HomeMy WebLinkAbout2013-02-19 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
February 19, 2013
DISTRICT OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, February 19,
2013 to consider the following bylaws:
1) 2012-051-RZ
MAPLE RIDGE HERITAGE DESIGNATION AND REVITALIZATION AND TAX EXEMPTION
AGREEMENT BYLAW 6962-2012
LEGAL: Lots 649 & 650, both of District Lot 279, Group 1, New Westminster District,
Plan 2180
LOCATION: 11406 and 11414 205 Street
PURPOSE: To designate the properties as heritage properties under Section 967 of the
Local Government Act and to enter into a Heritage Revitalization Agreement
under Section 966 of the Local Government Act and to grant a Tax Exemption
under Section 225 of the Community Charter.
2a) 2011-114-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6868-2011
LEGAL: Lot 2, District Lot 402, Group 1, New Westminster District,
Plan LMP39949
LOCATION: 22810 113 Avenue
PURPOSE: To amend the Official Community Plan
FROM: Apartment – Low Rise
TO: Ground-Oriented Multi-Family
2b) 2011-114-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6869-2011
LEGAL: Lot 2, District Lot 402, Group 1, New Westminster District,
Plan LMP39949
LOCATION: 22810 113 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To permit a 43 unit townhouse development
3a) RZ/107/10
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6778-2010
LEGAL: Lots A & B, both of Section 28, Township 12, New Westminster District,
Plan 23796
LOCATION: 23651 and 23657132 Avenue
PURPOSE: To Amend Figures 2 and 3C of the Silver Valley Area Plan of the Official
Community Plan (as shown on Map No. 805)
FROM: Medium/High Density Residential, Conservation and Open Space
TO: Conservation and Low Density Residential
AND
PURPOSE: To Amend Figure 4 of the Silver Valley Area Plan of the Official Community
Plan (as shown on Map No. 847) to add to Conservation and to
remove from Conservation
Map No. 805 Map No. 847
3b) RZ/107/10
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6779-2010
LEGAL: Lots A & B, both of Section 28, Township 12, New Westminster District,
Plan 23796
LOCATION: 23651 and 23657132 Avenue
FROM: RS-3 (One Family Rural Residential) and
RS-2 (One Family Suburban Residential)
TO: RM-1 (Townhouse Residential) and
RS-1 (One Family Urban Residential)
PURPOSE: To permit a future construction of 69 townhouse units and the remainder
south east portion single family residential.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from February 7 to February 19, 2013, Saturdays, Sundays and Statutory
Holidays excepted. Some of this information will also be posted on the District website
www.mapleridge.ca on the Mayor & Council/Council Meetings page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca , by 4:00 p.m., February 19,
2013. All written submissions and e-mails will become part of the public record.
Dated this 7th day of February, 2013.
Ceri Marlo
Manager of Legislative Services
1.
1
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: February 4, 2013
and Members of Council FILE NO: 2012-051-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Amended Second Reading
Maple Ridge Heritage Designation and Revitalization and Tax Exemption
Agreement Bylaw 6962 -2012
11406 and 11414 205 Street
EXECUTIVE SUMMARY:
On January 8, 2013, Council granted First and Second Readings to Maple Ridge Heritage
Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6962 - 2012 (HRA Bylaw),
and advanced it to a Public Hearing scheduled for February 19, 2013. This report concerns
removing the provision in the HRA Bylaw that requires “in-trust” funds to be deposited with the
District for sidewalk construction along 114 Avenue.
RECOMMENDATIONS:
1.That Second Reading for Maple Ridge Heritage Designation and Revitalization and Tax
Exemption Agreement Bylaw No. 6962 - 2012 be rescinded;
2.That Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement
Bylaw No. 6962 - 2012 be amended as described in the report dated February 4, 2013,
and be given Second Reading.
DISCUSSION
On January 8, 2013, Council granted First and Second Reading to Maple Ridge Heritage Designation
and Revitalization and Tax Exemption Agreement Bylaw No. 6962 – 2012 (HRA Bylaw), which also
included variances respecting servicing standards, and advanced it to Public Hearing on February
19, 2013. During that meeting, Council had inquired into the requirement that a security (“in-trust”
funds) be provided instead of requiring a sidewalk be constructed along the north side of 114
Avenue.
Following the Council meeting, representatives from Planning, Engineering and Building met and
discussed the matter. The Maple Ridge Subdivision and Development Servicing Bylaw No. 4800 –
1993 (Servicing Bylaw) requires properties subject to rezoning, subdivision or building permit
applications to upgrade utilities, services and roads, including constructing sidewalks along the
abutting portions of street where they do not exist or are sub-standard.
2
The specifics of this application have been further reviewed and while the general practice is to have
sidewalks constructed as part of the above mentioned types of applications, in this instance the
requirements can be waved for the following reasons:
The proposal does not involve changing the use of the existing heritage building, adding new
uses, or grant more residential density to build; for example, this HRA Bylaw does not allow
for the construction of an apartment building;
The proposal is not for a new dwelling or part of an infill subdivision proposal, but rather for
the revitalization and addition to an existing dwelling;
Constructing a sidewalk would result in the grade being changed alongside the road, thus
potentially altering drainage pattern on the applicant’s property; and
Other mechanisms remain available (e.g. local area improvement, capital works, etc.) to
construct the sidewalk along the entire length of the block.
From the standpoint of safety, it would be best to construct a sidewalk to span the entire block. At
this juncture, it is not possible to determine when other applications may be coming forward for
properties along this block of 114 Avenue and when there will be sufficient funds to build the entire
sidewalk. Another factor is that the Planning Department is tasked to undertake an area plan
review for the Hammond Area. One of the components may be a separate review to establish the
specific standards and financing options for services, roads, sidewalks, etc. in the historic
Hammond Area, consistent with its heritage and character. Given these factors, the Bylaw
requirements for sidewalk construction can be varied and the “in-trust” fund requirement be
deleted.
To delete the “in-trust” fund requirement, the provision in Schedule F to the HRA Bylaw is to be
changed by excluding the clause shown crossed-out below:
The standard for the provision of Curbs and Gutters (C), Street Lighting (SL), Sidewalks (SW)
and Street Tree Planting (ST) immediately adjacent to this proposed development along
205th Street and 114 Avenue shall not be required, provided securities, including "in-trust"
funds, in an amount deemed sufficient by the Approving Officer to cover construction of
these works is deposited by the Owner with the Municipality.
The procedure for changing the HRA Bylaw is to rescind the Second Reading given by Council on
January 8, 2013, amend Schedule F as described above, and to give Bylaw 6962-2012 as
amended, Second Reading. The HRA Bylaw has already been scheduled for Public Hearing on
February 19, 2013 and because this amendment is not significant nor does it change the use or
density, this change does not delay the Public Hearing. This report will be available for viewing in the
information package available to the public prior to the Public Hearing.
3
CONCLUSION
To remove the requirement for “in-trust” funds to be paid by the applicant for sidewalks, Second
Reading for Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement
Bylaw No. 6962 – 2012 (HRA Bylaw) is to be rescinded, Schedule F is to be amended as described
in this report, and the amended bylaw is to be given Second Reading. The HRA Bylaw is already
scheduled for Public Hearing on February 19, 2013.
"Original signed by Adrian Kopystynski"
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 27, 2012 FILE: 2012-051-RZ BY: PC
11406/14 205 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
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639SUBJECT PROPERTIES
´
SCALE 1:1,500
APPENDIX A
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013
and Members of Council FILE NO: 2012-051-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Heritage Designation and Revitalization and Tax Exemption
Agreement Bylaw 6962 -2012
11406 and 11414 205 Street
EXECUTIVE SUMMARY:
An application has been received for a Heritage Designation and Revitalization and Tax Exemption
Agreement Bylaw (HRA Bylaw), at the northeast corner of 114 Avenue and 205 Street, in historic
Hammond. This site known as the Whitehead property, is made up of two lots with two heritage
houses that encroach across the interior lot line of these lots. The larger of the two houses known as
the Whitehead residence, is located towards the street corner and is proposed to be revitalized and
added to. The interior is to be modernized in a way that will retain historical features inside of the
residence. There are also other buildings, including a garage and accessory buildings, that are not
sited in accordance with the Zoning Bylaw and will require variances as part of this HRA Bylaw.
The HRA Bylaw contains the Heritage Conservation Plan (HCP), which is based on the Standards and
Guidelines for the Conservation of Historic Places in Canada, describing the Heritage Place
associated with the Whitehead residence, the Heritage Value that is embodied in the Heritage Place,
and the Character Defining Elements to be retained to preserve its Heritage Value. The actual
physical works to achieve the rehabilitation and restoration specified by this HCP will be governed by
a Heritage Alteration Permit (HAP). An HAP contains plans, elevations and other details that is issued
by Council in a similar fashion as a Development Permit, before a building permit is issued.
Consolidating the two lots forming the site into a single lot is a condition of receiving Final Reading
of this bylaw. The HRA Bylaw will supersede the regulations of the existing RS-1 Zone as necessary
to accommodate the existing houses, accessory buildings and existing lane standard, including
allowing the two single family residential uses (e.g. the Whitehead residence and the Whitehead
cottage) on one lot.
RECOMMENDATIONS:
1.That Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement
Bylaw 6962 -2012 be given First and Second Readings and be forwarded to Public
Hearing; and
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2. That the following term(s) and condition(s) be met prior to Final Reading:
i. Registration of a Rezoning (or equivalent) Servicing Agreement as a Restrictive
Covenant and receipt of the deposit of a security, as outlined in the Agreement;
ii. Registration of a Restrictive Covenant in lieu of road dedication for a corner truncation
at the Land Title Office;
iii. Consolidation of the two lots into one parcel; and
iv. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
DISCUSSION:
a) Background Context:
Applicant: James Rowley
Owner: Leanne H. Koehn and James M. Rowley
Legal Description: Lot 650 & Lot 649, D.L 279, Plan 2180
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1 (One Family Urban Residential)
Surrounding Uses
North: Use: Single-Family Residential
Zone: RS-1 (One Family Urban (Medium Density) Residential)
Designation Urban Residential
South: Use: Single-Family Residential
Zone: RS-1 (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
West: Use: Single-Family Residential
Zone: RS-1 (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
- 3 -
Existing Use of Property: Single-Family Residential (2 dwellings)
Proposed Use of Property: Single-Family Residential (2 dwellings)
Site Area: 0.126 Ha. (0.31 acres)
Access: 114 Avenue and 205 Street
Servicing: Urban Standard
Companion Applications: none
b) Project Description:
The owner proposes to restore, add to, retain interior features and modernize the Whitehead
residence located in Hammond. This residence has been continuously owned by the descendants of
Carl Whitehead, who originally built the house ca. 1923. Mr. Whitehead purchased all the properties
along the north side of 205 Street, from 115 to 114 Avenue. Each was a rental property, except for
the subject house which was built as his family residence. Rather than fronting the houses on the
two westernmost lots to 114 Avenue like the other houses (e.g. all the front lot lines were toward
114 Avenue), the two houses at the western end were oriented to 205 Street to have western solar
exposure. Thus, both houses encumber the interior lot line of these two westernmost lots.
A Heritage Conservation Plan (HCA) has thoroughly researched and documented the Heritage Value
and Heritage Character of the house to form the basis of guidelines described by the consultant as:
“rehabilitation with most of the interior and exterior elements being preserved, except for those
areas disturbed for the rear additions.” The additions involve extending the basement and first floor
at the rear and adding a second floor dormer also at the rear to create a more useable second floor.
The interior will be modernized while preserving the interior detailing identified as Character Defining
Elements (CDE), including such details as wainscoting, fireplace, kitchen ceiling work, etc. The
mature landscaping and fence along the street complement the Heritage Character and are being
retained. Green design strategies, incorporated in a fashion compatible with the Heritage Character,
are proposed to be employed at a later date. This may include: capture of rainwater for domestic
use, on-site storm water and rain water infiltration, which would be concealed and would not impact
the Heritage Character or Heritage Value; and infrastructure for solar hot water collection and/or
using ground sourced heat, which may require future approval if there are physical changes to the
Character Defining Elements of the property or the Whitehead residence.
Recommendations have been provided on how to undertake this work, so that the Heritage Value
and Heritage Character of the building are protected throughout the process. The HCP and
architectural plans attached thereto also describe the known historical details and architectural
relevance of the site. This plan is attached as Schedule “B” to the HRA Bylaw (see Appendix “B”).
c) Planning Analysis:
Official Community Plan:
This site is located in historic Hammond, on a property that is designated Urban Residential in the
Official Community Plan. The Whitehead residence, including the proposed addition, is in keeping
with the historic character of the housing in the area as articulated in the OCP and supplementary
guidelines prepared by the Planning Department entitled “Hammond Design Characteristics.”
- 4 -
The proposal to revitalize and expand the Whitehead residence strengthens the prominence of this
dwelling on the lot. The character and density continues to be consistent with the surrounding
neighbourhood. This proposal for heritage conservation is in accordance with the following OCP
Policies related to heritage management:
4-43 The development application review process will include an opportunity to evaluate
the overall impact of proposed development on the heritage characteristics and
context of each historic community or neighbourhood. Conservation guidelines and
standards should be prepared to aid in this evaluation and provide a basis from
which recommendations can be made to Council.
4–44 Maple Ridge will endeavour to use tools available under Provincial legislation more
effectively to strengthen heritage conservation in the District. Other planning tools
will also be utilized where appropriate to establish a comprehensive approach to
heritage management in the District.
The Heritage Character and Heritage Value of these heritage buildings and the property has been
thoroughly assessed and the appropriate conservation strategy established in the HCP forming part
of the Heritage Revitalization Agreement that applies to this site. The Standards & Guidelines for the
Conservation of Historic Places in Canada were used by publicLAB Research in association with
Birmingham & Wood Architects, the consultants preparing this HCP for the Whitehead property and
residence in accordance with these OCP policies.
Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw
Bylaw Background:
This proposed bylaw will provide for the following in a single bylaw and associated agreement:
Heritage Designation – Under Section 967 of the Local Government Act (LGA), Council may
designate real property in whole or in part that is considered to have Heritage Value and
Heritage Character on terms and conditions it considers appropriate for heritage protection
by way of a bylaw. This designation enables, among other things, establishment of terms for
financial or other support for the conservation of designated properties. Designation also
means protected buildings and landscaping may not be altered or changed nor any
excavations or building take place on protected sites without prior District approval as may
be set out in the bylaw. A Heritage Designation Bylaw requires a Public Hearing under
Section 968 of the LGA, which follows the same process as for rezoning bylaws.
Designation also allows the owner to take advantage of the ‘equivalency’ provisions
contained in the BC Building Code and exemptions under the Energy Efficiency Act and
Homeowners Protection Act. Use of ‘equivalencies’ allows for Code compliance to be done in
a way that is more sympathetic to the structural realities of heritage buildings, making
building upgrades more feasible and lessening the impacts that Code upgrading may have
on the heritage fabric of heritage buildings. For example, original doors and windows could
- 5 -
be exempted from energy upgrades that could alter or destroy them as key Character
Defining Elements.
Heritage Revitalization Agreement (HRA) - Under Section 966 of the LGA, Council may
authorize the District to enter into an agreement with a property owner for the following: to
establish terms and conditions for undertaking heritage conservation, detailed within a
Heritage Conservation Plan (HCP) and Statements of Significance (SOS) attached to and
forming part of the HRA; to set out the phasing and timing on the start and the finish of
heritage conservation works; and to vary or supplement thus superseding the regulations a
number of District bylaws, including the Zoning Bylaw. Variances enable unique opportunities
and maximum flexibility to accommodate best practices for heritage conservation. The HRA
works in concert with Designation by detailing the alterations, changes and other actions
that are agreed to as being permitted to achieve the envisioned heritage conservation and
any necessary long-term maintenance.
Tax Exemption – Under Section 225 of the Community Charter Act, Council may pass a
bylaw and enter into an agreement to exempt a property owner from payment of municipal
property taxes, to the extent and under terms and conditions established in an agreement.
The intent of the legislation is to encourage heritage conservation by mitigating the costs
involved in revitalization and restoration of the building’s Heritage Value. The usual Council
terms for tax exemption agreements granted (or in process to be granted) to date include an
exemption period of five (5) years provided all agreed to heritage conservation work is
completed, all fees are paid and there is no contravention of any District bylaw. These
heritage properties include: Miller Residence (28594 104 Avenue), Billy Miner Pub
(22355 River Road), Daykin Residence (22031 Dewdney Trunk Road), and Turnock
Residence (22309 St. Anne Avenue). A designation bylaw requires an affirmative vote of at
least 2/3 of all Council members.
The municipal portion of property taxes (General Levies) for the Whitehead property for 2012
was $1,467.14.
Rationale for Designation:
The issues of having two heritage houses that encroach across the interior lot line of these lots as
well as other siting non-conformities are preventing the owners from undertaking their envisioned
addition and conservation works to the Whitehead residence. Therefore, an HRA application has
been submitted to resolve these impediments and to facilitate the conservation of the Whitehead
residence. This also gives the opportunity for Council to have the property designated thus
becoming protected heritage property under the LGA.
Where properties are designated, the LGA requires that the rational for the designation be specified.
The reasons for designating the Whitehead residence and property on which it is situated include
the following:
1. Heritage character - The Whitehead residence exemplifies the prominence and prosperity of
Port Hammond in the early 20th century due to the operation of the Hammond Cedar Mill,
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one of the major mills along the Fraser River. It is also associated with Carl Whitehead, a
Finnish immigrant and mill worker, who built and resided in the house. The house is a well
maintained and excellent surviving example of the Craftsman bungalow style of house in the
community from the 1920’s. Further details are contained in the Heritage Conservation Plan
(HCP) attached as Schedule “B” to the HRA bylaw (see Appendix “B”).
2. Compatibility of Conservation with Community Plan and Adjoining Land Use - The planning
associated with the management of heritage resources is provided for in policies 4-41
through 4-45 of the Maple Ridge Official Community Plan (OCP). These Policies define a
clear process for evaluating applications with heritage-related issues and standards to be
applied to aid in conservation, interfacing with adjacent properties, and building public
awareness. The conservation of this exemplary heritage house is considered to be
compatible within its neighbourhood context of single family dwellings, and complies with
the heritage management policies of the OCP.
3. Condition and Economic Viability of the Property - The Whitehead residence is in sound
physical condition as it has been well maintained and has been in continuous ownership by
the original family. The continued condition and economic viability of the property is
considered assured given the building's good physical condition, the current owners’ strong
commitment to its rehabilitation and maintenance, its suitability for its continued use as a
single-family residence and the market value of the property within an established
residential neighborhood.
4. Possible Need for Financial Support to Enable Conservation - The building will continue to
be used as a private dwelling and maintained accordingly. Adoption of the HRA Bylaw by
Council will allow for the property to be consolidated and allow a sensitive addition to be
built to enhance livability in the home. A Five-year property tax exemption is being
recommended as an economic incentive to assist in offsetting some of the costs to revitalize
the Whitehead residence, and to help to ensure its continued protection and conservation.
The terms and conditions of this incentive are described in Section 14 of the Heritage
Revitalization Agreement attached as Appendix “1” to the HRA Bylaw (see Appendix “B” to
this report).
Heritage Revitalization Agreement (HRA):
The applicant is seeking to enter into an Heritage Revitalization Agreement (HRA) with the District for
the long term conservation of the Whitehead Residence and its associated cottage. The proposed
conservation works are to be based on a Heritage Conservation Plan (HCP) and Statement of
Significance (SOS) prepared by publicLAB Research in association with Birmingham & Wood
Architects. As permitted by the ACT, the HRA Bylaw contains a schedule specifying Zoning Bylaw
variances to reflect “as-is” siting of the buildings.
The 230 m2 (2,486 ft2) Whitehead residence is proposed to be restored and added to in a
sympathetic manner. Based on preliminary numbers, the residence will be expanded by about 20%
or 49.6 m2 (534 ft2), to have a floor area of 280.5 m2 (3,020 ft2) when work is completed. The
foundation will be upgraded to improve the habitability of the basement and extended to
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accommodate the proposed addition to the rear. The basement will be expanded by 27.6 m2
(297 ft2). The addition on the main level will add 9.8 m2 (106 ft2) of floor area, a second floor
dormer and floor addition will add 12.2 m2 (131 ft2).
The HCP proposes to restore the exterior of the house, salvage and reuse exterior materials and
windows for the extension, and to use new wood siding, trim, windows and porch elements with the
same profile as the original in the extension or to replace damaged materials in the original portion
of the residence. Because the residence has been recently painted, the requirement to do a paint
scraping analysis to determine the original colour was not required. The Agreement allows the
house to be repainted using the current colour or a formal process to repaint it with a different
colour based on a paint colour analysis.
Further details are contained in the Heritage building plans and Specifications attached as Schedule
“C” to the HRA Bylaw (see Appendix “B” to this report).
Heritage Conservation Plan (HCP):
A Heritage Conservation Plan (HCP) was prepared for the Whitehead residence and the associated
Whitehead cottage by publicLAB Research in association with Birmingham & Wood Architects. The
main provisions of the Heritage Conservation Plan (HCP) are the following:
An Introductory section about the historical context and elements proposed to be conserved;
A Design Rationale section describing the form and character, and architectural expression
of the two existing heritage buildings (e.g. the Whitehead residence and the Whitehead
cottage), and the proposed conservation and Whitehead residence building extension
proposal;
The Statement of Significance (SOS) section follows. The property together with the
Whitehead residence and the Cottage are identified as part of the Historic Place. The
Character Defining Elements (CDE) are as follows:
For the Whitehead property:
o Parcel size and dimensions
o Frontage of three buildings onto 205 Street
o Frontage of fourth building onto the lane
o Mature trees and garden
o The street fence along the lot line
For the Whitehead residence:
o Cross-gabled form with gabled porch
o Shed roofed rear extension
o Front porch detailing: tapered porch piers and columns, generously sized wood trim,
brackets, dentil work, diamond-shaped window openings, shingled skirting, wood
stair and railings
o Wood doors and windows, original stained-glass transom lites
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o Shingle sided wall areas below and above main floor wall area
o Beveled sided main wall area
o Generous wood water table boards, belly boards and other miscellaneous trim
o Brick chimney
o Original interior detailing, such as wainscoting, fireplace, kitchen ceiling work
For the Whitehead cottage:
o Simple gabled-roof form (both house and outbuilding) w/gabled front porch element
o Building extensions
o Wood windows, including those with wood divided upper lites
o Bevel-sided pediments, with regular short lengths of siding, covered by battens
o Wood shingled main floor wall areas
o Drop-sided skirting between main floors and grade
Description of the applicable Standards and Guidelines from The Standards & Guidelines for
the Conservation of Historic Places in Canada used in developing the conservation
recommendations of the Plan; and
The recommended conservation strategy for the property.
The recommended conservation strategy, includes works or actions related to the Character
Defining Elements of the property and those related to the Whitehead residence, include the
following:
Strategies related to property:
o consolidating the site as a single lot
o adjusting the path to the rear door to accommodate the proposed extension
o retaining the picket fence with minor changes for the new gate location and truncation.
Strategy related to the Whitehead residence:
o repairing (and where deteriorated replacing with matching new materials) of the exterior
character defining building elements
o allowing for a rear extension with minimal physical intervention and impact on the
heritage value of the building by salvaging for reuse of displaced elements (e.g. doors,
windows, exterior siding, trims, etc.)
o reproducing the detail of the front porch in the proposed new rear porch
o expanding the usability of the second floor by adding a second floor shed dormer which
preserves the dominance of existing main roof area, and is not visible from the front of
the building.
o Adopting an approach for the additions that use the same finishes as the historical
building, while incorporating elements to allow the additions to be distinguishable such
as minimal glazing associated with the rear porch and other details to be determined
when detailed building plans are submitted for the Heritage Alteration Permit to be
issued.
- 9 -
Further details are contained in the Heritage Conservation Plan (HCP) attached as Schedule “B” to
the HRA Bylaw (see Appendix “B” to this report).
Zoning Bylaw and HRA Bylaw Variances:
The subject site consists of two lots, each of which is zoned RS-1 (One Family Urban (Medium
Density) Residential). Because the two lots face 114 Avenue but both dwelling units were built to
face 205 Street, they each encroach across the lot line common to the two lots. Historically, the
Whitehead residence and the associated Whitehead cottage have been treated as a single site,
including a single tax notice. This encroachment and nonconformity (e.g. 2 houses on one lot) is a
historical anomaly preventing the Whitehead residence for being modified or extended.
To accommodate the owner’s desire to revitalize and add to the Whitehead residence, the historical
anomaly is proposed to be solved by having the two lots consolidated into a single parcel. This
requires the provision of the RS-1 Zone allowing only a single one family residential use to be
superseded by a variance included in the HRA Bylaw allowing the two heritage buildings (e.g. 2 one-
family residential uses) on the consolidated lot. This is justified by a number of reasons. Firstly, is
the historic presence of the two dwelling on what was effectively a single lot or site. Secondly, there
is no change in the density thus no resulting impacts on the surrounding context of the single family
residential neighbourhood. Finally, the variance will facilitate the conservation of these heritage
buildings.
Two setback variances are required for the houses on the proposed consolidated lot. The Whitehead
cottage is sited too close to the lane along the north of the site. There is also an accessory structure
built at the front lot line along 205 Street between the two heritage houses. Therefore, the following
variances are proposed to be granted through the HRA Bylaw:
Part 6
Residential Zones
Existing
Regulation
Proposed
Variance
Justification or Purpose:
C. (3) (a) Permitted
number of dwellings
limited to 1
per lot
2 To allow for the two existing heritage houses to be sited
together on one consolidated lot.
C. (3) (c) (ii) Setbacks
(interior lot line)
a minimum of
1.5 metres
a minimum of
1.03 metres
To accommodate the existing siting of the Cottage, which
is closer than allowed to the lot line common to the lane.
C. (5) (c) (ii) Setbacks
(front lot line)
a minimum of
3.0 metres
a minimum of
1.03 metres
To accommodate the existing siting of the accessory
building, which is flush to the lot line common to 205 St.
This application is being processed like a rezoning application and thus it triggers a review of
compliance with servicing, road and other municipal standards. This site is in Hammond, which
possesses a “village-like” character. In the interest of preserving the heritage context of the site,
Schedule “A” Services and Utilities for the RS-1 Zone the Maple Ridge Subdivision and Development
Servicing By-law No. 4800 – 1993 is proposed to be varied or the provision of certain requirements
delayed as follows:
A corner truncation at the northeast corner of 114 Avenue and 205 Street will not be
required as no additional traffic is being generated by the proposal. In lieu of this dedication,
a Restrictive Covenant is to be registered at the corner, permitting the historic picket fence, a
- 10 -
Character Defining Element, and associated plantings to be retained, provided that they do
not impede vision across the corner;
The 7.5 metre right-of-way width and the 6.0 metre wide driving surface is reduced to a 4.6
metre right-of-way width and a 4.6 metre wide driving surface, thus preserving the historical
lane specification of the area as no additional traffic is being generated by the proposal; and
Sidewalks and associated curbs, gutters and lighting will not be required. Instead, the
applicant will deposit moneys in trust towards their share of constructing a sidewalk along
the full length of 205 Street, similar to the “village-like” standard provided for on other
streets in the Hammond Area.
These variances have been reviewed and are acceptable to the Engineering Department.
The variations to the Zoning Bylaw and the Subdivision and Development Servicing By-law are
identified in Schedule “F” to the HRA Bylaw (Appendix “B” to this report).
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the application and advised the existing concrete lane
curbing is to be replaced and separate service and underground utility (e.g. Hydro/Tel) connections
are required for each house. Engineering has reviewed and supports other engineering-related
requirements being varied (e.g. corner truncation), lane width and payment in trust for undertaking
sidewalk/curb/gutter upgrading, as part of the variance being to encourage the conservation of this
heritage site.
An agreement equivalent to a Rezoning Servicing Agreement will be required. The applicant has
been given a copy of the Engineering Comments outlining the requirements in detail.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the lot consolidation is
completed they will be responsible for maintaining the street trees. In the case of this project it is
estimated that there will be an additional tree required which is based on one tree per lot. The
Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new
tree will increase their budget requirements by $25.00.
Fire Department:
The Fire Department has advised that sprinklering may be required for the project. The Maple Ridge
Sprinkler Bylaw requires the installation of an Approved Fire Sprinkler System, to service the
Whitehead residence, as a part of the construction of an addition or renovation to any building if the
value of the work exceeds 50% of the market value of the building. According to the Sprinklering
Bylaw, this value would be based on the value of the building as established by the BC Assessment
Authority.
- 11 -
The requirement for sprinklering is assessed at the time an application is made for a Heritage
Alteration Permit. If sprinklering is determined to impact the interior Character Defining Elements,
other less intrusive measures (Code equivalency) and/or exemption will sought from the Fire Chief
or the Manager of Inspection Services as provided for in the Building Code.
e) Building Comments:
All new construction is to comply with the current BC Building Code. The owners may need to retain
a qualified professional to submit a report to the Manager of Inspection Services for alternative
solutions (Code equivalencies) as sanctioned in the BC Building Code, to lessen Code impacts on
buildings such as Whitehead residence having protected heritage status. The requirement for
sprinklering will be assessed in conjunction with the Fire Department at the time a Heritage
Alteration Permit is made.
CONCLUSION:
It is recommended that First and Second Reading be given to Maple Ridge Heritage Designation and
Revitalization and Tax Exemption Agreement Bylaw 6962-2012, and that the application be
forwarded to February 19, 2013 Public Hearing.
"Original signed by Adrian Kopystynski"________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Charles R. Goddard" for___________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"_____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"____________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – HRA Bylaw
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Apr 27, 2012 FILE: 2012-051-RZ BY: PC
11406/14 205 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
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SCALE 1:1,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6962-2012
A Bylaw to designate a property as a heritage property under Section 967 of the Local Government
Act and to enter into a Heritage Revitalization Agreement under Section 966 of the Local
Government Act and to grant a Tax Exemption under Section 225 of the Community Charter
____________________________________________________________________________________
WHEREAS the Municipal Council of the Corporation of the District of Maple Ridge considers that the
properties located at 11406 and 11414 205 Street, Maple Ridge, BC have heritage value and that
the property and certain buildings on the property should be designated as protected under section
967 of the Local Government Act;
AND WHEREAS the District of Maple Ridge and Leanne Helen Koehn and James Maxwell Rowley
wish to enter into a Heritage Revitalization Agreement for the property;
AND WHEREAS the Municipal Council of the Corporation of the District of Maple Ridge wishes to
exercise its discretion under section 225 of the Community Charter to exempt the property from
municipal property taxation subject to the terms of an exemption agreement;
AND WHEREAS the District of Maple Ridge has provided notice of a proposed tax exemption bylaw in
accordance with section 227 of the Community Charter;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as
follows:
Citation
1.1 This Bylaw may be cited as “Maple Ridge Heritage Designation and Revitalization and Tax
Exemption Agreement Bylaw 6962-2012”.
Interpretation
2.1 In this Bylaw, the terms “heritage value”, “heritage character” and “alter” have the
corresponding meanings given to them in the Local Government Act.
Heritage Revitalization and Tax Exemption Agreement
3.1 The District of Maple Ridge enters into a Heritage Revitalization and a Tax Exemption
Agreement (the “Agreement”) with the registered owner of the property located at
11406 and 11414 205 Street, Maple Ridge and legally described as:
APPENDIX B
PID: 012-547-069
Lot 649 District Lot 279 Group 1 New Westminster District Plan 2180; and
PID: 012-547-077
Lot 650 District Lot 279 Group 1 New Westminster District Plan 2180
(collectively the “Property”).
3.2 The Acting Mayor and Corporate Officer are authorized on behalf of the District of Maple
Ridge Council to sign and seal the Agreement in the form attached as Appendix “1” to this
Bylaw.
3.3 Subject to all of the terms and conditions set out in the Agreement, the Property and the
Whitehead residence and the Whitehead cottage (the “Existing Heritage Buildings”), as
described in the Agreement, shall be exempt from District property taxation for a term of five
(5) years effective from the date on which the Agreement comes into force.
Heritage Designation
4.1 Council hereby designates the Property and the “Existing Heritage Buildings”, as described in
the Agreement, as protected heritage property for the purposes of section 967 of the Local
Government Act of British Columbia.
Exemptions
5.1 The following actions may be undertaken in relation to the Existing Heritage Buildings
without first obtaining a heritage alteration permit from the District:
(a) non-structural renovations or alterations to the interior of the building or structure
that do not affect any protected interior feature or fixture and do not alter the
exterior appearance of the building or structure; and
(b) non-structural normal repairs and maintenance that do not alter the exterior
appearance of a building or structure.
5.2 For the purpose of section 5.1, “normal repairs” means the repair or replacement of
elements, components or finishing materials of a building, structure or protected feature or
fixture, with elements, components or finishing materials that are equivalent to those being
replaced in terms of heritage character, material composition, colour, dimensions and
quality.
Page 3 of 22
READ A FIRST TIME this 8th day of January, 2013.
READ A SECOND TIME this 8th day of January, 2013
PUBLIC HEARING held this day of , 2013.
READ A THIRD TIME this day of , 2013.
APPROVED by the Minister of Transportation this day of , 2013.
ADOPTED this day of , 2013.
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX “1” – HERITAGE REVITALIZATION AND TAX EXEMPTION AGREEMENT
THIS AGREEMENT dated for reference the day of , 20 is
BETWEEN:
Leanne Helen Koehn and James Rowley Maxwell
11406 – 205th Street
Maple Ridge, B.C. V2 X 1S4
(Collectively the “Owner”)
AND:
THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE
11995 Haney Place
Maple Ridge, British Columbia
V2X 6A9
(the “District”)
WHEREAS:
A. The Owner is the registered owner in fee simple of the land and all improvements located at
11406 and 11414 205 Street, Maple Ridge, B.C. and legally described as:
PARCEL IDENTIFIER: 012-547-069
LOT 649 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180
PARCEL IDENTIFIER: 012-547-077
LOT 650 DISTRICT LOT 279 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 2180
(the “Land”);
B. There are two principal building currently situated on the Land, known as the Whitehead
residence and the Whitehead cottage, as shown on the sketch map attached as Schedule
“A” to this Agreement (the “Existing Heritage Buildings”), and the District and the Owner
agree that the Existing Heritage Buildings have heritage merit and should be conserved;
C. The Owner intends to apply to the District for approval to construct an addition to the
Whitehead residence, as shown on the sketch map attached as Schedule “A”;
D. Section 966 of the Local Government Act authorizes a local government to enter into a
Heritage Revitalization Agreement with the owner of heritage property, and to allow
variations of, and supplements to, the provisions of a bylaw or a permit issued under Part 26
or Part 27 of the Local Government Act;
E. Section 225 of the Community Charter authorizes a local government to enter into an
agreement with the owner of eligible heritage property that is to be exempt from municipal
taxation, respecting the extent of the exemption and the conditions on which it is made;
F. The Owner and the District have agreed to enter into this Heritage Revitalization and Tax
Exemption Agreement setting out the terms and conditions by which the heritage value of
the Land and the Existing Heritage Buildings are to be preserved and protected, in return for
specified supplements and variances to District bylaws and the exemption of the Land and
the Existing Heritage Buildings, from District property taxation for a specified term;
H. The date of final adoption of the bylaw to which this Agreement is attached is the “Effective
Date”;
THIS AGREEMENT is evidence that in consideration of the sum of ten dollars ($10.00) now paid by
each party to the other and for other good and valuable consideration (the receipt of which each
party hereby acknowledges) the Owner and the District each covenant with the other as follows:
Conservation of the Existing Heritage Buildings
1. The Owner shall, promptly following the Effective Date, commence and complete the
restoration, renovation and conservation of the Character Defining Elements of the Land and
the Existing Heritage Buildings (the “Work”), as identified in the Statement of Significance
attached as Schedule “B”, which Work shall be done in accordance with the approved plans
and specifications attached as Schedule “C” to this Agreement (the “Conservation Plans”).
2. The Owner shall not alter the Character Defining Elements except in accordance with the
Conservation Plans.
3. Prior to commencement of the Work, the Owner shall obtain from the District all necessary
permits and licences, including a heritage alteration permit.
4. The Work shall be done at the Owner’s sole expense in accordance with generally accepted
engineering, architectural and heritage conservation practices. If any conflict or ambiguity
arises in the interpretation of the Conservation Plans, the parties agree that the conflict or
ambiguity shall be resolved in accordance with the Standards and Guidelines for the
Conservation of Historic Places in Canada, Second Edition, published by Parks Canada in
2010, or any future update to this edition.
5. The Owner shall, at the Owner’s sole expense, engage a member of the British Columbia
Association of Heritage Professionals (the “Registered Professional”) to oversee the Work
and to perform the duties set out in section 6 of this Agreement.
6. The Owner shall cause the Registered Professional to:
(a) prior to commencement of the Work, provide to the District an executed and sealed
Confirmation of Commitment in the form attached as Schedule “D” to this
Agreement;
(b) erect on the Land and keep erected throughout the course of the Work, a sign of
sufficient size and visibility to effectively notify contractors and tradespersons
entering onto the Land that the Work involves protected heritage property and is
being carried out for heritage conservation purposes;
(c) throughout the course of the Work, effectively oversee the work of all contractors
and tradespersons and inspect all materials leaving and arriving at the site to ensure
that the Work is carried out in accordance with the Conservation Plans;
(d) obtain the District’s approval for any changes to the Work, including any amended
permits that may be required;
(e) upon substantial completion of the Work, provide to the District an executed and
sealed Certification of Compliance in the form attached as Schedule “E” to this
Agreement; and
(f) notify the District within one (1) business day if the Registered Professional’s
engagement by the Owner is terminated for any reason.
Timing of Restoration
7. The Owner shall commence and complete all actions required for the completion of the Work
in accordance with this Agreement within 12 months following the Effective Date.
Ongoing Maintenance
8. Following completion of the Work, the Owner shall
(a) in perpetuity, maintain the Existing Heritage Buildings and the Land in good repair in
accordance with the maintenance standards set out in Maple Ridge Heritage Site
Maintenance Standards Bylaw No. 6710-2009; and
(b) prior to the having the Existing Heritage Buildings repainted to a different colour,
retain a Registered Professional to determine through a suitable analysis, the original
colours and a painting scheme acceptable to the District for the repainting of the
Existing Heritage Buildings.
Damage to or Destruction of the Existing Heritage Buildings
9. If the Existing Heritage Buildings is damaged, the Owner shall obtain a heritage alteration
permit and any other necessary permits and licences and, in a timely manner, shall restore
and repair the Existing Heritage Buildings to the same condition and appearance that
existed before the damage occurred.
10. If, in the opinion of the District, the Existing Heritage Buildings is completely destroyed and
the Owner wishes to construct a replacement building on the Land, such replacement
building must be constructed in compliance with the District’s Zoning Bylaw, in a style that is
acceptable to the District and substantially similar to that of the destroyed Existing Heritage
Buildings, after having obtained a heritage alteration permit and all other necessary permits
and licences.
11. The Owner shall use its best efforts to commence and complete any repairs to the Existing
Heritage Buildings, or the construction of any replica or replacement buildings, with
reasonable dispatch.
Variations to District’s Zoning Bylaw
12. District of Maple Ridge Zoning Bylaw No. 3510-1985 (the “Zoning Bylaw”) is varied and
supplemented in its application to the Land and the Existing Heritage Buildings in the
manner and to the extent set out in Schedule “F” to this Agreement.
Heritage Designation
13. The Owner hereby irrevocably agrees to the designation of the Land and the Existing
Heritage Buildings as a municipal heritage site in accordance with section 967 of the Local
Government Act, and releases the District from any obligation to compensate the Owner in
any form for any reduction in the market value of the Land or the Existing Heritage Buildings
that may result from the designation.
Tax Exemption Conditions
14. The District hereby exempts from District property taxation, for five (5) years following the
Effective Date, the Land and the Existing Heritage Buildings on the following conditions:
(a) all items agreed to within this Agreement must be met;
(b) any other fees and charges related to the Land, the Existing Heritage Buildings, and
securities or moneys in trust due to the District of Maple Ridge are paid or provided
in full; and
(c) the Owner is not in contravention of any other District of Maple Ridge bylaw.
15. If any condition set out in section 14 above is not met to the satisfaction of the District,
acting reasonably then the Owner must pay to the District the full amount of tax exemptions
received, plus interest, immediately upon written demand.
Interpretation
16. In this Agreement, “Owner” shall mean the registered owner of the Land or a subsequent
registered owner of the Land, as the context requires or permits.
Conformity with District Bylaws
17. The Owner acknowledges and agrees that, except as expressly varied by this Agreement, any
development or use of the Land, including any construction, restoration and repair of the
Existing Heritage Buildings, must comply with all applicable bylaws of the District.
Statutory Authority Retained
18. Nothing in this Agreement shall limit, impair, fetter or derogate from the statutory powers of
the District, all of which powers may be exercised by the District from time to time and at any
time to the fullest extent that the District is enabled.
Indemnity
19. The Owner hereby releases, indemnifies and saves the District, its officers, employees,
elected officials, agents and assigns harmless from and against any and all actions, causes
of action, losses, damages, costs, claims, debts and demands whatsoever by any person,
arising out of or in any way due to the existence or effect of any of the restrictions or
requirements in this Agreement, or the breach or non-performance by the Owner of any term
or provision of this Agreement, or by reason of any work or action of the Owner in
performance of its obligations under this Agreement or by reason of any wrongful act or
omission, default, or negligence of the Owner.
20. In no case shall the District be liable or responsible in any way for:
(a) any personal injury, death or consequential damage of any nature whatsoever,
howsoever caused, that be suffered or sustained by the Owner or by any other
person who may be on the Land; or
(b) any loss or damage of any nature whatsoever, howsoever caused to the Land, or any
improvements or personal property thereon belonging to the Owner or to any other
person,
arising directly or indirectly from compliance with the restrictions and requirements in this
Agreement, wrongful or negligent failure or omission to comply with the restrictions and
requirements in this Agreement or refusal, omission or failure of the District to enforce or
require compliance by the Owner with the restrictions or requirements in this Agreement or
with any other term, condition or provision of this Agreement.
No Waiver
21. No restrictions, requirements or other provisions of this Agreement shall be deemed to have
been waived by the District unless a written waiver signed by an officer of the District has
first been obtained, and without limiting the generality of the foregoing, no condoning,
excusing or overlooking by the District on previous occasions of any default, nor any previous
written waiver, shall be taken to operate as a waiver by the District of any subsequent
default or in any way defeat or affect the rights and remedies of the District.
Inspection
22. Upon request, the Owner shall advise or cause the Registered Professional to advise the
District’s Planning Department of the status of the Work, and, without limiting the District’s
power of inspection conferred by statute and in addition to such powers, the District shall be
entitled at all reasonable times and from time to time to enter onto the Land for the purpose
of ensuring that the Owner is fully observing and performing all of the restrictions and
requirements in this Agreement to be observed and performed by the Owner.
Enforcement of Agreement
23. The Owner acknowledges that it is an offence under section 981(1)(c) of the Local
Government Act to alter the Land or the Existing Heritage Buildings in contravention of this
Agreement, punishable by a fine of up to $50,000.00 or imprisonment for a term of up to 2
years, or both.
24. The Owner acknowledges that it is an offence under section 981(1)(b) of the Local
Government Act to fail to comply with the requirements and conditions of any heritage
alteration permit issued to the Owner pursuant to this Agreement and section 972 of the
Local Government Act, punishable in the manner prescribed in the preceding section.
25. The Owner acknowledges that, if the Owner alters the Land or the Existing Heritage Buildings
in contravention of this Agreement, the District may apply to the B.C. Supreme Court for:
(a) an order that the Owner restores the Land or the Existing Heritage Buildings to its
condition before the contravention;
(b) an order that the Owner undertakes compensatory conservation work on the Land or the
Existing Heritage Buildings;
(c) an order requiring the Owner to take other measures specified by the Court to ameliorate
the effects of the contravention; and
(d) an order authorizing the District to perform any and all such work at the expense of the
Owner.
26. The Owner acknowledges that, if the District undertakes work to satisfy the terms,
requirements or conditions of any heritage alteration permit issued to the Owner pursuant to
this Agreement upon the Owner’s failure to do so, the District may add the cost of the work
and any incidental expenses to the taxes payable with respect to the Land, or may recover
the cost from any security that the Owner have provided to the District to guarantee the
performance of the terms, requirements or conditions of the permit, or both.
27. The Owner acknowledges that the District may file a notice on title to the Land in the land
title office if the terms and conditions of the Agreement have been contravened.
28. The District may notify the Owner in writing of any alleged breach of this Agreement to the
Owner shall have the time specified in the notice to remedy the breach. In the event that the
Owner fails to remedy the breach within the time specified, the District may enforce this
Agreement by:
(a) seeking an order for specific performance of this Agreement;
(b) any other means specified in this Agreement; or
(c) any means specified in the Community Charter or the Local Government Act,
and the District’s resort to any remedy for a breach of this Agreement does not limit its right
to resort to any other remedy available at law or in equity.
Headings
29. The headings in this Agreement are inserted for convenience only and shall not affect the
interpretation of this Agreement or any of its provisions.
Appendices
30. All schedules to this Agreement are incorporated into and form part of this Agreement.
Number and Gender
31. Whenever the singular or masculine or neuter is used in this Agreement, the same shall be
construed to mean the plural or feminine or body corporate where the context so requires.
Successors Bound
32. All restrictions, rights and liabilities herein imposed upon or given to the respective parties
shall extend to and be binding upon their respective heirs, executors, administrators,
successors and assigns.
Severability
33. If any portion of this Agreement is held invalid by a court of competent jurisdiction, the
invalid portion shall be severed and the decision that it is invalid shall not affect the validity
of the remainder of this Agreement.
IN WITNESS WHEREOF the Owner and the District have executed this Agreement on the dates set
out below.
____________________________________
by its authorized signatory(ies):
Authorized Signatory:
______
Authorized Signatory:
______________________________
Date
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The Corporate Seal of DISTRICT OF MAPLE
RIDGE was hereunto affixed in the presence
of:
Mayor:
Corporate Officer:
______________________________
Date
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C/S
SCHEDULE “A”
PROPOSED PLAN
SCHEDULE “B”
HERITAGE CONSERVATION PLAN AND STATEMENT OF SIGNIFICANCE
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Whitehead Property - Conservation Plan
11406 +11414 205th Street, Maple Ridge
Whitehead Property - Conservation Plan
11406 +11414 205th Street, Maple Ridge
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Project Introduction ...........................................................................................................01
Design Rationale ................................................................................................................02
2.1 The Existing Buildings
2.2 The Context
2.3 Architectural Expression
2.4 Architectural Expression
Site Introduction.................................................................................................................06
Description of the Site.........................................................................................................07
4.1 Brief Historical Context
4.2 Description + Site Context
Statements of Significance..................................................................................................08
5.1 The Whitehead Property, 11406 + 11414 205th Street
5.2 The Whitehead Residence, 11406 205th Street
5.3 The Whitehead Cottage, 11414 205th Street
Conservation Guidelines......................................................................................................11
6.1 National Standards and Guidelines
Conservation Recommendations.........................................................................................13
7.1 General Conservation Strategy
7.2 Conservation Strategy for the Whitehead Property, 11406 + 11414 205th Street
7.3 Conservation Strategy for the Whitehead Residence, 11406 205th Street
7.4 Conservation Strategy for The Whitehead Cottage, 11414 205th Street
Supporting archival material................................................................................................15
Conservation plan photo documentation [exterior + interior of existing] ............................17
9.1 The Whitehead Residence, 11406 205th Street
9.2 The Whitehead Cottage, 11414 205th Street
Carl [Walkeapaa] Whitehead retires•
CONTENTS
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1 Project Introduction
The Whitehead property, which contains the Whitehead Residence
and the Whitehead Cottage, is situated on a large corner lot in
the Hammond neighbourhood of Maple Ridge. The corner lot and
buildings on the site are typical of a number of heritage houses
in the neighbourhood and add to the contextual and character
value contributing to the historic character of the streetscape
and surrounding area.
The Hammond neighbourhood is primarily residential with an
RS-1 zoning designation. The intent of the Heritage Revitalization
Agreement is to benefit the community through the long-term
legal protection of the heritage value of a property and to benefit
the property owner by enabling flexibility that would not be
permitted under existing municipal regulations.
The proposal for The Whitehead Residence at 11406 205th Street
includes consolidation of the existing lots, individual engineering
services for both properties, and a modest addition to the rear
of the Whitehead Residence to modernize and retain interior
historical detailing, enhance the livability and create a more
usable second floor, upgrades to the main floor bathroom and
to create a larger basement storage area. Mature landscaping
and picket fencing on the site will be retained.
11406 205th Street [The Whitehead Residence]•
11414 205th Street [The Whitehead Cottage]•
INTRODUCTION
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2 Design Rationale
2.1 The Whitehead Property
The Whitehead Residence at 11406 205th Street will undergo a
renovation. An addition to the rear of the house will maintain
historic proportions and massing while allowing for a modern
update of the interior living space. A small dormer will be added
to the second floor to allow for an upstairs bathroom. Services
will be separated and upgraded for the site.
The Whitehead Cottage on the north side of the property has been
recently renovated and no further upgrades are anticipated. In
order to facillitate upgrading site services the cottage will have
independent water, electricity and sewer upgrades.
2.2 The Context
The Whitehead property includes two historic houses and two
outbuildings on the northeast corner of the intersection of 205th
Street and 114th Avenue in Hammond, Maple Ridge, B.C.
The continued existing use as residences is in keeping with the
District of Maple Ridge zoning intentions for this area.
2.3 Architectural Expression
The Whitehead Residence at 11406 205th Street is a good
example of residential building that used generous wood
detailing to achieve a delightful, sound design. The second
house, the Whitehead Cottage is a small bungalow, at 11414
205th Street is probably the earliest structure on the site, and
is typical of early wood residential buildings on cleared land.
The building used pre-manufactured building fabric, hallmarks
of early mill building-kit products, and possibly produced at the
Hammond Cedar Mill itself.
Original wood siding, shingles and gable end details are intact,
as well as generous wood water table boards, belly boards,
and other miscellaneous trim. Original windows, some with
stained-glass transom lites, and updated wood windows are
currently incorporated into the house. The front porch detailing is
prominent with tapered porch piers and columns, generous wood
detailing and wood stair and railings. These elements are typical
of the early Craftsman bungalow architecture of Maple Ridge
and the surrounding areas. These details will be undisturbed
during the project and will be replicated where they are detailed
in the new addition. The addition will replicate the language of
an earlier addition, extending a shed roof to extend the living
area at the rear of the house.
11406 205th Street - proposed massing from south•
11406 205th Street - proposed massing from east•
DESIGN RATIONALE
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DESIGN RATIONALE
2.4 Proposal
The Whitehead Residence has been continuously owned by the
descendents of the original builder and owner Carl Whitehead.
The current owners moved their young family to Maple Ridge
from Burnaby, taking over the stewardship of the property from
their parents generation. In doing so the current owners are
pursuing a heritage revitalization agreement with the District
of Maple Ridge to honour the unique history of the site and to
ensure that the heritage of the two properties is maintained.
Their intentions are to modernize and retain interior historical
detailing in the 1923 home to allow their family to continue
living in the house. To subdivide the lots and to update services
to both properties.
In conformance with standard conservation practices, the main
house [the Whitehead Residence] and the yellow cottage [the
Whitehead Cottage] will remain in their original locations.
The new addition on the site will be confined to the rear of the
main house and extend the foot print behind the original mass
to maintain the existing heritage streetscape on the lot. Design
elements will be incorporated from the original house to tie in
the new construction and maintain continuity. The addition of
a new second floor dormer will be significantly inset from the
original house to minimize the impact from the street, taking
cues from other dormers on houses in this era. Interior finishes
will be modern but compliment the original house.
The large covered deck at the rear of the main floor will enhance
the functional living space and provide the house with a defined
rear entry that is more welcoming and in line with exterior
walkways and gates.
Green design strategies will be employed in the project where
possible. The owners are interested in installing the infrastructure
for a solar hot water collection system on the roof, ground source
heat with the possibility of integrating the two systems and using
insulated concrete form work for the new foundation work for the
addition. Interior finishes will also reflect sustainable strategies
with energy star appliances and fixtures, double glazed windows
and LOV finishes.
Neighbour’s visiting the Whitehead Residence•
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
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Ann E. Rowley, Whitehouse Residence [11406] portrait, watercolour •
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
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D. Sharpe, Whitehouse Residence [11406] portrait, pen + ink •
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3 Site Introduction
Name of Historic Place: Whitehead Property
Address: 11406 & 11414 205th Street, Maple Ridge B.C.
Significant Owner/Builder and
first owner at 11406 205th Street: Carl Whitehead
Date of Construction: 11406: ca. 1923
11414: ca. 191-
The earliest portion of 11414 205th Street (the yellow house [the Whitehead Cottage] in the photo above) is the
earliest building on the combined sites, perhaps along with an original portion of an outbuilding to its rear, off
the lane. Following the purchase of these properties (and the properties to their east to 206th Street) in 1922,
Carl Whitehead began to build a house for his family, and rental houses on the properties to its east.
The Whitehead Cottage at 11414 205th and its outbuilding display the hallmarks of mill kit house construction,
very likely material supplied by the mill in Port Hammond. The Whitehead Residence at 11406 205th Street is of
later design and detailing, incorporating details and construction techniques very common for houses of its era.
The houses and outbuilding on the subject property are generally well-built, and have been maintained in a
manner that has resulted in much of the building fabric being intact and in good repair. The proposed changes
to the property are largely changes to the Whitehead Residence at the back of the house. Additions there are to
make it suite the contemporary living needs of the family now living in the house.
STATEMENT OF
SIGNIFICANCE
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Other properties purchased and developed by Carl Whitehead
11406 and 11414 205th Street
4 Description of the Site
4.1 Historic Context
The houses and properties are closely associated with the early settlement of Port Hammond in the latter
decades of the 19th Century (Port Hammond was incorporated in 1883). At its heart, Port Hammond was a mill
town, and intimately linked with the Canadian Pacific Railway running through the heart of the settlement.
The cedar mill was the largest employer in the community and, in fact, in all of Maple Ridge. Because of the
number of workers employed by the mill, a thriving commercial centre developed along Maple Crescent by 1910,
with the Bank of Hamilton, Dale’s Hotel and Store, Wo Lung’s Store, and the Allison and Cross general store
establishing themselves as key businesses within the community. Other businesses included boarding houses
and hotels, which provided accommodation for travelers, businesspeople, and workers, and bars and halls,
which offered residents the chance to relax with their neighbours and fellow workers.
Since many mill workers lived in homes that were close to their workplace, many of the community’s businesses
remained in Hammond, even when the Lougheed Highway passed through the municipality north of the townsite.
Development associated with the new highway bypassed the early Port Hammond settlement, with the result that
the settlement retained much of its early buildings and small community atmosphere.
4.2 Description of the Site and its immediate context
The site is near the heart of the original community, with John Hammond’s house about a block away. The
orientations of the houses do not follow the lot lines typical for the block, but rather face the side street, not
call 205th Street. This allowed both houses to have good light and exposure (no inside lot). Carl Whitehead is
an example of the local millworker buying property in Port Hammond and settling in for the long term. What
is unusual about Mr. Whitehead is his purchasing of an entire row of properties on the north side of 114th
(then Stanton) between 205th and 206th (then Waugh and Wareslet), and building rental houses on all but the
westernmost property (now 11406 205th Street), where he built a house for himself.
At the time of Carl Whitehead’s purchasing the properties in 1922, there was the original portion of the Whitehead
Cottage at 11414 205th Street (originally 82 Waugh Street), and an original piece of the outbuilding to its east.
STATEMENT OF
SIGNIFICANCE
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5 Statement of Significance
5.1 Whitehead Property
11406 and 11414 205th Street
Maple Ridge, B.C.
Description of the Historic Place
The Whitehead property includes two historic houses and two
outbuildings on the northeast corner of the intersection of 205th
Street and 114th Avenue in Hammond, Maple Ridge, B.C.
Heritage ValueThe Whitehead property as a whole is important for its formal and aesthetic values, and particularly for its
cultural value exemplifying the settlement and improvement of Hammond in the early 20th Century.
The arrangement of the two houses and single car garage straddling what was intended to be two standard lots
at the end of the block fronting onto what is now 114th Avenue, is important as a good typical example of such
property development in the settlements in the Lower Mainland at the turn of the 20th Century.
The siting of the Whitehead Cottage at 11414 205th Street tight to the lane exemplifies decisions made by
owners and builders without being constrained by lot line configuration, and without the presence of municipal
zoning or private setback regulations, which maximized usable south-facing yard space, and minimized less
usable north-facing yard space (along the lane).
The siting of the garage for 11406 205th Street is important for revealing the lack of setback regulations for
outbuildings at the time of its construction (certainly before 1928), and for having been moved on site to its present
location – a common practice with wood frame buildings in the early settlement years (the 1928 fire insurance map
shows it in the extreme northwest corner of the property). The resulting atypical arrangement of buildings serves as
a reminder of earlier less standardized site development regulations in early Port Hammond than is found today.
The site is also important as a remnant of the entire north side of the 20500 block of what was then called Stanton
Street, now 114th Avenue, a parcel owned by Whitehead, and developed with modest bungalows between 1922
(the year he purchased the property) and 1928 (as evidenced by the fire insurance map from that year).
Character-defining Elements
parcel size, dimensions and rectangular shape•
frontage of three buildings onto 205th Street•
frontage of fourth building onto the lane•
mature trees and garden•
picket fencing•
Property Chronology
1922 - Carl Whitehead purchases Lots 642,645, 646, 649, and 650 Stanton - now 114th Avenue; this •
is the entire block of properties between 114th Avenue and the lane north of 114th.
- One small house and at least one garage/outbuilding exist on the two westernmost
properties (the subject site)
by 1928 - Three rental houses and garages built by Carl Whitehead on the three lots to the east of the subject site•
< 1937 - second house built at 646 Stanton (burned down)•
ca. 1955 - well filled in with the arrival of water service (and probably sewers)•
by 1969 - At time of his death, Carl Whitehead still owned 646 as rental property in addition to the •
properties associated with his own residence.
STATEMENT OF
SIGNIFICANCE
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5 Statement of Significance
5.2 Whitehead Residence
11406 205th Street (originally 80 Waugh Street)
(ca. 1923)
Description of the Historic Place
The Whitehead Residence is the 1 1/2 storey bungalow with a
prominent gabled front porch located on the northeast corner of
the intersection of 205th Street and 114th Avenue in Hammond,
Maple Ridge, B.C.
Heritage Value
The house at 11406 205th Avenue is important for its
aesthetic,cultural and social values. It is a good example of
residential building that used generous wood detailing to achieve a delightful, sound design that weathered
well: a style of building called the Craftsman bungalow, that the owner/builder copied from a house on
Dewdney Trunk Road near Webster’s Corner (the centre of the Finnish community in Maple Ridge).
The Whitehead Residence is important for displaying – through its substantial design – the prominence and
prosperity of Port Hammond in the Maple Ridge area in the early 20th Century, only overtaken by Haney after
the development of the Lougheed Highway in the 1930s. The house is also important for its association with
Carl Whitehead (originally Carl Konstantin Ollinpoika Walkeapaa, then C.K. Olson, a Finnish immigrant, and
millworker at the Hammond Cedar Mill, one of the major cedar processing mills on the Fraser, and the town’s
major employer), who built and moved into the house in 1923, after having lived in a smaller house next door
on 114th Avenue. The house is important for its association with Mr. Whitehead (a literal translation of his
original Finnish surname Walkeapaa) and the Finnish immigrant community in Maple Ridge.
The house is socially valued for inclusion on the current Heritage Inventory, and for its continued ownership by descendents
of Carl Whitehead, a valuable social continuity in the community spanning several generations. It is also a good record
of sensitive additions made over time to meet evolving residential needs over the decades of its existence.
Character-defining Elements
cross-gable form with gabled front porch•
shed roofed rear extension•
front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, •
diamond-shaped window opening, shingled skirting, wood stair and railings
wood doors and windows, original stained-glass transom lites•
shingle sided wall areas below and above main floor wall area•
beveled sided main floor wall area•
generous wood water table boards, belly boards, and other miscellaneous trim•
brick chimneys•
original interior detailing, such as wainscoting, fireplace, kitchen ceiling work•
11406 205th Street - Property Chronology
1922 - bare land not yet built upon, at time of purchase by Carl Whitehead•
by 1928 - Cross-gabled house with poured concrete foundation and small back porch•
- well to the south of the house
- pump house to the east of the house
- Eastern (rear) addition with Bathroom , Pantry (over top of pump house, enclosed
in new basement space), and enclosed Back Porch
STATEMENT OF
SIGNIFICANCE
Whitehead Cottage - Conservation Plan
11414 205th Street, Maple Ridge
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5 Statement of Significance
5.3 11414 205th Street (originally
82 Waugh Street)
(ca. 191-)
Description of the Historic Place
The Whitehouse Cottage is the single-storey gable-roofed
bungalow located close to the lane, at the north end of the
property on the northeast corner of the intersection of 205th
Street and 114th Avenue in Hammond, Maple Ridge, B.C.
Heritage Value
The Whitehouse Cottage is important as probably the earliest
structure on the site, along with the outbuilding to its east. The construction of the house and outbuilding
is of aesthetic and cultural interest for being typical of early wood residential building on cleared land. The
buildings are of particular interest for appearing to use pre-manufactured building fabric – short regular lengths
of siding, with joint lines covered by battens – that are a hallmark of early mill building-kit products, and possibly
produced at the Hammond Cedar Mill itself. The original wood windows with their divided upper lites in late-
Victorian style, all are valuable physically as well as culturally, showing the common building practice for humble
bungalows in the early days of Port Hammond.
The house is also culturally significant for its additions, done to have the building continue to serve for family
accommodation as those needs evolved. The outbuilding facing the lane (with additions now demolished), is
culturally significant for being the site of the first recycling depot in Maple Ridge.
Character-defining Elements
simple gable-roof form (both house and outbuilding) w/ gabled front porch element•
building extensions•
wood windows, including those with wood divided upper lites•
bevel-sided pediments, with regular short lengths of siding, covered by battens •
wood shingled main floor wall areas•
drop-sided skirting between main floor and grade•
11414 205th Street - Property Chronology
by 1922 - Small mill 2-room mill kit house exists (present Kitchen and Bedroom)•
- Outbuilding probably exists probably utilizing same mill kit as house•
- Auto garage possibly exists (but located in extreme northwest corner of property)•
by 1928 - 2 front rooms added (present Living and Dining Rooms) with same interior wood detailing as •
seen in newly constructed Whitehead Residence by Carl Whitehead himself
- Eastern (rear) addition of Bathroom, Back Porch, and Breakfast Room
- Auto garage built or refurbished in the extreme northwest corner of the property
< 1937 - Auto garage moved onto concrete foundations at its present location•
Auto garage at 11406 205th Street Outbuilding east of 11414 205th Street
STATEMENT OF
SIGNIFICANCE
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6 Conservation Guidelines
6.1 National Standards and Guidelines
The Parks Canada Standards and Guidelines for Historic Places in Canada (2010) has been used to assess the
conservation interventions at the Whitehead Property. Conservation is defined as safeguarding heritage elements
of an historic place, so as to retain its heritage value and character. It can involve preservation, rehabilitation, or
restoration of that heritage value and character. The general conservation approach for the Whitehead Property
is mainly rehabilitation, although much of the site is being preserved as is.
Preservation: the action or process of protecting, maintaining, and/or stabilizing the existing materials,
form, and integrity of an historic place or of an individual component, while protecting its heritage value.
Restoration: the action or process of accurately revealing, recovering, or representing the state of an
historic place or of an individual component, as it appeared at a particular period in its history, while
protecting its heritage value.
Rehabilitation: the action or process of making possible a continuing or compatible contemporary use
of an historic place or an individual component, as it appeared at a particular period in its history, while
protecting its heritage value.
General Standards for Preservation, Rehabilitation and Restoration
Standard 1: Conserve the heritage value of an historic place. Do not remove, replace or substantially
alter its intact or repairable character- defining elements. Do not move a part of an
historic place if its current location is a character-defining element.
Standard 2: Conserve changes to an historic place that, over time, have become character-
defining elements in their own right.
Standard 3: Conserve heritage value by adopting an approach calling for minimal intervention.
Standard 4: Recognize each historic place as a physical record of its time, place and use. Do not create
a false sense of historical development by adding elements from other historic places or
other properties, or by combining features of the same property that never coexisted.
Standard 5: Find a use for an historic place that requires minimal or no change to its character-
defining elements.
Standard 6: Protect and, if necessary, stabilize an historic place until any subsequent intervention
is undertaken. Protect and preserve archaeological resources in place. Where there
is potential for disturbing archaeological resources, take mitigation measures to limit
damage and loss of information.
Standard 7: Evaluate the existing condition of character-defining elements to determine the
appropriate intervention needed. Use the gentlest means possible for any intervention.
Respect heritage value when undertaking an intervention.
Standard 8: Maintain character-defining elements on an ongoing basis. Repair character-defining
elements by reinforcing their materials using recognized conservation methods. Replace
in kind any extensively deteriorated or missing parts of character-defining elements,
where there are surviving prototypes.
CONSERVATION
PLAN
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Standard 9: Make any intervention needed to preserve character-defining elements physically and
visually compatible with the historic place and identifiable on close inspection.
Document any intervention for future reference.
Additional Standards Relating to Rehabilitation
Standard 10: Repair rather than replace character-defining elements. Where character-defining
elements are too severely deteriorated to repair, and where sufficient physical evidence
exists, replace them with new elements that match the forms, materials and detailing of
sound versions of the same elements. Where there is insufficient physical evidence,
make the form, material and detailing of the new elements compatible with the character
of the historic place.
Standard 11: Conserve the heritage value and character-defining elements when creating any new
additions to an historic place or any related new construction. Make the new work
physically and visually compatible with, subordinate to and distinguishable from the
historic place.
Standard 12: Create any new additions or related new construction so that the essential form and
integrity of an historic place will not be impaired if the new work is removed in the future.
Additional Standards Relating to Restoration
Standard 13: Repair rather than replace character-defining elements from the restoration period.
Where character-defining elements are too severely deteriorated to repair and where
sufficient physical evidence exists, replace them with new elements that match the
forms, materials and detailing of sound versions of the same elements.
Standard 14: Replace missing features from the restoration period with new features whose forms,
materials and detailing are based on sufficient physical, documentary and/or oral evidence.
CONSERVATION
PLAN
Hammond Cedar Company photo c.1937•
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7 Conservation Recommendations
7.1 General Conservation Strategy
publicLAB RESEARCH + DESIGN has prepared a plan to add to and alter the rear of the Whitehead Residence at 11406
205th Street, with no lasting impact to the other buildings on the site, and no permanent change to the site.
7.2 Conservation Strategy for Whitehead Property, 11406 & 11414 205th Street
See the design drawings produced by publicLAB RESEARCH + DESIGN for the existing a proposed site plans for the
properties. The Whitehead Cottage at 11414 205th street is to be conserved as is; the Whitehead Residence at 11406
205th will have a small addition extending beyond the rear of the existing house for an additional 10’ the intervention
will require a new path to 114th Avenue and a reconfigured entry gate this will match the existing picket fence, and
incorporate existing paving stones into the landscape, the alterations will not affect the sites’ character-defining
elements.
7.3 Conservation Strategy for the Whitehead Residence, 11406 205th Street
See the design drawings produced by publicLAB RESEARCH + DESIGN for the as-is and proposed plans, sections
and elevations for the house. The conservation of the house is best described as a rehabilitation with most of
the interior and exterior elements preserved, except for those areas disturbed by the rear additions. The new
additions are designed to be compatible with the existing house, with subtle distinguishing elements. There is
ample existing material for good physical evidence for matching new material with existing.
Character-defining elements unaffected by the rear additions are to be conserved with ongoing maintenance
following Standards and Guidelines Standard 10
Standard 10: Repair rather than replace character-defining elements. Where character-defining elements are
too severely deteriorated to repair, and where sufficient physical evidence exists, replace them
with new elements that match the forms, materials and detailing of sound versions of the
same elements. Where there is insufficient physical evidence, make the form, material and
detailing of the new elements compatible with the character of the historic place.
Character-defining elements unaffected by the additions:
cross-gable form viewed from the front of the house w/ gabled front porch•
front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, •
diamond-shaped window opening, shingled skirting, wood stair and railings
wood doors and windows, original stained-glass transom lites, except at the rear of the house•
shingle sided wall areas below and above main floor wall area, except those areas affected by the rear addition•
beveled sided main floor wall area, except those areas affected by the rear addition•
generous wood water table boards, belly boards, and other miscellaneous trim, except those areas affected •
by the rear addition
brick chimneys•
Character-defining elements affected by the rear additions are to be guided by Standards and Guidelines Standards 7 & 11:
Standard 7: Evaluate the existing condition of character-defining elements to determine the
appropriate intervention needed. Use the gentlest means possible for any intervention.
Respect heritage value when undertaking an intervention.
CONSERVATION
PLAN
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Standard 11: Conserve the heritage value and character-defining elements when creating any new
additions to an historic place or any related new construction. Make the new work physically
and visually compatible with, subordinate to and distinguishable from the historic place.
Character-defining elements affected by the additions:
make rear porch compatible with the front porch by reproducing wood detailing, but make distinguishable •
with minimal new glazing
front porch detailing: tapered porch piers and columns, generously sized wood trim, brackets, dentil work, •
diamond-shaped window opening, shingled skirting, wood stair and railings
retain original doors and windows at the rear of the house affected by addition, for re-use or salvage•
re-use if possible siding removed to make way for the addition, or replicate shingle sided wall areas below •
and above main floor wall area, where affected by the rear addition
re-use if possible beveled siding removed to make way for the rear addition, or replicate beveled sided main •
floor wall area
re-use if possible generous wood water table boards, belly boards, and other miscellaneous trim needed to •
be removed to make way for the rear addition
The character of the new additions is to be guided by Standards and Guidelines Standard 12:
Standard 12: Create any new additions or related new construction so that the essential form and
integrity of an historic place will not be impaired if the new work is removed in the future.
preserve cross-gable ridge line to preserve dominance of main roof form, second floor shed dormer to not •
interrupt this cross-ridge
The shed forms of the additions are in keeping with historic practices adding to gabled buildings; the result •
is compatible with the gable form
7.4 Conservation Strategy for the Whitehead Cottage at 11414 205th Street
See the design drawings produced by publicLAB RESEARCH + DESIGN for the existing plans for the house. The
conservation of the house is best described as preservation of the existing character-defining elements, following
Standard 10 when maintenance is required.
Standard 10: Repair rather than replace character-
defining elements. Where character-
defining elements are too severly
deteriorated to repair, and where suffi-
cient physical evidence exists, replace
them with new elements that match the
forms, materials and detailing of sound
versions of the same elements. Where
there is insufficient physical evidence,
make the form, material and detailing of
the new elements compatible with the
character of the historic place.
CONSERVATION
PLAN
BCFP Hammond Division Company photo c.1947•
Whitehead Property - Conservation Plan
11406 +11414 205th Street, Maple Ridge
publicLABRESEARCH + DESIGN
15
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Map of Hammond in 1911 (courtesy of the Maple Ridge Archives)
Other properties purchased and developed by Carl Whitehead11406 and 11414 205th Street
ARCHIVAL MATERIAL
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
16
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Fire Insurance Map for Hammond 1928, with revisions in 1937
(courtesy of the Maple Ridge Archives)
Auto garage, original location
Auto garage moved to present location after 1937
11414 205th Street , original portion built before 1922; additions between 1922 and 1928
11406 205th Street , originalportion builtbetween 1922and 1928
Outbuilding, original portion built before 1922; additions between 1922 and 1928
Three Whiteheadrental properties built between 1922 and 1928
ARCHIVAL MATERIAL
Lot 646, built by Carl Whitehead
destroyed by fire < 1937
Lot 646, replacementhouse built by Carl Whitehead[photo 1969]
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
17
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Exterior trim preserved:
Painted 1x6 corner boards•
Painted 1x3 drip board•
10” nominal water table•
Front facade unaltered:
Porch preserved•
Main roof form preserved•
Rear facade altered to accept shed
roof addition:
Replicate front porch details•
Replicate siding and trim details•
Relocate window•
Replicate existing window •
details for new windows
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
18
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Interior stair finishes all preserved:
wall boards•
Stained/varnished stair trim/baluster•
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
19
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
South bay window with art glass glaz-
ing preserved:
Painted original wood windows•
Original art glass upper lites•
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
20
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Interior wainscoting all preserved:
Stained/varnished paneling, •
boards, base, and crown
moulding
Interior door casing details all
preserved:
Stained/varnished jambs, head •
trim, and top moulding
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
21
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Exterior finishes preserved generally,
replicated at sites of additions:
Painted siding and trim preserved•
Painted siding and trim salvaged •
and re-used and/or replicated for
rear addition
Front porch details and finishes preserved
generally, replicated at sites of additions:
Painted dentil work, brackets, post •
casing and base plates, guard, and trim
all preserved
Painted shingling preserved and •
replicated for rear addition
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
22
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Interior tongue-and-groove
ceilings:
Painted boards •
preserved
Light fixtures preserved•
Interior doors and casings
preserved:
Painted paneled interior •
doors
Glazed interior doors•
Original door hardware•
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
23
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Existing Elevation•
Existing Section•
CONSERVATION PLAN
- EXISTING DRAWINGS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
24
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Existing Basement Floor Plan•
CONSERVATION PLAN
- EXISTING DRAWINGS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
25
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Existing Main Floor Plan•
CONSERVATION PLAN
- EXISTING DRAWINGS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
26
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Existing Second Floor Plan•
CONSERVATION PLAN
- EXISTING DRAWINGS
Whitehead Residence - Conservation Plan
11406 205th Street [originally 80 Waugh Street], Maple Ridge
publicLABRESEARCH + DESIGN
27
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Existing Roof Plan•
CONSERVATION PLAN
- EXISTING DRAWINGS
Whitehead Cottage - Conservation Plan
11414 205th Street, Maple Ridge
publicLABRESEARCH + DESIGN
28
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Front facade preserved:
Painted wood siding and trim preserved•
Porch and main roof forms preserved•
Existing doors and windows preserved•
Rear facade preserved:
Painted wood siding and trim preserved•
Porch and main roof forms preserved•
Existing doors and windows preserved•
Wood exterior materials and details preserved:
Painted wood siding and trim preserved•
Porch and main roof forms preserved•
Existing doors and windows preserved•
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Cottage - Conservation Plan
11414 205th Street, Maple Ridge
publicLABRESEARCH + DESIGN
29
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Interior finishes preserved:
Varnished and painted wainscoting •
Interior doors and hardware•
Baseboards and flooring•
Window stools and casing•
Remaining art glass lites•
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Cottage - Conservation Plan
11414 205th Street, Maple Ridge
publicLABRESEARCH + DESIGN
30
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
CONSERVATION PLAN
- EXISTING PHOTOS
Whitehead Cottage - Conservation Plan
11414 205th Street, Maple Ridge
publicLABRESEARCH + DESIGN
31
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Existing Elevation•
Existing Section•
CONSERVATION PLAN
- EXISTING DRAWINGS
Whitehead Cottage - Conservation Plan
11414 205th Street, Maple Ridge
publicLABRESEARCH + DESIGN
32
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Existing Main Floor Plan•
CONSERVATION PLAN
- EXISTING DRAWINGS
Whitehead Cottage - Conservation Plan
11414 205th Street, Maple Ridge
publicLABRESEARCH + DESIGN
33
B I R M I N G H A M & W O O D
A R C H I T E C T S • P L A N N E R S
Existing Roof Plan•
CONSERVATION PLAN
- EXISTING DRAWINGS
SCHEDULE “C”
HERITAGE BUILDING PLANS & SPECIFICATIONS
Cover SheetKoehn + Rowley Residence11406 205th Street, Maple Ridge110612 SEP 11-A-0.0ENGINEERING DEPARTMENT3060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12R E N O V A T I O N + D O R M E R A D D I T I O N1 1 4 0 6 2 0 5 T H S T R E E T, M A P L E R I D G ESITE STATISTICSCIVIC ADDRESS11406 205TH STREETLEGAL DESCRIPTIONLOT O, BLOCK 173, PLAN 5112, DISTRICT LOT 301NEW WESTMINSTER DISTRICTZONINGRS-1SITEDIMENSIONS:32.48'X122.80'AREA:3988.54SFSITE COVERAGE:HOUSE:880.00SFGARAGE:225.00SFTOTAL:1105.00SF28 %SETBACKS AND YARDSEXISTINGFRONT YARD:18.66'WEST SIDEYARD:3.50'EAST SIDEYARD:3.33'REARYARD:56.71'HEIGHT28'-5"FSRBASEMENT880.00SF42 %MAIN FLOOR905.00SFUPPER FLOOR585.00SFM+U TOTAL:1490.00SF72 %TOTAL:2075.00SF0.52 FSRGENERAL NOTESA1.0 COVER SHEETA2.0 WHITEHEAD RESIDENCE - EXISTING PLANSA2.1 WHITEHEAD RESIDENCE - EXISTING PLANS A2.2 WHITEHEAD RESIDENCE - PROPOSED PLANSA2.3 WHITEHEAD RESIDENCE - PROPOSED PLANSA3.0 WHITEHEAD RESIDENCE - EXISTING + PROPOSED SECTIONSA4.0 WHITEHEAD RESIDENCE - EXISTING ELEVATIONSA4.1 WHITEHEAD RESIDENCE - PROPOSED ELEVATIONSA4.2 WHITEHEAD RESIDENCE - PROPOSED ELEVATIONSA4.3 WHITEHEAD RESIDENCE - CONSERVATION ELEVATIONSA4.4 WHITEHEAD RESIDENCE - CONSERVATION ELEVATIONSA5.0 WHITEHEAD COTTAGE - EXISTING DRAWINGS ARCHITECTURAL DRAWING INDEX .1ALL WORK SHOWN IN THESE DRAWINGS OR EXECUTED ON SITE MUST CONFORM TO THE FOLLOWING:- CITY OF VANCOUVER BUILDING BY-LAW NO. 9419 [2007]- PERMIT PROVISIONS AND BLDG. INSPECTORS REQUESTS- B.C. ELECT. CODE- B.C. PLUMBING CODE- LOCAL FIRE CODES AND SAFETY STANDARDS- SOUND ACCEPTABLE LOCAL CONST. TRADES PRACTICES.2THE GENERAL CONTRACTOR WILL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS ON SITE. REPORT ANY SUBSTANTIAL DISCREPANCIES TO THE DESIGNER FOR CLARIFICATION PRIOR TO INSTALLATION OR CONSTRUCTION OF NEW WORK..3ONE SET OF BUILDING PERMIT APPROVED DRAWINGS PLUS CORRESPONDING JOB CARD MUST BE KEPT ON SITE AT ALL TIMES DURING CONSTRUCTION.4ALL WOOD EXTERIOR DOOR TO BE SOLID CORE.
FIN. 12.67EX. 12.67WWWW0.42Ø DECIDSPRD=100.42Ø DECIDSPRD=100.24Ø DECIDSPRD= 6W1.30Ø DECIDSPRD= 90.18Ø DECIDSPRD= 50.33Ø DECIDSPRD= 60.18Ø DECIDSPRD= 70.28Ø DECIDSPRD= 50.32Ø DECIDSPRD= 265064964665164834.424
34.440
34.456
18'-9 1/2"22'-1 1/2"9'-3 1/2"49'-2 1/2"32'-1"89° 55' 56"359° 53' 56"89° 52' 55"359° 53' 59"
359° 54' 03"
10.74
64760'-2 1/2"60'-2 1/2"60'-2 1/2"60'-2 1/2"3'-4 1/2"
17'-9 1/2"23'-5"FIN. 12.52EX. 12.52FIN. 12.53EX. 12.53FIN. 12.45EX. 12.45FIN. 12.34EX. 12.34FIN. 12.36EX. 12.36FIN. 11.99EX. 11.99FIN. 12.16EX. 12.16FIN. 12.31EX. 12.31FIN. 12.51EX. 12.51FIN. 12.76EX. 12.76FIN. 12.86EX. 12.86FIN. 12.90EX. 12.90FIN. 13.06EX. 13.06FIN. 13.09EX. 13.09FIN. 13.27EX. 13.27FIN. 13.40EX. 13.40FIN. 13.45EX. 13.45FIN. 13.45EX. 13.45FIN. 13.24EX. 13.24FIN. 13.23EX. 13.23FIN. 13.03EX. 13.03FIN. 12.86EX. 12.86FIN. 12.97EX. 12.97FIN. 13.12EX. 13.12FIN. 12.91EX. 12.91FIN. 12.94EX. 12.94FIN. 12.73EX. 12.73FIN. 12.50EX. 12.50FIN. 12.54EX. 12.54FIN. 12.62EX. 12.62FIN. 12.59EX. 12.59FIN. 12.62EX. 12.62FIN. 12.64EX. 12.64FIN. 12.69EX. 12.69FIN. 12.83EX. 12.83205TH STREETLANE114TH STREETFIN. 12.76EX. 12.76FIN. 12.83EX. 12.833060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12Site PlanKoehn + Rowley Residence11406 205th Street, Maple Ridge110612 JUL 11-A-1.01/8" = 1'-0"SITE PLAN1NORTH 11406 205THSTREET- PROJECT SITE -11414 205THSTREET1 CARGARAGE1 CARGARAGE
EL. 45.96'EL. 46.06'EL. 45.91'EL. 41.47'EL. 45.50'LINENKITCHEN15'-3" X 13'-3"103BEDROOM11'-8" X 10'-6"104MASTERSITING11'-8" X 10'-10"102PORCH10'-6" X 7'-6"107OFFICE7'-0" X 7'-6"106FBATH7'-6" X 7'-6"105FD/WSTAIRN: 1/2"R: 4 @ 6"T: 9"UPDNSTAIRN: 1/2"R: 14 @ 6 3/4"T: 9"LVING15'-3" X 13'-5"101CLOSETUPUPVERANDA16'- 0" X 6'- 0"2% SLOPEMINIMUMSTAIRN: 1/2"R: 11 @ 7"T: 9"STAIRN: 1"R: 8 @ 6 1/2"T: 11"STAIRN: 1"R: 6 @ 6"T: 11"EL. 42.42'EL. 46.00'EL. 45.95'2662W1090307D102EXISTINGEXISTING4465W106EXISTING4465W105EXISTING31085W107EXISTING3284W108EXISTING4465W103EXISTING4465W102EXISTING4465W101EXISTING7801W104EXISTINGEL. 46.00'82106D101EXISTINGEXISTINGEXISTING6266D107EXISTING0206D108EXISTING8286D103EXISTING8206D104EXISTING8206D1056266D106WHITEHEAD RESIDENCE1/4" = 1'-0"BASEMENT PLAN13060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12Existing PlansKoehn + Rowley Residence11406 205th Street, Maple Ridge110612 JUL 11-A-2.0WHITEHEAD RESIDENCE1/4" = 1'-0"MAIN FLOOR PLAN1NORTH UPEL. 39.29'BASEMENT15'-3" X 13'-5"001UP10103W004EXISTING10103W001EXISTINGSTAIRN: 1/2"R: 11 @ 7"T: 9"STAIRN: 1"R: 6 @ 6"T: 11"UPSTAIRN: 1"R: 8 @ 6 1/2"T: 11"10103W003EXISTING10103W002EXISTINGACCESSHATCHFURNACEUP1 RISER @ 7"
WHITEHEAD RESIDENCE1/4" = 1'-0"SECOND FLOOR PLAN23060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12Existing PlansKoehn + Rowley Residence11406 205th Street, Maple Ridge110612 JUL 11-A-2.1WHITEHEAD RESIDENCE1/4" = 1'-0"ROOF PLAN2NORTH BEDROOM I11'-5" X 13'-5"201DNEL. 55.94'3064W201EXISTING3064W202EXISTINGBEDROOM II15'-6" X 13'-5"202STAIRN: 1/2"R: 14 @ 6 3/4"T: 9"ATTIC HATCHATTIC HATCH2266D201EXISTING2266D202EXISTINGA8:12B8:12D8:12C8:12E4:12
WHITEHEAD RESIDENCE1/4" = 1'-0"BATHROOM - PROPOSED PLANS13060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12Proposed PlansKoehn + Rowley Residence11406 205th Street, Maple Ridge110612 JUL 11-A-2.2NORTH STAIRN: 1"R: 6 @ 6"T: 11"UPEL. 42.45'STAIRN: 1"R: 8 @ 7 1/2"T: 12"UPBASEMENT27'-4" X 27'-1"001EXISTING20103W004EXISTING20103W001EXISTINGSTAIRN: 1/2"R: 14 @ 7 1/4"T: 9"UPSTAIRN: 1"R: 8 @ 6 1/2"T: 11"20103W003EXISTING20103W002EXISTINGFURNACE27'-4"17'-6"20103W001NEW10103W006NEWUPSTAIRN: 1"R: 6 @ 6"T: 11"UPEL. 42.45'HATCH INDICATESNEW CONSTRUCTION27'-1"27'-4"EL. 37.60'BASEMENT15'-3" X 13'-5"002NEW480 S.F.7'-10" CEILING HEIGHT10103W005EXISTINGRELOCATEDEL. 37.45'EL. 37.30'UPEL. 37.60'NEW STAIR IN EXISTING LOCATIONNOTE: DOTTED RED LINE INDICATES THE EXTENT OF NEWINSULATED BASEMENT FLOOR SLAB, AND NEW FOAM INSULATED FOUNDATION WALLS - ALL EXISTING EXTERIOR FINISHES + WINDOWS WILL REMAIN IN PLACE AND BE RESTORED + REPAIRED7'-10" CEILING HEIGHTSTAIRN: 1"R: 5 @ 6"T: 11"UPEL. 42.65'SHOWERAREAKITCHEN15'-3" X 13'-4"103BEDROOM11'-8" X 10'-6"104MASTERSITING11'-8" X 10'-10"102LAUNDRY10'-6" X 7'-8"107STORAGE +OFFICE7'-0" X 7'-8"106EL. 46.00'2662W109FD/WSTAIRN: 1/2"R: 4 @ 6"T: 9"UPDNSTAIRN: 1/2"R: 14 @ 6 3/4"T: 9"EL. 46.06'LVING15'-3" X 13'-5"101UP0307D102EXISTINGEXISTING4465W106EXISTING4465W105EXISTING31085W107EXISTING3284W108EXISTING4465W103EXISTING4465W102EXISTING4465W101EXISTING7801W104EXISTINGEL. 45.95'VERANDA16'- 0" X 6'- 0"2% SLOPEMINIMUMSTAIRN: 1/2"R: 14 @ 7 1/4"T: 9"STAIRN: 1"R: 8 @ 6 1/2"T: 11"BENCH @+15"FBATH @ +15"SHELVINGALCOVELINENSHELVINGUP2 RISERS @ 7 1/2"2662W110NEWCLOSET7'-9" X 4'-6"105WALK-INBATH8'-10" X 9'-3"108PORCH18'-6" X 7'-0"109NEW2% SLOPEMINIMUM3'-0"8'-10"6'-6"10'-0"9'-10"18'-6"EL. 41.47'STAIRN: 1"R: 8 @ 7 1/2"T: 12"UPSTAIRN: 1"R: 5 @ 6"T: 11"UP4'-6"HATCH INDICATESNEW CONSTRUCTION10'-6"7'-0"7'-8"13'-4"15'-3"13'-5"7'-9"4'-6"2'-8"11'-8"10'-6"5'-0"10'-10"11'-8"15'-3"36'-2"6'-0"6'-8"46'-2"28'-4"EL. 42.65'EL. 46.00'EL. 45.95'1064W111NEW21061W112NEW82106D101EXISTINGEXISTING6266D106EXISTING6266D107EXISTING0206D108EXISTING8286D103EXISTINGRAINWATERCISTERNBELOWSTEPSNEW PATHWAY8206D104EXISTING8206D105WHITEHEAD RESIDENCE1/4" = 1'-0"BASEMENT - PROPOSED PLANS1WHITEHEAD RESIDENCE1/4" = 1'-0"UPPER - PROPOSED PLANS1BEDROOM I11'-5" X 13'-5"201DN3064W201EXISTING3064W202EXISTINGBEDROOM II15'-6" X 13'-5"202STAIRN: 1/2"R: 14 @ 6 3/4"T: 9"ATTIC HATCHGUEST AREA12'-9" X 6'-6203PLAY AREA/FBATH7'-2" X 6'-6"20421083W204NEW21083W205NEW21083W203NEWCLOSETNEWBUILT-INDRAWERSLINENBUILT-INDRAWERSCLOSETNEWBUILT-INDRAWERS7'-2"12'-9"6'-6"HATCH INDICATESNEW CONSTRUCTION13'-5"15'-6"9'-1"11'-5"4'-6"6'-2"13'-5"6'-7"EL. 55.94'2266D201EXISTING2266D202EXISTING2266D203NEW2266D204NEW2306D205NEW2266D206NEW
WHITEHEAD RESIDENCE1/4" = 1'-0"UPPER - PROPOSED PLANS13060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12Proposed PlansKoehn + Rowley Residence11406 205th Street, Maple Ridge110612 JUL 11-A-2.3WHITEHEAD RESIDENCE1/4" = 1'-0"UPPER - PROPOSED PLANS1NORTH A8:12B8:12D8:12C8:12E3:12F3:12HATCH INDICATESNEW CONSTRUCTION9'-10"2'-0"18'-6"2'-0"32'-4"20'-6"12'-0"22'-11"8'-4"10'-0"1'-0"20'-10 1/2"1'-0"1'-0"2'-0"2'-8"2'-8"BEDROOM I11'-5" X 13'-5"201DN3064W201EXISTING3064W202EXISTINGBEDROOM II15'-6" X 13'-5"202STAIRN: 1/2"R: 14 @ 6 3/4"T: 9"ATTIC HATCHGUEST AREA12'-9" X 6'-6203PLAY AREA/FBATH7'-2" X 6'-6"20421083W204NEW21083W205NEW21083W203NEWCLOSETNEWBUILT-INDRAWERSLINENBUILT-INDRAWERSCLOSETNEWBUILT-INDRAWERS7'-2"12'-9"6'-6"HATCH INDICATESNEW CONSTRUCTION13'-5"15'-6"9'-1"11'-5"4'-6"6'-2"13'-5"6'-7"EL. 55.94'2266D201EXISTING2266D202EXISTING2266D203NEW2266D204NEW2306D205NEW2266D206NEW
123128123STORM WATER DRAINAND PERIMETER FOOTINGDRAINAGE COVEREDIN FILTER CLOTHSTORM WATER DRAINAND PERIMETER FOOTINGDRAINAGE COVEREDIN FILTER CLOTHNEW BASEMENT FLOOR-NEW 3" CONCRETE SLAB ON GRADE - NEW 2 1/2" E.P.S- NEW DRAINAGE GRAVEL- NEW COMPACTED SOILNEW ROOF ASSEMBLY -NEW ASPHALT SHINGLE ROOF -NEW ROOF UNDERLAY, SHINGLED TO SHED WATER-NEW PLYWOOD SHEATHING-NEW 1X4 CROSS STRAPPING -NEW 2X8 RAFTERS @ 16" O.C.NEW EXTERIOR FOUNDATION WALL - NEW WOOD SIDING - NEW PRESSURE TREATED 1X4 @ 16" O.C.- NEW 2 LAYERS 60 MIN. BUILDING PAPER SHINGLED TO SHED WATER- NEW PLYWOOD SHEATHING - NEW INSULATED CONCRETE FORM - NEW 6 MIL. POLY VAPOUR BARRIER- NEW 5/8" TYPE X GWB, PAINTEDEXISTING + NEW INTERIOR FRAME WALLS- TYPICAL- NEW/EXISTING GWB, PAINTED- NEW/EXISTING 2X4[OR 6] FRAME WALL - NEW/EXISTING GWB, PAINTEDEXISTING SECOND FLOOR-NEW EXISTING FINISH FLOORING-EXISTING SUBFLOORING-EXISTING 2X6 JOISTS -EXISTING 1/2" GWB, PAINTEDEXISTING MAIN FLOOR-EXISTING FINISH FLOORING-EXISTING SUBFLOORING-EXISTING 2X6 JOISTS -EXISTING 1/2" GWB, PAINTED1'-0"DOTTED LINES INDICATES NEW CONSTRUCTION1'-0"7'-10"6'-10"6'-2"7'-2"7'-10"6'-9"9'-3"NEW DORMER ROOF ASSEMBLY -NEW ASPHALT SHINGLE ROOF -NEW ROOF UNDERLAY, SHINGLED TO SHED WATER-NEW PLYWOOD SHEATHING-NEW 1X4 CROSS STRAPPING -NEW 2X8 RAFTERS @ 16" O.C.NEW PORCHDETAILS TOMATCH EXISTINGFRONT PORCHWOOD SOFFITT DETAIL TOMATCH EXISTINGNEW WOODENPORCH, STAIR +RAILING DETAILSNEW STRUCTURALPOST ON NEWFOOTING6' - 9 1/2"9' - 10 1/2"T.O. NEW BASEMENT SLAB37.60'T.O. MAIN FLOOR46.06'T.O. ROOF RIDGE65.80'28'-2"T.O. SECOND FLOOR55.94'9' - 10 1/2"T.O. EXISTING BASEMENT39.29'1' - 8 1/2"NEW BASEMENT FLOOR-NEW 3" CONCRETE SLAB ON GRADE - NEW 2 1/2" E.P.S- NEW DRAINAGE GRAVEL- NEW COMPACTED SOILSTAIRN: 1/2"R: 14 @ 7 1/4"T: 9"7'-5"DORMEREXISTING PORCH FLOOR-EXISTING FINISH FLOORING-EXISTING SUBFLOORING-EXISTING 2X6 JOISTS -NEW R22 BATT INSULATION- NEW 6 MIL. POLY VAPOUR BARRIER- NEW 5/8" TYPE X GWB, PAINTED1286'-2"6'-9"9'-3"6' - 9 1/2"9' - 10 1/2"T.O. NEW BASEMENT SLAB37.60'T.O. MAIN FLOOR46.06'T.O. ROOF RIDGE65.80'28'-2"T.O. SECOND FLOOR55.94'9' - 10 1/2"T.O. EXISTING BASEMENT39.29'1' - 8 1/2"3060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12WHITEHEAD RESIDENCE1/4" = 1'-0"PROPOSED SECTION2Sections + DetailsKoehn + Rowley Residence11406 205th Street, Maple Ridge110612 JUL 11-A-3.0WHITEHEAD RESIDENCE1/4" = 1'-0"EXISTING SECTION2
128EXISTING5840EXISTING5346EXISTING3020EXISTING3020EXISTING4036EXISTING5346124EXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING ASPHALT SHINGLE ROOFING EXISTING PAINTEDWOOD SHINGLEEXISTING ASPHALT SHINGLE ROOFING FIN. 42.09'EX. 42.09'FIN. 41.01'EX. 41.01'FIN. 41.40'EX. 41.40'FIN. 41.14'EX. 41.14'EXISTING2628EXISTING28110EXISTING2868EXISTING4040EXISTING2050EXISTING2868EXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING ASPHALT SHINGLE ROOFING FIN. 42.09'EX. 42.09'FIN. 42.39'EX. 42.39'128EXISTING5346EXISTING20210EXISTING3020EXISTING3020EXISTING4036124EXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING ASPHALT SHINGLE ROOFING EXISTING PAINTEDWOOD SHINGLEFIN. 42.39'EX. 42.39'FIN. 41.76'EX. 41.76'FIN. 41.47'EX. 41.47'FIN. 41.63'EX. 41.63'EXISTING5346EXISTING5346EXISTING21068EXISTING PAINTEDWOOD SHINGLEEXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING ASPHALT SHINGLE ROOFING FIN. 41.47'EX. 41.47'FIN. 41.76'EX. 41.76'FIN. 41.63'EX. 41.63'FIN. 41.40'EX. 41.40'FIN. 41.01'EX. 41.01'FIN. 41.14'EX. 41.14'WHITEHEAD RESIDENCE1/4" = 1'-0"WEST ELEVATION4Existing ElevationsKoehn + Rowley Residence11406 205th Street, Maple Ridge110612 SEP 11-A-4.0WHITEHEAD RESIDENCE1/4" = 1'-0"SOUTH ELEVATION43060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12WHITEHEAD RESIDENCE1/4" = 1'-0"EAST ELEVATION4WHITEHEAD RESIDENCE1/4" = 1'-0"NORTH ELEVATION4
6' - 9 1/2"9' - 10 1/2"T.O. NEW BASEMENT SLAB37.60'T.O. MAIN FLOOR46.06'T.O. ROOF RIDGE65.80'28'-2"T.O. SECOND FLOOR55.94'9' - 10 1/2"T.O. EXISTING BASEMENT39.29'1' - 8 1/2"EXISTING5346EXISTING5346EXISTING PAINTED 1X4 TRIM BOARDS - TYPICALEXISTING PAINTED BEVEL WOOD SIDING - TYPICALEXISTING ASPHALT SHINGLE ROOFING - TYPICALEXISTING 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVED PROFILE - TYPICALEXISTING PAINTED, WOOD BRACKET - TYPICALEXISTING PAINTED WOOD SHINGLE - TYPICALEXISTING PAINTED, ALUMINUM GUTTER - TYPICALEXISTING PAINTED WOOD RAILING - TYPICALEXISTING PAINTED WOOD SHINGLE FLARED COLUMN - TYPICALFIN. 41.76'EX. 41.76'FIN. 41.47'EX. 41.47'FIN. 41.63'EX. 41.63'FIN. 41.01'EX. 41.01'FIN. 41.40'EX. 41.40'FIN. 41.14'EX. 41.14'EXISTING PAINTED 1X12 BARGE BOARD C/W CANTED WOOD RAIN DRIPEXISTING GABLE WITH SMALL WINDOW C/W PAINTED WOOD DENTIL MOULDING DETAILEXISTING21068EXISTING PAINTED 1X4 TRIM BOARDS - TYPICALEXISTING PAINTED BEVEL WOOD SIDING - TYPICAL6' - 9 1/2"9' - 10 1/2"T.O. NEW BASEMENT SLAB37.60'T.O. MAIN FLOOR46.06'T.O. ROOF RIDGE65.80'28'-2"T.O. SECOND FLOOR55.94'9' - 10 1/2"T.O. EXISTING BASEMENT39.29'1' - 8 1/2"NEW PAINTED, ALUMINUMGUTTER - TYPICALNEW ASPHALT SHINGLEROOFING - TYPICALNEW 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICALNEW4016FIN. 42.42'EX. 42.42'NEW PORCH - TO MATCH EXISTING PORCHON EAST ELEVATION - ALL DETAILS, TRIMS,RAILING DETAILS, SOFFITS, BEAM AND POSTDETAILS, PAINTED WOOD - TYPICAL - TO BEMATCHED OR USED FOR PROPORTIONSTHROUGHOUT NEW CONSTRUCTION NEW DORMERNEW1826NEW PAINTED, WOOD BRACKETTO MATCH EXISTING - TYPICALNEW PAINTED 1X4 TRIMBOARDS C/W 1/1/2" MOULDINGW/ WOOD FLASHING STRIPABOVE - TO MATCH EXISTINGEXISTING5346EXISTING20210EXISTING3020EXISTING3020NEW PAINTED 1X12 BARGE BOARD C/W CANTEDWOOD RAIN DRIP - TO MATCH EXISTINGEXISTING PAINTED 1X12 BARGE BOARDC/W CANTED WOOD RAIN DRIPEXISTING PAINTED 1X4 TRIMBOARDS C/W 1/1/2" MOULDINGW/ WOOD FLASHING STRIPABOVE - TO MATCH EXISTINGEXISTING4036NEW INSULATED CONCRETE FORM FOUNDATIONDOTTED LINES INDICATES NEW CONSTRUCTIONNEW PAINTED WOOD BEVEL SIDING[TO MATCH EXISTING PROFILE ]C/W RAINSCREEN - TYPICALNEW PAINTED WOOD SHINGLE[TO MATCH EXISTING PROFILE ]C/W RAINSCREEN - TYPICALEXISTING PAINTEDWOOD SHINGLEEXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTINGBRICKCHIMNEYEXISTING PAINTED WOOD BRACKETSNEW PAINTED, ALUMINUMGUTTER - TYPICALNEW ASPHALT SHINGLEROOFING - TYPICALNEW 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICALNEW PAINTED 1X4 TRIMBOARDS - TO MATCH EXISTINGNEW PAINTED WOOD SHINGLE[TO MATCH EXISTING PROFILE ]C/W RAINSCREEN - TYPICALNEW CONCRETE STAIRWELL TOBASEMENT DOOR C/W WITH DRAINAGE[ T.O. CONCRETE EL. 42.94 ]EXISTING PAINTED 1X4 TRIM BOARDSEXISTING ASPHALT SHINGLE ROOFING - TYPICALEXISTING 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVED PROFILE - TYPICALEXISTING PAINTED, WOOD BRACKET - TYPICALEXISTING PAINTED WOOD SHINGLE - TYPICALEXISTING PAINTED, ALUMINUM GUTTER - TYPICALEXISTING PAINTED WOOD RAILING - TYPICALEXISTING PAINTED WOOD BRACKETSEXISTING PAINTED WOOD SHINGLE FLARED COLUMN - TYPICALFIN. 41.76'EX. 41.76'FIN. 41.47'EX. 41.47'FIN. 41.63'EX. 41.63'12812312342.76T.O. NEW FOUNDATIONFIN. 42.45'EX. 42.45'EXISTING PAINTEDWOOD DENTIL MOULDINGON PAINTED WOODTRIM BOARD3060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12Proposed ElevationsKoehn + Rowley Residence11406 205th Street, Maple Ridge110615 FEB 12-A-4.1WHITEHEAD RESIDENCE1/4" = 1'-0"NORTH ELEVATION2WHITEHEAD RESIDENCE1/4" = 1'-0"WEST ELEVATION2
EXISTING PAINTEDWOOD DENTIL MOULDINGON PAINTED WOODTRIM BOARD1236' - 9 1/2"9' - 10 1/2"T.O. NEW BASEMENT SLAB37.60'T.O. MAIN FLOOR46.06'T.O. ROOF RIDGE65.80'28'-2"T.O. SECOND FLOOR55.94'9' - 10 1/2"T.O. EXISTING BASEMENT39.29'1' - 8 1/2" NEW DORMER123128EXISTING PAINTED 1X4 TRIMBOARDS - TYPICALEXISTING PAINTED BEVELWOOD SIDING - TYPICALNEW PAINTED, ALUMINUM GUTTER - TYPICALNEW ASPHALT SHINGLE ROOFING - TYPICALNEW 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICALFIN. 42.23'EX. 42.23'NEW PORCH - TO MATCH EXISTING PORCH ON EAST ELEVATION - ALL DETAILS, TRIMS, RAILING DETAILS, SOFFITS, BEAM AND POST DETAILS, PAINTED WOOD - TYPICAL - TO BE MATCHED OR USED FOR PROPORTIONS THROUGHOUT NEW CONSTRUCTIONEXISTING5840NEW PAINTED, WOOD BRACKET TO MATCH EXISTING - TYPICALEXISTING5346EXISTING3020EXISTING3020NEW PAINTED 1X12 BARGE BOARD C/W CANTEDWOOD RAIN DRIP - TO MATCH EXISTINGEXISTING PAINTED 1X12 BARGE BOARDC/W CANTED WOOD RAIN DRIPEXISTING PAINTED 1X4 TRIMBOARDS C/W 1/1/2" MOULDINGW/ WOOD FLASHING STRIPABOVE - TO MATCH EXISTINGEXISTING4036NEW INSULATED CONCRETE FORM FOUNDATIONDOTTED LINES INDICATES NEW CONSTRUCTIONNEW PAINTED WOOD BEVEL SIDING [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICALNEW PAINTED WOOD SHINGLE [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICALEXISTING PAINTEDWOOD SHINGLEEXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING PAINTED WOOD BRACKETSNEW PAINTED, ALUMINUM GUTTER - TYPICALNEW ASPHALT SHINGLE ROOFING - TYPICALNEW 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICALNEW PAINTED 1X4 TRIM BOARDS - TO MATCH EXISTINGNEW PAINTED WOOD SHINGLE[TO MATCH EXISTING PROFILE ]C/W RAINSCREEN - TYPICALNEW CONCRETE STAIRWELL TOBASEMENT DOOR C/W WITH DRAINAGE[ T.O. CONCRETE EL. 42.94 ]EXISTING ASPHALT SHINGLEROOFING - TYPICALEXISTING 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVEDPROFILE - TYPICALEXISTING PAINTED, WOODBRACKET - TYPICALEXISTING PAINTED WOODSHINGLE - TYPICALEXISTING PAINTED, ALUMINUMGUTTER - TYPICALEXISTING PAINTED WOODRAILING - TYPICALEXISTING PAINTED WOODSHINGLE FLARED COLUMN- TYPICALFIN. 41.01'EX. 41.01'FIN. 41.40'EX. 41.40'FIN. 41.14'EX. 41.14'42.76T.O. NEW FOUNDATIONEXISTING ASPHALTSHINGLE ROOFING- TYPICALEXISTING5346EXISTING PAINTED 1X4 TRIM BOARDSFIN. 42.42'EX. 42.42'NEW PAINTED 2X8 WOOD TRIM BOARDEXISTING PAINTEDBEVEL WOOD SIDINGEXISTING SINGLE PANESLIDING WOOD WINDOWSWITH INFIL PANELS AND PORCH COLUMNSNEW PAINTEDBEVEL WOOD SIDING[TO MATCH EXISTING PROFILE ]C/W RAINSCREEN - TYPICALT.O. NEW FOUNDATION6' - 9 1/2"9' - 10 1/2"T.O. NEW BASEMENT SLAB37.60'T.O. MAIN FLOOR46.06'T.O. ROOF RIDGE65.80'28'-2"T.O. SECOND FLOOR55.94'9' - 10 1/2"T.O. EXISTING BASEMENT39.29'1' - 8 1/2"DOTTED LINES INDICATES NEW CONSTRUCTIONNEW PAINTED, ALUMINUM GUTTER - TYPICALNEW ASPHALT SHINGLE ROOFING - TYPICALNEW 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICALNEW PORCH - TO MATCH EXISTING PORCH ON EAST ELEVATION - ALL DETAILS, TRIMS, RAILING DETAILS, SOFFITS, BEAM AND POST DETAILS, PAINTED WOOD - TYPICAL - TO BE MATCHED OR USED FOR PROPORTIONS THROUGHOUT NEW CONSTRUCTIONNEW PAINTED, WOOD BRACKET TO MATCH EXISTING - TYPICALNEW PAINTED WOOD BEVEL SIDING [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICALNEW PAINTED WOOD SHINGLE [TO MATCH EXISTING PROFILE ] C/W RAINSCREEN - TYPICALNEW PAINTED, ALUMINUM GUTTER - TYPICALNEW ASPHALT SHINGLE ROOFING - TYPICALNEW 2X10 PAINTED WOOD TRIM BOARDWITH OGEE MOULDING AT TOP, CURVED PROFILE TO MATCH EXISITING - TYPICALNEW PAINTED 1X4 TRIM BOARDS - TO MATCH EXISTINGNEW CONCRETE STAIRWELL TOBASEMENT DOOR C/W WITH DRAINAGE[ T.O. CONCRETE EL. 42.94 ] NEW DORMER42.76NEW31028NEW31028NEW31028EXISTING2628NEW2628EXISTINGRELOCATED28110EXISTING2868EXISTING4040FIN. 42.23'EX. 42.23'FIN. 42.42'EX. 42.42'EXISTING SINGLE PANESLIDING WOOD WINDOWSWITH INFIL PANELS ANDPORCH COLUMNSWHITEHEAD RESIDENCE1/4" = 1'-0"EAST ELEVATION23060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12Proposed ElevationsKoehn + Rowley Residence11406 205th Street, Maple Ridge110615 FEB 12-A-4.2WHITEHEAD RESIDENCE1/4" = 1'-0"SOUTH ELEVATION2
128123123SEE EAST ELEVATION FOR CONSERVATION MEASURES LEGEND128123123128BATTERED CORNER PORCH POST :REPLICATE MATERIALS AND DETAILS FOUND ON FRONT PORCHTYPICAL OF ALL NEW BARGEBOARDS:REPLICATE CURVED TAIL END FOUND ON EXISTING BARGEBOARDS3060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA +BP25 APR 12Reissued for HRA +BP17 DEC 12Conservation ElevationsKoehn + Rowley Residence11406 205th Street, Maple Ridge110615 FEB 12-A-4.3WHITEHEAD RESIDENCE1/4" = 1'-0"SOUTH ELEVATION2WHITEHEAD RESIDENCE1/4" = 1'-0"NORTH ELEVATION1ORIGINAL BUILDING FABRIC RETAINED, REFINISHED AS REQUIRED FOR GOOD MAINTENANCENEW CONSTRUCTION WITH EXTERIOR TREATMENT TO MATCHEXISTING MATERIALS AND DETAILS ON ORIGINAL HOUSENEW CONCRETE FOUNDATION; FINISH TO MATCH EXISTING FOUNDATION FINISHRELOCATED (REPAIRED IF NECESSARY) ORIGINAL WINDOW (REPLICATE IF EXISTING ORIGINAL WINDOW BEYOND REPAIR)NEW WINDOW WITH MATERIALS AND DETAILS REPLICATED FROM ADJACENT EXISTING ORIGINAL WINDOWCONSERVATION MEASURES LEGEND
NEW SECOND FLOOR SHED DORMER WITHASPHALT SHINGLE ROOFING TO MATCH THE ORIGINAL HOUSE EXISTING ROOFING; DORMERKEPT NARROWER THAN MAIN ROOF IN ORDERTO BE A SUBORDINATE TO THE MAIN ROOFSHINGLED WALL FINISH TO MATCH SHINGLEDFINISH OF PEDIMENT AREAS OF EXISTING ORIGINALHOUSE (SEE NORTH, WEST, AND SOUTH FACADES)MAIN FLOOR ADDITION ROOFED BY A SIMPLE SHED EXTENSION OF THE MAIN GABLE ROOF;REPLACING AN EARLIER SHED ROOFED EXTENSION;LOWER SLOPE PRESERVES THE DOMINANCE OF THE ORIGINAL GABLE ROOF RELOCATED KNEE BRACE (REPLICATE IF BEYOND REPAIR)TYPICAL FOR REAR PORCH POSTS: REPLICATE MATERIALS AND FORM FOUND ON FRONT PORCHDETAILS OF NEW WOOD WINDOW TO REPLICATEDETAILS OF ORIGINAL WOOD WINDOWSTYPICAL OF 3 NEW WINDOWS: DETAILS OF NEW WOOD WINDOW TO REPLICATEDETAILS OF ORIGINAL WOOD WINDOWSBATTERED CORNER PORCH POST :REPLICATE MATERIALS AND DETAILS FOUND ON FRONT PORCHRELOCATED KNEE BRACE(REPLICATE IF BEYOND REPAIR)WHITEHEAD RESIDENCE1/4" = 1'-0"WEST ELEVATION - CONSERVATION PLAN13060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA +BP25 APR 12Reissued for HRA +BP17 DEC 12Conservation ElevationsKoehn + Rowley Residence11406 205th Street, Maple Ridge110615 FEB 12-A-4.4ORIGINAL BUILDING FABRIC RETAINED, REFINISHED AS REQUIRED FOR GOOD MAINTENANCENEW CONSTRUCTION WITH EXTERIOR TREATMENT TO MATCHEXISTING MATERIALS AND DETAILS ON ORIGINAL HOUSENEW CONCRETE FOUNDATION; FINISH TO MATCH EXISTING FOUNDATION FINISHRELOCATED (REPAIRED IF NECESSARY) ORIGINAL WINDOW (REPLICATE IF EXISTING ORIGINAL WINDOW BEYOND REPAIR)NEW WINDOW WITH MATERIALS AND DETAILS REPLICATED FROM ADJACENT EXISTING ORIGINAL WINDOWCONSERVATION MEASURES LEGEND
FIN. 42.32EX. 42.32FIN. 42.36EX. 42.36FW/DHWTFEL. 42.16'VERANDA6'- 9" X 4'- 6"2% SLOPEMINIMUMD/WFIN. 43.04EX. 43.04FIN. 43.44EX. 43.44FIN. 42.55EX. 42.55FIN. 42.36EX. 42.36EL. 43.41'3083W106EXISTING3083W105EXISTING3482W104EXISTING5803W103EXISTING5803W101EXISTING5803W101EXISTING1883W109EXISTING3482W108EXISTING3022W107EXISTING6266D104EXISTING8286D105EXISTING6206D103EXISTING8286D102EXISTING82106D101EXISTING126EXISTING2438EXISTING3850EXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING ASPHALT SHINGLE ROOFING EXISTING3038FIN. 43.44'EX. 43.44'FIN. 43.04'EX. 43.04'126EXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING BOARDAND BATTEN GABLEEXISTING21068EXISTING3850EXISTING3850FIN. 43.04'EX. 43.04'FIN. 42.36'EX. 42.36'EXISTING2438EXISTING2032EXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING ASPHALT SHINGLE ROOFING EXISTING3818FIN. 42.55'EX. 42.55'FIN. 42.36'EX. 42.36'126EXISTING3038EXISTING21068EXISTING PAINTEDBEVEL WOOD SIDINGEXISTING PAINTEDWOOD SHINGLEEXISTING ASPHALT SHINGLE ROOFING 10381038FIN. 42.55'EX. 42.55'FIN. 43.44'EX. 43.44'WHITEHEAD COTTAGE1/4" = 1'-0"SECTION3Plan + ElevationsKoehn + Rowley Residence11414 205th Street, Maple Ridge110612 NOV 11-A-5.0WHITEHEAD COTTAGE1/4" = 1'-0"ROOF PLAN13060 St Catherines StVancouver, BCV5T 3Z1Canadac 778.386.0352www.publicLAB.caIssue + Revision RecordpublicLABDESIGNCOPYRIGHT RESERVED:All drawings and related documents are the copyright property of the Architect and must be returned upon request. Reproduction of the contract documents in whole or part is forbidden without the Architect's written permission.Issued for SOS12 SEP 11Issued for HRA + BP25 APR 12Reissued for HRA +BP17 DEC 12D6:12C6:12B6:12A6:12E6:12F6:12G6:12WHITEHEAD COTTAGE1/4" = 1'-0"FLOOR PLAN2WHITEHEAD COTTAGE1/4" = 1'-0"WEST ELEVATION4WHITEHEAD COTTAGE1/4" = 1'-0"EAST ELEVATION5WHITEHEAD COTTAGE1/4" = 1'-0"NORTH ELEVATION6WHITEHEAD COTTAGE1/4" = 1'-0"SOUTH ELEVATION7NORTH NORTH
SCHEDULE “D”
CONFIRMATION OF COMMITMENT BY REGISTERED PROFESSIONAL
This letter must be submitted before issuance of a Heritage Alteration Permit or a building permit.
To: THE DISTRICT OF MAPLE RIDGE
(the authority having jurisdiction)
Re: THE _______________ RESIDENCE
_______________ , Maple Ridge, B.C.
Address
PID_______________, ________________________________________________________
Legal Description
The undersigned has retained _____________________________________________ as a
coordinating registered professional with experience in heritage conservation to coordinate the
design work and field reviews of the registered professionals required1 for this heritage project. The
coordinating registered professional shall coordinate the design work and field reviews of the
registered professional required for the project in order to ascertain that the design will substantially
comply with the Standards and Guidelines for the Conservation of Historic Places in Canada, the
B.C. Building Code, and other applicable enactments respecting safety, not including the
construction safety aspects.
For this project, field reviews are defined as those reviews of the work:
a) at a project site of a development to which a Heritage Alteration Permit relates,
and
b) at fabrication location where building components are made that will replace
deteriorated materials identified as character-defining elements for this project.
That a registered professional in his or her professional discretion considers necessary to ascertain
whether the work substantially complies in all material respects with the plans and supporting
documents prepared by the registered professional and with the Heritage Designation and
Revitalization and Tax Exemption Agreement Bylaw No. _______________ -2012, for which the
Heritage Alteration Permit is issued.
The owner and the coordinating registered professional have read the _______________ Residence
Statement of Significance and the Standards and Guidelines for the Conservation of Historic Places
in Canada. The owner and the coordinating registered professional each acknowledge their
responsibility to notify the addressee of this letter of the date the coordinating registered
professional ceases to be retained by the owner before the date that the coordinating registered
professional ceases to be retained or, if that is not possible, then as soon as possible. The
coordinating registered professional acknowledges the responsibility to notify the addressee of this
letter of the date a registered professional ceases to be retained before the date the registered
professional ceases to be retained or, if that is not possible, then as soon as possible.
The owner and the coordinating registered professional understand that where the coordinating
registered professional or a registered professional ceases to be retained at any time during
construction, work on the above project will cease until such time as:
a) a new coordinating registered professional or registered professional, as the case
may be, is retained, and
b) a new letter in the form set out in Schedule C in the Heritage Designation and
Revitalization and Tax Exemption Agreement Bylaw No. _______________ -2012, is
completed by the authority having jurisdiction.
The undersigned coordinating registered professional certifies that he or she is a registered
professional as defined in the British Columbia Building Code, who also has experience with heritage
conservation projects and agrees to coordinate the design work and field reviews of the registered
professionals required for the project as outlined in the attached plans and specifications.
Coordinating Registered Professional Owner
_____________________________________ _________________________________________
Name (Please Print) Name (Please Print)
_____________________________________ _________________________________________
Address Address
_____________________________________ _________________________________________
_____________________________________ _________________________________________
Phone Name of Agent or Signing Office (if applicable)
_________________________________________
Date
_________________________________________
Owner’s or Owner’s appointed agent’s signature (if owner is a
corporation the signature of a signing officer must be given
here. If the signature is that of the agent, a copy of the
document that appoints the agent must be attached.)
(Professional’s Seal and Signature)
_________________________________
Date
(if the coordinating registered professional is a member of a firm, please complete the following)
I am a member of the firm _________________________________________ and I sign this letter on
behalf of the firm.
__________________________________________________________________________________
1 It is the responsibility of the coordinating registered professional to ascertain which registered professionals are
required.
SCHEDULE “E”
CERTIFICATION OF COMPLIANCE
This letter must be submitted after substantial completion of the project but prior to
final inspection by the authority having jurisdiction.
TO: THE DISTRICT OF MAPLE RIDGE
(the authority having jurisdiction)
RE: _____________________________________________
Discipline (e.g. Architectural, Engineering etc.) (Print)
_____________________________________________
Name of Project (Print)
_____________________________________________
Address of Project (Print)
_____________________________________________
Legal Description of Project (Print)
(Each registered professional shall complete the following:
____________________________________________
Name (Print)
____________________________
____________________________________________ Date
Address (Print)
_____________________________________________
_____________________________________________
Phone
I hereby give assurance that:
a) I have fulfilled my obligations for field review as outlined in Section 6 of the Heritage
Designation and Revitalization and Tax Exemption Agreement Bylaw No. _______________ -
2012 and the attached Schedule C, Confirmation of Commitment by Owner.
b) I am a registered professional as defined in the British Columbia Building Code.
(if the registered professional is a member of a firm, complete the following:)
Professional’s Seal and Signature
I am a member of the firm _______________________________________ and I sign this letter on
behalf of the firm.
SCHEDULE “F”
VARIANCES AND SUPPLEMENTS
PERMITTED THROUGH
HERITAGE DESIGNATION AND REVITALIZATION AND TAX EXEMPTION AGREEMENT
BYLAW NO. 6962-2012
The variances identified in this Schedule “F” to the Heritage Designation and Revitalization
and Tax Exemption Agreement Bylaw No. 6962-2012 apply only to the Lands identified in the
Agreement to which this Schedule is attached as described below, any streets and lanes
abutting to the Lands, and any and all buildings, structure, features and other development
thereon:
Maple Ridge Zoning Bylaw No. 3510 - 1985
1. Part 6 Residential Zones, C. (3) (a) which states:
(3) Buildings and Structures for One Family Residential Use in the RS-1, RS-1a, RS-2,
RS-3 and SRS Zones
(a) shall be limited to one per lot.
is hereby varied as follows:
In the event the lots legally described as LOT 649 DISTRICT LOT 279 GROUP 1 NEW
WESTMINSTER DISTRICT PLAN 2180and LOT 650 DISTRICT LOT 279 GROUP 1 NEW
WESTMINSTER DISTRICT PLAN 2180 are consolidated into a single lot (the
“Consolidated Lot”) such that the two heritage dwellings subject to this Agreement
are both on the same lot, the number of Buildings and Structures, including heritage
dwellings, shall be limited to two on the Consolidated Lot.
The variance effected by this section shall cease to have effect and Buildings and
Structures for One Family Residential Use on the Lands shall be limited to one per lot
in the event
(a) the Consolidated Lot is subdivided, or
(b) any building or structure for One Family Residential Use, other than the two
heritage buildings subject to this Agreement (or any replacement heritage building
constructed in accordance with the Agreement) is located on the Consolidated Lot.
2. Part 6 Residential Zones, C. (3) (c) (ii) which states:
(3) Buildings and Structures for One Family Residential Use in the RS-1, RS-1a, RS-2,
RS-3 and SRS Zones:
(c) shall be sited not less than:
(ii) a minimum of 1.5 metres from an interior side lot line, but with the sum of
the two interior side yards to be not less than 3.5 metres.
is hereby varied as follows:
The northernmost heritage dwelling shall be sited not less than a minimum of 1.03
metres from the lot line common to the lane.
3. Part 6 Residential Zones, C. (5) (c) (ii) which states:
(5) Buildings and Structures for Accessory Residential Use or Accessory Off-Street
Parking use
(c) shall be sited not less than
(ii) 3.0 metres from a front and exterior side lot line except that no building or
structure for an accessory off-street parking use shall be sited within the
required front yard setback.
is hereby varied as follows:
The existing garage fronting 205th Street shall be sited not less than 0 metres from
the lot line common to 205th Street and the exception shall not apply.
Maple Ridge Subdivision and Development Servicing By-law No. 4800 – 1993
1. Schedule “A” Services and Utilities, provides for the following requirements for streets,
services and lanes in the RS-1 zone:
All parcels within a proposed subdivision or development shall be provided with
services in accordance herewith and all highways within, or immediately adjacent to
a proposed subdivision or development shall be constructed in accordance herewith.
Page 22 of 22
ZONE STREETS SERVICES LANES
RS-l ST W SS SD A C UW BT SW SL TB A
is hereby varied as follows:
The standard for the provision of a corner truncation immediately adjacent to this
proposed development along 205th Street and 114 Avenue shall not be required but
a no build covenant and condition that any vegetation will be removed which in the
opinion of the District obstructs the line of sight will be applied to the property.
The standard for the provision of Curbs and Gutters (C), Street Lighting (SL),
Sidewalks (SW) and Street Tree Planting (ST) immediately adjacent to this proposed
development along 205th Street and 114 Avenue shall not be required.
2. Schedule “B” provides for the following requirement for lanes:
Highway Classification Minimum Width Min. R.O. W. Radius
5. Lane
7.5 m
is hereby varied as follows:
The standard for the minimum width of the lane immediately adjacent to this
proposed development shall be reduced from 7.5 metres to 6.5 metres with a
4.6 metre wide driving surface, provided that the existing curb is replaced by a curb
that complies with the standard curb as provided for in Schedule “C” of the Maple
Ridge Subdivision and Development Servicing By-law.
3. The variance effected by this section shall cease to have effect and the full standards for
streets, services and lanes shall apply in the event
(a) the Consolidated Lot is subdivided, or
(b) any building or structure for One Family Residential Use, other than the two
heritage buildings subject to this Agreement (or any replacement heritage building
constructed in accordance with the Agreement) is located on the Consolidated Lot.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-114-RZ
File Manager: Ingrid Milne
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Geotechnical Report
2.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013
and Members of Council FILE NO: 2011-114-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Official Community Plan Amending Bylaw No.6868-2011 and
Second Reading
Maple Ridge Zone Amending Bylaw No.6869-2011
22810 113 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) to permit a 43 unit townhouse development.
This application requires an amendment to the Official Community Plan to redesignate the land use
from High Density Residential to Ground-Oriented Multi-Family and is located within the Town Centre
Incentive Program area. On November 8, 2011, Council gave First Reading to Zone Amending Bylaw
No. 6869-2011 to rezone this property from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential) and considered the early consultation requirements for the OCP
amendment.
RECOMMENDATIONS:
1.That Maple Ridge Official Community Plan Amending Bylaw No. 6868-2011 be given
Second Reading and be forwarded to Public Hearing;
2.That in accordance with Section 879 of the Local Government Act opportunity for early
and on-going consultation has been provided by way of posting Official Community Plan
Amending Bylaw No. 6868-2011 on the municipal website and requiring that the applicant
host a Development Information Meeting, and Council considers it unnecessary to provide
any further consultation opportunities, except by way of holding a Public Hearing on the
bylaw;
3.That Maple Ridge Official Community Plan Amending Bylaw No. 6868-2011 be considered
in conjunction with the Capital Expenditure Plan and Waste Management Plan; and
4.That Zone Amending Bylaw No. 6869-2011 be given Second Reading and be forwarded to
Public Hearing; and
- 2 -
5. That the following terms and conditions be met prior to Final Reading;
i. Approval from the Ministry of Transportation and Infrastructure;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security as outlined in the Agreement;
iii. Amendment to Schedule "1" of 10.4 Town Centre Area Plan of the Official Community
Plan;
iv. Road dedication as required;
v. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vi. Registration of a Statutory Right-of-Way plan and agreement at the Land Title Office
for a storm sewer through 11275 Burnett Street;
vii. Registration of a Cross Access Easement Agreement at the Land Title Office;
viii. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
ix. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
x. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject land.
DISCUSSION:
a) Background Context:
Applicant: Atelier Pacfic Architecture Inc. - Brian Shigetomi
Owner: NAG Construction Co. Ltd.
Legal Description: Lot 2, District Lot 402, Group 1, New Westminster District Plan
LMP39949
OCP:
Existing: Low-Rise Apartment
Proposed: Ground-Oriented Multi-Family
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
- 3 -
Surrounding Uses:
North: Use: Park
Zone: RS-3 (One Family Rural Residential)
Designation Park
South: Use: Haney Bypass, Canadian Pacific Railway and Park
Zone: RS-3 (One Family Rural Residential)
Designation: Highway, Park
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low-Rise Apartment
West: Use: Townhouse
Zone: RM-1 (Townhouse Residential)
Designation: Ground-Oriented Multi-Family
Existing Use of Property: Vacant
Proposed Use of Property: Townhouse
Site Area: 0.925 HA. (2.28 acres)
Access: Newly constructed extension of 113 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2011-114-DP, 2011-114-VP
b) Project Description:
The applicant proposed to rezone the subject property from RS-3(One family rural Residential) to
RM-1 (Townhouse Residential) to permit the development of 43 townhouse units.
The subject property is triangular in shape and is sloped from the north to south. Each of the
townhouse units are strategically positioned on the property to take advantage of the views of the
Fraser River and park to the south. At present, the site is vacant and cleared of all natural
vegetation.
Approximately one third of the units have double wide garages while the remaining units having
tandem style garages. The units along 113 Avenue are designed to have a street front appearance
with entry doors, gates and walkways out to the street. The townhouse units backing onto the single
family homes to the east have full walkout basements with at-grade patios and ample windows to
allow natural light into the enclosed spaces. Each of the side sloping units steps down with the
grade of the property which in turn produces a row home appearance.
Site access is proposed from 113 Avenue which will be extended eastward by the developer.
Currently, 113 Avenue is dead-ended at 228 Street and is unconstructed from 228th Street to
Burnett Street. Slope stabilization work on the District Park property opposite the development on
- 4 -
the North side of 113 Avenue is required and will be a condition of the Rezoning Servicing
Agreement.
c) Planning Analysis:
Official Community Plan:
The applicant is requesting an amendment to the Town Centre Area Plan, involving a change in
designation of the subject site from Low-Rise Apartment to Ground-Oriented Multi-Family. This
change, which results in a reduction of density for this site, is supportable based on the similar
surrounding uses of townhouse and small lot single-family to the north and west of the site. It is
anticipated that the adjacent lands to the east of the subject site will redevelop into townhouse .
The applicant made the request to change the designation, due to soft soils found on the site and
the significant expense that would be incurred to prepare the site for a low-rise density
development.
The subject site was designated in the Town Centre Area Plan for low-rise apartment use, which
followed in line with the proposed land-use designations in the Town Centre Concept Plan that was
endorsed by Council in 2005. In 2007, an application was received in the Planning Department for
a low-rise apartment on the subject site, respecting the proposed designation in the Town Centre
Concept Plan. As the 2007 application was still in progress when the Town Centre Area Plan was
prepared in 2008, the low-rise apartment designation was respected and remained as such in the
final plan.
Zoning Bylaw:
The property meets the minimum lot width, lot depth and lot area requirements of the RM-1
(Townhouse Residential) zone. A preliminary review of the development plans revealed that the
proposed development will require five variances to the Zoning Bylaw. These variances are outlined
in the Development Variance Permit section below.
Proposed Variances:
The applicant is requesting that Maple Ridge Zoning Bylaw for the RM-1 (Townhouse Residential)
zone be varied as follows:
1. Part 6, Section 602 (6) (a) of the RM-1 (Townhouse Residential) zone in the Zoning Bylaw
to reduce the required setback for the proposed townhouse development from 7.5
metres from the front property line to 6.0 metres to provide a stronger street presence for
the units facing 113 Avenue;
2. Part 6, Section 602 (7) (a) of the RM-1 (Townhouse Residential) zone in the Zoning Bylaw
to increase the overall building height from 10.5 metres to 11.13 metres to incorporate
architectural dormers on the downhill sloping buildings on Unit Block 1, 2, 3 and 4;
- 5 -
3. Part 6, Section 602 (7) (a) of the RM-1 (Townhouse Residential) zone in the Zoning Bylaw
to increase the number of stories from a maximum of 2 ½ stories to three stories on Unit
Blocks 5 and 6. This variance is to allow better use of the rear yard space on the side
sloped buildings, which are abutting the rear yards of neighbouring single family
residential properties;
4. Part 6, Section 602 (8) (c) (i) of the RM-1 (Townhouse Residential) zone in the Zoning
Bylaw to vary the minimum requirement of 15 metre horizontal unencumbered radius to
living space for Units 8B, 9B, 19B, 20B, 33C, 34C, AND 35C. This variance is requested
due to the triangular shape of the property; and
5. Part 4, Section 403 (4) (b) (1) of the RM-1 (Townhouse Residential) zone in the Zoning
Bylaw to increase the maximum allowable reduction from the minimum setback of 1.25
metres to 2.42 metres. This is to allow an increase in depth of the entry porches and
balconies for the better enjoyment of the occupants. The variance applies to Unit Blocks
1, 2, 3, 4, 5 and 6.
Off-Street Parking Bylaw:
As per Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, the RM-1 zone requires a
minimum of 2 stalls per dwelling unit, 0.2 stalls per unit for guest parking and 1 accessible parking
stall (including in the total visitor stalls) for the 43 townhouse unit development. The applicant
proposed to provide a total of 86 residential stall and 13 visitor stalls, which are a total of 4 visitor
stall over the required minimum.
Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit
application has been submitted which will be the subject of a future report to Council. This
development is also located within the South View precinct of the Town Centre Area Plan and is
required to provide a variety of housing choices for people who choose to live in the town centre. The
proposed development provides this variety in housing type as it offers both double wide and
tandem width units, making affordable housing available to the area.
The key guideline concepts of the South View precinct state that the development should
incorporate the following principles into the development:
1. Promote North and South View as distinctive, highly livable multi-family neighbourhoods;
2. Create pedestrian friendly, ground-oriented, multi-family communities;
3. Maintain cohesive building styles;
4. Capitalize on important views;
5. Provide private and semi-private green space;
6. Provide climate appropriate landscaping and green features; and
7. Maintain street interconnectivity.
- 6 -
The proposed development demonstrates these principles as it is a ground oriented multi-family
development with traditional design elements, maximized views of the Fraser River, and adequate
open space for the residents. Community connectivity will also be enhanced with the construction of
113 Avenue along with internal walking paths to community amenity spaces. The landscaping uses
natural planting throughout the property as well as in the on-site bio-filtration facility located on the
south east corner of the development.
Advisory Design Panel:
The current application was presented to Advisory Design Panel on September 11, 2012. The Panel
raised a number of concerns related to the building design and quantity of landscape materials
provided on the plan. Since that time, the developer revised the drawings to reflect the necessary
design changes and the plans are now acceptable to the Planning Department.
Development Information Meeting:
A Development Information Meeting was held on July 31, 2012 at the Maple Ridge Public Library by
the staff of Atelier Pacific Architecture. There were approximately 10 to 15 local residents and
interested parties that attended the meeting. Seven people signed the “sign-in sheet” and five
people provided comments on the development. Although most of the attendees favoured the
proposed townhouses, concerns were raised regarding the high volume of traffic along 228 Street
and the already limited amount of on-street parking. These issues are anticipated to be addressed
by the construction of 113 Avenue from 228 Street through to Burnett Street as additional street
parking will then be available in front of the townhouse site and along the south side of the District
park property.
d) Environmental Implications:
The development site has several geotechnical concerns as stated in Levelton’s Geotechnical Site
Assessment report dated June 23, 2008. Significant soils remediation and special soils
considerations will be required during the construction phase of the development to address the fill
material that was deposited on the site in the past. Recommendations discussed in the Levelton
report will need to be followed.
To meet the Watercourse Protection Bylaw, the developer will be required to construct a bio-filtration
and detention pond on the southeastern corner of the site. This facility is necessary to treat the
stormwater runoff prior to being discharged into the Metro Vancouver Fraser River wetlands south of
the Haney Bypass.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department will require a Rezoning Servicing Agreement for the proposed
development. The Rezoning Servicing Agreement will include the construction of 113 Avenue from
- 7 -
228 Street to Burnett Street and the infill of the drainage ditch along the southern property line,
adjacent to the Haney Bypass.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the development is completed
they will be responsible for maintaining the street trees. The Manager of Parks and Leisure
Services has advised that the maintenance requirement of $25,00 per new tree will increase their
budget requirements which depends on the number of street trees determined at the
Development Permit stage through the landscaping plans.
f) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, (insert amendment), is considered to
be minor in nature. It has been determined that no additional consultation beyond existing
procedures is required, including referrals to the Board of the Regional District, the Council of an
adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
Ministry of Transportation
A referral was sent to the Ministry of Transportation as the development is adjacent to the Haney
Bypass. On May 24, 2012, Planning received preliminary approval from the Ministry of
Transportation for one year for the proposed rezoning application.
The Ministry of Transportation confirms that no site access will be permitted to the Haney Bypass
and that they have no immediate plans to further widen the Haney Bypass at this time.
g) Citizen/Customer Implications:
While the proposed development application is not in compliance with the Official Community Plan,
it is viewed by the neighbouring properties to be a better fit with the neighborhood as the townhouse
form is consistent with the existing townhouse development to the west.
- 8 -
CONCLUSION:
It is recommended that Second Reading be given to Maple Ridge Official Community Plan Amending
Bylaw No. 6868-2011, that Second Reading be given to Maple Ridge Zone Amending Bylaw No.
6869-2011, and that application 2011-114-RZ be forwarded to Public Hearing.
“Original signed by Ingrid Milne”__________________
Prepared by: Ingrid Milne
Planning Technician
“Original signed by Charles R. Goddard”___for________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock” for____________
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 – OCP Amending Bylaw
Appendix C – Zone Amending Bylaw
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plans
Appendix G – Site Sections/Streetscapes
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 15, 2013 2011-114-RZ BY: JV
22810-113 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T
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Scale: 1:2,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6868-2011
A Bylaw to amend Official Community Plan Bylaw No. 6425 – 2006 as amended
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Section 10.4, Schedule 1 Town Centre Area Land-
Use Designations;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6868-2011."
2.That parcel or tract of land and premises known and described as:
Lot: 2, D.L.: 402, Plan: LMP39949
and outlined in heavy black line on Map No. 815, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Ground-Oriented Multi-Family.
3.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 8th day of November, A.D. 2011.
READ A SECOND TIME the 22nd day of January, A.D. 2013.
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6868-2011815Apartment - Low Rise
Ground-Oriented Multi-Family
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6869-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6869-2011."
2. That parcel or tract of land and premises known and described as:
Lot 2 District Lot 402 Group 1 New Westminster District Plan LMP39949
and outlined in heavy black line on Map No. 1546 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of November, A.D. 2011.
READ a second time the 22nd day of January, A.D. 2013.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
114
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MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6869-20111546RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
APPENDIX D
APPENDIX E
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/107/10
File Manager: Rasika Acharya
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Tree Evaluation Report by Mike Fadum & Associates Ltd
Environmental Assessment Report by Triton Environmental Consultants Ltd
Geotechnical Report by Levelton Consultants Ltd.
3.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: January 21, 2013
and Members of Council FILE NO: RZ/107/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 and
Second Reading
Maple Ridge Zone Amending Bylaw No.6779-2010
23651 and 23657 132 Avenue
EXECUTIVE SUMMARY:
Council gave First Reading to a rezoning application (RZ/107/10) on January 11, 2011. The
proposal is to rezone the subject property from RS-3 (One Family Rural Residential zone) and RS-2
(One Family Suburban Residential zone) to RM-1 (Townhouse Residential zone), to permit a future
construction of 69 townhouse units and the remainder south east portion to RS-1 (One Family Urban
Residential) zone.
The proposed RM-1 (Townhouse Residential) zoning complies with the Silver Valley Area Plan
designation of the Official Community Plan. The southern property is impacted by a tributary of the
Maple Ridge Park creek which crosses diagonally through the south-east portion of the site. An
Official Community Plan amendment is required to Figures 2, 3C and 4 to re-designate the south-
eastern portion to “Low Density Residential” and adjust the conservation boundary around the
creek.
RECOMMENDATIONS:
1.That Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 be given First
and Second Readings and be forwarded to Public Hearing;
2.That in accordance with Section 879 of the Local Government Act opportunity for early
and on-going consultation has been provided by way of posting Official Community Plan
Amending Bylaw No. 6778-2010 and requiring that the applicant host a Development
Information Meeting, and Council considers it unnecessary to provide any further
consultation opportunities, except by way of holding a Public Hearing on the bylaw;
3.That Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010 be considered
in conjunction with the Capital Expenditure Plan and Waste Management Plan;
4.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6778-
2010 is consistent with the Capital Expenditure Plan and Waste Management Plan;
- 2 -
5. That Zone Amending Bylaw No. 6779-2010 be given Second Reading and be forwarded to
Public Hearing; and
6. That the following terms and conditions be met prior to Final Reading.
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendment to Schedule “C” of the Official Community Plan;
iii. Amendment to Part VI A of the Silver Valley Figure 2- Land Use Plan, Figure 4 -
Trails/Open Space Plan and Figure 3C River Village Plan in the Silver Valley Area
Plan of the Official Community Plan;
iv. Park dedication as required;
v. Consolidation of the townhouse development site;
vi. Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
vii. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking;
viii. Removal of the existing buildings;
ix. An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
x. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
xi. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject lands.
DISCUSSION:
a) Background Context:
Applicant: Wayne Bissky
Owner: Michael Karton
- 3 -
Legal Description: Lot: A, Section: 28, Township: 12, Plan: 23796; PID: 009-289-
941 and Lot: B, Section 28, Township: 12, Plan 23796; PID:
009-290-214
OCP:
Existing: Medium/High Density Residential, Conservation and Open
Space
Zoning:
Existing: RS-3 (One Family Rural Residential) and RS-2 (One Family
Suburban Residential)
Proposed: RM-1 (Townhouse Residential) and RS-1 (One Family Urban
Residential)
Surrounding Uses:
North: Use: 133rd Avenue and Single Family Residential
Zone: R-1 (Residential District) zone
Designation: Medium/High Density Residential
South: Use: 132nd Avenue and Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation, Low Density Residential, Open Space and
Medium/High Density Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential), RS-2 (One Family
Suburban Residential)
Designation: Conservation, Low Density Residential and Medium/
High Density Residential
West: Use: Existing Single Family Residential & Proposed Multi-Family
Residential (townhouses)
Zone: RS-3 (One Family Rural Residential), RS-2 (One Family
Suburban Residential); proposed RM-1 (Townhouse
Residential)
Designation: Medium/High Density Residential
Existing Use of Property: Single Family Residential with a vacant log house
Proposed Use of Property: Multi-Family Residential (Townhouses), Conservation and
Single Family Residential (south east corner)
Site Area: 1.97 Hectares (4.88 acres).
Access: 133rd Avenue and 132nd Avenue
Servicing requirement: Full Urban Standard
Companion Applications: DP/107/10, DVP/107/10 and 2011-045-DP (WPDP)
- 4 -
b) Project Description:
The development site (Appendix A), located at 23657 and 23651 132 Avenue, within the Silver
Valley Area Plan of the Official Community Plan, consists of two legal lots with a consolidated area of
4.88 acres. The two lots will require consolidation.
The site gradually slopes down from the north east corner to the south and south west corner. A
tributary of the Maple Ridge Park Creek runs diagonally through the south east portion of the
southern lot. Environmentally sensitive area around this creek must be protected through park
dedication within the 15.0 metres setback from the top of bank of the creek. Currently a log house
sits on the southern property within the required environmental setback area, which will need to be
removed as a condition of Final Reading of the bylaws. The existing equestrian trail along the south
side of 132nd Avenue will remain and may need widening and upgrading when the properties on the
south develop.
The proposed Site Plan (Appendix D) shows main access to the site from 133rd Avenue leading
through the site to connect to 132nd Avenue on the south. A total of 69 townhouse units (ranging in
size from 1154 ft2 to 2101 ft2) are proposed in 16 blocks (of 3 to 5 units each) serviced by a 6.0
metres wide strata road with sidewalk on one side. Blocks 1, 2 and 3 facing 133rd Avenue have a
street presence with direct pedestrian walkways to the municipal road. Each unit has its own
parking in either tandem or a two car garage, giving a total of 138 parking spaces for residents. The
required 20 visitor parking stalls (including three handicapped parking stalls) have been distributed
near Block 4, 8, 10, 15 and 16. A community garden is proposed near Blocks 9, 10 and 12, facing
west. The proposed building materials include: Cedar Shakes, Vinyl Siding; Vinyl windows; Cultured
stone veneer; Duroid Roofing Shingles; painted wood trims, fascia boards, brackets, railing and skirt
boards; aluminum railing and prefinished metal gutter and downspout (Appendix E).
The proposed rain and storm water management scheme utilizes means such as infiltration of site
run-off through absorbent landscaping, rain gardens, bio swales, central green space between units,
permeable pavers for the side walk of the strata road and visitor parking stalls and staggered
landscaped beds. A balance of native, decorative and low maintenance planting species have been
proposed to differentiate between private, semi-private and public spaces (Appendix F). The total
proposed usable open space and common activity area is designed for active and passive recreation
of the future residents and meets the requirement of the proposed zone. A Community Garden
along with a shed and composting area is proposed in the western area near Blocks 10 and 12
(Appendix D).
c) Planning Analysis:
Official Community Plan:
The development site (Appendix A) consists of two legal lots within the Silver Valley Area Plan of the
Official Community Plan. The subject properties are located just outside of the 400m defined “River
Village” hamlet boundary which is intended to be the main Commercial centre in the Silver Valley
Area Plan. The northern property is predominantly designated “Medium/High Density Residential”
except for a very small portion (1%) designated “Conservation”. The RM-1 (Townhouse Residential)
- 5 -
zone correlates with the “Medium/High Density Residential” designation and also provides a
transition in density between the single family development to the north, to the more dense
developments intended within the River Hamlet Centre. The southern property is predominantly
designated “Medium/High Density Residential and Conservation” with a small portion (1%)
designated “Open Space”. The small “Open Space” designation is in the south east corner of the
southern lot. Open spaces in the Silver Valley Area Plan are meant to be linked through
developments to form a network of greenways throughout Silver Valley. Specific to this site, the open
space requirement will be satisfied through a dedication of up to 21% of the land area for park. The
“Conservation” designation is due to a tributary of the Maple Ridge Park Creek, running diagonally
on the southern property, around which environmentally sensitive area must be protected through
park dedication. Currently a log house sits on the southern property within the required 15.0 metres
environmental setback area. This structure will need to be removed or demolished as a condition of
Final Reading. The south eastern corner, beyond the 15.0 metres environmental setback, is
proposed to be zoned RS-1 (One family Urban Residential) to comply with the surrounding “Low
Density Residential” designation.
An Official Community Plan Amendment is required to adjust the conservation boundary around
Maple Ridge Park Creek and re-designate the remainder portion (south-east corner) of the site to
“Low Density Residential”.
Zoning Bylaw:
The current application proposes to rezone the property located at 23657 and 23651 132 Avenue
from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) to RM-1
(Townhouse Residential zone) to permit future construction of 69 townhouse units and the
remainder south east portion as RS-1 (One Family Urban Residential) zone.
The proposed RS-1 zone (One Family Urban Residential) requires a minimum lot size of 668 m2 and
the remainder portion in south eastern corner of the site is 734 m2 in size and triangular in shape
(Appendix D). Future access to this lot will be from 132nd Avenue.
The proposed RM-1 zone (Townhouse Residential District) is intended for low to medium density
townhouses and multi family residential buildings. A maximum density of 0.6 times the net lot area
is permitted along with a 50 m2 basement area per unit. A density of 0.57 times the net lot area and
total lot coverage of 33.2% has been proposed for this project. This zone requires a minimum usable
space of 45 m2 for each three-bedroom and 30 m2 for each two-bedroom unit. This zone also
requires a Common Activity area of minimum 5 m2 per unit. The proposed Useable Open Space and
Common Activity Area including a tot lot (7490.8 m2 in area) is combined and located near block 15.
blocks 6, 7 and 8 (see Appendix D). The RM-1 (Townhouse Residential) zone specifies the following
setbacks: 7.5 metres from front, rear and exterior side yard; 4.5 metres from an interior side yard for
a wall with no windows to a habitable room and 6.0 metres from an interior side yard for a wall with
a balcony or a window to a habitable room. Maximum permitted height in this zone must not exceed
10.5 metres and 2.5 stories. Some minor variances for setback, height, stories of certain units and
retaining wall height, are being sought, as outlined below.
- 6 -
Proposed Variances:
The variances sought by the applicant can be categorized into setbacks, building height, building
stories and retaining wall height exceeding 1.2 metre height. These variances will be explained in
detail in a future Council report and are expected to be similar to those sought by other Silver Valley
projects. There are no variances being sought for parking.
Off-Street Parking and Loading Bylaw:
As per the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, the RM-1 (Townhouse
Residential District) zone requires two parking spaces per unit for residents plus 0.2 spaces per unit
for visitors, requiring a total of 152 parking spaces (138 for residents and 14 visitor parking stalls)
for 69 units proposed. The proposal is in compliance of this requirement. All the proposed 69 units
have their own tandem or double car parking garages and the visitor parking stalls are well
distributed as shown on the Site Plan (Appendix D).
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for this development proposed within 50 metres of the top of bank of
the Maple Ridge Park Creek. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration/ enhancement of watercourse and riparian areas.
Advisory Design Panel:
On December 11, 2012, the Advisory Design Panel reviewed the proposal for form and character.
The panel recommended this proposal moving forward with the following concerns to be addressed
by the applicant as the design develops and submitted to staff for follow-up:
Consider providing a barrier to prevent through traffic through the site
Consider reversing the elevation treatment on the end elevations of Building 1
and any other buildings with similar treatment
Consider using a consistent treatment of the cultured stone on all elevations
Look at the corner/bottom trim at the cedar shingle panel
Consider providing a stronger architectural detail at the entry stair and railings
Revise the note regarding the trees in the rain garden area
Confirm the engineered treatment of the grass in the country Lane
Consider changing the design of the higher retaining walls with the use of a
green wall system
Consider providing a hedge along the west property line
- 7 -
Consider providing outdoor patios for Units 1 through 11
Consider reducing the gravel areas between the building blocks
Consider providing space for more street trees between Units 5 & 6 and 9 & 10
Consider providing stepping stones through rain garden for access to community
gardens
Confirm proper landscape maintenance access for all yards
Consider relocating street trees closer to sidewalk on 133rd Ave
Consider means to make sidewalks continuous throughout the site
All the above stated concerns were addressed through design revisions and reviewed by the panel
to their satisfaction.
Development Information Meeting:
On January 9, 2013 the applicant and his team of consultants conducted the “Development
Information Meeting” at the Yennadon Elementary School Library at 23347 128th Avenue Maple
Ridge, from 7:00 p.m. to 9:00 p.m. As per Council Policy 6.20, invitations were mailed to adjacent
property owners, advertisements were placed in the local paper and a notice was attached to the
development sign on site. This was an informal drop-in meeting. All the proposed drawings were
displayed for the interested attendees. A sign in and comment sheet were provided. The
development team was present at the meeting to explain the rezoning process, time-line, design
details of the proposal and address any concerns. This meeting was attended by nine (9) people
with the following comments:
Overall concern was about development in the Silver Valley preceding a new school or lack of
schools in general, especially with Yennadon School running full;
There was a concern expressed about lack of proper transit in the Silver Valley Area in
general;
There was a question if a hydrology study was done for the proposed Storm Water
Management for the site. It was explained that the civil engineer takes into account the
typical storm/rain water volumes anticipated on site after construction;
There was a request to remove the Alder Trees along the southwest side of the property;
A written comment on improvement of the existing equestrian trail on the south of 132nd
Avenue was provided. The southern shoulder of 132nd Avenue is narrow so the request was
to explore if the existing trail could be moved to the northern side of 132nd Avenue and
widened to 2.0 metres;
There was a comment on the street façade facing 133rd Avenue;
Positive comment was heard about the 20 visitor parking stalls proposed for this
development;
- 8 -
The development on the corner of 237A Street and 132nd Avenue has already set the pattern of the
separated side walk, anticipated to continue west along the northern side of 132nd Avenue until it
reaches 236th Street. This application is anticipated to upgrade the northern side fronting their
property up to the corner of 237A Street. District will reimburse the costs for upgrading the frontage
of the District owned park land at 23735 132nd Avenue (approximately 55m metres in length), after
the construction is complete. To be able to have a consistent streetscape along the northern side of
132nd Avenue, it is appropriate that the equestrian trail remain on the southern side of 132nd
Avenue.
d) Environmental Implications:
A tributary of the Maple Ridge Park Creek runs diagonally through the south east portion of the
southern lot. Environmentally sensitive area around this creek must be protected through park
dedication within the 15.0 metres setback from the top of bank of the creek. The development
proposal is within 50.0 metres form top of bank of the Maple Ridge Park Creek, hence subject to a
Water Course Protection Development Permit and the associated refundable security for any clean
up and enhancement works. The applicant has submitted an Environmental Impact Assessment
report and a Water course Protection Development Permit application that is under review.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department reviewed the proposal and determined that there is no road dedication
required, however all the required off-site services do not exist. The deficient services and upgrades
which are required to be provided through a Rezoning Servicing Agreement include the following:
Ditch enclosure, removal of culverts, under-ground utilities, new separated side walk, new concrete
barrier curb and gutter, street trees and street lights facing 133rd and 132nd Avenue, up to the
corner of 237A Street. 132nd Avenue needs to be repaved from the north side of the road to the
edge of the water main cut in the road from the corner of 237A Street west across the site frontage.
District will reimburse the costs for upgrading the frontage of the District owned park land at 23735
132nd Avenue (approximately 55m metres in length), after the construction is complete.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the Development Permit is
completed they will be responsible for maintaining the street trees. The Manager of Parks & Open
Space has advised that the maintenance requirement of $25.00 per new tree will increase their
budget requirements.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The applicant has ensured that all these will be addressed through the Building Permit drawings at a
later date.
- 9 -
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant has ensured that all these will be addressed through the Building Permit
drawings at a later date.
f) School District Comments:
A referral was sent to the School District office and no comments were received.
g) Canada Post Comments:
A referral was sent to the Canada Post office and no comments were received.
h) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application (Appendix B), is considered to be minor
in nature. It has been determined that no additional consultation beyond existing procedures is
required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
i) Citizen/Customer Implications:
A Development Information Meeting was conducted on January 09, 2013 where the neighbours had
an opportunity to express their concerns. This along with a future Public Hearing is considered
adequate opportunities for citizens to voice their concerns regarding the proposed development.
- 10 -
CONCLUSION:
The proposed land use is in compliance with the land use designation of the Silver Valley Area Plan.
Some minor height and setback variances along with retaining wall height variances are being
sought, which will be a subject of a future Council report. This proposal will dedicate environmentally
sensitive area (approximately 21% of the consolidated site area) for conservation purpose, along
with enhancement works around Maple Ridge Park Creek. It is recommended that First and
Second Readings be given to Maple Ridge Official Community Plan Amending Bylaw No. 6778-2010
and that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6779-2010, and that
application RZ/107/10 be forwarded to Public Hearing.
“Original signed by Rasika Acharya”______________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UDC, LEED® AP, MCIP, RPP
Planner
"Original signed by Charles R. Goddard"_ for________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by David Pollock”_____for____________
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 – OCP Amending Bylaw No. 6778-2010
Appendix C – Zone Amending Bylaw No. 6779-2010
Appendix D – Proposed Site Plan and Site Sections
Appendix E – Proposed Building Elevations & rendering
Appendix F – Proposed Landscape Plan, Section and details
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jan 17, 2013 RZ/107/10 BY: JV
23651/57-132 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T23582235
8
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Subject Properties
´
Scale: 1:2,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6778-2010
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Section 10.3 Part IV – Silver Valley Area Plan,
Figures 2, 3C and 4 of the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6778-2010
2.Figures 2 and 3C are hereby amended for that parcel or tract of land and premises known
and described as:
Lot A Section 28 Township 12 New Westminster District Plan 23796 and
Lot B Section 28 Township 12 New Westminster District Plan 23796
and outlined in heavy black line on Map No. 805 a copy of which is attached hereto and
forms part of this Bylaw, are hereby re-designated to Conservation and Low Density
Residential; and
3.Figure 4 is hereby amended for that parcel or tract of land and premises known and
described as:
Lot A Section 28 Township 12 New Westminster District Plan 23796 and
Lot B Section 28 Township 12 New Westminster District Plan 23796
and outlined in heavy black line on Map No. 847, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by removing from and adding to Conservation.
4.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 22nd day of January, A.D. 2013.
READ A SECOND TIME the 22nd day of January, A.D. 2013.
PUBLIC HEARING HELD the day of , A.D. 20 .
READ A THIRD TIME the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
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´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. From:
To:
6778-2010805Medium/High Density Residential, Conservation and Open Space
Conservation Low Density Residential
13327
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´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No.Map No. Purpose:
6778-2010847
To Add To Conservation
To Remove From Conservation
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6779-2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in
open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6779-2010."
2.Those parcels or tracts of land and premises known and described as:
Lot A Section 28 Township 12 New Westminster District Plan 23796
Lot B Section 28 Township 12 New Westminster District Plan 23796
and outlined in heavy black line on Map No. 1501 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential)
and RS-1 (One Family Urban Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 11th day of January, A.D. 2011.
READ a second time the 22nd day of January, A.D. 2013.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
13327
2357013283
13289 2366223669236632368323738 2373323745
23743
23737
13275
13295
13301
13220
13230
13238
13310
13314
235512358213325
13312
13326 2365823677236732366723716237202370223747
13321
237621325013316 2378713321
2355113215235892359313335 236372366823659236852367923691
2371113235
13306
13318 1332013312
13320
13336
13260 23640236272367223697 23746
13313
13282
13322
13309
2355
7
13322
2
3
5
8
1
13245
13315
13331
1316023605 236132365313260
13268
1327623755
237961331823550235452357413165
132952359713319
13339 13340
236132365523687 237282372923741
13205
13215
13251
13309
13292 2379213313
13317
13305
2
3
5
6
3
13318
13328
235
8
5
13277 2362123629236462364523651236612361623712237232373513225
13265
13305
13317
23793237912
3
5
7
5
13227
13332 23650237082365723742
13257
13325
13210BRYANT DRIVE
237 A ST.237 A ST.LARCH AVE.
133 AVE.236 ST.132 A AVE.235A ST.P 40978
EPP 12481
EPP 1248129
21
13
EPP 1248116
15
2
23
15
17
A
25
3233
31
6
3
4
20
"A"
16
9
22
3
8
35
25
18
26
20
20
29
30
P 48925
3 2
BCP 111783
1
15
LMP 35466*
P 1105
*PP157
39
19
14
27
4
18
Rem 1
11
26
A
B
8
7
6
5
6
BCP 1117816
14
11
44 45
2
6
10 1
P 47603
3
20
16
13 12
P 237964
5
PARK
3
9
4 5
19 BCP 111782118
8
1
P 374224
7
12
17
2
EP 13725
14
28 9
10
15
13
12
BCP 16892
28
11
22
21
19
P 2637
5 10
BC
P
2
9
6
3
1
27 LM
P
5
2
3
3
7
7
P 2637
23
1
2
7
34
24
1
21
16
17
6 7
5
4
24
1
2LMP 354668
LMP 7404 PARK18
17
14
30
22 EPP 12189P 47603
8 9
BCP 111784
10
19
17 LMP 35466*16
BCP 19979LMP 35466*
EPP 12482
EPP 12484
EPP 12484
BCP 23304
EPP 12482
LMP 38113EPP 12483LMP 35467
EPP 12482
LMP 35465LMP 35465BCP 29631
EPP 12484
EPP 12484LMP 35468
LM
P
5
2
3
3
9
BCP 11179LMP 35467EPP 12483EPP 9002
EPP 12484
EPP 12482 BCP 29630132 AVE.
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6779-20101501RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)RM-1 (Townhouse Residential)RS-1 (One Family Urban Residential)