municipal
council. So for purposes of an accessory employee residential unit in the ALR, under the ALC Act, a
determination of Council respecting need is required, before a building permit can be issued.
My clients have applied for a building permit for a standalone garage with an employee residential suite
on the second floor. Such a permit cannot be issued without authorization of Council. For such
authorization to be granted, Council must be satisfied that there is a need for a farm help residence.
My clients have been actively improving the subject property for farm purposes over the last few years
with such works including:
• Removal of field overgrowth and stump grinding.
• Site grading, drainage and access installation.
• New 5 strand perimeter fencing.
• New drilled well for irrigation and water service.
• New 3,000 square foot barn for animals and produce storage.
• New 400 amp hydro service to the site.
Over $185,000 has been spent to date on these farm improvements with more to come. A building
permit for a primary residence for the site owners has recently been issued and construction will be
proceeding shortly. Construction of the garage and employee suite coincident with construction of the
primary residence would be ideal.
The land owners recognize that Council must determine that there is a need for an employee residential
unit before a building permit can be issued. They have a farm help residence on their Penticton farm
property and are seeking a building permit for a farm help residence on their Maple Ridge farm
property, as they cannot be present on the property full time and need assistance in the ongoing
operation of this farm.
An overview of the two farm operations, including improvements, has been provided by the owners and
is attached below. This overview also includes the connectivity between the two operations.
We are asking that Council consider the information presented and determine if you are satisfied that a
farm help residence is needed on the Maple Ridge property, so that a building permit for such use can
be issued. Municipal staff have advised that they are "not in a position to assess whether such a
residential use would be necessary for farm help or that the long term interest in this property is for
farming purposes." We are of the opinion, given the current and projected farm operation, that a farm
help residence is necessary and needed. However such a determination falls to Council, as provided for
under the ALC Act and ALC policies in this respect.
Thank you for your consideration in this matter.
Sincerely
Slade Dyer (agent for 28487 108th Avenue)
Slade Dyer & Associates Inc.
33219 Brown Crescent,
Mission, BC, V2V-2R3
Ph. #604-826-5009
Ma�le Rid�e Farm - 26487 108th Avenue, Ma�le Rid�e
Beef Cattle & Apple orchard
•w
:.L ' ` 5 .� � �
�f L � �� .
. . � , R -� �
' .,;,t ... .'��L�� Sti .� � "'4� �, _ L
�y �il��,,;li: • - � ' � �-�r•
}�� ,. 't
i�
y,�a� r _�
+ l{ �I I' � �
�� 51� •4xM1. ���' ' . - _ - - _:'' l �� : '�
�i'•44' -- ='�' _ ��'� 4 �. •y• L= �.�
, �' � �7J/^ � t• ~ a
' f.A _ . . . +�^�����T fr�•�i�Fk
r�F;.�'.�],� . .. . .� . � . ' � ,�.�5�',-- :�.
��f�.p� � .• � , � ' � �'�' ,- ,,. " _ ` .'f' � f�{�ru+�
.�Y�!�� 'w2�`;. r , : + + -� '' ' �,� f'. '- ., "�]
' Y:+���. `F7� � �4 4 _ `' T�• _ ;+{, �{ � ��Y � *�t
:�}� � i�'�.�� ..�F�.t +,L'r- ��. � ��7'��* " 1� �`'`}'' ��'
� - . . c:�� fi1rr. �,� � ;� '�#.,�;�y�: s�;.
�� . 't. ' , �;�' ' 3';�' ���� f�,.¢, ��`,, •-� y'
?"�Y',-�,?: .'y. ' :� . �. ����� i� -'�;'Y� . �.r�".��'41+�.
. H}�{''{ 1 ' k i • � � � � - _ ��s:� #' � ` '��lt . _� _ . ���: '� �h- 3 i _
' � � ' �:-.+'`} . : �.;+�n �.*�j; : � �. �+ � {, .
I�'` �,�y ;F M1�•{ t
�{, y . ti 4I��.�U'�" µ''. ' ' .,rs�•' ' . ';�''.. ...'�'�, �r� , ;'� x. ��
' 1 �3 ''��� � k. .
Field View (2014)
C1�
� �.5
ky�
t �e'�+
�
• Above is a photo of the property when we purchased it and starting working on it.
• In this pictured we had already cut quite a bit of overgrowth down and started the
driveway.
• All fencing had Alders trees growing through them and all needed replacing.
,�'-;.,. � �,.���i �
~y�{}�� £ ' � :.� � �
.•�. �•�.+�; :
, .. .�, i , �'� .�* = .
�� � ' � i . _
y�k..,:�� -�LF� . �-'�5.y;��:k+, :����� � �
:� � ���} �,�,,q„- . _�� Y' , '
.����� � � � �+W }� '� �� :
�' �►.. � � ���'� , � ' �`�` � ' � :�;��:. _ . �
; V; Y. h �:�.
�F � ; �# �� � �s .�i� . +� Y . �� �'�;•�v�3 .
t.�� , r���. �..�*',2t�,tt; kti; ,�r:,. ,4 } , . ;,��4, �,�
'�'���� :�� ' 4- _ .�." . I,�F�, ' 4 +} };�
}�+`���Fr~{'�.� tJ �i.{}' 'i . L`4� :'`:tti �} s �S�
� ��� ;s, � �J' � ,�� �,�i�� �, �'��� ��� �i� �,t�.�, i. '�,
� ;� � ,�'�r ���`: � r' � �,��x �;,�� ,,.
'� ;' ►' ��� #i �+} �K`y IS ��] ti'4� f , 5�.+,� ���uy•.,.�y y +�, 4 � •'�,1
#��.'I.�r�q .�:� 3�,��.��+'A1�\'.lyti '4�� "k;*ti�7� T� �'lt� f�� } �
��i+' �f 4�Fi�'.�, � !k � " �4 {; �r�f ,
Beef Cattle, Cow Calf Pairs
��� ��.�;������'� � .� #:
i _�,��
�! �'��r� . �+ •,'3��� i�!4� *j '}� f � 1 �� �
x. I'�, v
.y � ..�`Y : . �� ��:.��y �:���:�'• ry.r:
r. '� `� � r' � �� F:� �J�t
} �'{ { ��• � � :
�t� f'"� �'# �.
�5�5 y ''}�'���+
s �'# �f � . � s r � 'a ���ti'".
i� �. ', r � y .�`� ,w�' ��
���',�.�t����� � + .
Y i�+�y � � � J �' 7
i
• We had cattle on the property for a couple of years, but after they got out twice and we
did not receive our farm hand accommodation permit, we put in for on January 26 2010,
we had to take them off the property and board them at Hank Ten Brinks in Whonnock.
• Once we have our building permits we will bring them home.
_� �
�i�' �'vu�++sra�r�.�•►�'-- y - : $--
„. , � • ~ - ' ' . - _ `� - . . . - . . _ + _ . _ . l}`: ;. ..��, , .
�� `_�•' y�-�.'; v. `� '� v '- ..•_-,- ;':'-'-.,__v .-�: r�_.,,, ..�n'r +.� .-r. �,.: _ ' t
��'1`- ' st-��u'-• a ,. � ` •.,� .. � yC
"'c':i ��,v,;..'^� i � . '�-�r
*'�F ” . .� � � £,iirt �!'rtKM.+ � �` •' . v �• y ' � � Y �'� �' ti +�.r�s ' • ' ' • s �
'- � c „P-r�•:.. ,ta. a. ;OY�i4 "� �o- �. • � r - , . i.
���- : . � +�Y ..- '
�,F: _ '�. s "�k. -Y:�:=F��. "..: _ x • .sr.•.• "y 7;asF� � �' ~���-"�" � . .- `.,.'' '
,.� � T:•�,� - P�1 i�'�:'� ' ���r _ ��:,r��'�'' 'Ytp�' Y /-.z �'� -'+M.�'#�:
'���� '� F} _ '3-� ,� �" .� �5a�Y*��r•.`�w
_- t. �.� '���� . N� . � -�k
" -' � • � • r�� ' �� �'� �
. - .s ' _ f - '. r - _ r+�. W � � . . . . . �? �' � 4 � � _. -� i �1F- y�
. �l .� . i*Y � :. � � . . . � � , ,_ Y ' }.
. ' .�L''�'�� � � � �ri,J�� _ .�_ � , � f.y'rt ' ` � F ;T�
i* a- - . • r ��'r*: �T 'i.�.,r +w��• � ~� �.� t'+`'-' {�..,� ' �"wv.
� �#�':-s ''L'� F ' ''�' �.�'i�k** +,�-'"�.�C+�'�,,rC'�,�'•''�Y •'�`
�!y .J � .�.� '?�+ rt ? Y , . : �� . i�a, �, r,��ti � '�*'�d��
.���'T .�}��J���.�`x'F4�.�.f �" �����'�. �f�� ,��4 f� ` �
Fencing Front View
• Our new fencing Bud installed, five string barbwire with five to siX inch posts
concreted in.
• Background is our driveway for our barn.
• Property has been cleared and chipped, making way for pasture.
• From 108th fence to driveway in front of barn will be high-density apple trees.
�,;�I�• ,F F 4-�.s�'• I I�: I ��
_ 5 3 '�
, � , r
. � � , ;��, I,
��i��� �.1 ���.��.���i...�.� .
� ' � I µ.T - _ ��- ; -+� . .i.{�.�-' ' - " • +�
ti � ' _ _ ' . .�� . ... - � ".Y-+F�.�}F�"_+h'.. +?��,.�w
. - • -Y.= Y :� ._ � '�•�F.. —
_ ��;"�.'4��Y. . . - �r �
, r�4c.sr • - � ' -' — � � ' � t'�T�� �
?�:.� -'�x�~��'"!�� ri - !• � ��'T ' ' ' '_�� �,.n."�'�
� ' y �'� - �+�`� '�iF"' .� �Y '�
. ' ��ft: - v . .�Y � �=_- � ��
- . . — Y - � x }��= 3��.. : ��... ` }r.:
�a. � ' Y ��� - ' �F' .. -. `�'. . -•1�� `.• ��i"� '�. ���.� �
.* • ��� 5. �
-�i � . ' . .+ .' � �i a. ' �' ,. � . �[+`,1 �y, Y �,5�.�.�f! -_ �i.'''� �'''�' . _
'l.�.S+��"._:�a.r'-=� 7� �.. ' . .. ' f M1 .} -•."�wr+KMs __'; ,��.�.:-t.��ti'b,«3�y��..` ''�• ~
-� `�-'- - _�r�,'�?�'t�. ��' ' . -.��, , . ti. ��. .._ _ �.�' ' _ .�s ��(�
'rr �_ ., �� .- -� ^. � '�:��' Is. '�6_
�.5 _ _ i'�',��_��:Y,�i'R#rt *K'Ta_ •� �f+ - • ; ' . '��;2�.�� ��'Tl' #yy-��t . ' . fi.-� iiti;�
��w �" ��� .J. � . �.. k�'.��,�.+eitsi' - y��' ' � "+.'�-,�,�,�y� !}. x�#'+O�'��''4 + ' . s��'��-���
��:- •*t � �}' � �.' . � � 7;�� . .7 °{ ;'�.i'"�'!' �' � � . • `]�. �� � '_ � #�r'
�,�^�r..�l`. f* 'k ~�� �+�'�.�^3i_��. ,�.Y `'�'}\i�t�:wF�a '�7714 c•'. '•�s.}�±1�.
r,�rf '� � �'` c,Y��''' ����� . $' .� y�... �.�.�ry.. � -�:'��r.` _ ti�:. ;-�..�' .�+;�.
.••y`�ps.�+�a �`�'�n� *����'.- .'t"`'f'��y�y'�r: �'•�y'���}:�f�+. R�.,.�'�' r���4�#'�T�`��rb'•S��" r �h`..�+.
'°�� - . �= 4 T .
Corner of 284th and 108th
The photo above it a view from 284th and 108tn.
The water source is a newly drilled well on the left.
All drainage from the property comes to the right, into the District of Maple Ridge
culvert. Our water line will have to be buried three feet to protect from freezing, which
will be above the culvert level.
� �. �� -� _
�
_ , � - . . . . � � ' `.ti`j�Y�+.`,y?��d� , : i. � ���
n .,.,. ..�f�Y-.. ���
- •.5�," . _ :. x �ti.6.�"#-�., ,.i :�,. ' :. v� . � � � � ,
ri%i : '' -' :. s } '�� - `.iy�'� ; .�+ '•3' 'r'. � � ��;�� I III I I .�x�-
. ,.���;k�;� ,', �:�r. �4,.�:'r .']3!.�.r-:`r�� . _ ' I "'�� =�3;�::
5.,�},; 't.Rs'.'a,r` . n+ •'' a'�,2' `�,--. ' : - �.-r..f.`� I '
r�. . ,�.. .�Y` ' .��is k. F'''��� ". . l' '
' u:f � � �"',�r,•�• rt'. .� { }}�j ♦�w.' . {' .' ' .'�'. " - ' .+' �;�. '
*�} `L�*���ri}`{'- �ti._'}+,f,�} ry1��: f{ -_��. ��,�� N.-'�' :i�1 - �# ��1ti� R�7._._ . '_4
, , I�:.T ♦ �FI ..7 -Y� ..f�',� - f ... +y:y^ {� . . .
Completed Barn Photo
• This is a photo of our completed barn.
• Cattle will go into the barn at the rear right hand side, where we have stanchions.
• On the left hand side front is insulated and cooled storage for our Apples and Juice.
• We just need to get our permits for our house, garage and farm hand suite so we can
bring our cattle home and get on with our apple tree planting.
• We are waiting for our power to be hooked up or we would have put in electric fences
in for the cattle. Internalland fencing for the cattle is to be installed as well as corrals for
bringing in and loading out animals.
• Once our power is hooked up, we will have water and we will be able to plant our
high-density Apple trees as they require overhead and drip line irrigation. Approximately
1000 trees are to be planted.
We have been living on this property since February of this year and upon completion of our
new home (building permit expected the week of July 7th) this will be our primary residence.
In addition to the farm operation in Maple Ridge we also own and operate an orchard in
Penticton. A description of this operation is as follows.
Ambrosia / Spartan Orchard
Pinot Gri /Merlot Vines
1060 Pearson Rd, Penticton, BC
*� _ �. r` :
' °�'�i�
. � ..� �•`�
_ ' k
n...L,...�i� � 5r'�.r�., n..-h�..J !�n'I'21
�"�
• Ten thousand Apple trees, one hundred and fifteen thousand pounds of Apples produced
in 2013.
• Improved from thirty six thousand when purchased four years ago.
• We sell our Apples premium picked directly to a grocery in the Fraser Valley.
• We have a Juice Company come to the Orchard and make us tree ripened Juice, which
we currently sell farm gate in Whonnock.
• We planted five hundred vines three years ago, which produced fifty cases of wine,
which we have Township 7 make.
• Our property is checked by people traveling on quads every week from March until the
end of October. We have to spend a considerable amount of time in our Orchard to meet
all of the requirements. We have a full overhead and drip line irrigation system, which
has to be checked and maintained regularly.
Back Right View of Property (2013)
Grapes are planted around the perimeter of our acreage to make this a very productive,
clean, showy agricultural property.
� �
'— Yi�x -
''�a ��; .: ��
��.k'..���i �, �. �
_-� � ' ` 1,~ '�
I �".�:����
' �� � � °�R� ��
.�'...�����..�:� .
�i'v 4 �}4��4��
Front Right View Of Property (2013)
�
:.{
=� �" ti.
..� .ti - �- -. . i � '�---�� ,.
y+� .� * �iy ^��� �� .�1�
� �
�•
� • � } � 5 � + r}�.�
,`� � .� , .` :I',I � ,� .�.:.,•:=,.x'��''��; `"S'
��.�.,} �
�' ��"-,'"����;� �,' i�-- :r,,,���.��,�'�- `-' _�
?' i �5 �� ..� 1 . -�-�'r j �' ��
. �� — { ' � +j�+�
r � �
. y..t F �.��_:.
•i• k a . � _ � .-
Maple Ridge and Penticton Farms
The Maple Ridge and Penticton farms are to be operated in concert and require regular travel
between the two sites for maintenance and operation purposes. Although the two sites are
independent they are linked as to operation.
• Apples and apple products from Penticton will be transported and stored in the new
storage facility on the Maple Ridge site.
• Penticton apples and apple products will be sold Farm Gate at the Maple Ridge Farm.
• Apples will be stored at the Maple Ridge Farm until the grocery market sells all the
stock. Usually sold by December 30th. (We have had to pay $3500 each year for storage.)
• Beef products will also be sold Farm Gate as well as at a few Local Corner Stores.
• We are a family owned Farm. Our kids each did the 4H Beef and Sheep program, which
taught them how to market livestock and soft fruit products. Our kids are very involved in
our endeavors.
• Our Grapes supply Township 7 in Naramata as well as being transported to their Langley
Location.
This type of linked farming or farm operation is not an uncommon practice and can function well
if recognized and supported by local governance. A farm help residence is located on the
Penticton farm site and we are seeking a building permit for a farm help residence on the Maple
Ridge site, as we cannot be present on the property full time and need assistance in the ongoing
operation of this farm.
Copyright O 2003: Agricultural Land Commission,
Burnaby, British Columbia, Canada
APPENDIX B
This is not the official version.
Only the printed version issued by the Agricultural Land Commission is the official version. Copies of the official version
may be obtained from the Agricultural Land Commission, Room 133 - 4940 Canada Way, Burnaby, BC V5G 4K6,
telephone: 604 660-7000.
Copyright in the electronic version of this Policy belongs exclusively to the Province of British Columbia. This electronic
version is for private study or research purposes only.
�Policy #9 I
a March 2003
�
Agricultural Land Commission ADDITIONAL RESIDENCES FOR FARM USE
Act
This policy provides advice to assist in the interpretation of the Agricultural Land Commission Act, 2002 and Regulation. In
case of ambiguity or inconsistency, the Act and Regulation will govern.
REFERENCE:
Agricultural Land Commission Act, 2002, Section 18
18 Unless permitted by this Act, the regulations or the terms imposed in an order of the commission,
(a) a local government, or an authority, a board or another agency established by it or a person or an agency
that enters into an agreement under the Local Services Act may not
(ii) approve more than one residence on a parcel of land unless the additional residences are necessary
for farm use
INTERPRETATION:
The Act and Agricultural Land Reserve Use, Subdivision and Procedure Regulation do not set a limit on the
number of additional residences for farm help per parcel, but all residences must be necessary for farm use. However,
see Section 3(1) (b) of the Regulation which permits a`manufactured home' for family members of the owner. This
Section also permits a secondary suite within a residence. See Commission Policy "Permitted Uses in the ALR:
Residential Uses".
Local government must be convinced that there is a legitimate need for an additional residence for farm help. One criteria
is that the parcel should have `farm' classification under the Assessment Act. In coming to a determination, a local
government should consider the size and type of farm operation and other relevant factors. To help determine the need
and evaluate the size and type of farm operation, a permitting officer may wish to obtain advice and direction from staff of:
a) the Ministry of Agriculture, Food and Fisheries
b) the Agricultural Land Commission.
Local government bylaws should not necessarily be the basis for making a determination about the necessity for farm
help. Some bylaws may automatically permit a second residence on a specified size of parcel in the ALR. This is not an
appropriate determination under the Act and should not be used as the basis for issuing a building permit for an additional
residence for farm help. Some local governments have adopted detailed guidelines as a basis for determining legitimacy
of a request for additional residences for farm help, in which a threshold for different types of agricultural operations is
specified. In these instances, it may be appropriate to consider these as factors in interpreting Section 18 of the Act.
If there is any doubt with respect to need, an application under Section 20 (3) of the Act for permission for a non-farm
use is required.
_ �
�
� District of Maple Ridge
.
T0: His Worship Mayor Ernie Daykin MEETING DATE: September 8, 2014
and Members of Council FILE N0: 11-5255-40-175
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Award of Contract ITT-EN14-46: Lorne Avenue Pedestrian Improvements
EXECUTIVE SUMMARY:
The Lorne Avenue Pedestrian Improvements Project is included in the District's approved Capital
Plan and the project objectives are to improve pedestrian safety through the construction of a
sidewalk along what is a significant pedestrian corridor in Hammond. The project scope consists of
concrete sidewalk with concrete curb and gutter, minor road widening, storm sewers, catch basins
and lawn basins, and new pavement markings. Overall the project aims at improving walkability,
pedestrian safety and community connectivity from Tolmie Park to Hammond Elementary School.
The Lorne Avenue Pedestrian Improvements Project was tendered on July 28, 2014 and closed on
August 19, 2014. The lowest compliant tender price was submitted by Imperial Paving Ltd for
$353,241.92. To fully fund the project including an appropriate contingency, an additional
$103,290.00 is required, and approval to reallocate funds from the completed Kanaka Way Traffic
Circle project (LTC 8861) is recommended. In addition to the sidewalk construction, The District has
been monitoring the intersection of Maple Crescent and Lorne Avenue. The 2014 warrant analysis
indicates that a 4-way stop is warranted. While not part of the original project scope, it is
recommended that the intersection improvements be constructed, and as such, $50,000.00 from
the Annual Pedestrian Safety/Accessibility Improvements Program will be allocated to provide the
pedestrian enhancements at the intersection of Maple Crescent and Lorne Avenue.
Council approval to award the contract is required for the work to proceed.
RECOMMENDATION:
THAT Contract ITT-EN14-46, Lorne Avenue Pedestrian Improvements, be awarded to Imperial Paving
Limited in the amount of $353,241.92 excluding taxes; and
THAT a contract contingency of 5% or $17,633.75 be approved to address additional contract items;
and
THAT the Financial Plan be amended to reallocate $103,290.00 from LTC 8861; and
THAT the Corporate Officer be authorized to execute the contract.
1104
DISCUSSION:
a) Background Context:
The Lorne Avenue Pedestrian Improvements Project is included in the District's approved
Capital Plan and the project objectives are to improve pedestrian safety through the
construction of a sidewalk along what is a significant pedestrian corridor in Hammond. The
project scope consists of concrete sidewalk with concrete curb and gutter, minor road
widening, storm sewers, catch basins and lawn basins, and new pavement markings. Overall
the project aims at improving walkability, pedestrian safety and community connectivity from
Tolmie Park to Hammond Elementary School.
The Lorne Avenue Pedestrian Improvements project was originally identified in 2010 to
improve the facilities on this route for pedestrians, particularly children, walking to Hammond
Elementary School. An Open House was held in April 2011 that proposed the construction of
a raised asphalt sidewalk with a concrete curb and gutter. At the Open House, concerns
were raised around drainage and intersection safety. The District presented a revised design
of an asphalt shoulder at a second Open House in February 2012, concerns were expressed
about a widened shoulder and intersection safety concerns. The District was requested to
consider the installation of a concrete sidewalk with a concrete curb and gutter. To reach a
logical consensus, staff developed a decision matrix to provide a rationale for the selection
process.
In 2013 the District reviewed the project and design for a concrete sidewalk with curb and
gutter, as well as storm sewer improvements. This revised concept was presented at a May
26, 2014 Open House and was favourably received by the residents. This revised design
would provide a needed connection to Tolmie Park and is in line with the recommendations
in the Draft Strategic Transportation Plan.
The intersection of Lorne Avenue and Maple Crescent has been monitored on an ongoing
basis to determine the need for a 4-way stop and a recent warrant analysis confirmed that
intersection improvements in the form of a 4-way stop are now warranted at the intersection.
The design and construction of this work was not included in the original Lorne Avenue
Pedestrian Improvements Project. The residents have indicated through the public process
that these improvements are as important to them as the sidewalk construction. To
minimize costs, staff recommend that the design and construction of the intersection
improvements be incorporated into this project. The scope would include concrete curb
extensions at each crosswalk locations to limit pedestrian exposure, construction of a
concrete island to better direct traffic east on to Lorne Avenue, installation of a 4-way stop
and an on-street parking lane. To fully fund this additional work including an appropriate
contingency, $50,000.00 is being allocated from the Annual Pedestrian Safety/Accessibility
Improvements Program. If this portion of the project is undertaken separately, it is estimated
that the cost would total $90,000.00, an increase of 80%.
Tender Evaluation
The contract for the Lorne Avenue Pedestrian Improvements was tendered on July 28, 2014
and closed on August 19, 2014. Seven compliant tenders were received ranging from
$353,241.92 to $594,600.00 excluding taxes.
The following seven tenders received are listed in order from lowest to highest price:
Imperial Paving Limited
UCC Group Inc.
Targa Contracting Ltd.
Triahn Enterprises Ltd.
Winvan Paving Ltd.
Jack Cewe Ltd.
Larfarge Canada cob Columbia Bitulithic
Tender Price
(excluding taxes�
$353,241.92
$360,887.00
$409,875.50
$414,909.00
$484,870.00
$578,011.00
$594,600.00
Staff have reviewed the tenders and the lowest compliant bid was $353,241.92 from
Imperial Paving Limited that has completed a number of projects for the District and is
suitably qualified for the works.
b) Desired Outcome:
The construction of a sidewalk will improve pedestrian safety along what is a significant
pedestrian corridor in Hammond, as well as provide community connectivity from Tolmie
Park to Maple Crescent an on to Hammond Elementary School. Intersection improvements
at Maple Crescent will improve traffic operations as well as pedestrian visibility and safety
and improve access to the Lower Hammond area for residents.
c) Strategic Alignment:
The Lorne Avenue Pedestrian Improvements Project supports the following key strategies
identified in the District's Strategic Plan:
• Maintain and enhance a multi-modal transportation system within Maple Ridge
to provide citizens with safe, efficient alternatives for the movement of
individuals and goods
• Promote alternative modes (pedestrian, bike, public transit) of travel to reduce
reliance on the automobile
d) Citizen/Customer Implications:
There have been three Open Houses hosted for this project as noted previously, and the
project was included in the first Hammond Area Plan Open House held on June 5, 2014.
Discussions were also had with the Hammond Elementary Parent Advisory Committee.
The estimated construction duration is approximately 6 weeks, starting in late September
2014. It is anticipated that the the work zone will be reduced to single lane alternating
traffic, but the road should stay open at all times.
e) Interdepartmentallmplications:
The Operation and Planning Departments have provided input to the design.
f) Business Plan/Financial Implications:
The original budget for this project was developed in 2010 and was based on the
construction of an asphalt sidewalk. Staff developed a decision matrix to help guide the
material choice based on use, destination, etc. The project scope was revised to allow for
the installation of a concrete sidewalk with concrete curb and gutter. The remaining
budget allotted for the project is $267,854.00 which is less than the tendered price of
$353,241.92 thus additional funding of $103,292.00 will be reallocated from LTC 8861
(Kanaka Way Traffic Circle). The intersection improvements will be funded from the
Annual Pedestrian Safety/Accessibility Improvements Program.
CONCLUSIONS:
The tender price of $353,241.92 by Imperial Paving Limited for the Lorne Avenue Pedestrian
Improvements is the lowest tendered price. It is recommended that Council approve the award of
the contract to Imperial Paving Limited and approve the reallocation of funds to allow the project to
proceed.
"Original signed by Jeff Boehmer"
Prepared by: Jeff Boehmer, PEng
Manager of Design and Construction
"Original signed by David Pollock"
Reviewed by: David Pollock, PEng.
Municipal Engineer
"Original signed by Trevor Thompson"
Financial Trevor Thompson, CGA
Review by: Manager of Financial Planning
"Original signed by Frank Quinn"
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
�
Deep Roots
Greater Heights
T0:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
2015 Permissive Tax Exemptions
EXECUTIVE SUMMARY:
DATE:
FILE N0:
ATTN:
September 8, 2014
Committee of the Whole
The Community Charter provides Council with statutory powers to exempt certain types of properties from
municipal property taxation. Council's policy direction in this area is based on the fundamental principle that the
Municipality will not grant property tax exemptions to organizations providing services on a private or for profit
basis, or where the service is the responsibility of senior governments. If exemptions were granted in these
instances then tax payers would be funding programs that were not intended to be funded by property taxes.
Over the past several years Council has maintained limited growth in Permissive Tax Exemptions recognizing
that any increase in exemptions results in a shift of the tax revenue to be collected from the remaining taxable
properties. Each year additional requests for financial assistance are received, either in the form of property tax
exemptions or community grants and Council must consider all of those requests in balance with the overall
Financial Plan.
There were two applications received for consideration of Permissive Tax Exemptions for 2015 where the
applicants have not received previous exemptions. The Friends in Need Food Bank Society has applied for
permissive tax exemption for property leased at #8-22726 Dewdney Trunk Road and Canadian Red Cross-HELP
Depot has applied for permissive tax exemption for property leased at #5-11435 201A Street. The
recommendation is to deny both of these applications.
One recipient of the permissive exemption in 2014 has not applied for exemption in 2015 and is no longer
included in the Bylaw.
All other applicants being recommended for a permissive tax exemption in 2015 also received the exemption in
2014.
In accordance with the Community Charter and Council Policies 5.16 to 5.23, the properties listed in Bylaw No.
7105-2014 are recommended for property tax exemption for the 2015 taxation year.
RECOMMENDATION:
That "Maple Ridge Tax Exemption Bylaw No. 7105-2014" be given first, second and third readings.
DISCUSSION:
a) Background Context:
The Community Charter provides for a general exemption from taxation over which Council does not
have any legislative powers or authority. This includes properties such as schools, public hospitals,
buildings set apart for public worship and provincial and municipally owned public buildings and land.
B.C. Assessment determines which properties qualify for statutory exemption according to the
Community Charter.
Page 1 of 4 1131
Churches and Private Schools receive these automatic exemptions, over which Council has no control.
However, the statutory exemption only provides for the church or school building and the land on which
it stands, leaving any remaining land and improvements as taxable. In 1985 Council adopted a bylaw
which grants automatic permissive exemptions for these properties. Church properties receive a
permissive exemption for an additional church hall and the entire parcel of land, to a maximum of
2.0335 hectares (5 acres). Buildings other than the church and church hall are subject to taxation.
Private Schools receive permissive exemption for additional improvements and the entire parcel of land
not included in the statutory exemption.
The Community Charter also provides Council with statutory powers to exempt other certain properties
from municipal taxation. For example, these can be land and improvements that are used by not for
profit organizations that are deemed to contribute to the well being of the community or private
institutions licensed under other legislation such as the Hospital Act, Community Care Facility Act or
parts of the School Act.
Permissive exemptions can also be granted by Council for heritage properties and portions of a property
used for municipal purposes (e.g. parts of Planet Ice, the curling rink and the Ridge Meadows Senior
Society).
Council's policy direction is intended to prevent the downloading/off loading of services that are the
responsibility of senior governments and to ensure local residents are not subsidizing residents from
other municipalities. They also establish that where a permissive tax exemption is granted that all
residents of Maple Ridge have access to the service provided and make certain that the property tax
exemption does not provide for an unfair competitive advantage. The services provided by the
organization are to be an extension of Municipal services and programs and fall under the responsibility
of local government.
A Tax Exemption Bylaw adopted by Council specifically applies to the Municipal tax levies on the Property
Tax Notice. However at this time, the School Act and the Hospital District Act also provide for
exemptions from other taxing authorities for properties included in the bylaw.
The proposed taxation exemption bylaw must be publicly posted and included in a newspaper prior to its
adoption. The notice will include a description of each property and the estimated tax exemption for
2015 plus the following two years. The District's Annual Report also includes information on the
permissive exemptions granted.
b) Desired Outcome:
Council must adopt the Tax Exemption Bylaw on or before October 31, 2014 to exempt properties from
municipal property taxation for 2015.
c) Strategic Alignment:
The sources of municipal revenue are limited and therefore, the District supports institutions,
organizations and the community at large to enhance the quality of life to its residents. The granting of
property tax exemptions to those applicants meeting the criteria of the policies are strategically aligned
with:
(i) Financial Management - cost effective and efficient delivery of services
(ii) Community Relations - recognize and support the important contribution of volunteers and not for
profit groups that provide services in Maple Ridge
(iii) Safe & Livable Community - in partnership with community groups, assist in the provision of
leisure and cultural services to ensure access by all citizens
d) Citizen/Customer Implications:
Permissive exemptions are designed to support those services that complement District programs.
Inadequate funding from senior governments sometimes results in agencies turning to local government
Page 2 of 4
for assistance. The sources of municipal funding are limited and providing exemptions to those groups
that fall under the responsibility of senior governments is not feasible.
All applicants being recommended for a 2015 permissive tax exemption were also approved for a
permissive tax exemption for the 2014 taxation year.
One permissive tax exemption recipient from 2014 has not applied for the 2015 exemption.
CornerStone Neighbourhood Fellowship Baptist Church no longer leases property at 9975 - 272nd
Street and now shares space with another church.
This year two new permissive tax exemption applications were received from two essential not for profit
organizations operating in Maple Ridge. The Friends in Need Food Bank Society lease property at #8-
22726 Dewdney Trunk Road to operate their various programs providing food and other essentials for
low-income families and individuals. The Canadian Red Cross Society leases property at #5-11435
201A Street to operate their Health Equipment Loan Program (HELP) Depot providing basic equipment
on short term loans to assist people coping with illness, injury or recovery at home. Both of these
societies provide services to the residents of Maple Ridge and Pitt Meadows and are among a large
number of not for profit agencies that contribute to a healthy community. In evaluating these
applications, consideration must mainly be given to whether or not the services provided are an
extension of Municipal services and programs and if their funding should fall under the responsibility of
local government. These two societies are largely supported by personal and corporate donations and
provide services that should be funded through social assistance or healthcare branches of the
provincial government and are not a responsibility of local governments. It is for this reason that the
recommendation is to deny these applications. Many not for profit agencies have requested support
from Council from time to time and it has been Council's decision in the past to consider support of
these programs on a request by request basis through the Community Grants program. This allows
Council the flexibility to consider each application annually and does not create an expectation of
ongoing financial support for these or other worthy not for profit organizations. In the past, the Friends in
Need Food Bank has received grants through the Community Grants program, recently receiving
$15,000 in 2014.
e) Business Plan/Financial Implications:
Based on the 2014 assessed values, and using the estimated tax increase for 2015 from the financial
plan, the estimated amount attributable to the 2015 proposed tax exemptions for the Municipal portion
of taxes is $662,111. The total tax revenue estimate in the financial plan is $ 69,374,378, putting the
proposed exemptions at less than 1% of that total.
The estimated municipal portion of property taxes for 2015 for the properties not being recommended
for exemption are $6,633 for Friends in Need Food Bank Society and $13,627 for Canadian Red Cross-
HELP Depot.
f) Policy Implications:
The applicants recommended for exemption are in accordance with the adopted policies.
Council does have the discretion to make exceptions to existing policies on a case by case basis but
doing so may create expectations for other community groups in the future.
g) Alternatives:
Granting tax exemptions leads to a tax shift to other taxpayers, most notably in the Residential Class. An
option for Council is to provide a financial grant to assist those organizations providing community
services that Council wishes to support. Grants are an annual budget decision and are limited to one
year. Council has used this option from time to time. Providing grants does not relieve senior levels of
government from their responsibility to the community. Therefore, the potential for downloading costs to
the Municipality is somewhat reduced.
Page 3 of 4
CONCLUSIONS:
In reviewing the requests for permissive exemptions, Council should consider that any increase in exemptions
results in a shift of the tax revenue to be collected from the remaining taxable properties. Requests for financial
assistance, whether in the form of a permissive tax exemption or community grant application must be
considered in balance with the overall Financial Plan. Each permissive tax exemption application should be
evaluated under the following criteria:
1. The use is consistent with Municipal policies, plans, bylaws, codes and regulations. This will ensure the
goals, policies, and general operating principles of the Municipality as a whole are reflected in the
organizations that receive Municipal support.
2. Exemptions are not given to services that are otherwise provided on a private, for profit basis. This
would provide an unfair competitive advantage.
3. The services provided by the organization should be an extension of Municipal services and programs
and must fall under the responsibility of local government. Senior government program costs must not
be transferred to property taxpayers, as this would represent double taxation and an inequitable tax
burden.
4. Primarily Maple Ridge residents should use the services and the organization's regulations must allow
all Maple Ridge residents to participate.
5. The taxation burden resulting from the exemption must be a justifiable expense to the taxpayers of the
Municipality. The sources of Municipal revenue are limited and request for exemption must be
considered in concert with other needs of the Municipality.
Additional details on the applications are available from the Finance Department.
"Original signed bv Catherine Nolan for"
Prepared by: Kathy Gormley
Manager of Business Systems
"Original signed bv Paul GiIP'
Approved by: Paul Gill, BBA, CGA
GM - Corp. & Fin. Services
"Original signed J.L. (Jim) Rule"
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
:kg
Page 4 of 4
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW N0. 7105-2014
A Bylaw to exempt from taxation, certain properties within
the Corporation of the District of Maple Ridge
WHEREAS, pursuant to provisions of the Community Charter, S.B.C., 2003, Chapter 26, a
Municipal Council may exempt certain land and improvements from taxation, where, in the
opinion of the Municipal Council, the use of the land and improvements qualifies for
exemption;
AND WHEREAS, the Municipal Council deems it expedient to exempt certain land and
improvements;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge in
open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw shall be cited for all purposes as "Maple Ridge Tax Exemption Bylaw No.
7105-2014".
2. That in accordance with Section 224(2)(i) of the Community Charter, the following
lands and improvements owned or held by an athletic or service club or association
and used principally as a public park or recreation ground or for public athletic or
recreational purposes be exempt from taxation:
(a) Owned by the Ruskin Community Hall
Roll No.: 94856-0000-8 28395 96t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$311,500 4,108 4,242 4,380
(b) Owned by the Girl Guides of Canada
Roll No.: 05322-0300-1 26521 Ferguson Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$612,600 8,079 8,342 8,613
(c) Owned by the Scout Properties (B.C./Yukon) Ltd.
Roll No.: 05299-0100-0 27660 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$1,169,000 15,417 15,918 16,436
(d) Portion of Land and Improvements owned by the Corporation of the District of
Maple Ridge
Leased to: Ridge Meadows Senior Society
Roll No.: 52700-0001-0 12148 224th Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$3,592,000 47,089 48,620 50,200
(e) Owned by the Fraternal Order of Eagles, Maple Ridge Aerie #2831
Roll No.: 73878-0300-6 23461 132nd Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$564,100 7,440 7,681 7,931
3. That in accordance with Section 224(2)(i) of the Community Charter, the following
lands and improvements owned or held by an athletic or service club or association
and used principally as a public park or recreation ground or for public athletic or
recreational purposes be exempt from taxation; and in accordance with Section
225(2)(e) of the Community Charter, the following land and improvements that are
eligible golf course property, being land maintained as a golf course be exempt from
taxation:
(a) Owned by the Corporation of the District of Maple Ridge
Leased to: Maple Ridge Golf Course Ltd. (Public Golf Course)
Roll No.: 21238-1001-1 20818 Golf Lane
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$2,270,800 29,604 30,566 31,558
4. That in accordance with Section 224(2)(a) of the Community Charter, the following land
and improvements that are owned or held by a charitable, philanthropic, or other not for
profit corporation, and the council consider are used for the same purpose be exempt
from taxation:
(a) Owned by the Maple Ridge Search and Rescue Society
Roll No.: 84120-0005-0 23598 105t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$591,000 7,748 8,000 8,260
-2-
5. That in accordance with Section 224(2)(d) of the Community Charter, the interest in
land and improvements owned by a public or local authority that are being used by a
corporation or organization that would be eligible for exemption if the land and
improvements were owned by that corporation or organization, shall be exempt from
taxation:
(a) Owned by the Corporation of the District of Maple Ridge
Leased to: The Society for the Prevention of Cruelty to Animals
Roll No.: 84292-0257-0 10235 Jackson Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$2,613,000 34,255 35,368 36,518
(b) Owned by the Corporation of the District of Maple Ridge
Leased to: Katie's Place
Roll No.: 84292-0100-0 10255 Jackson Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$187,900 2,463 2,543 2,626
(c) Owned by the Greater Vancouver Sewerage and Drainage District
Leased to: Ridge Meadows Recycling Society
Roll No.: 84112-0001-0 10092 236t" Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$1, 221,000 16,007 16,527 17,064
(d) Owned by the Corporation of the District of Maple Ridge
Leased to: Maple Ridge Pitt Meadows Arts Council
Roll No.: 31711-1000-0 11944 Haney Place
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$11,201,000 146,840 151,612 156,539
(E) Owned by the Corporation of the District of Maple Ridge
Leased to: Alouette Home Start Society
Roll No.: 42274-0000-4 11932 221 Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$388,000 1,783 1,841 1,901
-3-
6. That in accordance with Section 224(2)(f) of the Community Charter, in relation to
property that is exempt under section 220(1)(h) [buildings for public worship], the
following land and improvements, that have been deemed as necessary to the
building set apart for public worship, be exempt from taxation:
(a) Owned by Wildwood Fellowship Church
Roll No.: 05071-0100-5 10810 272nd Street
Exempt 2014 Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$246,600 3,252 3,358 3,467
(b) Owned by Pt. Hammond United Church
Roll No.: 10622-0100-0 11391 Dartford Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$125,300 1,653 1,706 1,762
(c) Owned by Christian & Missionary Alliance - Canadian Pacific District
Roll No.: 20804-0401-1 20399 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$381,400 5,030 5,194 5,362
(d) Owned by the St. Pauls Evangelical Lutheran Church of Haney B.C.
Roll No.: 20861-0100-4 12145 Laity Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$350,100 4,617 4,767 4,922
(e) Owned by the St. John the Divine Anglican Church
Roll No.: 20920-0100-1 21299 River Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$387,200 5,107 5,273 5,444
(f) Owned by Roman Catholic Archbishop of Vancouver Church
Roll No.: 21140-0400-1 20285 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$647,000 8,533 8,810 9,097
-4-
(g) Owned by the Christian Reformed Church of Maple Ridge B.C.
Roll No.: 21142-3300-3 20245 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$387,300 5,108 5,274 5,445
(h) Owned by the Burnett Fellowship Baptist Church
Roll No.: 21190-0001-0 20639 123rd Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$291,200 3,840 3,965 4,094
(i) Owned by the President of the Lethbridge Stake (Mormon Church)
Roll No.: 21255-0201-X 11750 207t" Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$380,700 5,021 5,184 5,352
Q) Owned by the Trustees of the Maple Ridge East Congregation of Jehovah's
Roll No.: 21335-2200-2 11770 West Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$406,200 5,357 5,531 5,711
(k) Owned by First Church Christ Scientist
Roll No.: 31678-0000-8 11916 222nd Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$200,600 2,646 2,732 2,820
(I) Owned by The Church of the Nazarene
Roll No.: 41990-0000-8 21467 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$422,053 5,566 5,747 5,934
-5-
(m) Owned by the High Way Church
Roll No.: 42162-0000-X 21746 Lougheed Highway
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$470,200 6,201 6,403 6,611
(n) Owned by the Trustees of the Congregation of the Haney Presbyterian Church
Roll No.: 42176-0000-8 11858 216t" Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$525,900 6,936 7,161 7,394
(o) Owned by the Trustees of St. Andrews Congregation of the United Church of
Canada
Roll No.: 42249-0100-6 22165 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$1,311,900 17,302 17,864 18,445
(p) Owned by M.R. Baptist Church
Roll No.: 42331-0100-1 22155 Lougheed Highway
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$3,661,700 48,292 49,861 51,482
(q) Owned by the Trustees of Webster's Corner United Church
Roll No.: 63029-0100-5 25102 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$232,600 3,068 3,167 3,270
(r) Owned by Pentecostal Assemblies of Canada
Roll No.: 63163-2300-2 11756 232nd Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$750,000 9,891 10,213 10,545
�
(s) Owned by Lord Bishop of New Westminster (St. John Evangelical)
Roll No.: 94720-0001-0 27123 River Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$432,300 5,701 5,887 6,078
(t) Owned by Ruskin Gospel Church
Roll No.: 94803-0100-3 28304 96t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$255,600 3,371 3,481 3,594
(u) Owned by Roman Catholic Archbishop of Vancouver
Roll No.: 52788-0000-8 22561 121St Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$273,700 3,610 3,727 3,848
(v) Owned by The B.C. Conference of the Mennonite Brethren Churches Inc.
Roll No.: 20762-0305-0 20450 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$2,143,000 28,263 29,181 30,130
(w) Owned by The Parish of St. George, Maple Ridge
Roll No.: 63157-2001-1 23500 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$336,300 4,435 4,579 4,728
(x) Owned by Generations Christian Fellowship and Colleen Findlay Foundation
Roll No.: 21034-0000-8 11601 Laity Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$855,000 11,276 11,643 12,021
-7-
(y) Owned by Apostles of Infinite Love, Canada
Roll No.: 94906-0000-3 27289 96t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$215,000 2,836 2,928 3,023
(z) Owned by Timberline Ranch
Roll No.: 52982-0000-X 22351 144t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$30,700 405 418 432
7. That in accordance with Section 224(2)(g) of the Community Charter, land or
improvements used or occupied by a religious organization, as tenant or licensee, for
the purpose of public worship or for the purposes of a hall that the council considers
is necessary to land or improvements so used or occupied, be exempt from taxation:
(a) Leased by Maple Ridge Vineyard Christian Fellowship
Roll No.: 31594-0000-1 22336 Dewdney Trunk Road
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$548,900 5,822 6,011 6,207
8. That in accordance with Section 224(2)(h) of the Community Charter, in relation to
property that is exempt under section 220(1)(I) (private schools], any area of land
surrounding the exempt building shall be exempt from taxation:
(a) Owned by Haney - Pitt Meadows Christian School Association
Roll No.: 20806-0302-0 12140 203rd Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$395,400 5,184 5,352 5,526
(b) Owned by Meadowridge School Society
Roll No.: 63414-0002-0 12224 240t" Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$940,000 12,323 12,723 13,137
-8-
(c) Owned by Roman Catholic Archbishop of Vancouver
Roll No.: 52788-0000-8 22561 121St Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$258,000 3,382 3,492 3,606
9. That in accordance with Section 225(2)(b) of the Community Charter the following
Heritage lands and improvements shall be exempt from taxation:
(a) Owned by the Corporation of the District of Maple Ridge
Leased to: The Maple Ridge Historical Society (Haney House)
Roll No.: 31790-0000-4 11612 224t" Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$454,000 2,086 2,154 2,224
(b) Owned by the Corporation of the District of Maple Ridge
Leased to: The Maple Ridge Historical Society (Haney Brick Yard Office & Haney
Brick Yard House)
Roll No.: 31962-0502-3 22520 116t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$533,000 6,987 7,214 7,449
(c) Owned by the Corporation of the District of Maple Ridge
Leased to: The Maple Ridge Historical Society (St. Andrew's United Church)
Roll No.: 31428-0000-1 22279 116t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$202,000 2,648 2,734 2,823
(d) Owned by the Corporation of the District of Maple Ridge
Leased to: Fraser Information Society (Old Japanese School House)
Roll No.: 31492-0000-3 11739 223rd Street
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$278,700 3,654 3,772 3,895
�
(e) Owned by Prince David Temple Society (Masonic Lodge)
Roll No.: 31429-0100-0 22272 116t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$377,500 4,979 5,140 5,307
10. That in accordance with Section 224(2)(c) of the Community Charter, "land or
improvements that the council considers would otherwise qualify for exemption under
section 220 (general statutory exemptions] were it not for a secondary use", the
council may, by the adoption of a by-law, determine the proportions of the land and
improvements that are to be exempt and taxable; and Section 224(2)(i) of the
Community Charter, land or improvements owned or held by an athletic or service
club or association and used principally as a public park or recreation ground or for
public athletic or recreational purposes, shall be exempt from taxation as by the
proportions set in accordance with Section 224(2)(c) of the Community Charter.
(a) Land and Improvements owned by the Corporation of the District of Maple
Ridge, Herein called Cam Neely Arena, shall be exempted from 90% of taxation
Roll No.: 84120-0002-0 23448 105t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$3,787,200 49,648 51,262 52,928
(b) Land and Improvements owned by the Corporation of the District of Maple
Ridge, Herein called The Golden Ears Winter Club, shall be exempted from 95%
of taxation
Roll No.: 84120-0004-0 23588 105t" Avenue
2014 Exempt Estimated Estimated Estimated
Assessed Value 2015 2016 2017
Exemption Exemption Exemption
$2,841,260 37,248 38,458 39,708
Included within each of the exemptions 10(a) and 10(b) is a proportionate share
(based on the square footage areas of Cam Neely Arena, The Golden Ears Winter
Club, and the remainder of the building) of all entrances, lobbies, change rooms,
stairs, elevators, hallways, foyers and other common use areas of the lands and
improvements.
11. The exemptions from taxation as herein before noted applies for the year 2015.
-10-
12. The exemptions granted by this bylaw are without prejudice to any claim for
entitlement to exemption based on any other provisions of the Community Charter or
any other legislation.
READ a FIRST TIME the
READ a SECOND TIME the
day of , 2014.
day of , 2014.
READ a THIRD TIME the day of , 2014.
RECONSIDERED AND ADOPTED the day of , 2014.
PRESIDING MEMBER
-11-
Cdi : ' � : _ �7�3[�
MAPLE RIDGE
6ritith Co[umhla
T0:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE: September 8, 2014
and Members of Council FILE N0:
Chief Administrative Officer MEETING: COW
PANORAMA STRATA LMS - 4011 PROPOSED BYLAW REVISION
EXECUTIVE SUMMARY:
The property management company for the Panorama Strata Council (RMSS) has advised the strata
that as a result of a new rule introduced by the Real Estate Council of British Columbia, all real
estate management companies are now required to strictly follow the bylaws of the strata that they
manage. The property management company (Baywest Management Corp.) has identified a
discrepancy with the Panorama Strata Council's by-laws on how common area operating fees are
split between commercial sections and residential sections of the facility. As a result, the Strata must
rectify this by (a) imposing the fees identified by the Panorama bylaws or (b) amending the bylaws to
reflect the cost share formula that has been in place since 1999.
RECOMMENDATION:
That staff be directed to work with the Panorama Stata Council to amend the Panorama LMS 4011
Bylaws to reflect the cost distribution that has been in place since 1999.
DISCUSSION:
a) Background Context:
The District of Maple Ridge currently owns the recreational portion of the building which is the
equivalent to approximately 10 strata units in LMS 4011- Panorama. Panorama is operated by
the RMSS and the Strata Council is comprised of one District staff inember, RMSS board
members and Panorama Resident representatives.
The District previously appointed Mr. Michael Millward to represent the District of Maple Ridge
on the Strata LMS 4011. Mr. Millward provides the strata with technical advice on building
maintenance, lifecycle and major capital repairs. On behalf of the District, he also participates
as a voting member of the Strata Council at monthly meetings.
b) Desired Outcome:
Amending the bylaws to reflect the past practice would certainly be most preferable to the
residents of the strata as the default "unit entitlement costs", identified in the current bylaws,
are not considered by the residents' or the District's representative to be a fair and
representative distribution of costs.
c) Strategic Alignment:
This request is consistent with Council's strategic direction to promote the use of partnerships
such as the RMSS to operate the Seniors Centre as well as other not for profit groups to provide
services in a cost efficient and timely manner.
1151
d) Citizen/Customer Implications:
The District's representative has confirmed that the current cost share arrangement, although
contrary to the bylaws, represents actual use and costs of the common spaces within the
building. Imposing the original fee structure as noted in the current bylaws would significantly
increase the unit entitlement costs for the residents therefore; it is recommended that the bylaw
be amended to formalize the current cost share arrangement that has been in place since 1999.
e) Business Plan/Financial Implications:
If the Panorama LMS 4011 bylaws are not amended as noted above, there is a potential for up
to $60,000 of reallocation of costs from the District of Maple Ridge to the residents of
Panorama, which has understandably caused considerable concern for the residents of this
facility. However in the absence of a vote in favor of changing the bylaws, significant additional
costs will be passed on to the residents of the building.
f) Policy Implications:
The amendment to the Panorama LMS 4011 is considered to be housekeeping that should really
have been remedied by parties to the agreement in 1999.
g) Alternatives:
To direct staff to vote against the amendment at the Strata Council meeting which would in
effect defeat the motion as 100% approval from the membership is required to amend the bylaw
in this regard.
CONCLUSIONS:
It is recommended that staff be directed to vote in favor of the amendment in order to formalize the
current practices of cost distribution for both the residential and commercial/recreational portions of
the facility which reflects a fair distribution of costs.
"Original signed by Michael Millward"
Prepared by: Michael Millward
Facilities Manager
"Original signed by Wendy McCormick/per"
Approved by: David Boag
Director Parks and Facilities
"Original signed by Kelly Swift"
Approved by: Kelly Swift
General Manager, Community Development,
Parks and Recreation Services
"Original signed by Jim Rule"
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
mm:db