HomeMy WebLinkAbout2018-05-08 Council Meeting Agenda and Reports.pdfPage 1
City of Maple Ridge
COUNCIL MEETING AGENDA
May 8, 2018
7:00 p.m.
Council Chamber
Note: This Agenda is also posted on the City’s Web Site at www.mapleridge.ca
The purpose of a Council meeting is to enact powers given to Council by using bylaws
or resolutions. This is the venue for debate of issues before voting on a bylaw or
resolution.
100 CALL TO ORDER
200 AMENDMENTS TO THE AGENDA
300 APPROVAL OF THE AGENDA
400 ADOPTION OF MINUTES
500 PRESENTATIONS AT THE REQUEST OF COUNCIL
600 DELEGATIONS
601 Maple Ridge Community Heritage Commission Update
• Brenda Smith, Chair
602 Burnett Street Neighbours
• Rose-Marie Bordeleau
• Jessica Flynn
• Ahmed Yousef
MEETING DECORUM
Council would like to remind all people present tonight that serious issues are
decided at Council meetings which affect many people’s lives. Therefore, we ask that
you act with the appropriate decorum that a Council Meeting deserves. Commentary
and conversations by the public are distracting. Should anyone disrupt the Council
Meeting in any way, the meeting will be stopped and that person’s behavior will be
reprimanded. Continued disruption could result in expulsion from the meeting. The
meeting is live streamed and recorded by the City of Maple Ridge.
Council Meeting Agenda
May 8, 2018
Council Chamber
Page 2 of 7
650 QUESTIONS FROM THE PUBLIC
Note: Questions from the Public are limited to 15 minutes unless extended
by a motion approved by the majority of Council. Each speaker is
limited to 2 minutes at a time.
700 ITEMS ON CONSENT
701 Minutes
701.1 Minutes of the Development Agreements Committee Meetings of April 16,
17, 24 and May 1, 2018
701.2 Minutes of Meetings of Committees and Commissions of Council
• Maple Ridge Advisory Design Panel – March 21, 2018
• Public Art Steering Committee – January 30, 2018
702 Reports
702.1 2018 Council Expenses
Staff report dated May 8, 2018 providing an update for Council expenses
recorded to date.
703 Correspondence
704 Release of Items from Closed Council Status
800 UNFINISHED BUSINESS
801 2018-084-RZ, 22108, 22118, 22126, 22136, 22146, 22154 and 22164
Lougheed Highway, RS-1 to RM-2
- Reconsideration of a motion according to the Community Charter, Section
131
Reconsideration of the following motion from the staff report dated April
10, 2018 recommending that Maple Ridge Zone Amending Bylaw No.
7449-2018 to rezone from RS-1 (One Family Urban Residential) to RM-2
(Medium Density Apartment Residential) to allow for future development of
a four to five storey apartment building with approximately 120 to150 units
and underground parking be given first reading and that the applicant
provide further information as described on Schedules C and D of the
Development Procedures Bylaw No. 5879-1999.
Council Meeting Agenda
May 8, 2018
Council Chamber
Page 3 of 7
MOTION
1. That Bylaw No. 7449-2018 be given first reading; and
2. That the applicant provide further information as described on
Schedules C and D of the Development Procedures Bylaw No. 5879–
1999.
900 CORRESPONDENCE
1000 BYLAWS
Bylaws for Adoption
1001 11907 228 Street Housing Agreement Bylaw No. 7447-2018
To allow the City of Maple Ridge to enter into a housing agreement for
19907 228 Street to secure units as below-market rental housing in
perpetuity
Adoption
1002 Maple Ridge Soil Deposit Regulation Bylaw No. 7412-2017
To regulate the deposit of soil and other material in order to protect
residents, public infrastructure, agricultural lands and the City’s natural
resources
Adoption
1003 Maple Ridge 2018 Tax Rates Bylaws
1003.1 Albion Dyking District Tax Rates Bylaw No. 7439-2018
To allow for dyke maintenance and improvements and equipment repair
and maintenance
Adoption
1003.2 Maple Ridge Road 13 Dyking District Tax Rates Bylaw No. 7440-2018
To allow for dyke maintenance and improvements and equipment repair
and maintenance
Adoption
1004 Maple Ridge 2018-2022 Financial Plan Amending Bylaw No. 7452-2018
To amend the 2018-2022 Financial Plan Bylaw
Adoption
1005 Maple Ridge 2018 Property Tax Rates Bylaw No. 7453-2018
To establish property tax rates for Municipal and Regional District purposes
for the year 2018
Adoption
Council Meeting Agenda
May 8, 2018
Council Chamber
Page 4 of 7
1100 REPORTS AND RECOMMENDATIONS
Public Works and Development Services
1101 2018-071-AL, 12225 250 Street, Application to Exclude Land from the
Agricultural Land Reserve
Staff report dated May 8,2018 providing options for consideration
pertaining to Application 2018-071-AL to exclude approximately 0.987 (2.4
acres) of land from the Agricultural Land Reserve.
1102 2018-093-RZ, 11780 Burnett Street, RS-1 to RT-1
Staff report dated May 8, 2018 recommending that Maple Ridge Zone
Amending Bylaw No. 7450-2018 to rezone from RS-1 (One Family Urban
Residential) to RT-1 (Two Family Urban Residential) to permit the
development of a duplex be given first reading and that the applicant
provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879-1999.
1103 2018-122-RZ, 12419 Garibaldi Street, RS-3 to RS-2
Staff report dated May 8, 2018 recommending that Maple Ridge Zone
Amending Bylaw No. 7451-2018 to rezone from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to permit the
creation of one additional lot be given first reading and that the applicant
provide further information as described on Schedules B, E and J of the
Development Procedures Bylaw No. 5879-1999, along with information
required for a subdivision application.
1104 2015-318-RZ, 11650 224 Street, RS-1 and C-3 to RM-2
Staff report dated May 8, 2018 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 7329-2017 to redesignate a portion
of the site from Ground Oriented Multi-Family to Low-Rise Apartment be
given first and second reading and be forwarded to Public Hearing and that
Maple Ridge Zone Amending Bylaw No. 7198-2015 to rezone from RS-1
(One Family Urban Residential) and C-3 (Town Centre Commercial) to RM-2
(Medium Density Apartment Residential) to permit construction of a 130
unit multi-family building be given second reading and be forwarded to
Public Hearing.
Council Meeting Agenda
May 8, 2018
Council Chamber
Page 5 of 7
1105 2017-385-DP, 11907 228 Street
Staff report dated May 8, 2018 recommending that the Corporate Officer
be authorized to sign and seal 2017-385-DP to permit construction of a
mixed use building combining office space and below market rental
housing units.
1106 Repeal of Maple Ridge Soil Deposit Fee Bylaw No. 4570-1991
Staff report dated May 8, 2018 recommending that Maple Ridge Soil
Deposit Fee Bylaw No. 4570-1991 be repealed.
1107 Maple Ridge Ticket Information Utilization Amending Bylaw
Staff report dated May 8, 2018 recommending that Maple Ridge Ticket
Information Utilization Amending Bylaw No. 7456-2018 to amend the fine
schedule to coincide with the amendments to the Maple Ridge Soil
Deposition Regulation Bylaw be given first, second and third readings.
1108 Silver Valley Brewing Co. Ltd. Liquor License Amendment Application –
Increase in Seating Capacity
Staff report dated May 8, 2018 recommending that the application by
Silver Valley Brewing Co. Ltd. located at 104-11952 224 Street, Maple
Ridge, BC for an increase in their seating capacity be approved and that a
copy of the resolution be forwarded to the Liquor Control and Licensing
Branch in accordance with legislative requirements.
1109 Award of Contract: ITT-EN18-10: 287 Street at 123 Avenue Bridge
Replacement
Staff report dated May 8, 2018 recommending that Contract ITT-EN18-10:
287 Street at 123 Avenue Bridge Replacement be awarded to Seismic
2000 Construction Ltd.; that the Financial Plan be amended to increase
project funding from Infrastructure Sustainability – Roads Fund; that a
contract contingency be approved to address potential variations in field
conditions and that the Corporate Officer be authorized to execute the
contract.
Council Meeting Agenda
May 8, 2018
Council Chamber
Page 6 of 7
1110 Award of Contract: ITT-EN18-21, 232 Street Road and Drainage
Improvements (132 Avenue to Silver Valley Road)
Staff report dated May 8, 2018 recommending that Contract ITT-EN18-21,
232 Street Road and Drainage Improvements (132 Avenue to Silver Valley
Road) be awarded to MRC Total Build LP by its General Partner MRC Total
Build Ltd; that a construction contingency be approved to address potential
variations in field conditions; that the McElhanney Consulting Services Ltd.
contract for Engineering Design Services for 232 Street Preliminary and
Detailed Design (132 Avenue to Silver Valley road) be amended to
increase the budget and that the Corporate Officer be authorized to
execute the contract.
1111 Award of Contract: ITT-EN18-32: Foreman Drive at 232 Street PRV and
Flow Meter Station
Staff report dated May 8, 2018 recommending that Contract ITT-EN18-32:
Foreman Drive at 232 Street PRV and Flow Meter Station be awarded to
Webbco Industrial Ltd.; that a contract contingency be approved for
unforeseen items and that the Corporate Officer be authorized to execute
the contract.
Financial and Corporate Services (including Fire and Police)
1131 2017 Consolidated Financial Statements
Staff report dated May 8, 2018 recommending that the 2017 Financial
Statements be accepted.
Parks, Recreation & Culture
1151
Administration
1171
Other Committee Issues
1191
Council Meeting Agenda
May 8, 2018
Council Chamber
Page 7 of 7
1200 STAFF REPORTS
1300 OTHER MATTERS DEEMED EXPEDIENT
1400 NOTICES OF MOTION AND MATTERS FOR FUTURE MEETING
1500 ADJOURNMENT
Checked by:________________ Date: ________________
QUESTIONS FROM THE PUBLIC
The purpose of the Question Period is to provide the public with an opportunity to
ask questions of Council on items that are of concern to them, with the exception of
Public Hearing bylaws which have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to ask their question (a second
opportunity is permitted if no one else is sitting in the chairs in front of the podium).
Questions must be directed to the Chair of the meeting and not to individual
members of Council. The total Question Period is limited to 15 minutes.
Council reserves the right to defer responding to a question in order to obtain the
information required to provide a complete and accurate response.
Other opportunities are available to address Council including public hearings,
delegations and community forum. The public may also make their views known to
Council by writing or via email and by attending open houses, workshops and
information meetings. Serving on an Advisory Committee is an excellent way to
have a voice in the future of this community.
For more information on these opportunities contact:
Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca.
Mayor and Council at mayorandcouncil@mapleridge.ca.
700 ITEMS ON CONSENT
700
701 Minutes
701
701.1 Development Agreements Committee
701.1
701.2 Minutes of Meetings of Committees and Commissions of Council
701.2
702 Reports
702
1 of 1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: 2018 Council Expenses
EXECUTIVE SUMMARY
In keeping with Council’s commitment to transparency in local government, the attached Schedule
lists Council expenses recorded to date. The expenses included on the schedule are those required
to be reported in the annual Statement of Financial Information and are available on our website.
RECOMMENDATION:
Receive for information
Discussion
The expenses included in the attached schedule are those reported in the annual Statement of
Financial Information (SOFI), including those incurred under Policy 3.07 “Council Training,
Conferences and Association Building”. The budget for Council includes the provision noted in Policy
3.07 as well as a separate budget for cell phone and iPad usage. The amounts on the attached
Schedule are those recorded prior to the preparation of this report and are subject to change.
“original signed by Cindy Dale”
______________________________________________________________
Prepared by: Cindy Dale
Executive Assistant, Corporate & Financial Services
“original signed by Trevor Thompson”
_______________________________________________________________
Approved by: Trevor Thompson, BBA, CPA, CGA
Chief Financial Officer
“original signed by Paul Gill”
__________________________________________________________________
Approved by: Paul Gill, BBA, CPA, CGA
Chief Administrative Officer
702.1
Month of Event Reason for expense
Conferences &
Seminars
Community
Events
Mileage /
Parking
Cell Phones /
iPads Totals
Bell, Corisa
January Portable electronic device charges (e.g. Ipad)17.12
Local Government Leadership Academy (LGLA) Conference 156.60
February South Asian Cultural Society Gala 110.00
Portable electronic device charges (e.g. Ipad)17.12
Alouette Addictions Fundraiser 60.00
March Portable electronic device charges (e.g. Ipad)17.12
MR Chamber of Commerce Business Excellence Awards 125.00
April
May
June
July
August
September
October
November
December
156.60 295.00 - 51.36 502.96
Duncan, Kiersten
January Cell phone charges 42.95
Portable electronic device charges (e.g. Ipad)8.56
Local Government Leadership Academy (LGLA) Conference 758.44
February South Asian Cultural Society Gala 110.00
Cell phone charges 47.97
Portable electronic device charges (e.g. Ipad)17.12
March Portable electronic device charges (e.g. Ipad)17.12
Cell phone charges 42.95
April
May
June
July
August
September
October
November
December
758.44 110.00 - 176.67 1,045.11
2018 Council Expenses
Month of Event Reason for expense
Conferences &
Seminars
Community
Events
Mileage /
Parking
Cell Phones /
iPads Totals
Masse, Bob
January
February
March
April
May
June
July
August
September
October
November
December
- - - - -
Read, Nicole
January Cell phone charges 42.80
Portable electronic device charges (e.g. Ipad)17.12
February Cell phone charges 43.02
Portable electronic device charges (e.g. Ipad)8.56
March Portable electronic device charges (e.g. Ipad)17.12
Cell phone charges 47.52
April
May
June
July
August
September
October
November
December
- - - 176.14 176.14
2018 Council Expenses
Month of Event Reason for expense
Conferences &
Seminars
Community
Events
Mileage /
Parking
Cell Phones /
iPads Totals
Robson, Gordy
January Portable electronic device charges (e.g. Ipad)4.28
February South Asian Cultural Society Gala 110.00
Portable electronic device charges (e.g. Ipad)4.28
March Portable electronic device charges (e.g. Ipad)4.28
April
May
June
July
August
September
October
November
December
- 110.00 - 12.84 122.84
Shymkiw, Tyler
January Portable electronic device charges (e.g. Ipad)4.28
February South Asian Cultural Society Gala 110.00
Portable electronic device charges (e.g. Ipad)4.28
March Portable electronic device charges (e.g. Ipad)4.28
April
May
June
July
August
September
October
November
December
- 110.00 - 12.84 122.84
2018 Council Expenses
Month of Event Reason for expense
Conferences &
Seminars
Community
Events
Mileage /
Parking
Cell Phones /
iPads Totals
Speirs, Craig
January Cell phone charges 44.47
Portable electronic device charges (e.g. Ipad)4.28
February South Asian Cultural Society Gala 110.00
Cell phone charges 43.32
Portable electronic device charges (e.g. Ipad)4.28
March Portable electronic device charges (e.g. Ipad)4.28
MR Chamber of Commerce Business Excellence Awards 125.00
Cell phone charges 42.80
April
May Federation of Canadian Municipalities (FCM) Conference 1,796.20
June
July
August
September
October
November
December
1,796.20 235.00 - 143.43 2,174.63
TOTALS 2,711.24 860.00 0.00 573.28 4,144.52
2018 Council Expenses
800 Unfinished Business
800
City of Maple RidgeCity of Maple RidgeCity of Maple RidgeCity of Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: April 10, 2018
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2018-084-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: Council
SUBJECTSUBJECTSUBJECTSUBJECT: First ReadingFirst ReadingFirst ReadingFirst Reading
Zone Amending Zone Amending Zone Amending Zone Amending Bylaw No.Bylaw No.Bylaw No.Bylaw No. 7449744974497449----2018201820182018
22108221082210822108, , , , 22118221182211822118, , , , 22126221262212622126, , , , 22136221362213622136, , , , 22146221462214622146, , , , 22154221542215422154, and , and , and , and
22164 Lougheed Highway22164 Lougheed Highway22164 Lougheed Highway22164 Lougheed Highway
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 22108, 22118,
22126, 22136, 22146, 22154, and 22164 Lougheed Highway, from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential) to allow for a four to five storey
apartment buiding with approximately 120 to 150 units and underground parking.
To proceed further with this application additional information is required as outlined below.
Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution
charge of approximately $3,100 per apartment dwelling unit created.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
1.1.1.1. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. That Zone Amending Bylaw No. 7449744974497449----2018201820182018 bbbbe given first reading; ande given first reading; ande given first reading; ande given first reading; and
2.2.2.2. That the applicant provide further information as described on That the applicant provide further information as described on That the applicant provide further information as described on That the applicant provide further information as described on Schedules Schedules Schedules Schedules C and DC and DC and DC and D of theof theof theof the
Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879Development Procedures Bylaw No. 5879––––1999199919991999....
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Background Background Background Context:Context:Context:Context:
Applicant: R. Acharya, Land Vision Solutions Inc.
Legal Descriptions: Lots 4 through 10, District Lot 397, Group 1, New Westminster
District Plan 8614
OCP:
Existing: Low Rise Apartment
Proposed: Low Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Church
Zone: P-4 (Place of Worship)
Designation: Institutional
801
- 2 -
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
East: Use: Salvation Army Caring Place
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Properties: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Combined Site Area: 0.57 ha (1.4 acres)
Access: Lane south of Lougheed Highway
Servicing requirement: Urban Standard
b)b)b)b) Site Site Site Site Characteristics:Characteristics:Characteristics:Characteristics:
The seven subject properties, located at 22108, 22118, 22126, 22136, 22146, 22154, and
22164 Lougheed Highway, are located on the south side of Lougheed Highway, between 221 Street
and the Haney Bypass. The properties are relatively flat and are currently occupied by single family
residences (see Appendices A and B).
c)c)c)c) Project Description:Project Description:Project Description:Project Description:
The applicant is proposing to rezone the seven subject properties from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential) to allow for a four to five storey
apartment buiding with approximately 120 to 150 units and underground parking. The applicant is
proposing a mix of studio, one bedroom and two bedroom units. A variance would be required to the
RM-2 (Medium Density Apartment Residential) zone to allow for a five storey apartment building;
however, the applicant has not yet determined the design of the building and if they will be seeking
this variance or not.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
dddd)))) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan::::
The subject properties are located at the western edge of the South of Lougheed (SOLO) precinct in
the Town Centre Area Plan and are currently designated Low Rise Apartment. This designation is
intended for development in a three to five storey apartment form where units are accessed from an
internal corridor and residential parking is provided underground.
- 3 -
The following OCP policies would also apply to this rezoning application:
3-31 Maple Ridge supports the provision of rental accommodation and encourages the
construction of rental units that vary in size and number of bedrooms.
3-32 Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District.
3-33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and senior
housing designed to accommodate special needs.
The applicant has not indicated how they intend to meet the above-referenced policies at this point;
however this will be discussed in a future second reading report to Council.
Housing Action PlanHousing Action PlanHousing Action PlanHousing Action Plan::::
Maple Ridge’s vision and commitment to towards housing is encompassed in this statement
contained in the Maple Ridge Housing Action Plan (MRHAP):
"Access to safe, affordable, and appropriate housing that meets the diverse and changing
needs of the community is a priority.”
The current application will provide approximately 120-150 new apartments in the Town Centre;
however, it does not improve the diversity or choice of market rate, owner-occupied residential units
as it only offers one and two bedroom units. As mentioned previously, it also does not address the
need for rental, affordable, special needs or age-in place housing at this time, which have been
fulfilled by other recent applications around the Town Centre Area.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The applicant is proposing to rezone the seven subject properties from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential) (see Appendix C) to allow for a four to
five storey apartment buiding with approximately 120 to 150 units and underground parking (see
Appendix D). The applicant is proposing a mix of studio, one bedroom and two bedroom units.
The minimum lot size for the proposed RM-2 (Medium Density Apartment Residential) zone is 0.13
ha (0.3 acres) and the proposed consolidated lot area is approximately 0.57 ha (1.4 acres). Any
variations from the requirements of the proposed zone will require a Development Variance Permit
application.
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit for the South of Lougheed
precinct is required for all multi-family residential, flexible mixed use and commercial development
located in the Town Centre.
- 4 -
Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel::::
A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel
prior to second reading.
Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting::::
A Development Information Meeting is required for this application. Prior to second reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e)e)e)e) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) School District;
f) Ministry of Transportation and Infrastructure; and
g) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f)f)f)f) Intergovernmental Implications:Intergovernmental Implications:Intergovernmental Implications:Intergovernmental Implications:
The Ministry of Transportation and Infrastructure (MOTI) has a Haney Bypass Intersection
Improvement Project underway. This development application will be referred to MOTI after first
reading to determine if they have any concerns or requirements that will impact the proposed
development. MOTI will need to approve of Zoning Bylaw No. 7449-2018 prior to the bylaw
obtaining final reading.
g)g)g)g) Development Applications:Development Applications:Development Applications:Development Applications:
In order for this application to proceed, the following information must be provided as required by
Development Procedures Bylaw No. 5879–1999, as amended:
1. A complete Rezoning Application (Schedule C); and
2. A Town Centre Development Permit Application (Schedule D).
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 5 -
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
“Original signed by Michelle Baski”
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Michelle BaskiMichelle BaskiMichelle BaskiMichelle Baski, AScT, MA, AScT, MA, AScT, MA, AScT, MA
PlaPlaPlaPlanner 2nner 2nner 2nner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.Christine Carter, M.Christine Carter, M.Christine Carter, M.PPPPLLLL, MCIP, MCIP, MCIP, MCIP, RPP, RPP, RPP, RPP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.Frank Quinn, MBA, P.Frank Quinn, MBA, P.Frank Quinn, MBA, P. EngEngEngEng....
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
“Original signed by Frank Quinn”
____________________________________________________________________________________________________________________________________________________________________________________________
CCCConcurrence:oncurrence:oncurrence:oncurrence: Paul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGAPaul Gill, CPA, CGA
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7449-2018
Appendix D – Proposed Site Plan
DATE: Mar 8, 2018
2018-084-RZ
22108 - 22164 Lougheed Hwy
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500 BY: JV
APPENDIX A
DATE: Mar 8, 2018
2018-084-RZ
22108 - 22164 Lougheed Hwy
City of PittMeadows
District of
Langley District of MissionFRASER
R
.
^
PLANNING DEPARTMENT
SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: JV
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7449-2018
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7449-2018."
2.Those parcels or tracts of land and premises known and described as:
Lot 4 District Lot 397 Group 1 New Westminster District Plan 8614
Lot 5 District Lot 397 Group 1 New Westminster District Plan 8614
Lot 6 District Lot 397 Group 1 New Westminster District Plan 8614
Lot 7 District Lot 397 Group 1 New Westminster District Plan 8614
Lot 8 District Lot 397 Group 1 New Westminster District Plan 8614
Lot 9 District Lot 397 Group 1 New Westminster District Plan 8614
Lot 10 District Lot 397 Group 1 New Westminster District Plan 8614
and outlined in heavy black line on Map No. 1756 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment
Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
DRIFTWOOD
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LOUGHEED HWY.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
7449-20181756
APPENDIX D
1000 Bylaws
1000
CITY OF MAPLE RIDGE
BYLAW NO. 7447-2018
A Bylaw to Authorize the City of Maple Ridge to enter into a
Housing Agreement for 11907 228th Street.
____________________________________________________________________________________
WHEREAS, pursuant to Section 483 of the Local Government Act, as amended, Council may, by
bylaw, enter into a housing agreement under that Section;
AND WHEREAS Council and Maple Ridge – Pitt Meadows Community Services Council wishes to
enter into a housing agreement for the subject properties at 11907 228 Street;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
This bylaw may be cited as “11907 228 Street Housing Agreement Bylaw No. 7447-2018”.
1.By this bylaw Council authorizes the City to enter into a housing agreement with Maple Ridge
–Pitt Meadows Community Services Council 96355, in respect to the following land:
Lot B Block 3 District Lot 401 Group 1 New Westminster District Plan 21553
2.The Mayor and Corporate Officer are authorized to execute the housing agreement and all
incidental instruments on behalf of the City of Maple Ridge.
3.Schedule A, attached to this Bylaw, is incorporated into and forms part of this Bylaw.
4.This Bylaw shall take effect as of the date of adoption hereof.
READ a first time the 10th day of April, 2018.
READ a second time the 10th day of April, 2018.
READ a third time the 10th day of April, 2018.
ADOPTED the day of , 20
PRESIDING MEMBER CORPORATE OFFICER
1001
City of Maple Ridge
Maple Ridge Soil Deposit Regulation Bylaw
Bylaw No. 7412 - 2017
Effective Date:
1002
City of Maple Ridge
Maple Ridge Soil Deposit Regulation Bylaw No. 7412 - 2017
Table of Contents
Part 1 Citation ................................................................................................................. 2
Part 2 Severability .......................................................................................................... 2
Part 3 Previous Bylaw Repeal ........................................................................................ 2
Part 4 Definitions ............................................................................................................ 2
Part 5 Regulations .......................................................................................................... 5
5.1 Bylaw Application ................................................................................................ 5
5.2 Prohibitions .......................................................................................................... 5
5.3 Permit Exemptions .............................................................................................. 6
5.4 Permits ................................................................................................................. 7
5.5 Permit Fees ........................................................................................................ 10
5.6 Security Deposits ............................................................................................... 10
5.7 Permit Issuance ................................................................................................. 11
5.8 Permit Posting ................................................................................................... 11
5.9 Refusal of a Permit ............................................................................................ 11
5.10 Permit Renewal .............................................................................................. 11
5.11 Insurance ....................................................................................................... 12
5.12 Soil Deposit Requirements ........................................................................... 12
5.13 Rectification Provisions ................................................................................. 14
5.14 Administration and Enforcement .................................................................. 14
Part 7 Offence and Penalty .......................................................................................... 17
Schedule A: Permit Application Form ............................................................................. 17
Schedule B: Plans and Specifications ............................................................................ 20
Schedule C: Permit Fees and Refundable Security Deposits ....................................... 25
Schedule D: Public Notification ....................................................................................... 26
Schedule E: Soil Deposit Permit Form 31
2
City of Maple Ridge
Maple Ridge Soil Deposit Regulation Bylaw No. 7412 - 2017
A bylaw to regulate the deposit of soil and other material in order to protect residents, public
infrastructure, agricultural lands and the City’s natural resources.
WHEREAS the Council of the City of Maple Ridge deems it expedient to provide for the
deposit of soil and other material within the boundaries of the City;
And WHEREAS paragraph 8(3) (m) of the Community Charter, SBC 2003, c.26 provides
general authority to regulate the removal and deposit of soil and other material;
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
Part 1 Citation
1.1 This bylaw may be cited as Maple Ridge Soil Deposit Regulation Bylaw No.
7412-2017.
Part 2 Severability
2.1 If a portion of this bylaw is held invalid by a Court of competent jurisdiction,
then the invalid portion must be severed and the remainder of this bylaw is
deemed to have been adopted without the severed section, subsequent,
paragraph, subparagraph, clause or phrase.
Part 3 Previous Bylaw Repeal
3.1 Maple Ridge Soil Deposit Regulation, Bylaw No. 5763 - 1999 is hereby
repealed;
Part 4 Definitions
4.1 In this bylaw:
“Agent” means a person that is acting on behalf of a property owner and who has written consent
from the property owner to conduct business with the City.
“Aggregate” means coarse sand, gravel, crushed stone and quarry rock and similar materials
sourced from a licensed facility or from a permitted extraction location that are used in the
3
construction and maintenance of civil and structural projects excluding recycled materials or
other material.
“Agricultural Land Reserve” means the area of land within the City of Maple Ridge designated as
agricultural land under the Agricultural Land Commission Act, SBC 2002, C.36, as amended.
“Applicant” means a property owner or that persons authorized agent.
“Application” means a written request by an Applicant for the issuance of a Permit in the form
attached to this Bylaw as Schedule ”A” as amended from time to time.
“City” means the City of Maple Ridge.
“Contaminated Material” means any material that is proven to have one or more contaminant
concentrations above the applicable land use standard for any given property as per the
standards outlined in the Contaminated Sites Regulation (375/96) of the Environmental
Management Act.
“Contractor” means the person or company that is paid to complete construction related work,
including the excavation and removal of soil or other material from, or the deposit of soil or
other material on, a privately or publicly owned parcel of land.
“Deposit or deposition” means the act of temporarily or permanently placing soil or other material on
any lands within the City which is transported from another property or location from within or
outside of the City;
“Dispatch company or person” means the person or company that is responsible for organizing the
delivery of soil and other material to properties and that directs the trucks hauling soil and
other material to properties for the purpose of deposit;
“Highway” includes every highway within the meaning of the Transportation Act and amendments
thereto; every road, street, lane or right-of-way designed or intended for or used by the
general public for the passage of vehicles; and every private place or passage way to which
the public, for the purpose of parking or servicing of vehicles, has access or is invited; and
includes disabled zones and the roadway, shoulder, boulevard, ditch and sidewalk and
whatever lands lie between the property lines of the highway;
“Letter of Completion” means a letter prepared by a permit holder or their Qualified Professional,
where a Qualified Professional is required as per Schedule B, confirming the soil deposit
project for which a permit has been issued is completed in substantial compliance with that
permit;
“Licensed Facility” means a business with a valid business license that sells aggregate products
from their property and the material is sourced from a permitted extraction location and is
free of other material.
“Manager “means the Manager of Development and Environmental Services for the City of Maple
Ridge and his/or her designate;
4
“Other material” means
a. construction, building or demolition wastes such as masonry rubble, concrete rubble,
asphalt, plaster, lumber, metal, shingles, glass, gyproc or any other material derived from
building demolition and construction;
b. hog fuel, sawdust, shavings, edgings, or other wood waste which results from the
manufacturing process of lumber or other wood products;
c. land clearing wood waste, consisting of stumps, brush and logs or any other waste
derived from land clearing activities;
d. waste material derived from commercial, industrial and manufacturing activities;
e. Soil material containing invasive species; and
f. Soil material containing contaminated material.
“Owner” means the registered owner or owners of a fee simple parcel of land, or the Strata
Corporation of a strata lot.
“Permit” means a written authority granted by the Manager pursuant to this Bylaw for the deposit of
soil or other material.
“Permit holder” means the person to whom the authority to carry out the activities or to supervise
the carrying out of the activities for soil deposit is granted pursuant to a valid permit. The
permit holder may, or may not be, the owner.
“Person” means an individual, association, corporation, firm, body politic, partnership, or similar
organization, and their heirs, executors, successors, and assigns or other legal
representatives, whether acting alone or by a servant, agent or employee.
“Person responsible” means any person, permit applicant, or permit holder, contractor, or occupant,
leaseholder, or owner of a lot who causes, transports, allows, permits, supervises or directs
soil or other material to be removed from or deposited upon a private or public lot or
highway.
“Qualified Professional” means a person who is registered by a professional association that is
regulated by statute; who is in good standing with the professional association; who is
qualified in the particular area with respect to which services are being provided; and, who
maintains professional errors and omissions liability insurance; including but not limited to a
registered Professional Engineer, registered Professional Geoscientist, registered
Professional Agrologist, and registered Professional Landscape Architect.
“Removal” or “remove” means to take, excavate or extract soil from any property or location from
within or outside of the City;
“Soil” means clay, silt, sand, gravel, cobbles, boulders, peat or other substance of which land is
naturally composed, but shall not include other material.
“Wood Waste” means hog fuel, mill ends, wood chips, bark and sawdust, but does not include
demolition waste, construction waste, tree stumps, branches, logs or log ends as defined
under the Agricultural Waste Control Regulation, as amended from time to time, of the
Environmental Management Act.
5
Part 5 Regulations
5.1 Bylaw Application
5.1.1 This Bylaw applies to all land within the City of Maple Ridge.
5.1.2 The provisions of this Bylaw do not apply to Crown land, Provincial
Highways, or for soil deposit work conducted on municipal lands or
municipal highways by municipal staff on behalf of the City for the purpose
of constructing, landscaping, or maintaining municipal lands or
infrastructure.
5.1.3 Soil deposit in the City may be permitted and shall only occur after a permit
has been issued by the Manager, unless a requirement for a valid permit is
specifically exempted under Section 5.3 of this Bylaw.
5.1.4 Where an application for soil deposition is proposed for land within the
Agricultural Land Reserve and the application requires approval from the
Agricultural Land Commission, pursuant to the Agricultural Land
Commission Act, S.B.C, 2002, c36, as amended, no permit shall be issued
until:
1. The Agricultural Land Commission has granted approval after receiving
and considering a resolution regarding the application from the City
Council; or
2. An agreement between the City and the Agricultural Land Commission
has been entered into pursuant to Section 26 of the Agricultural Land
Commission Act, S.B.C. 2002, c.36, as amended, and City Council has
granted an approval in accordance with the agreement.
5.1.5 The issuance of a soil deposit permit from the City in no way relieves the
owner or his/her agents of the responsibility of adhering to all local bylaws
of the City and provincial and federal legislation including, but not limited,
to the Agricultural Land Commission Act, Water Sustainability Act, the
Environmental Management Act, the Wildlife Act, and the Fisheries Act.
5.1.6 Development Permits are required for any soil deposition proposed for land
designated within a Watercourse Development Permit Area and/or within a
Natural Features Development Permit Area as identified in the City of
Maple Ridge Official Community Plan No. 7060-2014.
5.2 Prohibitions
5.2.1 Subject to Section 5.3 of this Bylaw, no person will cause or permit the
placement of soil or other material on any land within the City without a
valid permit issued by the City.
6
5.2.2 No person will cause or permit the placement of soil or other material on
any highway, right of way, park space (or other municipally owned land)
without a valid permit issued by the City.
5.3 Permit Exemptions
5.3.1 No permit exemption provided in this Section (5.3) applies to the deposit of
any material within a Natural Features Development Permit Area or
Watercourse Protection Development Permit Area as identified in the City of
Maple Ridge Official Community Plan No. 6425-2014:
1. on slopes steeper than five metres horizontal and one metre vertical
(20 percent grade);
2. within 30 metres of the crest or toe of slopes steeper than five metres
horizontal and one metre vertical (20 percent grade);
3. within 30 metres of any top of bank or high water mark of any
watercourse, ravine, lake, wetland or drainage ditch;
5.3.2 Provided the deposit of soil is carried out in compliance with the relevant
provisions of this Bylaw and subject to the provisions of the Agricultural
Land Commission Act, a permit may not be required:
1. where the soil is used for the construction, improvement, repair or
maintenance of public works or services undertaken by a
governmental authority other than the City of Maple Ridge;
2. where the volume of soil deposited on a parcel of land over a period
of 12 consecutive months does not exceed 25 cubic metres;
3. where material consists of clean aggregate is deposited for the
installation of structural material for servicing and for a road base
under an approved, and issued, servicing permit and an approved
subdivision approval;
4. where material consists of clean aggregate is deposited for the
installation of a structural base for the construction of a building or
structure under an approved, and issued, building permit;
5. where material consists of clean aggregate is deposited for the
installation of a property access from the fronting road surface for a
total access length no greater than the Principal Use Minimum
Setback identified under the City’s Zoning Requirements;
6. where material consists of clean aggregate is deposited as a
component of a professionally designed septic field;
7. where fertilizers, manure, composts, wood wastes or soil
conditioners for agricultural, farming, horticulture, nursery or
7
domestic gardening and landscaping purposes are deposited in
accordance with good agricultural practice as defined by the BC
Ministry of Agriculture and the Agricultural Land Commission where
the land is within the Agricultural Land Reserve;
8. where wood chips, hog fuel, bark chips, shavings, trimmings,
sawdust and other wood wastes generated by sawmilling and
lumber manufacturing are deposited and incorporated into the
native soil as per the Agricultural Waste Control Regulation, as
amended from time to time, and the Environmental Management
Act:
a. readily incorporated into the soil, to a maximum depth of 15 cm
for agricultural, horticultural, nursery or domestic landscaping
purposes, provided the material is placed in accordance with
good agricultural practice or sound landscaping practice
whichever the case may be;
b. used for animal bedding, or as foundation material for
equestrian or construction purposes, provided the maximum
area of land over which the material is deposited on any parcel
of land will not exceed 25 % of the surficial area of the parcel to
a maximum of 4000 square meters and the maximum depth of
the material will not exceed 30 cm;
9. where such material is wood waste, the product of a processing or
manufacturing activity situated on the same parcel, a product for
the deposit of which a permit or approval has been issued under the
Environmental Management Act; and
5.4 Permits
5.4.1 Any person who proposes to deposit soil or other material on a parcel of
land must first obtain a permit under this Bylaw; and, where a parcel of
land is within the Agricultural Land Reserve the City may forward the soil
deposit permit application on to the Agricultural Land Commission, upon
approval by the Council, for review and resolution by the Commission.
5.4.2 Every application for a permit to deposit soil or other material must be
made by the owner(s) of the land or his/her agent.
5.4.3 Every application for a permit pursuant to this bylaw shall:
1. be made in writing to the Manager;
2. include a completed and signed permit application form (Schedule A);
3. include all applicable reports, plans and specifications (Schedule B);
4. be accompanied by the applicable permit application fees (Schedule C);
5. be accompanied by the applicable soil deposit volume fee (Schedule
C); and
8
6. be accompanied by the applicable refundable security deposit
(Schedule C).
5.4.4 Every application for a permit for the deposit of more than 350 cubic
metres will require public notification as outlined in Schedule D of this
Bylaw.
5.4.5 The Manager may refer any application for a permit to the Engineering
Department, Public Works, Building Department, or consultants for
comments and advice. The applicant may be required to provide better
and more detailed information to supplement the application. Where
further information is required by the Manager, the application will be
deemed incomplete until the information is provided.
5.4.6 A permit application that has remained idle, without alteration or
progression to completion, for more than 6 months will become null and
void. The permit application fee will be forfeited. Soil deposit volume fees
and refundable securities that have been paid under the application will be
refunded. Continuance of the application process will require the
submission of a new permit application and all applicable fees and
securities.
5.4.7 A permit issued under this Bylaw is valid for a period of 12 months from the
date of issuance and is non-transferable.
5.4.8 An application for a permit that is submitted within 5 years (60 months) of
a previous soil deposit permit will be reviewed under the total sum of all
soil volume proposed for deposit over that 5 year term and that application
for a permit will be subject to the permit requirements for that total sum
proposed for deposit.
5.4.9 A permit shall not be issued if the proposed deposit of soil or other material
will:
1. endanger or otherwise adversely affect any adjacent land, structure,
road, or right-of-way; or
2. foul, obstruct, impede or otherwise adversely affect any stream, creek,
waterway, watercourse, groundwater aquifer, waterworks, ditch, drain,
sewer or other established drainage facility unless the owner holds a
permit to do so under the Water Sustainability Act and Fisheries Act
and amendments thereto.
5.4.10 An application for a permit for the deposit of soil volume greater than
20,000 cubic metres will be referred to City Council for review and
approval.
5.4.11 All work completed under an approved Soil Deposit Permit shall be
undertaken in accordance with the conditions imposed by this Bylaw, the
9
approved permit, and the plans submitted in support of the approved
permit.
5.4.12 Every permit holder shall keep a daily record in a log book of all soil
material (or other material) that is deposited on the permit site. The record
must contain the following information:
1. the date, time and origin of each delivery of soil;
2. the contact information (name and number) for each project site or
property where the soil originated from;
3. total quantity of soil deposited;
4. the company that delivered the soil and the name of the truck driver;
5. the license plates of the trucks and trailers that delivered soil to the
property;
6. the name of the person recording the log book information;
7. copies of receipts from source locations; and
8. copies of receipts from the permit site.
5.4.13 A soil deposit log book shall be submitted to the City every month following
the date of issuance of the soil deposit permit and/or immediately
following the deposit of 500 cubic metres of soil material or other material,
whichever milestone occurs first.
5.4.14 The final soil deposit log book is to be submitted within 5 business days
following the earliest of either the expiration of the soil deposit permit or
the completion of the soil deposit work.
5.4.15 Every permit holder shall, no later than forty-eight (48) hours after a
request for review of the soil deposit log book, provide a complete record of
soil (or other material) deposit activities on the permit site to the Manager.
5.4.16 Where the information in the submitted soil deposit log book is incomplete
or is determined to be false, the permit will be suspended and the permit
holder, agent and/or land owner shall undertake one or more of the
following measures, as determined by the Manager, to renew work under
the permit:
1. a soil quality assessment, including laboratory analysis for
contamination, for entire soil deposit footprint completed by a
Qualified Professional;
2. complete the soil deposit log book;
3. correct any false soil deposit records in the log book; and/or
4. agree to submit weekly soil deposit log books for all subsequent works
under the permit.
10
5.5 Permit Fees
5.5.1 An application for a permit shall be accompanied by the applicable fees as
outlined in Schedule C.
5.6 Security Deposits
A security for the full and proper compliance with the provisions of the Bylaw and the
performance of all terms and conditions expressed in the permit will be required.
5.6.1 The applicant shall provide a cash deposit or clean, unconditional self-
renewing and irrevocable letter of credit drawn upon a Canadian chartered
bank, in favour of the City, in a form acceptable to the City and in the
amount specified in Schedule C of this Bylaw prior to the issuance of a
permit. The letter of credit may be presented at any branch of the
chartered bank in the City of Maple Ridge.
5.6.2 The letter of credit shall be self-renewing and maintained in full force and
effect throughout the permit period plus a period of One Hundred & Twenty
(120) days following expiration of the permit. If proper compliance with the
provisions of the Bylaw are not met within Ninety (90) days following the
expiration of the permit, the security will be drawn down and held by the
City until compliance is met or the City uses the cash to complete the work.
If the cash is insufficient for the City to complete the work the applicant will
pay any deficiency to the City on demand.
5.6.3 If the applicant complies with the provisions of the Bylaw and meets all the
terms and conditions of the permit the City will promptly return the deposit
to the applicant.
5.6.4 Refundable security deposits will only be released by the City once a Letter
of Completion has been received by the City that clearly provides the
following information:
1. Confirmation that all works as described in the plans submitted as part
of the permit application have been completed as per the submitted
plans under the approved permit;
2. BCLS topographical survey showing the final grades and elevations for
permits that are issued for the deposit of more than 350 cubic metres
of soil and/or other material; and
3. The letter is to be prepared and sealed by a Qualified Professional for
permits that are issued for the deposit of more than 350 cubic metres
of soil and/or other material.
11
5.7 Permit Issuance
5.7.1 Every permit issued will be deemed to incorporate the plans, specifications,
documents and information in the application as approved and will be
incorporated into the terms and conditions of the permit. A permit will be
substantially in the form of Schedule E attached to this bylaw.
5.7.2 No application for the deposit of soil or other material will be complete
unless all applicable soil deposit permit fees and refundable securities are
paid pursuant to Schedule C of this Bylaw.
5.8 Permit Posting
5.8.1 Every permit holder shall post a copy of the permit and permit sign at the
entrance of the permitted property in a location visible to the adjacent road
right-of-way.
5.9 Refusal of a Permit
5.9.1 An application for a Soil Deposit Permit may be refused by the Manager in
any specific case, provided that:
1. the application shall not be unreasonably refused; and
2. the Manager shall give written reasons for the refusal.
5.9.2 The owner, who is subject to a decision of the Manager to refuse a permit,
is entitled to appeal to Council to have the decision reconsidered. An
application for reconsideration must be made in writing to the City Clerk
within 30 days from the date of refusal by the Manager. There is no fee for
an appeal application for reconsideration.
5.10 Permit Renewal
5.10.1 A request for a permit renewal must be made in writing to the Manager
within 30 days of the expiration date of an approved permit.
5.10.2 There will be no obligation upon the City to renew any permit.
5.10.3 If an applicant applies for a renewal of a soil deposit permit, the Manager
may issue the renewal if all applicable reports, plans and specifications for
the soil deposit area are updated as necessary to identify any material
changes to site conditions and to demonstrate compliance with current
bylaws and regulations, including but not limited to the Agricultural Land
Commission Act.
12
5.10.4 No soil deposit permit will be renewed unless:
1. a soil deposit permit renewal fee is paid pursuant to permit fees
outlined in Schedule C of this Bylaw;
2. reports are submitted from all Qualified Professionals responsible for
the soil deposit project providing an update on site conditions and
permit compliance;
3. all soil deposit records are up to date and complete;
4. any and all infractions under this Bylaw and related Soil Deposit Permit
are remedied to the satisfaction of the City; and
5. for those permits that are issued for properties within the Agricultural
Land Reserve, the Agricultural Land Commission confirms that the soil
deposit activities are compliant with the Agricultural Land Commission
Act, Regulation and any decisions made by the Agricultural Land
Commission.
5.11 Insurance
5.11.1 Applicants for soil deposit where the volume proposed is greater than 25
cubic metres are required to carry comprehensive general liability coverage
in the amount of $5,000,000 including liability for bodily injury or death
and property damage for the duration of the work. The amount of
insurance may be reduced to $1,000,000 if the volume of soil to be
deposited is not more than 350 cubic metres. Insurance may be waived by
the Manager when the City is the responsible party completing the soil
deposit activity. This City is to be named as an insured under the liability
insurance coverage.
5.12 Soil Deposit Requirements
Soil deposit activities will at all times be conducted in accordance with the following
requirements:
5.12.1 The slope of any part of an exposed face of any deposited soil or other
material will not be greater than the angle of repose necessary for stability
of the deposited material. Where that slope face is within 10 meters of a
property boundary the maximum slope grade will be 4:1 (4 horizontal
metres to 1 vertical metre).
5.12.2 The deposited material must be graded in such a manner that positive
gravity drainage is assured, and a drainage system of sufficient capacity
and extent will be installed to ensure that runoff to any adjacent lands will
be no greater or lesser than run-off prior to the commencement of the soil
deposit project.
5.12.3 Soil or other material must not be deposited over any dedicated public
right-of-way or registered easement without first obtaining the written
approval of the authority having jurisdiction over the right-of-way or
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easement, and a copy of the written approval has been provided to the
Manager.
5.12.4 Where the natural subsoil is compressible, soil or other material shall not
be deposited in the immediate vicinity of any utilities or services which
might be damaged by settlement of the deposited material without first
obtaining written approval from the authority having jurisdiction over the
right-of-way or easement, and a copy of the written approval has been
provided to the City’s General Manager, Public Works and Development
Services.
5.12.5 Soil or other material must not be deposited over wells or private sewage
disposal systems.
5.12.6 All drainage facilities and natural watercourses must be kept free of silt,
clay, sand, rubble, debris, gravel, and all other material originating from the
soil deposit project, which might obstruct, impair or impede drainage
facilities and natural watercourses.
5.12.7 All damage to City or privately owned drainage facilities, natural
watercourses, roads, lanes, or other City or privately owned properties or
facilities, resulting from the soil deposit project must be promptly and
properly repaired to the complete satisfaction of the City.
5.12.8 Dirt, mud, debris etc. resulting from a soil deposit project which is tracked
onto public roads must be removed on a daily basis or as directed by the
Manager.
5.12.9 Should the permit holder fail to remove the dirt, mud, debris etc. from
public roads, the City may direct others to do so and the cost will be the
responsibility of the permit holder. The permit holder must remit all
payments within 14 days of receiving the invoice(s). If the permit holder
fails to remit all payments within the specified time frame, the City may
draw on all or part of the irrevocable letter of credit to cover the cost of the
work and/or suspend the permit until all bills have been paid, or both.
5.12.10 The deposited soil (or other material) and related activities must not
encroach upon, undermine, damage or endanger any adjacent property or
any setbacks prescribed in the permit.
5.12.11 Stockpiles of soil or other material which are part of a soil deposit project
must be located and maintained in accordance with the erosion and
sediment control plan that is prepared for, and that comprises a part of, a
valid permit.
5.12.12 Hauling of soil or other material and onsite soil deposit activities involving
heavy equipment operation are to only occur during the approved times
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identified in the Maple Ridge Noise Control Bylaw (5122-1994) as
amended from time to time.
5.12.13 All work authorized by a permit shall be conducted by the Owner or by a
contractor that has a valid business license to work within the City of Maple
Ridge.
5.13 Rectification Provisions
Upon completion of deposition of soil or other material, the permit holder will forthwith:
5.13.1 Leave all surfaces of the deposit area with a slope not greater than the
grade shown on the plans filed pursuant to Section 5.4.3 and as specified
in the permit;
5.13.2 Cover all surfaces of the deposit area with an established growth of grass
or other suitable and approved ground cover for erosion control as
specified in the submitted Erosion and Sediment Control Plan;
5.13.3 Should the necessary rectification of the property not be completed within
a period of ninety (90) days following expiration of the permit, all letters of
credit held as security for the project will be presented and drawn down
and all monies will be held by the City until the completion of all required
works;
5.13.4 Should the permit holder not complete all the rectification work as required
under the permit to the satisfaction of the City, the City may enter the lands
and carry out all the work necessary to complete the required rectification,
and expend the security for such purpose; and
5.13.5 Where the refundable security is not enough to cover the cost borne by the
City to complete the rectification work, the City shall recover all costs from
the permit holder and/or property owner.
5.14 Administration and Enforcement
5.14.1 The Manager, the Bylaw Enforcement Officer and all City employees under
their direction will have the right at all reasonable hours to enter upon and
inspect any land or premises in the City to determine if the provisions of
this Bylaw are being met.
5.14.2 In the event of a breach of any of the provisions of this Bylaw, or a permit
issued under this Bylaw, the Manager or Bylaw Enforcement Officer will
issue a notice of breach to the persons responsible including, but not
limited to:
1. the owner of the lands upon which the soil or other material is being
deposited or,
2. the applicant and/or permit holder or,
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3. the person responsible for the soil deposit work on site or,
4. the person, land owner, or contractor responsible for having the soil or
other material removed from the source property or,
5. the person and/or trucking company responsible for depositing the
soil or other material or,
6. the dispatch company or person (dispatcher) responsible for directing
and coordinating the delivery of the soil or other material to the site.
Any person receiving a notice of breach will forthwith cease and desist the
deposition of soil or other material, or permitting the deposition of soil or
other material upon the lands until the breach is remedied.
5.14.3 In the event that the deposition of soil or other material has occurred on a
parcel of land without a valid permit, or approval from the Manager, and a
notice of breach has been received, all work on the property must cease
and, where a permit is required, a permit application must be submitted
within 14 days with payment of all applicable fees, including an
enforcement permit fee, pursuant to Section 5.5 and Schedule C of this
Bylaw.
5.14.4 If in the event of a breach of the provisions of this Bylaw or works in
contravention of an approved permit the Manager or Bylaw Enforcement
Officer may post a stop work notice anywhere on the parcel where the
breach has occurred. Upon the posting of such notice all construction or
deposit related works shall cease until the contravention has been
remedied, and the Manager has authorized them to recommence.
5.14.5 All soil or other material is to be removed within 14 days of receiving a
notice of breach for unpermitted deposit of soil or other material unless a
permit application has been submitted to the City.
5.14.6 In the event that other material is deposited without a valid permit, and
where a permit for the other material is not granted by the City, the other
material will be removed from the property and disposed of at a permitted
facility or property.
5.14.7 In the event that the other material is contaminated material as per section
5.14.7, all contaminated material will be removed from the property and
disposed of at an approved contaminated sites treatment facility or
approved site as directed by a Qualified Professional and approved by the
City.
5.14.8 In the event that any person, having received a stop work notice, fails to
remedy the breach within the time frame specified by the City, or otherwise
proceed to breach any provisions of the Bylaw and/or permit, the permit
will become null and void and all monies collected with respect to the
permit will be forfeited. Once the breach has been corrected, it will then be
necessary for the permit holder to apply for and obtain a new permit and all
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fees set out in the Bylaw will be due and payable as a condition of permit
issuance.
5.14.9 The City may not issue subsequent Soil Deposit Permits to any person who
has had a permit revoked, unless and until such person, in addition to any
other security required pursuant to this Bylaw, posts an additional security
up to a maximum of $100,000 as determined necessary by the City.
5.14.10 Where any permit holder neglects and/or refuses to carry out the works,
assessments, and surveys in accordance with the permit, then in
accordance with the provisions of this Bylaw and/or conditions of said
permit, it will be considered an offense against the Bylaw and every day
that the land and/or the required works remain in a condition contrary to
the provisions of this Bylaw and/or terms and conditions of the permit, a
new offence is committed and the permit holder will be liable to the penalty
hereinafter provided.
5.14.11 Where any permit holder neglects and/or refuses to carry out the works,
assessments and surveys in accordance with the permit, the Manager may
approve the City, or its approved contractor/s, to enter the premises to
carry out any works required to remedy the contravention, or repair any
resultant damage at the expense of the permit holder and/or the property
owner.
5.14.12 If in the event of a breach of this Bylaw, where the responsible party or
property owner do not remediate the offence or submit an application
within 14 days, the Manager may approve the City, or its approved
contractor/s, to enter the premises to carry out any remedial works, and/or
repair any resultant damage to private property or public infrastructure, at
the expense of the property owner or responsible person or party.
5.14.13 Where remedial works are carried out by the City for soil deposit works in
contravention of an approved Soil Deposit Permit, the City will deduct the
cost of the remedial works carried out by the City or its approved
contractor/s, from the security deposit submitted in accordance with the
permit application. Where the security is insufficient to cover the costs of
remedial works, the City will recover any outstanding costs as municipal
taxes against the lot where the contravention has occurred.
5.14.14 Where remedial works are carried out by the City for the deposit of soil (or
other material) in contravention of the Bylaw and not in association with an
approved permit, the City will recover any outstanding costs as municipal
taxes against the lot where the contravention has occurred.
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Part 6 Offence and Penalty
6.1 Every person who violates a provision of this bylaw, or who consents, allows or
permits an act or thing to be done in violation of a provision of this bylaw, or
who neglects to or refrains from doing anything required to be done by a
provision of this bylaw, is guilty of an offence and is liable to the penalties
imposed under this bylaw, and is guilty of a separate offence each day that a
violation continues to exist.
6.2 Every person who commits an offence is liable on summary conviction to a fine
not exceeding the maximum allowed by the Offence Act.
READ a first time the 28th day of November, 2017.
READ a second time the 24th day of April, 2018.
READ a third time the 24th day of April, 2018.
ADOPTED the day of , 2018.
____________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
Schedules
Schedule A – Permit Application Form
Schedule B – Plans and Specifications
Schedule C – Permit Fees and Refundable Security Deposits
Schedule D – Public Notification
Schedule E – Soil Deposit Permit Form
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Schedule A: Permit Application Form
1. Applicant Information:
Full name(s):
Address: Postal Code:
Home Phone: Cell Phone: Email:
2. Property Owner information (if different than applicant):
Full name(s):
Address: Postal Code:
Home Phone: Email:
(A consent form signed by the property owner must accompany this application if the
applicant and owner are not the same)
3. Company or Contractor information (if the owner is not the person completing the onsite
work):
Full name (s) of the Contractor and company:
Address: Postal Code:
Office Phone: Cell Phone: Email:
4. Property proposed for Soil Deposit:
Street Address:________________________________________________________
Or Legal Description:___________________________________________________
Property is in the ALR: yes no
5. Purpose of the proposed Soil Deposit:
______________________________________________________________________________
______________________________________________________________________________
6. Soil type(s) to be deposited:
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7. Surface area of the proposed Soil Deposit area:
8. Volume of Soil to be deposited (in cubic metres):
9. The following plans are required to complete this Soil Deposit Permit application as per
Section 5.4.3 and Schedule B of the Maple Ridge Soil Deposit Regulation Bylaw (7412-
2017):
___ BCLS land survey
___ Site plans
___ Stormwater Management Plan
___ Erosion and Sediment Control Plan
___ Tree Impact Assessment and Management Plan
___ Invasive Species Assessment and Management Plan
___ Geotechnical Assessment
___ Soil Quality Assessment
___ Agricultural Farm Plan
___ Road Quality Assessment
___ Floodplain Impact Assessment
___ Groundwater Assessment
___ Certification of Professional Engineer
___ Government applications and approvals (provincial, federal)
FEE: Applications for a permit shall be accompanied by the prescribed fees and refundable
security deposit as set out in Section 5.4.3 and Schedule C of the Maple Ridge Soil Deposit
Regulation Bylaw (7412-2017)
I HEREBY DECLARE that the above information is correct, that it is my intention to place fill
on the property in accordance with the attached plans and specifications and information,
that I am aware of the provisions of the Maple Ridge Soil Deposit Regulation By-law No.
7412-2017 and that I will abide by all applicable provisions of said by -law and such terms
and conditions as may form part of any Soil Deposit Permit issued pursuant to this
Application.
I further agree to indemnify and hold harmless the City of Maple Ridge, its agents,
employees or officers from and against any claims, demands, losses, costs, damages,
actions, suits or proceedings whatsoever by whomsoever brought against the City, its
agents, employees or officers by reason of the City granting the owner and contractor named
herein the Soil Deposit Permit to conduct the work in accordance with the plans submitted
and described in this application.
Name of applicant(s): ___________________________________________________
Signature of Applicant(s):__________________________________________________
Date: __________________________________
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Schedule B: Plans and Specifications
1. All Soil Deposit Permit applications require the following:
a. Address and personal contact information:
i. the legal description and civic address of the land on which fill is to be placed;
ii. the legal description and civic address of the land where the fill originates;
iii. the name and the address of the person applying for the permit; and
iv. the name, address and telephone/fax numbers of the registered owner(s) of
the land on which the fill is to be placed. Where there is more than one
registered owner, the names, addresses and telephone/fax numbers of ALL
registered owners must be provided.
b. The soils assessment and soil deposit plan shall include:
i. the composition of the proposed soil;
ii. the proposed method of placing the soil;
iii. the exact location and depths where the fill is to be placed, defined by
reference to any existing buildings, structures, improvements, and parcel
boundaries all of which must be shown as a dimensioned contour sketch plan
in metric units;
iv. the proposed volume of fill including calculations, cross-sections and other
pertinent information used in calculating volume; and
v. the dates proposed for commencement and completion of the soil deposit.
c. Vegetation assessments and management plans:
i. Tree assessment and management plan to ensure trees on the property and
on neighbouring properties will not be impacted by the soil deposit activity
and the identification of species and location of significant trees;
ii. Identification and location of significant trees, as defined by the City of Maple
Ridge Tree Management and Protection Bylaw (#7133-2015) on the property
and within 5m of the property boundaries; and
iii. Invasive species, including noxious weeds, assessment and management
plan to ensure that additional problem species are not transferred to or from
the property, and to ensure that the extent of the species is not spread across
the property as a result of any soil deposit activity.
d. Safety considerations for the Soil Deposit Project:
i. measures proposed to prevent personal injury or property damage resulting
from filling; and
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ii. a Traffic Management Plan that includes:
the proposed routes to be taken by vehicles transporting soil to the
land;
vehicle parking or staging locations on and off site;
the measures proposed to prevent safety concerns along
transportation routes including traffic management personnel and
signs; and
current and proposed access on the property.
e. Protection of drainages and infrastructure:
i. A site plan that includes the location of all watercourses, waterworks, wells,
ditches, drains, sewers, septic fields, catch basins, culverts, manholes, rights-
of-way, public utilities and public works, and private structures on adjacent
land parcels within 30 meters of the boundaries of the parcel on which soil is
to be placed, and the measures to protect them;
ii. an Erosion and Sediment Control plan that includes:
the measures proposed to control erosion and sedimentation;
the measures proposed to minimize or prevent tracking of soil or
other material onto municipal streets and roads and measures for
cleaning the streets and roads abutting the parcel on which soil is to
be placed; and
the reclamation measures proposed to stabilize, landscape, and
restore the land upon completion of filling.
iii. a Stormwater Management Plan that includes:
identifies current drainage features, wells, watercourses, septic
systems and contours of the land;
identifies the proposed drainage systems during the proposed work
and how existing drainage features, wells, septic systems will be
protected;
identifies the final contours of the property and the final drainage
features; and
certifies that adjoining properties will not be subject to increased
flooding caused directly by stormwater runoff from the soil deposit
site.
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f. copies of all certificates, permits and approvals, as may be required by
provincial and/or federal government agencies as required under legislation
including, but not limited to, the Water Act, Environmental Management Act,
Wildlife Act, and Fisheries Act and amendments thereto or any other authority
having jurisdiction;
g. A Watercourse Protection Development Permit application and applicable
supporting information and fees shall be submitted for any work that is
proposed within 50m of a watercourse;
h. A Natural Features Development Permit application and applicable supporting
information and fees shall be submitted for any work proposed on slopes, or
within 30m of slopes, greater than 15% gradient, or for work proposed within a
floodplain; and
i. any and all other plans, reports, assessments and approvals by other agencies
as deemed necessary by the Manager of Development and Environmental
Services.
2. Applications for soil deposit permits for soil volumes greater than 350 cubic metres
will include the following plans and specifications:
a. all plans and assessments completed pursuant to Schedule B 1. are to be
completed by Qualified Professionals;
b. BCLS survey of the property that includes:
i. location of all structures and private infrastructure on the property;
ii. location of all public infrastructure within 20m of the property;
iii. location of all watercourses, drainages, septic systems and wells on
the property and within 30m of the property boundary;
iv. contour plans to a scale not smaller than one thousand to one
(1000:1), showing at 0.5 meter intervals the elevations as they exist
and showing 0.5 meter intervals the proposed elevations of the land
after the deposit of soil;
v. current access to the property; and
vi. location of trees within 10m of the proposed soil deposit project area,
including significant trees (as defined by the City of Maple Ridge Tree
Management and Protection Bylaw (#7133-2015)); and
c. the City may require a Road Quality Assessment of the roads identified in the
Traffic Management Plan prior to the approval of a soil deposit permit.
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3. Applications for soil deposit permits where the proposed soil deposit is for
agriculturally zoned lands or is for the improvement of the agricultural potential or
farm use of a property will require the following plans and specifications:
a. an Agricultural Farm Use Plan; and
b. a soil assessment and report completed by a Qualified Professional Agrologist
that includes:
i. the soil characteristics of the proposed soil deposit site;
ii. the soil characteristics of the proposed soil source site;
iii. the benefits that the proposed soil deposit will provide for agricultural
productivity and use; and
iv. any limitations, conditions or recommendations to ensure agricultural
integrity is maintained and improved.
4. Applications for soil deposit permits where proposed soil deposit depths are to
exceed 1m will require the following plans and specifications:
a. a report prepared by a Qualified Professional Geotechnical Engineer that
certifies:
i. the proposed volume of soil including calculations, cross-sections and
other engineering data and pertinent information used in calculating
volume;
ii. that there will be no more settling or subsidence of land, a building or a
structure forming any part of the premises or adjoining property than
prior to the soil deposition;
iii. that the placement of soil and resulting settlement or subsidence will
not prevent any use permitted under the City of Maple Ridge Zoning
Bylaw No. 3510-1985; and
iv. that adjoining properties will not be subject to increased flooding
caused directly by stormwater runoff from the soil deposit site.
5. Applications for soil deposit permits for properties or lands located within a
floodplain, pursuant to Section 524 of the Local Government Act, will require the
following plans and specifications:
a. a report prepared by a qualified professional engineer in hydrology and/or
hydrogeology that certifies that adjoining properties and infrastructure will not
be subject to increased flooding and hydraulic impacts caused directly by:
i. an increase in floodwater due to the reduced absorption capacity of
the property due to fill activity;
ii. a reduction in flood capacity of the general area; and,
24
iii. by the blockage or redirection of floodplain flow pattern.
6. Applications for soil deposit permits for properties or lands located within 100m of a
provincially designated vulnerable aquifer will require the following plans and
specifications:
a. a Groundwater Impact Assessment completed by a Qualified Professional.
25
Schedule C: Permit Fees and Refundable Security Deposits
1. Permit Application fee:
a. $50.00 for a Soil Deposit Permit application for the deposit of up to 350 cubic
metres of soil material;
b. $350.00 for a Soil Deposit Permit application for the deposit of 351 to 5,000
cubic metres of soil material; and
c. $750.00 for a Soil Deposit Permit application for the deposit of more than
5,000 cubic metres of soil material.
2. Volume fee in the amount of $0.50 per cubic metre.
3. Refundable Security:
a. $1,000.00 as a soil deposit security for all permits for the deposit of up to 350
cubic metres of material;
b. A minimum security deposit of $5,000 for the deposit of more than 350 cubic
metres of material;
c. $2.00 per cubic metre for proposed volume of material up to 20,000 cubic
metres of soil material to be deposited; and
d. $1.00 per cubic metre for each proposed cubic metre over 20,000 cubic
metres to be deposited.
4. An application for a permit renewal shall be accompanied by the applicable Permit
Renewal Fee:
a. $50.00 for a Soil Deposit Permit for the deposit of up to 350 cubic metres of
soil material;
b. $175.00 for a Soil Deposit Permit for the deposit of 351 to 5,000 cubic metres
of soil material; and
c. $375.00 for a Soil Deposit Permit for the deposit of more than 5,000 cubic
metres of soil material.
5. Enforcement Permit Fee:
a. $350.00 for a soil deposit permit application following a Soil Deposit Bylaw
infraction, in addition to the permit application fee.
26
Schedule D: Public Notification
1. For permit applications for the deposit of up to 350 cubic metres of soil and/or other
material:
a. Public notification may be required by the Manager.
2. For permit applications for the deposit of 351 to 5,000 cubic metres of soil and/or
other material public notification will consist of the following:
a. A letter to all property owners of parcels within 500 metres of the proposed soil
deposit site and along the Local Road haul route/s proposed for the project.
3. For permit applications for the deposit of more than 5,000 cubic metres of soil and/or
other material public notification will consist of the following:
a. A letter to all property owners of parcels within 500 metres of the proposed soil
deposit site and along the Local Road haul route/s proposed for the project.
b. The posting of a sign in the form provided below.
4. For permit applications for the deposit of more than 20,000 cubic metres of soil and/or
other material public notification will consist of the following:
a. A letter to all property owners of parcels within 500 metres of the proposed soil
deposit site and along the Local Road haul route/s proposed for the project.
b. The posting of a sign in the form provided below.
c. Soil Deposit Information Meeting in similar format to a Development
Information Meeting as per Policy 6.20.
5. For permit applications that could have a significant impact on the character of the
surrounding area public notification will consist of any of the following:
a. A letter to all property owners of parcels within 500 metres of the proposed soil
deposit site and along the Local Road haul route/s proposed for the project.
b. The posting of a sign in the form provided.
c. Soil Deposit Information Meeting in similar format to a Development
Information Meeting as per Policy 6.20.
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Public Notification: Soil Deposit Information Letters
The applicant shall be responsible for all notification of the Soil Deposit Project. The
applicant must mail or otherwise deliver a Soil Deposit Information letter to property owners
and residents of parcels within 500 metres of the proposed soil deposit site and along the
Local Road haul route/s proposed for the project and to the Planning Department as soon
as possible following the submission of a Soil Deposit Permit application and prior to an
application review by City Staff. The Planning Department will provide the applicant with a
list of mailing addresses for all property owners and residents. The letter must contain the
following project specific information:
a. the application number;
b. the property address(es) of the proposed soil deposit;
c. the volume of soil proposed for deposit;
d. a map showing the location of the soil deposit site (note: not the location of the
meeting);
e. a sketch of the proposed soil deposit area;
f. the purpose of the application; and
g. an invitation to obtain information from the applicant, including contact
information and the Planning Department’s contact information.
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Public Notification: Soil Deposit Information Sign
28
Public Notification: Soil Permit Information Meetings
1) An applicant shall be required to hold a Soil Deposit Information Meeting when an
application involves the following:
a) the deposit more than 20,000 cubic metres; or
b) any deposit, where in the opinion of the Director of Planning, the development
could have a significant impact on the character of the surrounding area.
2) The meeting is the responsibility of the applicant to host and all costs related to
the meeting are to be assumed by the applicant. The arrangement for and
provision of facilities for the Soil Deposit Information Meeting are the
responsibility of the applicant.
3) A fee may be charged by the City of Maple Ridge to cover the cost of staff time, as
set out in the current Development Application Fee Bylaw No. 6592-2008, should
attendance as an observer be required, at the discretion of the Director of
Planning.
4) Applicants will be required to discuss the timing and location of the Soil Deposit
Information Meeting with the Planning Department and agree upon the
appropriate scheduling of the meeting. The meeting should be scheduled at a
time that ensures adequate opportunity for the public to attend and time to
provide feedback about the project (not less than two hours in length). The
location of the meeting should be in close proximity to the project site and should
be large enough to accommodate the anticipated turnout. Appropriate venues
may include community halls, schools or churches, but do not include private
homes, or the applicant’s office. An applicant who holds a Soil Deposit
Information Meeting without having reached agreement on the time and place of
the meeting with the Planning Department may be required to re-schedule
another meeting at their cost, at an agreed upon time and location.
5) The following materials must be made available at the Soil Deposit Information
Meeting:
i. Site Plan, showing:
all areas of proposed disturbance
proposed tree removals
fill depths on 0.5m contours
stormwater drainages
existing infrastructure or natural features
ii. supporting professional reports;
i. submission information as outlined in Schedules F, G, and J of the
Development Procedures Bylaw No. 5879 – 1999, if the application is
subject to a Watercourse Protection or Natural Features; and
ii. meeting records:
sign-in sheet to record number of attendees*;
comment sheets for attendees*; and
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copies of any emails or correspondence that may have been
submitted.
The above listed information must be reviewed by the Planning Department prior to
presentation at the Soil Deposit Information Meeting. Records from the meeting are
to be kept by the applicant and forwarded to the City within three days of the
meeting.
*Sign-in and comment sheets must include the following disclaimer:
“Please note that all comment and attendance sheets produced as a result of this
Soil Deposit Information Meeting will be provided to the City of Maple Ridge and form
part of the public record that is available for viewing by the public upon request.”
6) The applicant shall be responsible for all notification of the Soil Deposit
Information Meeting. The applicant must mail or otherwise deliver a Soil Deposit
Information Meeting letter to all property owners and residents within 500 metres
of the proposed soil deposit site and along the proposed Local Road haul route/s
and to the Planning Department at least 10 days in advance of the meeting date.
The Planning Department will provide the applicant with a list of mailing labels for
all property owners and residents. The letter must contain the following project
specific information:
h. the application number;
i. the property address(es) of the proposed soil deposit;
j. the volume of soil proposed for deposit;
k. a map showing the location of the soil deposit site (note: not the location of
the meeting);
l. the purpose of the application;
m. the date, place, start and end times of the Soil Deposit Information Meeting;
and
n. an invitation to obtain information from the applicant, including contact
information and the Planning Department’s contact information.
7) A Soil Deposit Information Meeting advertisement must be published in at least
two consecutive issues of a local newspaper, the last publication to appear not
less than three and not more than ten days before the meeting. The notice must
be a minimum of three columns width, or 9 cm by 12 cm (3.54 in. by 4.72 in.) in
size. The advertisement must include the project specific information listed in 6)
a) through f).
8) A notification decal shall be posted on the Soil Deposit site’s sign(s) a minimum
of 10 days prior to the meeting in accordance with the Council Policy 6.21 –
Development Sign Policy.
30
9) The applicant shall be responsible for the format of the meeting and the keeping
of a detailed record of the meeting. Within three days of the Soil Deposit
Information Meeting, a summary report shall be submitted to the Planning
Department containing the following:
a) completed meeting records including: sign-in sheets, comment sheets; and
copies of any emails or correspondence that may have been submitted;
b) summary notes or minutes from the meeting;
c) analysis of the comment sheets; and
d) summary on how the issues and concerns identified from the Soil Deposit
Information Meeting will be addressed in the project.
31
Schedule E: Soil Deposit Permit Form
CITY OF MAPLE RIDGE
SOIL DEPOSIT PERMIT NO. __________
Pursuant to the Maple Ridge Soil Deposit Regulation Bylaw No. 7412-2017, permission is
hereby granted to:
____________________________________________________
(Name)
of ____________________________________________________
(Address; telephone #; email address)
to deposit _______ cubic metres upon
___________________________________________________________
(Address of property)
___________________________________________________________
(Legal description of property)
in accordance with the provisions of the Maple Ridge Soil Deposit Regulation Bylaw No.
7412-2017, Application No. ____________ and the plans, specifications and other
supporting documents filed therewith as approved, and initialed as approved by the permit
holder, all which form a part of this Permit and constitute the terms and conditions of this
Permit.
PERMIT CONDITIONS: (to be stipulated by the City of Maple Ridge)
Fees: Received from ____________ on this day________(date), the sum of $_____ as Soil
Deposit Permit Application Fee, Receipt No.__________; the sum of $______ as Soil Deposit
Volumetric Fee, Receipt No.___________; and, the sum of $______ refundable Security
Deposit, Receipt No. _________.
This Soil Deposit Permit is issued _________(date) on the condition that the permit holder
fully complies with all provisions of the Maple Ridge Soil Deposit Regulation Bylaw No. 7412-
2017 and all the terms and conditions herein of this Permit. This Permit shall expire twelve
months after the day of issuance, namely _________(date). Any proposed extension of the
Soil Deposit Permit shall be applied for within 30 days of the end this period.
__________________________________________
Applicant
__________________________________________
Manager of Development and Environmental Services
CITY OF MAPLE RIDGE
BYLAW NO.7349-2018
A Bylaw for imposing taxes upon lands in the Albion Dyking District
WHEREAS the Council of the City of Maple Ridge, acting as Receiver for the Albion Dyking District,
enacts as follows:
1.This Bylaw may be cited for all purposes as “Albion Dyking District Tax Rates Bylaw
No.7349-2018”.
2.The following rates are hereby imposed and levied for those lands within the
boundaries of Albion Dyking District:
For purposes of dyke maintenance and improvements and equipment repair and
maintenance:
(a) a rate of $2.283 per $1,000 of assessment of land and improvements in all
categories
3.If any section, subsection, clause or other part of this Bylaw is for any reason held to
be invalid by the decision of a court of competent jurisdiction, such decision will not
affect the validity of the remaining portions of this Bylaw.
READ a first time on the 24th day of April, 2018.
READ a second time on the 24th day of April, 2018.
READ a third time on the 24th day of April, 2018.
ADOPTED on the day of , 2018.
PRESIDING MEMBER CORPORATE OFFICER
1003.1
CITY OF MAPLE RIDGE
BYLAW NO. 7440-2018
A Bylaw for imposing taxes upon lands in Maple Ridge Road 13 Dyking District
WHEREAS the Council of the City of Maple Ridge, acting on behalf of the Trustees for Maple Ridge
Road 13 Dyking District, enacts as follows:
1.This Bylaw may be cited for all purposes as “Maple Ridge Road 13 Dyking District Tax
Rates Bylaw No. 7440-2018”.
2.The following rates are hereby imposed and levied for those lands within the
boundaries of Maple Ridge Road 13 Dyking District:
For purposes of dyke maintenance and improvements and equipment repair and
maintenance:
(a) a rate of $0.3270 per $1,000 of assessment of land and improvements in all
categories
(b)a rate of $12.00 per acre of land with a minimum charge of $5.00.
3.If any section, subsection, clause or other part of this Bylaw is for any reason held to
be invalid by the decision of a court of competent jurisdiction, such decision will not
affect the validity of the remaining portions of this Bylaw.
READ a first time on the 24th day of April, 2018.
READ a second time on the 24th day of April, 2018.
READ a third time on the 24th day of April, 2018.
ADOPTED on the day of , 2018.
PRESIDING MEMBER CORPORATE OFFICER
1003.2
CITY OF MAPLE RIDGE
BYLAW NO. 7452-2018
A bylaw to amend Maple Ridge 2018-2022 Financial Plan Bylaw No.7405-2017
____________________________________________________________________________________
WHEREAS, a public process in open meetings the financial plan overview was presented;
AND WHERAS, the public had an opportunity to provide feedback on the 2018-2022 Financial Plan
Guidelines.
AND WHEREAS, the public will have the opportunity to provide comments or suggestions with respect
to the financial plan;
AND WHEREAS, Council deems this to be a process of public consultation under Section 166 of the
Community Charter;
NOW THEREFORE, the Council for the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as “Maple Ridge 2018-2022 Financial Plan Amending Bylaw No. 7452-
2018”.
2.Statement 1, Statement 2 and Statement 3 attached to and forming part of Maple Ridge 2018-
2022 Financial Plan Bylaw No. 7405-2017 are deleted in their entirety and replaced by
Statement 1, Statement 2 and Statement 3 attached and forming part of Maple Ridge 2018-
2022 Financial Plan Amending Bylaw No. 7452-2018.
READ a first time the 24th day of April, 2018.
READ a second time the 24th day of April, 2018.
READ a third time the 24th day of April, 2018.
PUBLIC CONSULTATION completed on the day of .
ADOPTED the day of .
________________________________
PRESIDING MEMBER
________________________________
CORPORATE OFFICER
ATTACHMENT: Statement 1, Statement 2 and Statement 3
1004
Attachment to Maple Ridge 2018-2022 Financial Plan Bylaw 7452-2018
Statement 1
Consolidated Financial Plan 2018-2022 (in $ thousands)
2018 2019 2020 2021 2022
REVENUES
Revenues
Development Fees
Developer Contributed Assets 20,000 20,000 20,000 20,000 20,000
Developer Cost Charges 35,599 9,493 7,918 5,310 3,323
Developer Specified Projects - - - - -
Parkland Acquisition 1,164 200 200 200 200
Contribution from Others 2,417 1,296 1,399 1,291 1,298
Development Fees Total 59,180 30,989 29,517 26,801 24,821
Property Taxes 82,598 86,924 91,529 96,341 101,369
Parcel Charges 3,110 3,208 3,309 3,413 3,521
Fees & Charges 42,043 43,712 45,329 47,036 48,836
Interest 2,133 2,148 2,313 2,328 2,343
Grants 11,777 4,390 4,800 5,000 4,350
Property Sales 1,583 1,500 2,500 - -
Total Revenues 202,424 172,871 179,297 180,919 185,240
EXPENDITURES
Operating Expenditures
Debt & Interest Payments 2,547 2,803 2,674 3,284 3,112
Amortization 19,780 19,780 19,780 19,780 19,780
Other Expenditures 116,545 112,012 115,891 120,031 124,058
Total Expenditures 138,872 134,595 138,345 143,095 146,950
ANNUAL SURPLUS 63,552 38,276 40,952 37,824 38,290
Add Back: Amortization Expense (Surplus) 19,780 19,780 19,780 19,780 19,780
Less: Capital Expenditures 172,904 51,185 26,075 25,126 19,652
Less: Developer Contributed Capital 20,000 20,000 20,000 20,000 20,000
CHANGE IN FINANCIAL POSITION (109,572) (13,129) 14,657 12,478 18,418
OTHER REVENUES
Add: Borrowing Proceeds 44,537 19,000 - - -
OTHER EXPENDITURES
Less: Principal Payments on Debt 3,709 3,786 3,871 4,972 5,097
TOTAL REVENUES LESS EXPENSES (68,744) 2,085 10,786 7,506 13,321
INTERNAL TRANSFERS
Transfer From Reserve Funds
Capital Works Reserve 11,688 150 150 150 150
Equipment Replacement Reserve 8,732 2,131 1,395 1,963 2,183
Fire Department Capital Reserve 11,624 - - - -
Land Reserve - - - - -
Local Area Service Reserve 779 - - - -
Sanitary Sewer Reserve 1,651 - - - -
Total Transfer From Reserve Funds 34,474 2,281 1,545 2,113 2,333
Less :Transfer To Reserve Funds
Capital Works Reserve 3,273 2,705 4,179 1,686 4,192
Equipment Replacement Reserve 2,999 3,138 3,378 3,554 3,806
Fire Department Capital Reserve 863 915 1,052 1,195 1,342
Land Reserve 5 5 5 5 5
Local Area Service Reserve - - - - -
Sanitary Sewer Reserve - - - - -
Total Transfer To Reserve Funds 7,140 6,763 8,614 6,440 9,345
Transfer From (To) Own Reserves 39,157 637 (1,315) (45) (904)
Transfer From (To) Surplus 2,253 1,760 (2,402) (3,134) (5,405)
Transfer From (To) Surplus & Own Reserves 41,410 2,397 (3,717) (3,179) (6,309)
TOTAL INTERNAL TRANSFERS 68,744 (2,085) (10,786) (7,506) (13,321)
BALANCED BUDGET - - - - -
Attachment to Maple Ridge 2018-2022 Financial Plan Bylaw 7452-2018
Statement 2
Revenue and Property Tax Policy Disclosure
REVENUE DISCLOSURE
Revenue Proportions 2018 2019 2020 2021 2022
$ ('000s) % $ ('000s) % $ ('000s) % $ ('000s) % $ ('000s) %
Revenues
Property Taxes 82,598 33.4 86,924 45.3 91,529 51.0 96,341 53.3 101,369 54.7
Parcel Charges 3,110 1.3 3,208 1.7 3,309 1.8 3,413 1.9 3,521 1.9
Fees & Charges 42,043 17.0 43,712 22.8 45,329 25.3 47,036 26.0 48,836 26.4
Borrowing Proceeds 44,537 18.0 19,000 9.9 - - - - - -
Other Sources 74,673 30.2 39,027 20.3 39,130 21.8 34,129 18.9 31,514 17.0
Total Revenues 246,961 100 191,871 100 179,297 100 180,919 100 185,240 100
Other Sources include:
Development Fees Total 59,180 24.0 30,989 16.2 29,517 16.5 26,801 14.8 24,821 13.4
Interest 2,133 0.9 2,148 1.1 2,313 1.3 2,328 1.3 2,343 1.3
Grants (Other Govts) 11,777 4.8 4,390 2.3 4,800 2.7 5,000 2.8 4,350 2.3
Property Sales 1,583 0.6 1,500 0.8 2,500 1.4 - - - -
74,673 30.2 39,027 20.3 39,130 21.8 34,129 18.9 31,514 17.0
OBJECTIVES & POLICIES
Property Tax Revenue
Property tax revenue is the City’s primary revenue source, and one which is heavily reliant on the
residential class. Diversification of the tax base and generation of non-tax revenue are ongoing
objectives, outlined in Financial Sustainability Policy 5.52 section 6.
The Financial Plan includes property tax increases that are as listed below:
2018 2019 2020 2021 2022
General Purpose 1.53% 1.90% 2.00% 2.00% 2.00%
Infrastructure Replacement 0.70% 0.70% 0.70% 0.70% 0.90%
Parks & Recreation 0.45% 0.60% 0.60% 0.60% 0.60%
Drainage 0.30% 0.30% 0.30% 0.30% 0.10%
Total Property Tax Increase 2.98% 3.50% 3.60% 3.60% 3.60%
Additional information on the tax increases and the cost drivers can be found in the most recent
Financial Plan Overview Report. Specific policies discussing the tax increases are included in the
Financial Sustainability Plan and related policies which were adopted in 2004.
Property tax revenue includes property taxes as well as grants in lieu of property taxes.
Parcel Charges
Parcel charges are comprised of a recycling charge, a sewer charge and on some properties, a local
area service or improvement charge. Parcel charges are a useful tool to charge all or a subset of
properties for a fixed or variable amount to support services. Unlike property taxation the variable
amount does not need to be related to property assessment value, but can be something that more
accurately reflects the cost of the service.
Attachment to Maple Ridge 2018-2022 Financial Plan Bylaw 7452-2018
Statement 2 (cont.)
Revenue and Property Tax Policy Disclosure
Fees & Charges
Fees should be reviewed annually and updated if needed. Recent fee amendments include
recreation fees, development application fees, business license fees and cemetery fees. A major
amendment to the Development Costs Charges (DCC) has been sent to the Inspector of
Municipalities for approval. Some fees are used to offset the costs of providing specific services.
The utility fees are reviewed annually with a view towards using rate stabilization practices to smooth
out large fluctuations in rates, as set out in the Business Planning Guidelines.
Borrowing Proceeds
Debt is used when it makes sense, and with caution as it commits future cash flows to debt
payments, restricting the ability to use these funds to provide other services. The source of the debt
payments needs to be considered as does the justification for advancing the project. More
information on previously approved borrowing can be found in the most recent Financial Plan
Overview report and our website for information on the new parks and recreation infrastructure
which Council has recently adopted Loan Authorization Bylaws for.
Other Sources
This will vary greatly year to year as it includes:
Development fees which fund capital projects from the DCC Reserve
Contribution from others in relation to capital
Grants which are sought from various agencies and may be leveraged with City funds
PROPERTY TAX DISCLOSURE
Property Tax Revenue Distribution
Property Class
Taxation
Revenue Assessed Value Tax Rate Multiple
('000s) ('000s) ($/1000) (Rate/Res.Rate)
1 Residential 63,001 78.5%
21,027,290 92.7%
2.9961
1.0
2 Utility 616 0.8%
15,393 0.1%
40.0000
13.4
4 Major Industry 628 0.8%
26,537 0.1%
23.6677
7.9
5 Light Industry 2,981 3.7%
302,845 1.3%
9.8429
3.3
6 Business/Other 12,860 16.0%
1,306,484 5.8%
9.8429
3.3
8 Rec./ Non-Profit 50 0.1%
4,018 0.0%
12.5402
4.2
9 Farm 157 0.2%
4,627 0.0%
34.0106
11.4
Total 80,293 100%
22,687,195 100%
Attachment to Maple Ridge 2018-2022 Financial Plan Bylaw 7452-2018
Statement 2 (cont.)
Revenue and Property Tax Policy Disclosure
Objectives & Policies
Property taxes are the City’s largest source of revenue and are contained by efficient business
practices. Annual business planning practices are the mechanism for resource allocation decisions.
The City’s Financial Sustainability Policy section 6 discusses the necessity of diversifying the tax
base. Development of employment-related properties is one method of diversification; therefore a
key performance measurement in Strategic Economic Initiatives tracks the increased investment
and development of non-residential properties.
A policy in the Financial Sustainability Plan that calls for stable tax increases and the adoption of the
annual increase early in the prior year in the Business Planning Guidelines provides citizens with a
more stable and predictable set of cost increases. In some cases costs are phased in over multiple
years to stay within the set tax increases.
Property Tax Rates
It is policy to adjust property tax rates annually to negate the impact of fluctuations in the market
values of properties. Tax rates are reduced to negate the market increases. Property tax increases
are then applied at the same relative increase for all classes, unless legislation restricts the rates, as
with Class 2, Utility.
The Business Class and Light Industry Class properties have the same tax rate and are treated as a
composite class when setting the tax rates, as the types of businesses in each class are similar. In
2016, the increase was reduced from 3.15% to 1.85% to reduce the relative property tax burden for
these properties.
A review was done on the Major Industry Class rates and the recommendation from the Audit and
Finance Committee and Council was a 5% property tax reduction in both 2009 and 2010 to support
additional investments in the subject property and to keep rates competitive. In 2014 and 2015,
property taxes charged to major industrial class properties were reduced by $70,000 in each year.
In reviewing tax rates to ensure competitiveness, absolute rates, tax multiples and overall tax burden
are considered. The impact that assessed values have when comparing to other geographical areas
must be considered in a comparison of tax rates.
Permissive Tax Exemptions
Council has set policies around the use of permissive tax exemptions. These are Council Policies
5.19 through 5.24. These policies discuss Churches, Community Halls, Heritage Sites, Homes for the
Care of Children and the Relief of the Aged, the Poor, the Disabled and the Infirm, Municipal
Recreational Services, Private Hospitals and Daycares, Private School and Youth Recreation Groups.
Revitalization Tax Exemption Program
The Employment Land Investment Incentive Program is designed to encourage job creation by
supporting private investment in buildings and infrastructure on identified "employment lands".
More information on this tax exemption can be found on our website.
Attachment to Maple Ridge 2018-2022 Financial Plan Bylaw 7452-2018
Statement 3
Capital Expenditure Disclosure
The sole purpose of this statement is to meet legislative requirements and highlight the value of the
DCC program; no other conclusions should be drawn from the figures as the information could be
misconstrued. This disclosure is required under the Local Government Act s. 560 (2); capital costs
attributable to projects to be partially funded by Development Cost Charges (DCC) must be included
in the financial plan. The DCC program includes projects as far out as 2037 so the capital
expenditures must be extended to match. Certain types of projects are not planned past the five year
time horizon of the financial plan. Much less scrutiny is given to projects that are planned in years
2023 through 2037. Projects in these years typically exceed likely funding available.
Capital Works Program for 2023 – 2037
(in $ thousands)
Capital Works Program 341,499
Source of Funding
Development Fees
Development Cost Charges 154,753
Parkland Acquisition Reserve -
Contribution from Others 3,224
157,977
Borrowing Proceeds -
Grants 38,130
Transfer from Reserve Funds 19,175
Revenue Funds 126,216
183,521
341,499
CITY OF MAPLE RIDGE
BYLAW NO. 7453-2018
A bylaw to establish property tax rates for Municipal
and Regional District purposes for the year 2018
__________________________________________________________________________
WHEREAS pursuant to provisions in the Community Charter Council must, by bylaw, establish
property tax rates;
NOW THEREFORE, the Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as “Maple Ridge 2018 Property Tax Rates
Bylaw No. 7453-2018”.
2.The following rates are hereby imposed and levied for the year 2018:
(a) For all lawful general purposes of the municipality on the assessed value of
land and improvements taxable for general municipal purposes, rates
appearing in Row “A” of Schedule “A” attached hereto and forming a part
hereof.
(c) For the purposes of improving drainage services the assessed value of land
and improvements taxable for general municipal purposes, rates appearing in
Row “B” of Schedule “A” attached hereto and forming a part hereof.
(d) For the purposes of improving parks and recreation services the assessed
value of land and improvements taxable for general municipal purposes,
rates appearing in Row “C” of Schedule “A” attached hereto and forming a
part hereof.
(e)For purposes of the Greater Vancouver Regional District on the assessed
value of land and improvements taxable for regional hospital district
purposes, rates appearing in Row “A” of Schedule “B” attached hereto and
forming a part hereof.
3.The minimum taxation upon a parcel of real property shall be One Dollar ($1.00).
READ a first time the 24th day of April, 2018.
READ a second time the 24th day of April, 2018.
READ a third time the 24th day of April, 2018.
ADOPTED the day of ,2018.
PRESIDING MEMBER CORPORATE OFFICER
ATTACHMENTS: SCHEDULES “A” AND “B”
1005
City of Maple Ridge
Schedule 'A' to Bylaw No. 7453-2018
Tax Rates (dollars of tax per $1,000 taxable value)
1 2 4 5 6 8 9
Major Light Business/ Rec/
Residential Utility Industry Industry Other Non-profit Farm
A General Municipal 2.9087 38.8320 22.9767 9.5555 9.5555 12.1740 33.0176
B Drainage 0.0458 0.6121 0.3621 0.1506 0.1506 0.1919 0.5204
Improvements Levy
C Park & Recreation 0.0416 0.5559 0.3289 0.1368 0.1368 0.1743 0.4726
Improvements Levy
Total 2.9961 40.0000 23.6677 9.8429 9.8429 12.5402 34.0106
City of Maple Ridge
Schedule 'B' to Bylaw No. 7453-2018
Tax Rates (dollars of tax per $1,000 taxable value)
1 2 4 5 6 8 9
Major Light Business/ Rec/
Residential Utility Industry Industry Other Non-profit Farm
A Greater Vancouver 0.0476 0.1666 0.1618 0.1618 0.1166 0.0476 0.0476
Regional District
1100 Reports and Recommendations
1100
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 2018-071-AL
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Application to Exclude Land from the Agricultural Land Reserve
12225 250 Street
EXECUTIVE SUMMARY:
An application has been received under Section 30 (1) of the Agricultural Land Commission Act to
exclude approximately 0.987 hectares (2.4 acres) of land from the Agricultural Land Reserve. The
Applicant’s submission conforms with the notice of application requirements of the Agricultural Land
Commission.
This property will be familiar to Council as the applicant had previously communicated to neighbours
the intention to develop a intensive poultry farm on the subject property. Many residents expressed
opposition to a poultry farm of that magnitude with chickens, and some of these residents have
indicated support for excluding the property from the Agricultural Land Reserve. Letters of support
have been included in the applicant’s submission to the Agricultural Land Commission.
The recommendation of this report has been in accordance with Council direction and does not
articulate a specific approach. However, Council is advised to consider the following in their
decision making process:
Neighbourhood opposition to the proposed poultry farm was a specific response to a
potentially offensive type of farming in a residential context, due to odours, traffic impacts,
and visual intrusion. Consideration of a more extensive range of possible agricultural uses
and impacts for this property have not been advanced at this time. It may be that
appropriate small lot agricultural uses that are consistent with hobby farming would be
welcomed in the neighbourhood. There is local support for small lot agriculture that offers
modest income potential for farming interests, and local agricultural products to the
customer base.
Council has recently directed staff to prepare Zoning Bylaw amendments to increase siting
setbacks for certain types of agricultural buildings in order to prevent conflicts with adjacent
residential uses. These amendments are in process.
The applicant’s intention for urban levels of residential development at this location is at
odds with the direction of the Official Community Plan. The existing RS-1 One Family Urban
Residential Zone of the properties in this vicinity is not consistent with the land use
1101
- 2 -
designations of either Estate Suburban or Agricultural, and should be considered legal non-
conforming.
Should this application prove successful, it will reduce the land base in the Agricultural Land
Reserve within the community and likely increase speculative interests in agricultural
properties next to residential development. Within the area, there are a number of
properties in the Agricultural Land Reserve that are also zoned RS-1 One Family Urban
Residential (as shown on Appendix C). This application, if successful, will increase
development pressures on these properties.
RECOMMENDATION:
The following resolutions are provided for Council’s consideration:
a) That the application not be authorized to go forward to the Agricultural Land Commission;
b) That the application be authorized to go forward to the Agricultural Land Commission with a
summary of Council’s comments and the staff report.
DISCUSSION:
a) Background Context:
Applicant: Eva Pozsar
Legal Description: Lot A, Section: 23, Township: 12, Plan: NWP87852
OCP : Existing: Agricultural
Zoning: Existing: RS-1 One Family Urban Residential
Surrounding Uses
North: Use: Rural Residential
Zone: RS-1 One Family Urban Residential
Designation Agricultural
South: Use: 10 properties, urban residential use
Zone: RS-1 One Family Urban Residential
Designation: Estate Suburban Residential.
East: Use: 3 properties, urban residential use
Zone: RS-1 One Family Urban Residential
Designation: Estate Suburban
West: Use: Rural Residential
Zone: RS-1 One Family Urban Residential
Designation: Agricultural
Existing Use of Property: Rural Residential
Proposed Use of Property: Urban Residential
- 3 -
Site Area: 0.987
Access: 250th Street
b) Site Context:
The site context includes the “Smith Avenue subdivision”, a block of parcels created in 1957 that
are designated Estate Suburban in the Official Community Plan. These properties predate the
creation of the Agricultural Land Reserve. Zoned RS-1 One Family Urban Residential, the properties
within this subdivision generally conform to the minimum area requirements of the zone. Despite
their parcel size and their urban zoning, these properties are remote from the urban area and are
designated Rural in Metro Vancouver’s Regional Growth Strategy.
The acreage parcels that enclosed this subdivision (many of which were also zoned RS-1 One Family
Urban Residential) were included in the Agricultural Land Reserve in 1972. The 0.987 hectare (2.4
acre) subject property sits at the northern boundary of these Estate Suburban Properties. Appendix
C shows zoning and the Agricultural Land Reserve. Appendix D shows the Agricultural and the
Estate Suburban land use designations.
c) Project Description:
The applicant proposes to exclude the property from the Agricultural Land Reserve in order to create
a 9 lot subdivision under the subject property’s current RS-1 One Family Rural Residential Zoning. A
landscape strip is proposed as a buffer to separate the newly created lots from adjacent agricultural
land. A subdivision proposal is appended to this report in Appendix E.
Should this application be successful, the property would not require rezoning in order to develop to
urban residential densities, due to the existing urban zoning of the subject property. However,
development considerations include the requirement for full urban services as a condition of
subdivision. The subject property has one sewer connection, and this service could not be
expanded without the consent of the Greater Vancouver Sewerage and Drainage District, which has
coordinated its mandate (The Integrated Liquid Waste and Resource Management Plan) with Metro
Vancouver’s Regional Growth Strategy. The subject property is designated Agricultural in the
Regional Growth Strategy, and the extension of additional urban services at this location would be at
odds with regional growth management goals.
d) Planning Analysis:
On July 19, 2004, a report for processing exclusion applications was received by Council outlining
legal implications and the local government’s role in processing applications for exclusion from the
Agricultural Land Reserve. Council resolved to consider the following options for referring
applications to the Agricultural Land Commission:
The application be authorized to go forward to the Agricultural Land Commission with no
comment.
The application be authorized to go forward to the Agricultural Land Commission with comments.
- 4 -
The application be authorized to go forward to the Agricultural Land Commission with a
recommendation to exclude the property with or without comments.
The application be authorized to go forward to the Agricultural Land Commission with a
recommendation to not exclude the property with or without comments.
The application not be authorized to go forward to the Agricultural Land Commission.
The process for decision making on applications for exclusion from the Agricultural Land Reserve
was further refined by Council at their February 14, 2005 Workshop. At that time, Council
streamlined this process to include the following options:
a) That the application not be authorized to go forward to the Agricultural Land Commission;
b) That the application be authorized to go forward to the Agricultural Land Commission with a
summary of Council’s comments and the staff report.
The above resolution forms the recommendations presented in this staff report. To assist Council in
the decision of allowing this application to proceed further, this development proposal will be
reviewed in light of the policies and policy concerns of the Official Community Plan, and the
Agricultural Plan.
Zoning Bylaw
On February 28, 2017 Council directed staff to prepare a Zoning Bylaw amendment to increase the
interior side yard setback for buildings and structures for agricultural uses in certain zones, including
the RS-1 Zone in the Agricultural Land Reserve. This work is in progress, has been reviewed by the
Agricultural Advisory Committee, with support from the Agricultural Land Commission and the
Ministry of Agriculture. As a result of this work, in future there will be reduced potential for conflicts
between certain types of agriculture and residential uses. The bylaw amendment report is expected
to be presented to Council in May 2018.
By urban standards, the RS-1 One Family Urban Residential zoning of the subject property permits
relatively large lot sizes of 668 m2 (approximately 7000 ft2). Minimum lot dimensions include 27
metres for lot depth and 18 metres for lot width. However, this lot size is significantly smaller than
would typically be allowed in a Rural Residential or Estate Suburban land use designation. The
aligning zone in the Estate Suburban designation is RS-2 One Family Suburban Residential, which
has a minimum parcel size of 0.4 ha (1 acre) and minimum dimensions of 36 metres of lot width
with 60 metres of lot depth. As the zoning of these properties does not align with the land use
designation, this zone is legally non-conforming at this location.
Subdivision and Servicing Bylaw
The existing RS-1 One Family Urban Residential Zone has servicing requirements as a condition of
subdivision. These include full urban services, including street trees, water, sanitary sewer, storm
drainage, asphalt, curb and gutters, underground wiring, boulevard treatment, sidewalks, street
- 5 -
lighting, and transit bays. The extension of sanitary sewer at this location would require the approval
of the Greater Vancouver Sewerage and Drainage District.
Lot Geometry: The subject property has a lot width of 51.7 metres. The newly proposed lots would
take their lot depth from this frontage. A 15 metre cul-de sac would be required to give each newly
created lot sufficient road frontage.
As the required parcel depth in the RS-1 One Family Urban Residential Zone is 27 metres, the
remainder from this dimension (51.7 – (27 + 15) would provide over 8 meters which could
potentially be used as an agricultural buffer.
Official Community Plan
OCP policies that are pertinent to this application are expressed as follows:
6 - 8 Maple Ridge will work cooperatively with senior levels of government and other agencies
to promote agricultural business opportunities by:
a) aligning land use bylaws to permit supportive non-farm uses such as agro-tourism,
bed and breakfasts, and on-farm sales;
b) assisting agricultural landowners to identify and develop agricultural opportunities
(e.g. value added, agri -tourism, bed and breakfast, recreation);
c) identifying and encouraging access by agricultural landowners to agricultural
programs;
d) promoting the demand for, and sale of, local agricultural products within the
community (e.g. farmer’s market, on-farm marketing, District food and plant material
procurement policies);
e) developing a small lot agricultural initiative tailored to Maple Ridge conditions.
In recognition that many Maple Ridge agricultural properties are small, (less than 4 hectares or 10
acres), Policy 6-11 states the following:
6 - 11 Maple Ridge will review policies and regulations to support and encourage small lot
agriculture.
To guide Council in their decision making process with properties that are within the Agricultural
Land Reserve, Policy 6-12 states the following:
6 - 12 Maple Ridge will protect the productivity of its agricultural land by:
a) adopting a guiding principle of ”positive benefit to agriculture” when making land use
decisions that could affect the agricultural land base, with favourable recognition of
initiatives including but not limited to supportive non-farm uses, infrastructure
improvements for farmland, or the inclusion of land elsewhere in the Agricultural
Land Reserve;
b) requiring agricultural impact assessments (AIAs) and Groundwater Impact
Assessment of non-farm development and infrastructure projects and identifying
measures to off-set impacts on agricultural capability;
- 6 -
c) preserving larger farm units and areas by using appropriate buffers such as roads,
topographic features, watercourses, ditching, fencing, or gradually reduced
residential densities on properties adjacent to agricultural land;
d) discouraging the subdivision of agricultural land into smaller parcels, except where
positive benefits to agriculture can be demonstrated;
e) reinforcing the concept that the Agricultural Land Reserve is intended for agricultural
use by increasing the minimum lot size for ALR properties that are zoned Rural
Residential;
f) encouraging the amalgamation of smaller parcels of farmland into larger, more
cohesive parcels.
The applicant’s submission appears to conflict with many of these objectives. The applicant’s claim
of benefit to agriculture is the landscape buffer submitted with the subdivision plan aimed at
protecting the agricultural properties to the north and to the west of the site, once it is excluded.
The subdivision plan and rationale are attached as Appendix D. It should be noted that the intent of
agricultural buffers is that they be placed on the non-ALR side of the agricultural interface. It is not
the intent that the properties at the interface get excluded in order to create a buffer (and a new
interface).
Agricultural Plan
The Maple Ridge Agricultural Plan, endorsed by Council in 2009, recognized the challenges and
opportunities facing the agricultural industry in Maple Ridge. The Plan emphasized that within the
Maple Ridge agricultural sector, there is support for initiatives to protect, enhance, and promote
agriculture:
There is an expectation that traditional farming models will not be as applicable in the
future and that alternative models with new and multiple objectives should be pursued.
There are individuals within the Maple Ridge agricultural sector who see a need for
changes in how the agricultural sector currently interacts with the community and are
embracing new emerging food system options.
Key observations emerged from sector consultations that will guide the agricultural
planning process. Close proximity to a large urban population with increasing demand
for local food and agricultural products is the biggest strength of Maple Ridge
agriculture. As such, there is considerable opportunity to develop markets for a diverse
range of high quality products that are fresher, safer, and healthier by virtue of being
local.
There was overall optimism identified during the consultation process that food trends
could be translated into profitable business opportunities regardless of the constraints
posed by parcel size, fragmentation of the land base, or resource characteristics. These
proponents include both established farmers and also relatively unseasoned operators
with post-secondary educations, new ideas and substantial amounts of capital who are
just starting out.
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The poultry farm proposal advanced by the applicant could be described as a more traditional type
of agriculture. The emphasis made by the Plan indicates that there may be other options for an
agricultural future for the property that would be lost if excluded and subdivided.
Since the 1996 endorsement of the Agricultural Plan, a number of initiatives have been
advanced to support this work. Most recent development includes the advancement of
development permit area guidelines for non-farm development near the ALR boundary.
A recommendation that has not yet been advanced pertains to the zoning of properties within
the Agricultural Land Reserve. In particular, the Plan notes that the RS-3 One Family Rural
Residential Zone, the most prevalent zone within the Agricultural Land Reserve, may contribute
to a perception that agriculture is not a principal use within this zone. The Plan contains
recommendations for redress of this situation.
The Plan does not comment on the impacts that RS-1 One Family Urban Residential Zoning may
have on properties within the Agricultural Land Reserve. However, it is reasonable to conclude
that this urban zone also increases the perception that the long term use of these properties is
not for agricultural purposes. On this basis, Council may wish to consider it appropriate to
amend the zoning of these properties to reflect the Agricultural Land Use Designation.
Contemporary Perspective
The applicant has communicated with the neighbourhood of the plans to develop an intensive
chicken farm on the property and in response received significant opposition to this proposal, due to
concerns about neighbourhood impacts that such an operation would create. There is little question
that an intensive poultry operation would ideally be situated more remotely from a residential
neighbourhood, with appropriate buffers in place.
There are, however, other types of agriculture that could actually benefit from closer proximity to
residential development. In Agricultural Urbanism, the book’s authors advance the concept of
“Artisan Agriculture” to describe a form of low impact agriculture that benefits from close proximity
to residential development.
Pertinent excerpts from this document are as follows:
Conventional agriculture today does not integrate easily into the urban fabric because it
requires large areas of farmland, significant industrial scale barns and machinery and
heavy spraying of fertilizers, pesticides, and in some cases, manure. The risk of dust or
chemicals drifting into nearby residential areas is always a concern, and the scale of
machinery makes it immediately evident that these uses are incompatible.
One response to this dilemma is to create significant buffers between agriculture and
human settlement, essentially further separating our cities and the production of the
food that sustains them. These buffers are appropriate in many cases are also being
promoted as a partial solution to the ongoing trade-offs between agriculture and habitat.
However, as noted elsewhere, conventional buffers tend to sever the physical and
psychological connections between people and agriculture.
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When we begin to pursue the closer integration of farming and cities, we need to
envision or articulate an alternative model of faming that will not only survive being in
close proximity to homes, but will actually benefit from that adjacency. 1
Key components of this approach are:
Low-toxicity farming practices that minimize the use of pesticides and herbicides
High value products with direct to consumer marketing
Vertically integrated farming operations with value added products.
Agricultural Land Commission. The Agricultural Land Commission recognizes certain types of land
uses that support existing agriculture, such as on-site produce sales, processing, and agri-tourism.
These activities are particularly supportive of small scale agriculture, due to their potential to
promote agriculture and increase gross farm receipts.
Although the neighbourhood may have been concerned about an intensive poultry farm in their
vicinity, there are other potential farming activities that could be compatible with adjacent
residential uses. The policies of the Agricultural Land Commission could support these smaller
scale farming activities. This opportunity would be lost if this property was removed from the ALR
and subdivided.
Growth Management and Extension of Sewer Services. At the January 9, 2017 Council Workshop,
Council received a report from the Engineering Department titled “Metro Vancouver Sewerage
Extension Provisions.” This report outlined the policy considerations pertinent to Metro Vancouver in
reviewing applications for extending sewer services. These policy considerations include restricting
the extension of regional sewerage services to Rural, Agricultural or Conservation and Recreation
designated lands that are outside the Urban Containment Boundary. The priorities driving these
restrictions are to ensure consistency with the regional land use designation, and with growth
management goals. Within this context, the only justification for sewer extension in these areas is to
address public health or environmental risks.
This application would require the extension of sewer to serve the proposed subdivision application,
and such an extension could not be justified based on the considerations noted above.
One of the concepts that have been advanced as part of this regional approach is one of “No
Significant Impact” in the review of sewer extension applications. It was noted that while extending
service to individual properties might not be significant from a regional capacity perspective, a single
property approval could establish precedents and lead to additional requests within a municipality.
The cumulative effect of additional applications could have an impact on regional capacity.
As this regional jurisdiction over extending sewer services is not well understood in the community,
the prospect of acquiring a property with both urban residential zoning and a sewer connection may
seem deceptively attractive to potential investors, who likely will not understand these servicing
constraints. As there are several ALR properties in this vicinity with urban residential zoning, it is
1 Agricultural Urbanism , Janine de la Salle & Mark Holland, Green Frigate Books, 2010, p 61.
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likely that this application will generate interest among these property owners. If successful, this
application will increase development pressures in the area.
e) Alternatives:
As this report has been prepared in accordance with Council direction for processing applications for
exclusion from the Agricultural Land Reserve, there is no specific recommendation for Council’s
consideration. However, Council may wish to consider the implications of forwarding this
application, as it may increase land speculation in the area, and undermine the intent of the
Agricultural Land Reserve. In addition, if this application is successful, a required next step would
be an application for sewer extension, which would be a responsibility of Council to advance.
CONCLUSION:
This application for exclusion from the Agricultural Land Reserve has been reviewed in light of the
property’s existing zoning, potential lot geometry, agricultural potential, and servicing considerations.
As this application would involve regional approvals if successfully removed from the Agricultural
Land Reserve, the policy implications involved with sewer extension have been discussed. The
report’s recommendations are in accordance with Council’s direction, and for this reason, a specific
recommendation has not been made.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, MA, MCIP, RPP
Planner 2
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – subject map
Appendix B – ortho map
Appendix C – map showing ALR and Zoning
Appendix D – OCP Map
Appendix E – correspondence and subdivision plan prepared by the applicant
DATE: Mar 1, 2018
2018-071-AL
12225 250 Street
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: Apr 26, 2018
FILE: 2018-071-AL
12225 250 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
DATE: Apr 24, 2018
FILE: 2018-071-AL
12225 250 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT
CS-2
P-1 RS-1
RS-3
RT-1CS-1 RS-3RS-3RS-3
M-2
P-4
RS-1RS-1
RS-1
C-2
The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.
´
Scale: 1:5,000 BY: PC
APPENDIX C
DATE: Mar 1, 2018
2018-071-AL
12225 250 Street
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: JV
Legend
Agricultural
Estate Suburban Residential
APPENDIX D
APPENDIX E
Proposal
Introduction
My name is Eva Pozsar, I purchased my property at 12225 - 250st Maple Ridge BC in 2007. It is 0.987
ha and I bought it for the purpose of starting a poultry farm. My husband, Andrew Pozsar grew up on a
chicken farm, and it is his dream to be a chicken farmer again and I fully support him on that.
Back-round
After I purchased the property, it took us a few years to get ready for farming. We had to clear the
property, build a house, fence it, come up with a business plan and find investors. By 2016, we were
ready to start the project. Following the advice of industry experts, Cathy Erickson, BC Chicken
Marketing Board; Chris Zabek, Regional Agrologist; Gloria Chojnacki, BCFIRB; and Olga
Kolomyeychuk, Metro Vancouver; we completed a neighbourhood survey in January of 2017 on the
project, of which the survey results turned out to be disastrous. The neighbourhood immediately
became very angry about the farming proposal. We had no other choice but to temporary abandon our
farming plans in March 2017. Even long after we announced our plans publicly, not to go through with
the poultry farm, the bullying continued by our residential neighbours.
I strongly believe that the main components of our failed farming attempt are, the lack of buffering /
edge planing, by not separating agricultural land, from the residential neighbours. Also the lack of
special covenants on residential properties had a major negative affect. The unfortunate fact is that 11
years ago, when I purchased the property, there was a minimal buffer, that separated my agricultural
land from my residential neighbours. Unfortunately, the City of Maple Ridge allowed our residential
neighbours to completely destroy the buffer and build structures only 5 feet from the ALR boundary.
By now there is absolutely no separation between my farmland and my residential neighbours.
(see pictures, Exhibit “CC”)
The Proposal
My proposal is focusing not so much on what I want to do with the property upon a successful
exemption of the ALR, but rather how I can promote and protect farming in the surrounding area. I can
tell you from my own experience, and reading the Zbeetnoff Agricultural Report, Landscaped Buffer
Specification and Guide to Edge Planing, that I understand a buffer with a clear separation is a must for
successful agriculture. I could also tell you that notifying the residential property owners before they
buy their property with a special covenant is extremely important. Furthermore, a good fence and a
green belt is very helpful. My proposal is that upon a successful exemption from the ALR, I will build a
road with a sidewalk on the north side of my current property line with a fence and a green belt. That
separation is going to be at least 50 feet from the ALR boundary to the residential property line.
Currently it is zero. Once I complete the subdivision, I will put a special covenant on every building
lot, warning potential buyers that they are moving into a farming area where, noise, odour, dust, light,
and farm traffic occasionally occurs. (see sketches, Exhibits “I I”)
Special covenant
I’m in full agreement with the above mentioned publications from the ALC , Ministry of Agriculture,
and the Zbeetnoff Agricultural report for Maple Ridge and it’s findings on buffering.
I do believe that the special covenant is a very important part of a successful edge planing. Notifying
prospective residential buyers will ensure long term farm-ability for surrounding ALR parcels.
However the wording on the covenant “ accept farming activities “ does not go far enough in my view.
Accepting farming, simply means holding your nose and putting up with it. This is not good enough!
One must celebrate the fact that there is farming in the area. That is the only way to ensure, long-term,
peaceful farming activities on ALR land. The wording that I will put on the special covenant will
reflect this and therefore only, like-minded individuals will purchase their properties in this new
subdivision. People who understand support and appreciate farming. This will encourage and support
local ALR land owners to start farming their land, because no farmer should go through the stress,
bullying , harassment, legal and physical treats that my husband and I went through.
Green belt buffering
My plans are to install a fence and an evergreen buffer on the north and west side of my current
property line. The fence will prevent trespassing onto ALR land and the evergreens will provide the
necessary separation. This work will be done before I sell the individual building lots to builders /
developers to prevent any interference with the ALR neighbours. The evergreens will not only be
planted but also cared for by a local arborist company for at least 3 years to ensure their survival. I will
pay for that cost. I will also install a warning sign on the new street, advising people that they are
entering into an agricultural area, and their behaviour could negatively affect farming operations. I
believe that with these steps taken, we can ensure the right environment for farming on the ALR parcels
in this area. I strongly believe that in order for farming to succeed and do well, you must provide the
ideal environment. For example, a baby chicken in the ideal environment will grow to be a full-size
bird in 6 weeks. But if the environment is less than perfect, its not going to do well, or simply die.
Current zoning
At this time, I’d like to mention that the zoning of my property is RS1 single-family dwellings allowed
on 7,200 sf lots; Therefore, upon successful exclusion, no further public consultation is needed on the
municipal level. The property is also connected to the GVRD sewer system and an expansion of the
sewer line onto the new subdivision is likely that it will be approved by the GVRD. (Please see zoning
maps and supporting documents added, 9 pgs)
Construction
I will make it part of the contract with the builder / developer that they must install higher quality
windows and extra sound insulation in the walls to cut down on potential noise from farming
operations. I will also insist on locating the new structures to the back of the property as much as
possible to have maximum separation distance from ALR boundary.
Neighbourhood
This neighbourhood has changed quite a bit in the past 11 years. Many families moved here from
Vancouver, Burnaby, Coquitlam, North Vancouver, etc.
With that, it is increasingly becoming more and more urbanized. The fact is that these people move
next to land that is reserved for future farming under the ALR, but did not know and were not informed
about it since no covenant were in place. There are 14 out of my 17 neighbours, which are, single
family dwellings.
I’d also like to point out the close proximity to both elementary and high schools. The nearby schools
are only a couple of blocks away. The Garibaldi High school operates at approximately 75% capacity.
The Blue Mountain Elementary School operates at approximately 95% capacity. These numbers are
according to the survey in February, 2017.
Neighbours
Now I’d like to talk about the residents in this neighbourhood. Most of the residents do not care about
the fact that my husband is a disabled man and unable to get a job, even a volunteer job that he’s fully
qualified for. His only option for meaningful employment is to be self-employed, as a poultry farmer.
My husband is an experienced poultry farmer and he is capable to do so, successfully. As noted, there
were unexpected and somewhat, radical reactions by the neighbourhood concerning our plans for a
poultry operation. This was a very painful awakening for us.
Since our proposed farming plans most of our residential neighbours still refuse to talk to us, or even
say hi. Andrew’s friend, Mr. Phil Beall, overheard one of my neighbour, around March 2017, Mr. James
Allen of 12210 250 st Maple Ridge, as he was instructing his children “ don’t talk to them they are bad
people “ referring to my husband and I. Few days later his 7 years old daughter Sophia Allen told
Andrew, when her parents were not around, “daddy said not to talk to you anymore”. These are the
same children who would always say hi, and were coming over to my yard on the regular basis in the
past, to play with my goats.
The animosity got so out of hand that my husband received a death threat from one of the residential
neighbours. I had to spend thousands of dollars to upgrade my security camera system because we
feared for our lives. (see Exhibit “O”)
On a positive note, all of my ALR neighbours are very supportive of my exclusion application, and
they are all in favour of my proposal.
Our plans to start farming
The main reason for my exclusion proposal has very much to do with our plans to start farming poultry.
After a successful exclusion application and subdivision, I’m planning to purchase a per-existing
poultry barn in the Lower Mainland where we can finally start farming. This is our long-term dream, to
be able to grow food locally, for the local market. We are working with a Realtor, Nav Sekhon and have
been since June, 2017. Nav Sekhon is specialized in respect of farms in BC. We do trust his knowledge,
experience and expertise to find us the perfect farm. Andrew is staying in contact with the BC Chicken
Marketing Board (CMB) and spoke to Kathy Erickson again on Feb 13, 2018 . We are aware that even
in the case of purchasing a per-existing operation, it would have to be upgraded to current standards
before the BC CMB would allow the transfer of the quota, and I’m budgeting for that.
BC Farm Industry Review Board (BCFIRB)
In November of 2016, Andrew spoke to Gloria Chojnacki at the BCFIRB based on Kathy Ericksons
recommendation. Ms. Erickson warned Andrew about potential lawsuits from neighbours, and gave
couple of examples when farmers lost a lot of money due to lawsuits. Andrew wanted to find out if
other farmers were successful farming in similar settings such as my property, near to residential
neighbours and relative close proximity to schools.
Andrew was told by Gloria that she was not aware of any farmers successfully farming in a similar
setting. She did point out a case that involved a farmer in Saanich BC, who started a blueberry crop
farm, in a similar settings to my property, (surrounded by residential neighbours without buffer) but due
to noise complaints from the residential neighbourhood, he was forced to shut down his farming
operation. My understanding is, there was no buffer separating the blueberry farm from the residential
neighbours.
Closing
In closing I’d like to bring your attention to Exhibit “M”, e-mail #127. Mr. David O’Really of 24917 -
122 st of Maple Ridge, responds to our proposed poultry farm project, and echos the entire
neighbourhood’s opinion. “You have already caused a lot of pain and angst by proposing to place this
into a predominantly residential neighbourhood”. He also stated, “Just because you have the legal right
to take an action doesn’t make it right to take it”.
Jennifer Allen of 12210 250 st Maple Ridge writes,”You have said multiple times that you can go
ahead and do this because you are ALR. Just because you can do something doesn’t mean you should
or that it’s right”. She also writes, “It is incredibly selfish on your part to disrupt this nice family
community”, and latter she added, “If this is your dream than why would you not buy a property in an
acceptable farming area. Not a residential area”. Exhibit “M”, E-mail #32.
I strongly believe that my property is not farm-able and not capable of any agricultural production for
the following reasons; Lack of special covenant for residential neighbours, lack of buffering and edge
planing on the residential side, unwelcoming and uneducated residential neighbours, poor soil and
drainage conditions and lack of support for farming from the City of Maple Ridge. As Nicole Jennings
writes “They don’t support it they just can’t stop it” Exhibit “M” E-mail #70. (Structural side set backs
on ALR land recently got increased by the City of Maple Ridge from 7.5meters to 15meters).
I’m asking you to please look at my proposal favourably, as in my opinion, it would be a clear benefit
to local agriculture, and it would give us a chance to finally start farming poultry. Please see Affidavit
of Andrew Pozsar and corresponding exhibits as our plans and circumstances are explained in detail.
Respectfully,
Eva Pozsar
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 2018-093-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First Reading
Zone Amending Bylaw No. 7450-2018
11780 Burnett Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11780 Burnett Street,
from RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit the
development of a duplex.
One of the two duplex units is subject to a $4,100 charge as part of the Community Amenity
Contribution (CAC) Program Policy 6.31 as updated December 12, 2017.
The City has been undergoing a Zoning Bylaw review, and through this process, staff have identified
regulation changes to modernize the bylaw. In the interim, Council has noted an interest in
advancing certain changes to the bylaw, rather than waiting for the completion of the new Zoning
Bylaw. This proposed development application represents one such Zoning Bylaw change, as it would
reduce the minimum area requirements for duplexes from 891 m2 to 750 m², and respond to
changing development styles, affordability and market demand.
Therefore, Zone Amending Bylaw No. 7450-2018 proposes to rezone the subject property to RT-1
(Two Family Urban Residential), but also includes a text amendment to reduce the minimum parcel
size, minimum width and depth in the RT-1 (Two Family Urban Residential) zone. The proposed
zoning regulations for the RT-1 (Two Family Urban Residential) zone are: 750 m² area, 20 m width
and 27 m depth.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7450-2018 be given first reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879–1999.
DISCUSSION:
a)Background Context:
Applicant: Jasminder Bajwa
1102
- 2 -
Legal Description: Lot 103, Section 17, Township 12, New Westminster District
Plan 41319
OCP:
Existing: Urban Residential
Proposed: No change
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-1 (Two Family Urban Residential)
Surrounding Uses:
North: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Vacant (under two separate applications for apartments, and
supportive housing and shelter facility)
Zone: RS-1 (One Family Urban Residential)
Designation: Low-Rise Apartment
Existing Use of Property: Single-Family Residential
Proposed Use of Property: Duplex
Site Area: 817 m2 (0.2 acres)
Access: Burnett Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property, located at 11780 Burnett Street, is a rectangular shaped lot that is 817 m2
(0.2 acres) in size (see Appendix A). The subject property and surrounding lots to the north, east and
south are characterized by single family dwellings of one to two storeys in height. The subject
property is located on the eastern edge, but just outside of the Town Centre Area Plan. The four lots
to the west of the subject property across Burnett Street are currently vacant, but are under separate
applications for an apartment building (2017-035-RZ) and a new facility providing supportive
housing and temporary shelter beds (2018-145-RZ) (see Appendix A).
The existing house on the property will require removal as part of the rezoning approval. The subject
property is relatively flat with a few trees spread across the lot (see Appendix B).
- 3 -
c) Project Description:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RT-1 (Two Family Urban Residential), to permit the development of a duplex. No site
plan has been provided at this time, but it is expected that the two units will be housed in one
building, and four off-street parking spaces will be provided in conformity with the City’s Off-Street
Parking and Loading Bylaw. A full site plan and development details will be provided at second
reading.
The subject property is smaller than the minimum lot size, 891 m2, required by the current RT-1
zone. Therefore, the Zone Amending Bylaw 7450-2018 that accompanies this application also
includes a text amendment to reduce the minimum parcel size and regulations for the RT-1 zone
from 891 m² to 750 m² outside of the Town Centre Area.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject property is designated Urban Residential. The following OCP policies apply to the current
application:
Policy 3-1 encourages growth within the Urban Area Boundary (UAB) and to accommodate
growth through infill by promoting a mix of housing types and tenures […].
Policy 3-19 Neighbourhood Residential Infill, and 3-21 Compatibility Criteria. These two
policies require development to be compatible with the surrounding neighbourhood with
regards to size, scale, massing and architectural elements. They also require development to
reinforce the physical patterns and characteristics of established neighbourhoods, with
particular attention to setbacks and lot configuration with the existing pattern of development
in the area.
Policy 3-19 supports a change in unit type and specifically cites duplexes as well as triplexes
as compatible.
The proposed rezoning to RT-1 (Two Family Urban Residential) is in conformance with the Urban
Residential designation and OCP policies listed above.
- 4 -
Housing Action Plan
The Housing Action Plan was endorsed in 2014, and includes a number of goals and principles
aimed at providing safe, affordable and appropriate housing for the community. Specific goals in
support of duplex housing include: “To improve housing choice for all current and future
households”. Strategy #1 Housing Action Plan relates to housing mix and innovation and reads
“support the development of a mix of housing forms”. Based on the above, it is clear that reducing
minimum parcel size to the RT-1 (Two Family Urban Residential) zone is in alignment with the goals,
principles and strategies in the Housing Action Plan, and the current application for a duplex
development also aligns with the intent of the Housing Action Plan.
Zoning Bylaw:
The current application proposes to rezone the subject property at 11780 Burnett Street from RS-1
(One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit the development of
a duplex. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is
668 m2 (7,191 sf), and the minimum lot size for the proposed RT-1 (Two Family Urban Residential)
zone is 891m2 (9,591 sf).
As part of the Zoning Bylaw review process, the minimum parcel dimensions and parcel area for the
RT-1 (Two Family Urban Residential) zone are proposed to be reduced to maximize opportunities for
duplex infill in the city, both within and outside the Town Centre Area Plan. As the subject property
does not meet the current area for the existing RT-1 zone, but does meet the proposed draft
regulations, this report supports the application. A text amendment to the RT-1 zone is included with
this application, which has been brought forward in advance of the complete revision of the Zoning
Bylaw, to facilitate this application. Therefore, the text amendment allowing a minimum lot size of
750m² (8,073 sf) is included in Zone Amending Bylaw 7450-2018.
It should be noted that there are several other in-stream duplex applications at various stages of the
rezoning process which also include a text amendment to the RT-1 zone. They include applications
within the Urban Area Boundary but outside the Town Centre Area Plan (e.g. 2016-109-RZ), as well
an application within the Town Centre Area Plan (e.g. 2014-076-RZ). In the case of the latter, a
smaller minimum lot size of 557 m2 is proposed for a duplex, provided that the property is a corner
lot or has access to a rear lane. For consistency, the text amendments to the RT-1 zone included in
current in-stream applications contain the modified duplex requirements for properties both within
and outside the Town Centre Area Plan. The first application to receive final reading will then adopt a
set of RT-1 requirements that are applicable to all other in-stream applications.
There are no known variances from the requirements of the proposed zone that are requested at this
time. Any variations from the requirements of the proposed zone will require a Developmen t
Variance Permit application.
Development Permits:
A Development Permit is not required for this rezoning application, as a duplex is exempt from the
Development Permit Area Guidelines. However, a Section 219 Restrictive Covenant will be required
to regulate the form and character of the duplex. The RT-1 (Two Family Urban Residential) zone does
not permit secondary suites, and this restriction will be considered in the design of the building.
- 5 -
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a duplex project;
therefore, this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application because it is in compliance
with the OCP and is proposing less than 5 dwelling units.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Fire Department;
c) Building Department;
d) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 6 -
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading subject to additional information being provided and assessed prior to second
reading.
“Original signed by Chee Chan”
_______________________________________________
Prepared by: Chee Chan, MCIP, RPP, B.Sc.
Planner 1
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7450-2018
DATE: Apr 30, 2018
FILE: 2018-093-RZ
11780 BURNETT STREET
PLANNING DEPARTMENT
SUBJECT PROPERTY
2017-035-RZ
2018-145-RZ
´
Scale: 1:1,500 BY: PC
Legend
Ditch Centreline
APPENDIX A
DATE: Mar 19, 2018
2018-093-RZ
11780 Burnett St
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:1,500 BY: JV
Legend
Indefinite Creek
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7450-2018
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7450-2018."
2.That PART 6, RESIDENTIAL ZONES, SECTION 601, (C) REGULATIONS FOR THE SIZE,
SHAPE AND SITING OF BUILDING AND STRUCTURES, item 4) Buildings and Structures
for Two Family Residential Use in the RT-1 Zone is amended by deleting item (d) and
replacing it with the following:
(d) shall not be permitted on a lot less than 750 m².
(e) notwithstanding item (d) above, lots located within the Town Centre, as identified
on Schedule H, which are either a corner lot or provided with lane access, shall
not be permitted on a lot less than 557 m².
3.To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS by the modification
of the following line as follows:
RT-1 20 m 27m 750 m² See item 7 below
4.To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS after item 6:
7.For lots located within the Town Centre, as identified on Schedule H, which
are either a corner lot or provided with lane access, shall not be less than 557
m².
5. That parcel or tract of land and premises known and described as:
Lot 103 Section 17 Township 12 New Westminster District Plan 41319
and outlined in heavy black line on Map No. 1757 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RT-1 (Two Family Urban Residential).
APPENDIX C
6. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
BURNETT ST.228 ST.117 AVE.229 ST.L
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LMP 26960
P 43930
LP 76566
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P 70383
P 58813
P 12588
NW LMP 34066P 40749P 40889P 83121830
P 72307
P 8881
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LMP 34065 (LEASE)P 43788LP 76344
LP 59674
LMP 11048 P 13473P 71517
P 42061
P 59452
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P 18773LMP 25642 (LEASE)
P 12588
P 59097
LP 82566RP 8464P 51052
P 25677P 65141
P 41319
LMP 7787P 22046
P 22876P 41319
P 57530P 43788RW 80528RW N'ly 20 Feet
LMP 18896
LMP 18897
EP 42071BCP 50773
LMP 49848
LMP 49850
LMP 7788LMP 49849LMP 7789EP 82567LMP 2414LMP 2619 LMP 2415RW 79939228 ST.´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RT-1 (Two Family Urban Residential)
7450-20181757
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 2018-122-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First Reading
Zone Amending Bylaw No. 7451-2018
12419 Garibaldi Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to permit the subdivision of the subject
property to create one additional lot. To proceed further with this application additional information
is required as outlined below.
The proposed development will be subject to the City Wide Community Amenity Contribution (CAC)
Program (Policy No. 6.31). The proposed development, if approved, would be subject to a $5,100
CAC for the additional single family lot created.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7451-2018 be given first reading; and
That the applicant provide further information as described on Schedules B, E and J of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Andria and William Harmon
Legal Description: Lot 37, D.L. 6881, Group 1, NWD Plan 57415
OCP:
Existing: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
1103
- 2 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Suburban Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.808 HA. HA (2 acres)
Access: Garibaldi Street
Servicing requirement: Rural Standard
b) Site Characteristics:
The subject property is located on the west side of Garibaldi Street; south of 128th Avenue and north
of Sayers Crescent. The subject property gently slopes from the north/west to the south/east.
There is an existing single family home located towards the north boundary of the property which the
applicant proposes to keep. The property falls outside of the Urban Containment Boundary. The
existing single family home is serviced by an on-site sewage disposal system and City water.
c) Project Description:
The applicant has applied to rezone the subject property from RS-3 (O ne Family Rural Residential)
zone to RS-2 (Single Family Suburban Residential) zone to facilitate the subdivision of the subject
property into two Suburban Residential lots. The applicant is proposing to retain the existing single
family residence.
There have been several rezoning’s in the area to RS-2 (One Family Suburban Residential).
Attachment “E” highlights the subject property under application as well as , the properties in the
surrounding neighbourhood that area zoned RS-2 (One Family Suburban Residential) zone.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
- 3 -
d) Planning Analysis:
Official Community Plan:
The surrounding neighbourhood is designated Suburban Residential within the Official Community
Plan. The Suburban Residential designation Zoning Matrix identifies that the RS-2 (Single Family
Suburban Residential) zone is a compatible zone within the designation. The subject property is
located outside of the Urban Containment Boundary.
The following Official Community Plan policies support the rezoning of the subject property to RS-2
(One Family Suburban Residential) zone:
Section 3.1.3 Suburban Residential, describes Suburban Residential designation as
supporting single detached and duplex housing in areas outside the Urban Area Boundary
that may have water service but which are not connected to the municipal sanitary sewer
system.
Suburban Residential Policy 3-11 supports single detached housing on large suburban lots.
Lots sizes within this land use designation are generally 0.4 hectares in size.
The subject property has an onsite sewage disposal system and is serviced by City water.
In August, 2016 Council received a staff report outlining Suburban Residential and Estate Suburban
Residential land use designation options. On September 5, 2017 after further review Council
resolved that no changes would be made to the Estate Suburban and Suburban Residential OCP
policies and that residential development proceed accordingly.
The subject site is designated Suburban Residential in the Official Community Plan which permits a
single detached housing form located outside of the Urban Area Boundary. The RS-2 (One Family
Suburban Residential) zone is in compliance with this designation, and requires city water and
sewage disposal provided by a private system.
Zoning Bylaw:
The current application proposes to rezone the property located at 12419 Garibaldi Street from RS-3
(One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit the future
subdivision of two (2) single family lots. The minimum lot size for the current RS-3 (One Family Rural
Residential) zone is 0.80 ha, and the minimum lot size for the proposed RS-2 (One Family Suburban
Residential) zone is 0.40 ha.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire
Development Permit is for the protection of life and property in designated areas that could be at risk
for wildland fire; and where this risk may be reasonably abated through implementation of
appropriate precautionary measures. The subject property is located within the Wildfire
Development Permit Area, identified on Map 1 in Section 8.12 of the Official Community Plan. Prior
- 4 -
to second reading a Registered Professional Forester’s Report will be required to determine wildfire
mitigation requirements.
Development Information Meeting:
A Development Information Meeting is not required for this application.
e) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Parks Department;
f) School District; and
g) Utility companies.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1. A complete Rezoning Application (Schedule B or Schedule C);
2. A Development Variance Permit (Schedule E);
3. A Wildfire Development Permit Application (Schedule J);
4. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 5 -
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant First Reading subject to additional information being provided and assessed prior to Second
Reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Wendy Cooper”
_______________________________________________
Prepared by: Wendy Cooper, MCIP, RPP
Senior Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7451-2018
Appendix D – Proposed Site Plan
Appendix E – Zoning Context Map
DATE: Apr 6, 2018
FILE: 2018-122-RZ
12419 GARIBALDI STREET
PLANNING DEPARTMENTGARIBALDI STSUBJECT PROPERTY
´
Scale: 1:2,500 BY: PC
Legend
Stream
Ditch Centreline
Indefinite Creek
Lake or Reservoir
APPENDIX A
DATE: Apr 6, 2018
FILE: 2018-122-RZ
12419 GARIBALDI STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENTGARIBALDI STSUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7451-2018
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7451-2018."
2.That parcel or tract of land and premises known and described as:
Lot 37 District Lot 6881 Group 1 New Westminster District Plan 57415
and outlined in heavy black line on Map No. 1758 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
SAYER
S
C
R.McNUTT RD.G
A
R
I
B
A
L
D
I
S
T
.2758012559
12355
1254
0
12335
12590
12461 2756112459
12366
12390
12419 2753012581
12375
12414
12560
12369
12433
12462
12593
2757312350 2756612458
8
2
56
39
55
1
34
5352
LOT 1
30
5857
36
35
373
29
31
51
Rem 38
P 12094
EPP 31374
P 57415
P 57415
BCP 10209
P 55367
BCP 33203
P 55367
P 55367
P 57415
P 57415
P 57415
P 57415
BCP 25318
EP 69465
BCP 10210
RP 56874
EPP 31376
RW 57417
RW 57417
RW
5
5
3
6
8BCP 10211BCP
3
3
2
0
4
BCP 25319
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
7451-20181758
APPENDIX D
DATE: Apr 19, 2018
FILE: 2014-122-RZ_EmergingRS2.mxd
2018-122-RZ
RS-2 Zoned Properties
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^PLANNING DEPARTMENT
ARBUTUS
P
MCNUTT RDGARIBALDI STMCNUTT RDGARIBA
LD
I
S
T271 STMCNUTT RDGARIBALDI ST271 STSAYE
R
S
C
R
E
S
272 STROTHSAY STBLUE MOUNTAINKATHRYN ST122 AVE
3 AVE
24B AVE 271 ST´
Scale: 1:6,000 BY: DT
SUBJECT PROPERTY
APPENDIX E
-1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 2015-318-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7329-2017;
Second Reading
Zone Amending Bylaw No. 7198-2015;
11650 224 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 11650 224 Street from
RS-1 (One Family Urban Residential), C-3 (Town Centre Commercial) to RM-2 (Medium Density
Apartment Residential) , to permit the future construction of a 130 unit Multi-Family building.
Council granted first reading to Zone Amending Bylaw No. 7198-2015 and considered the early
consultation requirements for the Official Community Plan (OCP) amendment on January 16, 2016.
The minimum lot size for the current RS-1 One Family Urban Residential Zone is 668 m2.
This application requires an amendment to the Official Community Plan (OCP) to re-designate a
portion of the site from Ground Oriented Multi-Family to Low-Rise Apartment.
After this application received first reading approval, in December 2017 the Community Amenity
Contribution Program was amended to remove the exemption given to Town Centre rezoning
applications. This proposal is no longer exempt, and therefore, pursuant to Council policy, this
application is subject to the Community Amenity Contribution Program at a rate of ($3,100.00 per
apartment dwelling unit), for an estimated amount of $403,000.00.
RECOMMENDATIONS:
1)That, in accordance with Section 475 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. 7329-2017 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2)That Official Community Plan Amending Bylaw No. 7329-2017 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3)That it be confirmed that Official Community Plan Amending Bylaw No. 7329-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4)That Official Community Plan Amending Bylaw No. 7329-2017 be given first and second
readings and be forwarded to Public Hearing;
1104
- 2 -
5) That Zone Amending Bylaw No. 7198-2015 be given second reading, and be forwarded to Public
Hearing;
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) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan,
Schedule 1 – Town Centre Area Land-Use Designation Map;
iv) Road dedication on Fraser Street and 224th Street as required;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
vii) Registration of a Restrictive Covenant for protecting the Visitor Parking;
viii) Registration of a Restrictive Covenant for Stormwater Management
ix) That a voluntary contribution, in the amount of $3100.00 per unit for a total of
$403,000.00 be provided in keeping with the Council Policy with regard to Community
Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architecture And Urban Design Inc. Wayne Bissky
Legal Description: D.L.: 398, Block: 2, Plan: NWP155
OCP:
Existing: Ground-Oriented Multi-Family, Town Centre Commercial
Proposed: High Density Residential
Zoning:
Existing: RS-1 (One Family Urban Residential), C-3 (Town Centre
Commercial)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: 2 lots, Strata condominium
Zone: RM-2 (Medium Density Apartment Residential)
Designation: Low Rise Apartment
- 3 -
South: Use: Apartment
Zone: RM-3
Designation: Low-Rise Apartment
East: Use: Single Family
Zone: Land Use Contract
Designation: Ground Oriented Multi-Family
West: Use: 2 properties, single family and vacant
Zone: C-3 Town Centre Commercial
Designation: Town Centre Commercial
Existing Use of Property: Vacant
Proposed Use of Property: Mix of Ground Oriented, Medium Density, and High Density
Residential Uses
Site Area: 0.901 HA. (2.25 acres)
Servicing requirement: Urban Standard
2) Project Description:
This application for multi-family residential housing is for a split designated parcel in the Town
Centre. This proposal reflects a comprehensive residential development that will link two adjacent
buildings through its landscape design. The two separately zoned portions of the site will be
subdivided as part of this proposal in a separate application. The existing C-3 Town Centre Zoned
portion of the site will not change and will be developed separately after completion of the
subdivision application. This proposed rezoning is for the east side of the property, facing Fraser
Street. A 130 unit multi-family building is proposed, offering a central courtyard, and stepped
building heights of 6 storeys to the west, and 3 storeys to the east. The housing types include 76
one bedroom apartments, and 49 two bedroom apartments, with the ground oriented housing
fronting Fraser Street providing 5 three bedroom units.
This project will include the completion of Fraser Street, thereby bridging the north and south
portions of the site.
3) Planning Analysis:
Official Community Plan:
The development site is located within the Town Centre Area Plan to the immediate east of Port
Haney and has 2 land use designations (Town Centre Commercial and Ground Oriented Multi-
Family). The portion of the site that is designated Town Centre Commercial fronts 224th Street and
aligns with the C-3 Town Centre Zoning for that portion of the site. However, an OCP amendment will
be required to re-designate the eastern portion of the site fronting Fraser Street from Ground
Oriented Multi-Family to Low-Rise Apartment to allow the proposed RM-2 Medium Density Apartment
Zoning.
- 4 -
This required amendment to the Official Community Plan is supportable as the proposed
development is designed for compatibility with the diverse neighbourhood context. The stepped
design of the building is proposed to be a 3 storey ground oriented townhouse at the eastern edge
adjacent to Fraser Street that transitions to a 6 storey format on the central portion of the site. This
range of building heights will attain consistency with adjacent developments, from the ground
oriented housing designation across Fraser Street to the proposed 6 storey structure of the C-3 Town
Centre Commercial portion of the site to the West. This portion fronting 224th Street will be
developed at a later date.
Housing Action Plan
This application has not proposed rental housing, and Council did not require that rental units be
provided in their first reading approval. It should be noted that the Maple Ridge Housing Action
Plan, endorsed by Council in 2014, contains strategies to increase the scope of affordable and
appropriate housing to meet diverse housing needs.
The implementation of this work is in progress, but will not be completed in time for this application.
In advance of this work, Council may wish to consider for this application additional requirements in
support of housing options for the community.
Zoning Bylaw:
The eastern portion of the site is proposed to be rezoned from RS-1 (One Family Urban Residential),
to RM-2 (Medium Density Apartment Residential) to permit a 130 unit multi-family building. The
minimum lot size for the current RS-1 One Family Urban Residential Zone is 668m2, and the
minimum lot size for the proposed RM-2 Medium Density Apartment Zone is 1300 m2. Any
variations from the requirements of the proposed zone will require a Development Variance Permit
application.
Off-Street Parking And Loading Bylaw:
Required parking for 130 multi-family units in the RM-2 Zone is 1.5 per unit, or 195 stalls. An
additional parking requirement for visitor parking is 0.2 stall per unit, or 26 stalls, for a minimum
requirement of 221 stalls. The proposal contains a total of 225 stalls, of which 5 are accessible,
and 7 are small car stalls. These provisions meet or exceed the requirements of the bylaw.
The provisions for bicycle parking require that townhouse units provide long term bicycle storage
within their attached garage space, and short term bicycle storage at a ratio of 3 per 20 units.
Based on these requirements, 5 townhouse units will require 0.6 or 1 short term bicycle parking spot
(provided). Long term bicycle parking for the apartment portion is 1 per 4 dwelling units, or 31.25
spots for 125 apartment units (32 spots have been provided). Short term bicycle parking is to be
provided at a ratio of 6 spaces per 20 units, or 37.5 spots for 125 apartment units (38 spots have
been provided).
In addition to the above, staff will be pursuing a voluntary provision of electric charging stations.
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
Maple Ridge Zoning Bylaw No. 3510 -1985, Section 604, Part 6 and Part 7;
- 5 -
o To vary the front yard setback from 7.5 metres to 2.0 meters
o To vary the height of the structure from 4 storeys maximum to 6 storeys.
The Building Department has also noted over height retaining walls on the site plan that will require
Council approval for the variance. The requested variances to the RM-2 (Medium Density Apartment
Residential District) Zone and will be the subject of a future Council report.
Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre.
Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on January 17, 2018.
Following presentations by the project Architect and Landscape Architect, the ADP made the
following resolution that:
File No. 2015-318-DP be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Landscape Comments:
1. Consider adding a trellis feature at the entrances to public pathway;
2. Consider adding bench at north west and south west corner of 2m path;
3. Continue the paving material of the 2m pathway eastward through to the public
sidewalks on Fraser Street at both the North and South sides;
4. Consider replacing the concrete with unit pavers in the perimeter walkway if acceptable
by the Fire Department;
5. Consider a decorative paving treatment at the lower and upper parking accesses.
Architectural Comments:
1. Extend and distinguish the public sidewalk through the driveway to municipal sidewalk
on Fraser Street;
2. Review the requirements for guardrails on the retaining walls and add as required;
3. Emphasize the main entrance to the building with both hard and soft landscaping
materials - Consider enhancing the stairway entrance as a secondary entrance; provide
wayfinding to direct pedestrians to building entrance from top of stairs;
4. Follow the municipal guidelines for the recycling component of the building and consider
expanding the component and locate on both P1 & P2;
5. Add windows to bedrooms (Corner units) on 6th floor;
6. Emphasize the continuity of the red colour accent throughout the courtyard’s guardrail
having some form of architectural, landscape or decorative elements;
7. Provide lighting along perimeter path (either as bollards or on the building) to improve
visibility and improve CPTED concerns;
8. Integrate storm water management into the landscaping plans as appropriate;
- 6 -
9. Consider possibility of registering a public easement between 224th to Fraser Street for
continuous public walkway along the south side of this and the future project to the
West.
ADP concerns have been addressed and are reflected in the current plans. A detailed description of
how these items were incorporated into the final design will be included in a future development
permit report to Council.
Development Information Meeting:
A Development Information Meeting was held at the FraserView Village Fireside Lounge, at 22610
116th Avenue on Wednesday, March 7, 2018. Approximately 30 people from the community
attended with 24 names provided on the attendance sheet. Four comment sheets were filled in.
Concerns noted:
Some were enquiring about purchasing a unit.
Some south apartment residents were concerned about the gravel access currently partially
on the subject site; they want to know if the new development will impede access.
Some raised concerns about traffic after Fraser Street is completed.
A few did not agree with the proposal.
Several concerns about parking, and concerned about street parking although the proposal
meets the required parking in the bylaw.
One individual wanted to see more handicap accessible suites.
Concerns were raised about street lights, want to make sure they are installed for added
security in the area; “the more light the better” was the comment.
The following are provided in response to the issues raised by the public:
A marketing plan for these units will address the concerns of those wishing to purchase units
Although public access to the private property will not be made possible, the proposal does
increase the connectivity for pedestrians and vehicular traffic.
Parking provided exceeds the requirements of the bylaw.
Accessibility and street lighting are to be provided in accordance with bylaw requirements.
In general there seemed to be an overall interest in the project with a few people voicing their
opposition to the project.
4) Environmental Implications:
The Ministry of Environment has provided a certificate of compliance for remediation of
contaminated sites, dated July 21, 2017.
5) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent to the Ministry of Transportation and Infrastructure.
- 7 -
6) Interdepartmental Implications:
i. Engineering Department:
The Engineering Department requirements include road dedication along 224th Street, and
submission of funds to be held in trust for its completion to a collector standard. Dedication
and construction of Fraser Street to an 11.6 metre wide collector will be required, including
street lighting and street trees. Upgrades to the water system, demonstration of sanitary sewer
capacity, and possible upgrades to the storm sewer system will be required.
ii. License, Permits and Bylaws Department:
Building Department comments focused on the need to integrate the stormwater management
plan in the geotechnical report. A 3.0 metre Statutory Right of Way will be required at the south
edge of the apartment site to link the storm system to Fraser Street. A development variance
permit may be required for over-height retaining walls.
iii. Fire Department:
The Fire Department provided guidance regarding addressing, fire alarms, sprinkler, emergency
access, building security, a fire safety plan, and the need for the submission of architectural
plans for pre-incident planning purposes.
iv. Operations:
Conflicts were noted in the servicing provisions and the landscape plan, which will require
redress prior to final approval.
7) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. School District No. 42 responded to the
referral on May 2, 2017 and expressed concerns about the existing schools within the catchment
area already operating above capacity.
Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, from Ground Oriented Multi-Family to
Low Rise Apartment, 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.
- 8 -
8) Citizen/Customer Implications:
Community benefits to be realized by this proposal include the improved connectivity through the
construction of Fraser Street fronting the site to an urban standard.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7329-2017,
that second reading be given to Zone Amending Bylaw No. 7198-2015, and that application 2015-
318-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall, M.A., MCIP, RPP
Planner 2
“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 Frank Quinn” for
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7329-2017
Appendix D – Zone Amending Bylaw No. 7198-2015
Appendix E – Site Plan
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
DATE: Oct 16, 2015
2015-318-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
11650 224 St
2011 Image
Legend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX A
DATE: Oct 16, 2015
2015-318-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:2,500
11650 224 St
2011 Image
Legend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7329-2017
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7329-2017."
2.Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1 – Town Centre Area Land-
Use Designation Map is hereby amended for that parcel or tract of land and premises
known and described as:
Parcel “One” (L60023E) of Parcel “T” (Plan with Fee Deposited 52214F), Lot 4 Block 2
District Lot 398 Group 1 New Westminster District Plan 155
and outlined in heavy black line on Map No. 941, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20 .
____________________________________________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
116
A
V
E
.
117 AVE.
ST. ANNE AVE.225 ST.11
6
A
V
E
.
BRICKWOOD BRICKWOOD CLOSE
CALLAGHAN AVE.224 ST.FRASER ST.FRASER ST.CLOSE22366 11742
11649
11664
2252
3
2235222347/5122337225092242211681
2232311612 2250211644
11711
11686
11602
11654 2233411578
11667
22510
11698
22514
22
5
0
82236822318
11608
2
2
4
8
9
11674
223351163811662
11695 22466223512252
7
2249611690
1169522326
11650
1165722372 2252
511668
11580
22518
11682
11672
11609
11718
11742
22488/9211626
11683
11696
2252
122328
2248811697
11688
11697
223572250411650
11641
11685
11664
22486
11715
223402251622369/7311595
11656
11680
11715
11710
2237511671
22355223742232511620
223442252
9
116922231111698
11671
2232711746
11614
2236922345225
3
1
223622250622512
11701-39
2249011735
2238111682
2232811724
11740
225152249722520
2251
5
11686
11656
11743
11579
11675
11598
11566
1163022356 36
45
N
17
1
B 85
A
Rem. 91
19
Rem
11
Rem
37
Rem
3
10
8
3
48
10
42
26
A
4
87
PARK
2Rem
44
43
1
9
14
50
18
A
8
3
13
A
Rem
16
Rem
44
22 T
E 106'
19
5
9
Rem.
39
49
8
13
41
2
N 1/2 2
20
11
Rem
12
N 1/2
Rem 90
Rem
31
3
2
10
1
of 3
13
19
B
21
2
8417
1
A
Rem. 115
3
S
Rem
9
S 1/2
22
4
11 12
12
7A
17
Rem
18
64
1
18
10
1
A
Rem
14
47
88
1
40
63
Rem
14
T
Rem. 91
A
B
Rem.
25
382
Rem
Rem
18
91
74
70
76
6
34
Z
C
62
16
83
33
Rem 105
2
20
27
C
21
35
46
15
A
Rem 1
86
9
32
4764
0
P 8181
P 72181P 12239BCP
P 16464
P 41741
RP 5647
P 35742
RP 53523
NWS 2997
RP 6192
P 155
RP 6755 P 41741P 155
(EPS 1982
)
P 9800 P 70416(EPS 1095)
P 4769
EPP 34022
P 19374
*PP076*PP077P 5871
P 86773
P 42732
P 63225
P 82887
RP
8
4
1
5
8
NWS 2316
P 87404
P 41741
P 41741
P
6
3
8
2
2
P 28007
NWS 1811NWS 2547
NWS 3383
P 155
LMP 1864LMS 2749P 34597P 85354
P 41741LMP 39214P 14332BCS 1620NWS 3379
RP 52214F
NWS 2509P 16366P 48518
RP 5637
P 155
EPP 52747
P11527
P 155
RP 73
7
3
RP 53
3
5 P 70416P 6689
P 9800
P 5871 P 8181P 24524
P 155
P 58321
LMS 683
P 51411
P 19374(EPS
2
1
6
0
)
P 155
NWS 8
RP 82879RW 41952EP 84227
EP 70417RP 63699RW 58936CEP 70417E
P
7
0
4
1
7
EP 86774
EPP 52898
EP 86774EP 70417EP
P
3
4
0
6
6 RW 41953RP 74204EP
5
9
1
4
8
EPP 3613
6
EPP 30614
LMP 42053
R
W
7
4
2
0
5LMP 1859EP 77866EPP 52746
RW 41952 EP 70417EPP 34066LMP 14886
RP 82880224 ST.´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Town Centre Area Plan Schedule 1Ground Oriented Multi-Family
Low Rise Apartment
7329-2017941
CITY OF MAPLE RIDGE
BYLAW NO. 7198-2015
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7198-2015."
2.That parcel or tract of land and premises known and described as:
Parcel “One” (L60023E) of Parcel “T” (Plan with Fee Deposited 52214F), Lot 4 Block
2 District Lot 398 Group 1 New Westminster District Plan 155
and outlined in heavy black line on Map No. 1655 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment
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 12th day of January, 2016.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
223271165422309 22311223312232622347/5111697
11715
11701-39
11671
11681
11697
11692
11724
2250411746
22328223572235611656
11595 224222248811649
11683
11668
11680
225062
2
5
0
8
2251
622534
11580 22323223442235111743
11695
2
2
4
8
9
11682
2249711711
115781163811662
11674
22
5
3
1
11710
11740
2231822362223661165722374 11690
11698
11685
11609
11698
22
5
2
5
225
2
22254822319
22355223402233722334223692237511742
22488/9211688
2249611667
11602
11608
11614
11620
11686
22512
22
5
2
1
2252
011664
22345223812237211598
11612
11630
11650
11672
11718
11686 2246611675
11715
2250211644
2251522
5
2
7
22
5
2
9
2233522369/7311566
11695 11696
11735
11656
11742
22
5
1
5
22514
22
5
2
3
2251
82232822352
11641
11671
11664
11682
22486
2249011579
11626
11650
22509225
1
0224 ST.FRASER ST.NORTH AVENUE
116
A
V
E
.
116
A
V
E
.
BRICKWOOD
CALLAGHAN AVE.
ST. ANNE AVE.
117 AVE.
CLOSE 225 ST.BRICKWOOD CLOSEFRASER ST.44
21
P 155
Rem
10
12
13
P 155
1
2
RP 5647
NWS 3383
NWS 3379
3
Rem 90
N 1/2 2
NWS 2509
42
P 48518
32
17
P 82887
S 47
1
BCP
PARK
RP 53523
1
9
Rem
14
P 155
22
17
50
P 155
RP 52214F
62
C
86
P 41741
84
B
10
P 8181
P 19374
8
15
3
NWS 2316
NWS 2997
P 155
45
P
6
3
8
2
2
22
13*PP07714
A
Rem.
P 86773
1
P 5871
P 85354
LMP 1864
P 58321
P 41741
83
2
3
37
P 63225
P 7041616
27
1
CRem
26
Rem
8
18
A
Z
19
Rem 105
2
S 1/2
9 P 8181RP 82879P 35742
Rem. 115
85BCS 1620A
E 106'
39
P 72181
36
12
13
14
6
2
31
18
(EPS 1982)
Rem
Rem
12
LMS 2749(EPS 1095)
P 16464
T
8
AP 34597A
P 28007
RP
8
4
1
5
8
P 9800
P 24524
of 3
1
43
41
38
7
33
N
A
9
11
25
46
EPP 34022
P 155
49
2
Rem
21
18
P 51411
N 1/2
10
LMS 683 P 12239Rem. 91
64
88
87P 417419
Rem.
P 42732
9
10 P 704161
35
18
RP 73
7
3
Rem
44
B P 1636611
P 155 LMP 3921448Rem
RP 6192NWS 1811Rem
RP 6755
16
B
T
3
P 5871
RP 5637
74
3
NWS 8
63
AP 193741
11
Rem. 58
4
19
P 4769
EPP 3
0
1
8
6
10
Rem
11
47640
20
9Rem
Rem 1
19
Rem
*PP076
17
20
P 6689
P 14332A
1
P 87404
4
76
P 41741
P 9800
Rem. 91
P 41741
Rem
40
5
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NWS 2547
34
P 72462EP 70417EPP 3613
6 RW 41952EPP 34066RP 63699RW 58936CEPP 30614 RP 74204E
P
7
0
4
1
7
E
P
P
3
4
0
6
6
BCP 14057
EP 86774
EP 70417RW 41953RP 82880
EP
5
9
1
4
8 EP 70417LMP 9307BCP 17933
EP 70417RW 41952
EP 84227
EP
81137EP 77866R
W
7
4
2
0
5
LMP 14886
LMP 42053 LMP 1859EP 86774224 ST.H
A
N
E
Y
B
Y
P
A
S
S
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
7198-20151655
APPENDIX E
APPENDIX F
APPENDIX G
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 2017-385-DP
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Development Permit
11907 228 Street
EXECUTIVE SUMMARY:
A Development Permit application has been received for the property cited above to permit the
construction of a mixed use building combining 1858m2 (20,000 ft2) of office space and 94 below
market rental housing units. The proposal is being advanced by a non-profit organization (Maple
Ridge Pitt Meadows Community Services Council) who will be operating in partnership with BC
Housing to provide affordable rental housing to low income individuals and families.
The mixed use development proposal is consistent with the property’s existing C-3 Town Centre
Zoning. A form and character development permit is required prior to issuance of a building permit.
The pertinent development permit guidelines are Section 8.11 Town Centre Development Permit.
This development permit application has been preceeded by a Development Variance Permit
(Application 2017-385-DVP) for relaxations on siting and parking. These variance were approved by
Council on April 24, 2018.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2017-385-DP respecting property located
at 11907 228 Street.
DISCUSSION:
a)Background Context:
Applicant: Bissky Architecture And Urban Design Inc.
Wayne Bissky
Owner: Maple Ridge - Pitt Meadows Community Services Council
Legal Description: Lot: B, D.L.: 401, Block: 3, Plan: NWP21553
OCP :
Existing: TCCOMM (Town Centre Commercial)
Proposed: Town Centre Commercial
Zoning:
Existing: C-3 (Town Centre Commercial)
Proposed: C-3 (Town Centre Commercial)
1105
- 2 -
Surrounding Uses:
North: Use: Vacant
Zone: CS-1 Service Commercial
Designation Low Rise Apartment
South: Use: Shopping Mall
Zone: C-3 Town Centre Commercial
Designation: Town Centre Commercial
East: Use: Vacant
Zone: RM-6 High-Rise Apartment
Designation: Medium and High-Rise Apartment
West: Use: Bowling Alley
Zone: C-3 Town Centre Commercial
Designation: Town Centre Commercial
Existing Use of Property: Office Building
Proposed Use of Property: mixed use
Site Area: 2750 m2
Access: 228th
Servicing: urban standard
b) Project Description:
This development proposal includes a mixed use development comprising 1858m2 (20,000 square
feet) of office and program space for Maple Ridge/Pitt Meadows Community Services (MRPMCS) on
the first two storeys of the building. A portion of the second storey will also accommodate below
market rental housing, for a total of 94 affordable residential units between the second and the sixth
storeys. These housing units will conform to BC Housing design requirements varying from studio to
3 bedroom apartments and will include accessible units.
Parking is located mostly underground with some on grade at the south lane and along the west
side. Main entries to the various functions occur along the north facade on 119th, although some
staff and secondary entries have been designed along the south side of the building. A 2 storey high
central lobby is the main focal point for MRPMCS, providing control and a sense of community for the
entire building. The residential entry is adjacent. Amenity spaces are provided, including a tenant
area and an outdoor deck on the second floor. A secure outdoor play area for children has been
provided on grade at the south side as well.
c) Planning Analysis:
Affordable Rental Housing. The proposed below market rental accommodation will improve the
housing stock diversity in the Community. The Maple Ridge Official Community Plan notes that
Maple Ridge has a shortage of specific types of rental accommodation, including 3 bedroom
apartments, which are proposed with this application. The following OCP policies support rental and
affordable rental housing:
Policy 3-33 – Maple Ridge supports the provision of rental accommodation and
encourages the construction of rental units that vary in size and number of bedrooms.
Policy 3-34 – Maple Ridge supports the provision of affordable, rental and special needs
housing throughout the District.
- 3 -
OCP policy 3-33 supports the provision of rental accommodation in varying dwelling unit size and
number of bedrooms, and OCP policy 3-34 supports the provision of affordable, rental and special
housing needs throughout the City. A concurrent application for a housing agreement to secure
these units as below market rental housing is underway.
Housing Action Plan:
The Housing Action Plan, endorsed by Council on September 15, 2014, identifies affordable rental
housing as a priority. Low income individuals and single parents face the greatest challenge with
finding suitable and affordable housing, and are at the greatest risk of losing their housing.
There is a need for a range of non-market housing that could include facilitating access to rental
units through the private market, by way of rent supplements or the acquisition and construction of
new non-market housing units. Non-market housing and rental housing should be located in areas
that are accessible to services and transit. In advancing these initiatives, the City plays a role as
advocate, facilitator, and partner.
As this proposed development will increase below market rental housing stock in the community,
this proposal will meet the objectives of the Housing Action Plan. As noted earlier in this report, a
rental housing agreement will secure this housing as below market rental in perpetuity.
d) Development Permit Guidelines:
The subject property is subject to the Design Guidelines of Section 8.11 Town Centre Development
Permit (Downtown East Precinct). The following is a brief description and assessment of the
proposal’s compliance with the applicable Development Permit Guidelines:
1. Provide a gateway to the Town Centre.
a. Does proposed development maintain architectural quality and character of associated new
development?
Explanation: The proposed building is the first of new development anticipated in the area.
Therefore, it will set the design tone for the area. The City can expect mixed use development to
emerge in the area in the near future.
2. Create a pedestrian-oriented, boutique-style shopping district.
b. Does the building’s form and mass support a strong pedestrian-oriented urban realm and help
define the street and sidewalk areas as active public spaces? Taller buildings should be
stepped back podium style.
Explanation: Yes, street presence is emphasized with canopies, landscape and fenestration. The
building will also have a mixed use nature, with office uses on the ground floor, and residential
above.
- 4 -
3. Enhance the quality, character and vibrancy of the Town Centre.
c. Does proposed development promote the quality, character, and vibrancy of the urban
environment?
Explanation: Yes, there is an emphasis on welcoming entrances and street presence, with a
significant amount of density to an area that is currently lightly populated.
d. Are colours consistent and materials of sustainable quality?
Explanation: Yes, natural wood tone colour scheme is used, and the proposed building provides an
attractive appearance to the street and maintains a cohesive building style
4. Capitalize on important views.
e. Does proposed new development capitalize on mountain and/or river views?
Explanation: Yes, views to be offered include South towards the Fraser River and North towards
Golden Ears.
5. Provide public outdoor space.
f. Are public spaces designed to accommodate a range of activities, incorporate universal
access, reduce vandalism, and increase safety?
Explanation: Yes, the 2 storey lobby will be accessible while second storey play areas and plantings
will offer security for residents.
6. Provide climate appropriate landscaping and green features.
g. Are landscape elements designed to enrich the pedestrian environment, moderate the internal
building climate, manage stormwater on site, and reference the architectural quality of the
building?
Explanation: Yes, a stormwater management plan has been integrated with the landscape plan.
7. Maintain street interconnectivity.
h. Does proposed development maintain street interconnectivity and the use of the lane as a
service street and secondary vehicular and pedestrian throughway?
Explanation: Yes, the existing grid pattern and lane are utilized with this design.
i. Is required parking provided underground?
Explanation: Parking is provided underground and at grade behind the building facing the lane.
- 5 -
e) Advisory Design Panel:
The applicant presented the proposal at the January 17, 2018 Advisory Design Panel. In response,
the ADP passed the following resolution:
That the following concerns be addressed and digital versions of revised drawings & memo
be submitted to Planning staff; and further that Planning staff forward this on to the Advisory
Design Panel for information:
Architectural Comments:
1. ADP: Given the location of the building at a prominent intersection, and the importance of
the facility in the community, the facility needs to present an improved architectural
expression.
Applicant’s Response: While the building’s expression and colour palette was driven by the clients’
wish for a warm, welcoming expression, they have consented to a reduction in the material types
and a simplification of their placement and pattern on the exterior for a cleaner, slightly more
contemporary vocabulary.
2. ADP: Re-evaluate the materials and building composition, including the hierarchy of
materials, reduce the amount of materials, articulation and transition of different materials,
demarcate the different entrances to the programs/uses, etc.
Applicant’s Response: See previous comment. In addition please note that there is more balance
between the horizontal and vertical elements on the building.
3. ADP: In conjunction with #2, achieve a more balanced colour palate.
Applicant’s Response: See previous comment. In addition, please note that the darker grey siding
has been removed and the amount of the cedar accents has been reduced for a simpler, more
contemporary vocabulary.
4. ADP: Integrate storm water management into the landscaping plans as appropriate.
Applicant’s Response: The detention on the second floor level on the west side of the building will
provide irrigation for much of the landscaping onsite. The landscape architect has made this note on
his drawing.
Landscape Comments:
5. ADP: Consider making planter boxes with seating edges on second floor balconies.
Applicant’s Response: The second level decks have been expanded out over the walkway below and
replace the roof overhang originally provide. The residential amenity deck now incorporates planter
boxes and seating as recommended.
- 6 -
6.ADP: Consider combining outdoor space for clubhouse amenity space with the outdoor play
area and adding more planting, possibly remove some parking spaces to accommodate this.
Applicant’s Response: We have double checked with the clients on this item. The two user groups
with the referenced outdoors spaces are not compatible in any way. This was the rationale for
separating them in the original design as submitted to the ADP. However, the play area has now
been expanded south into the adjacent parking stalls and more landscaping has been added. We
will be requesting that 3 parking stalls be added to our request for a variance in the overall parking
count.
7.ADP: Consider adding upper level community garden boxes and seating.
Applicant’s Response: Done
8.ADP: Provide bollards or raised planting to separate the main parking area off 119 Avenue
from the parking stalls off the lane to reduce potential conflicts with vehicles and
pedestrians.
Applicant’s Response: Done.
The applicant has responded to all of these comments. Where it was felt to be feasible, changes
have been made. A rationale has been provided for those concerns that have not been addressed
as recommended by the ADP. The ADP is an advisory body to assist Council, and Council is not
bound by their recommendations in the decision making process.
f)Intergovernmental Issues:
This project will be advanced in collaboration with BC Housing, a provincial agency.
g)Environmental Implications:
This multi-family development will be located near transit, thereby reducing the need for private
automobiles.
h)Citizen/Customer Implications:
The applicant hosted a Development Information Meeting on January 11, 2018 on the site premises
(Clubhouse) from 5pm to 8pm.
A total of 22 community members attended the meeting and signed in. Most of the attendees lived
in close proximity to the site. All interactions at the meeting were positive, with many of the
attendees having general questions about the design of the building and eventual tenants of the
affordable rental housing. There were no specific issues or concerns raised at the meeting that need
addressing from the project team. Only one comment sheet was received, and it was supportive of
the project.
- 7 -
i)Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $72,115.00, the security will be $72,115.00.
There will be 8 trees added to the municipal street tree inventory on completion of this project. The
costs associated with maintaining these trees will need to be included in a subsequent operating
budget.
CONCLUSION:
This application is for a form and character development permit for a project that meets a
recognized community need, is in compliance with the current zoning of the property, and with the
Official Community Plan. On this basis, the application is found to be supportable.
“Original signed by Diana Hall”
_______________________________________________
Prepared by: Diana Hall M.A., MCIP, RPP
Planner 2
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Site Plan
Appendix D - Architectural Drawings
Appendix E - Landscape Plan
DATE: Sep 6, 2017
2017-385-VP
11907 228 Street
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500 BY: LP
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: Apr 10, 2018
FILE: 2017-385-DP
11907 228 STREET
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
APPENDIX B
Site Plan APPENDIX C
Rendering
North and East Elevation APPENDIX D
South and East Elevations
Landscape Plan APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Repeal Maple Ridge Soil Deposit Fee Bylaw No. 4570 - 1991
EXECUTIVE SUMMARY:
There are two bylaws currently, that govern the deposit of Soil in Maple Ridge. The Soil Deposit
Regulation Bylaw 5763-1999 provides direction on permitting and compliance for the deposit of soil,
while the Soil Deposit Fee Bylaw 4570-1991 provides direction on permit fees.
The new Maple Ridge Soil Deposit Regulation Bylaw 7412-2017 was granted Second and Third
readings by Council at the Council Meeting on April 24, 2018 and will be presented to Council at the
May 8th Council meeting for Final Adoption. Bylaw 7412-2017 provides direction for both the
permitting and compliance for the deposit of soil as well as for permit fees.
As part of the final adoption of Bylaw 7412-2017, the current Soil Deposit Regulation Bylaw 5763 –
1999 will be repealed. Given that the new Soil Deposit Regulation Bylaw 7412-2017 contains a
schedule that prescribes the permit fees, it is necessary to repeal the current Maple Ridge Soil
Deposit Fee Bylaw 4570 – 1991.
RECOMMENDATION:
That the Maple Ridge Soil Deposit Fee Bylaw No. 4570-1991 be repealed.
CONCLUSION:
The Maple Ridge Soil Deposit Fee Bylaw 4570 – 1991 is no longer required as direction for permit
fees has been incorporated into the Soil Deposit Regulation Bylaw 7412-2017. Repealing Bylaw
4570-1991 is an administrative housekeeping matter and should be completed following the Final
Adoption of the Soil Deposit Regulation Bylaw 7412-2017.
1106
2
“Original signed by Mike Pym”
_______________________________________________
Prepared by: Mike Pym, M.R.M, MCIP, RPP
Environmental 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 Paul Gill”
_______________________________________________
Approved by: Paul Gill, CPA, CGA
Chief Administrative Officer
Appendix A: Maple Ridge Soil Deposit Fee Bylaw 4570 - 1991
APPENDIX A
Page 1 of 2
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Maple Ridge Ticket Information Utilization Amending Bylaw No.7456-2018
EXECUTIVE SUMMARY:
The purpose of this report is to present the Maple Ridge Ticket Information Utilization Amending
Bylaw No.7456-2018 (Appendix I) to amend the fine schedule to coincide with the amendments to
the Maple Ridge Soil Deposit Regulation Bylaw.
The Maple Ridge Ticket Information Utilization Amending Bylaw No.7456-2018 has been prepared in
response to the adoption of amendments to the Maple Ridge Soil Deposit Regulation Bylaw. As these
amendments include new sections as well as renumbering of old sections, the fine schedule in the
Ticket Utilization Bylaw must change in order to maintain consistency with both bylaws.
RECOMMENDATION(S):
That Maple Ridge Ticket Information Utilization Amending Bylaw No.7456-2018 be given first,
second and third readings.
DISCUSSION:
Staff continually review City of Maple Ridge bylaws to ensure that they are current and consistent.
When changes are made to one bylaw it can affect complementing bylaws. In this case, it was
determined that some significant amendments needed to be made to the Soil Deposit Bylaw. As the
Ticket Information Bylaw is a vehicle for compliance measures with any City bylaw, the sections must
coincide exactly.
CONCLUSIONS:
Maple Ridge Ticket Information Utilization Amending Bylaw No.7456-2018 ensures that there are
appropriate measures for dealing with infractions of the Maple Ridge Soil Deposit Regulation Bylaw.
1107
Page 2 of 2
“Original signed by R. MacNair”
_________________________________________
Prepared by: R. MacNair
Manager Bylaw & Licensing Services
“Original signed by Frank Quinn”
______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
General Manager: Public Works and Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
Appendix I – Maple Ridge Ticket Information Utilization Amending Bylaw No. 7456 - 2018
APPENDIX I
Page 1 of 2
City of Maple Ridge
Maple Ridge Ticket Information Utilization Amending Bylaw No.7456-2018
A bylaw to amend Maple Ridge Ticket Information Utilization Bylaw No. 6929-2012
WHEREAS the Council of The City of Maple Ridge deems it expedient to amend the Maple Ridge
Ticket Information Utilization Bylaw No. 6929-2012
NOW THEREFORE, the Council of the City of Maple Ridge enacts as follows:
1. This bylaw may be cited as Maple Ridge Ticket Information Utilization Amending Bylaw
No. 7456-2018
2. Maple Ridge Ticket Information Utilization Bylaw No. 6929-2012 is amended by deleting
Schedule 21 in its entirety and replacing it with:
Schedule 21
Maple Ridge Ticket Information Utilization Bylaw No. 6929-2012
From Maple Ridge Soil Deposit Regulation Bylaw No. 7412-2017
Section Fine
Permit placement of soil without permit 5.2.1 $1000.00
Permit placement of soil without permit 5.2.2 $1000.00
Fail to submit log 5.4.13 $200.00
Fail to provide log within 48 hours 5.4.15 $200.00
Submission of false log 5.4.16 $500.00
Material interfering with drainage 5.12.2 $1000.00
Soil deposited over right of way 5.12.3 $1000.00
Soil placed in vicinity of utilities 5.12.4 $1000.00
Soil placed over well or sewage system 5.12.5 $1000.00
Cause obstruction to drainage 5.12.6 $1000.00
Fail to remove dirt on road 5.12.8 $500.00
APPENDIX I
Page 2 of 2
Damage adjacent property 5.12.10 $500.00
Activities outside restricted hours 5.12.2 $500.00
Fail to comply with permit 5.14.11 $500.00
READ A FIRST TIME the ____ day of ______________, 2018.
READ A SECOND TIME the ____ day of ______________, 2018.
READ A THIRD TIME the ____ day of ______________, 2018.
ADOPTED the ____ day of ______________, 2018.
PRESIDING MEMBER CORPORATE OFFICER
Page 1 of 3
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Silver Valley Brewing Co. Ltd. Liquor License Amendment Application – Increase
in Seating Capacity
EXECUTIVE SUMMARY:
The Liquor Control and Licensing Branch (LCLB) have received an application from Silver Valley
Brewing Co. Ltd. located at #104 – 11952 224 Street for an increase in their seating capacity
(Appendix I).
One of the considerations utilized by the LCLB in reviewing an application for occupancy increases of
a liquor primary license is a resolution from the local government. A number of regulatory criteria
must be addressed in the Council resolution as well as comments pertaining to the views expressed
by area residents. 352 letters were sent to owners and occupants within the vicinity of the subject
site. No responses were received. Council may choose to support the application, not support the
application or indicate they do not wish to comment.
RECOMMENDATION(S):
1.That the application by Silver Valley Brewing Co. Ltd. located at #104 – 11952 224 Street
Maple Ridge, BC for an increase in their seating capacity as an amendment to Liquor License
No. 307546, be approved based on the information contained in the Council report dated
May 8, 2018.
2.That a copy of the resolution be forwarded to the Liquor Control and Licensing Branch in
accordance with the legislative requirements.
DISCUSSION:
a)Background Context:
On January 31, 2018, Silver Valley Brewing Co. Ltd. through the Liquor Control and Licensing
Branch submitted a structural change application to their Liquor Primary Licence #307546.
The LCLB guidelines request a specific Council resolution commenting on the application in
terms of community impacts which may occur as a result of the proposed change to the
establishment operations as a result to the proposed change. Part of the process requires
Council to gather views of the residents who may be affected by the establishment of the
liquor primary license in their neighbourhood.
In following the public input requirement, 352 letters were sent to owners and occupants of
property within approximately 200 metres of the subject site with the vast majority of the
1108
Page 2 of 3
recipients being residents and the rest of the property owners showing as registered
companies. There was no response to the 352 letters sent to surrounding property owners
and occupants.
The City also posted a Public Notice in the local newspaper running in two separate editions;
March 14 and April 4, 2018.
The Maple Ridge RCMP Detachment was asked for their input on this matter and they have
confirmed they do not have any operational issues with this application.
The three closest liquor primary licensed premises to the subject property are:
Witchcraft Pub – 22648 Dewdney Trunk Road
Haney Motor Hotel – 22222 Lougheed Highway
The Wolf Bar – 22336 Lougheed Highway
b) Desired Outcome(s):
That Council supports the application from Silver Valley Brewing Co. Ltd. to increase their
seating capacity as requested.
c) Intergovernmental Issues:
Both local government and the provincial government have an interest in ensuring that liquor
regulations are followed and that licensed establishments listen to the needs of the
community.
d) Citizen/Customer Implications:
The review of this application has taken into consideration the potential for concerns from
surrounding properties in terms of parking, traffic and noise generation as well as the
proximity of schools and similar establishments.
e) Interdepartmental Implications:
The Licences & Bylaws Department has coordinated in the review process and solicited input
from the public, other municipal departments as well as the RCMP.
f) Alternatives:
To not approve the application and provide conditions to the approval in the form or
recommendations to forward to the LCB.
CONCLUSIONS:
The submission and review of this application to increase seating capacity at the Silver Valley
Brewing Co. Ltd has conformed to the required criteria. It is recommended that the application be
approved and forwarded to the LCLB.
Page 3 of 3
“Original signed by R. MacNair”
___________________________________________
Prepared by: R. MacNair
Manager of Bylaw & Licencing Services
“Original signed by Frank Quinn”
__________________________________________
Approved by: Frank Quinn, MBA, P.Eng
General Manager Public Works and Development Services
“Original signed by Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
/jd
Appendix I – License Primary Structural Change application
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 11-5255-40-207
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Award of Contract ITT-EN18-10: 287 Street at 123 Avenue Bridge Replacement
EXECUTIVE SUMMARY:
The 287 Street bridge which crosses Whonnock Creek has been identified for replacement through
the City’s Annual Bridge Inspection Program. The bridge provides access to 123 Avenue, a dead end
road servicing 13 properties. The bridge was built in 1991 using two twin steel used railcars joined
together with cast-in-place concrete deck on timber formwork founded on reinforced concrete spread
footings. The consultant has recommended replacement of the bridge as repairing the bridge is not
an option due to the unique construction. The bridge replacement is in the City’s approved 2018
Financial Plan.
The City has developed an innovative approach to minimize impacts to the neighbourhood. It is
proposed that a new prefabricated girder bridge with concrete deck will be constructed on the road
allowance, and the old bridge will be lifted out and replaced with the new structure the same day.
The road will be out of service for approximately half a day only. The Fire Department will have a
vehicle and crew on the far side during the structure replacement. Residents are aware of the
proposed bridge replacement and a communications plan will ensure they are informed through the
project duration.
The 287 Street bridge project entails removal and disposal of the existing bridge structure, cleaning
and sealing the existing abutments, re-grading the embankments, placement of riprap to protect
abutments and installation of a new prefabricated vehicular girder bridge.
An Invitation to Tender for this project was issued on March 13, 2018 and closed on April 13, 2018.
Three tenders were received and the lowest compliant bid was submitted by Seismic 2000
Construction Ltd. in the amount of $408,213.00, excluding taxes. A contract contingency of
$40,820.00 is recommended to address potential variations in field conditions.
Council approval to award the contract is required for the work to proceed.
RECOMMENDATION:
THAT Contract ITT-EN18-10: 287 Street at 123 Avenue Bridge Replacement be awarded to Seismic
2000 Construction Ltd. in the amount of $408,213.00 excluding taxes; and
THAT the Financial Plan be amended to increase project funding by $110,500.00 from Infrastructure
Sustainability – Roads Fund; and
THAT a contract contingency of $40,820.00 be approved to address potential variations in field
conditions; and further
THAT the Corporate Officer be authorized to execute the contract.
1109
DISCUSSION:
a) Background Context:
The 287 Street bridge which crosses Whonnock Creek has been identified for replacement
through the City’s Annual Bridge Inspection Program. The bridge provides access to 123
Avenue, a dead end road servicing 13 properties. The bridge was built in 1991 using two
twin steel used railcars joined together with cast-in-place concrete deck on timber formwork
founded on reinforced concrete spread footings. The consultant has recommended
replacement of the bridge as repairing the bridge is not an option due to the unique
construction. The bridge replacement is in the City’s approved 2018 Financial Plan.
The City has developed an innovative approach to minimize impacts to the neighbourhood. It
is proposed that a new prefabricated girder bridge with concrete deck will be constructed on
the road allowance, and the old bridge will be lifted out and replaced with the new structure
the same day. The road will be out of service for approximately half a da y only. The Fire
Department will have a vehicle and crew on the far side during the structure replacement.
Residents are aware of the proposed bridge replacement and a communications plan will
ensure they are informed through the project duration.
The 287 Street bridge project entails removal and disposal of the existing bridge structure,
cleaning and sealing the existing abutments, re-grading the embankments, placement of
riprap to protect abutments and installation of a new prefabricated vehicular girder bridge.
Tender Evaluation
An Invitation to Tender issued on March 13, 2018 and closed on April 13, 2018. Three
compliant tenders were received. These are listed below from lowest to highest price
(excluding taxes):
Tender Price
(excluding taxes)
Seismic 2000 Construction Ltd. $408,213.00
Kingston Construction Ltd. $499,350.00
Surespan Construction Ltd. $560,200.00
Staff has evaluated the tenders and the lowest compliant bid is $408,213.00 from Seismic
2000 Construction Ltd. They have completed a number of projects with a similar scope as
287 Street at 123 Avenue Bridge Replacement and are suitably qualified to complete the
works. Staff undertook reference checks to confirm Seismic 2000 Construction Ltd. is
capable of completing the project successfully and feedback was positive.
b) Desired Outcome:
The desired outcome is to remove and dispose the old bridge and install a new prefabricated
vehicular girder bridge to service 123 Avenue residents, while minimizing disruption to
residents. This bridge is the only access to 123 Avenue.
c) Strategic Alignment:
The Corporate Strategic Plan has directed staff to manage municipal infrastructure through
infrastructure plans. The plan to upgrade this bridge is supported by annual bridge
inspections and technical review and it is now appropriate to complete the construction.
d) Citizens/Customer Implications:
The replacement of the bridge is important as it is the only access to 123 Avenue that
services 13 properties.
Construction is anticipated to commence in June and the access to 123 Avenue is expected
to remain open to traffic during the construction, except for a 6 hour full closure during the
removal and replacement of the bridge. The Fire Department will have a vehicle and crew on
the far side during the structure replacement.
The surrounding residents have been informed of the project and they will be kept updated
during construction through the Communications Plan.
e) Interdepartmental Implications:
The Engineering Department has worked with the Operations and Fire Department in
developing this project.
f) Business Plan/Financial Implications:
The projected expenditures (excluding taxes) are as follows:
Operations
Consultants
Construction Contract Cost
Contract Contingency
Total Projected Project Cost
Existing Funding
2017 – ISR Roads
2018 – ISR Roads (Proposed)
Total Funding Sources
$
$
$
$
$
$
$
$
203.37
11,072.50
408,213.00
40,820.00
460,308.87
350,000.00
110,500.00
460,500.00
The bridge replacement is in the City’s approved 2018 Financial Plan for a budget of
$350,000.00. A contract contingency of $40,820.00 is recommended to address potential
variations in field conditions. Costs to date are $10,000.00 leaving a shortfall of
$110,500.00 that will be funded from Infrastructure Sustainability – Roads Fund.
CONCLUSIONS:
The 287 Street bridge which crosses Whonnock Creek has been identified for replacement as part of
the City’s Annual Inspection Program and is in the approved 2018 Financial Plan. The City has
developed an innovative approach to minimize impacts to the neighbourhood.
The tender price of $408,213.00 excluding taxes by Seismic 2000 Construction Ltd. is the lowest
compliant tendered price. It is recommended that Council approve the award to Seismic 2000
Construction Ltd. It is also recommended that contract contingency of $40,820.00 be approved to
address unforeseen items and that the Financial Plan be amended to increase project funding by
$110,500.00 from Infrastructure Sustainability – Roads Fund.
“Original signed by Jeff Boehmer” “Original signed by Catherine Nolan” for
Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA, CPA, CGA
Manager of Design & Construction Concurrence: Chief Financial Officer
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager Public Works & Development Services
“Original signed by Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 11-5255-40-187
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Award of Contract ITT-EN18-21: 232 Street Road and Drainage Improvements
(132 Avenue to Silver Valley Road)
EXECUTIVE SUMMARY:
232 Street between 132 Avenue and Silver Valley Road is a major corridor into Silver Valley and a s
development progresses the traffic demands on 232 Street will continue to increase. The 232
Street Road and Drainage Improvements (132 Avenue to Silver Valley Road) project is in the City’s
approved Financial Plan to construct to a two-lane multi-modal urban roadway configuration with
safe pedestrian and cycling facilities with accommodation for equestrian users. A portion of the
environmental works for this project, the relocation of Paradise Creek was successfully completed in
2017. Additional off-site environmental works will be completed at Blaney Hamlet Park in 2019
under a separate contract to meet the environmental compensation requirements.
The 232 Street (132 Avenue to Silver Valley Road) project entails upgrading the existing roadway to a
two lane multi-modal urban roadway and includes roadway construction, embankment fill, retaining
walls, reconstruction and extension of driveways onto private properties, multi-use path, sidewalk,
curbs, a southbound bike lane, ducting for future fibre optic cable, LED street lighting, a roundabout
at 132 Avenue, storm sewer, ditch infill and an environmental compensation channel adjacent to the
Alouette River. The project construction is anticipated to commence in late May 2018 with
substantial completion by January 2019. A road closure in the area from 132 Avenue to 136 Avenue
is planned for a period of up to two months, during July and August, to increase production and
realize cost saving to the City and minimize overall inconvenience to residents. During the road
closure, access through the corridor will be maintained for TransLink buses, residents fronting the
project and heavy construction vehicles accessing Silver Valley that are not permitted to cross the
bridge on 224 Street. The road closure will not affect access to Yennadon Elementary School. All
efforts will be made to minimise the duration of the road closure and residents will be regularly
informed of the project status through the project’s communication plan.
Reconstruction of an existing roadway is challenging as the design had to recognize and
accommodate the existing road profile, utilities as well as established dwellings. In the case of 232
Street the existing road grade is greater than that allowed in current design standards, is underlain
in parts by bedrock and there is variation in elevation across the road allowance. The engineering
consultant created and evaluated multiple road profiles in an effort to balance all of the elements,
utilizing the maximum allowable grades but there is a portion of the roadway that will require the
construction of retaining walls at the property lines along with the reconstruction and re-profiling of
driveways onto private properties.
Since the early stages of the design a property consultant has been working with each impacted
property owner to resolve issues around temporary access onto private property to construct the
retaining walls as well as the re-profiling of the driveways. Out of a total of 32 affected properties,
25 have signed off on a Temporary Construction Access Agreement (TCAA) and the City is continuing
to work with to achieve signoff on the remainder.
1110
An Invitation to Tender was issued on March 13, 2018 and closed on April 13, 2018. Two tenders
were received and the lowest compliant bid was submitted by “MRC Total Build LP by its General
Partner MRC Total Build Ltd.” (MRC) in the amount of $5,079,856.94, excluding taxes. The total
project costs are within the approved budget, including a construction contingency of $800,000.00
that is recommended due to the complexity of the work and will only be utilized if required to address
unforeseen issues throughout construction. The project also involves third party utility relocations,
electrical, geotechnical, environmental monitoring, construction compliance reviews, contract
administration and construction inspection. It is recommended the design consultant, McElhanney
Consulting Services Ltd. (McElhanney) be retained for construction inspection and contract
administration services due to the complexity of the project.
The construction contract is structured such that if subdivision developments on 232 Street north of
136 Avenue that are currently under construction do not complete their underground works in
advance of the City’s project as scheduled, then the roadworks component of this project will
terminate at 136 Avenue in 2018. The roadworks between 136 Avenue and Silver Valley road would
then be completed under a separate capital construction contract in 2019. Should these scheduling
conflicts arise, delaying the roadworks north of 136 Avenue will minimize disruptions to Silver Valley
residents and minimize the need for development projects adjacent to 232 Street to disturb a newly
constructed roadway to install servicing in the near future.
The City has submitted an application (award is pending) to Bike BC for $879,012.19 for cycling
infrastructure grant funding for projects that support Regional Cycling Corridors by creating efficient
and safe direct travel routes. The City has secured grant funding from TransLink in the amount of
$251,340.00 in support of regional bike needs and will be accessing Gas Tax funding for
$270,000.00.
Council approval to award the contract is required for the work to proceed.
RECOMMENDATION:
THAT Contract ITT-EN18-21, 232 Street Road and Drainage Improvements (132 Avenue to Silver
Valley Road), be awarded to MRC Total Build LP by its General Partner MRC Total Build Ltd. in the
amount of $5,079,856.94 excluding taxes; and
THAT a construction contingency of $800,000.00 be approved to address potential variations in field
conditions; and
THAT the McElhanney Consulting Services Ltd. contract for Engineering Design Services for 232
Street Preliminary and Detailed Design (132 Avenue to Silver Valley Road), be amended to increase
the budget by $420,000.00 for contract administration, construction inspection and support
services during construction to a total of $735,855.00; and further
THAT the Corporate Officer be authorized to execute the contracts.
DISCUSSION:
a) Background Context:
232 Street between 132 Avenue and Silver Valley Road is a major corridor into Silver
Valley and as development progresses the traffic demands on 232 Street will continue to
increase. The 232 Street Road and Drainage Improvements (132 Avenue to Silver
Valley Road) project is in the City’s approved Financial Plan to construct to a two-lane
multi-modal urban roadway configuration with safe pedestrian and cycling facilities with
accommodation for equestrian users. A portion of the environmental works for this
project, the relocation of Paradise Creek was successfully completed in 2017. Additional
off-site environmental works will be completed at Blaney Hamlet Park in 2019 under a
separate contract to meet the environmental compensation requirements.
The 232 Street (132 Avenue to Silver Valley Road) project entails upgrading the existing
roadway to a two lane multi-modal urban roadway and includes roadway construction,
embankment fill, retaining walls, reconstruction and extension of driveways onto private
properties, multi-use path, sidewalk, curbs, a southbound bike lane, ducting for future
fibre optic cable, LED street lighting, a roundabout at 132 Avenue, storm sewer, ditch
infill and an environmental compensation channel adjacent to the Alouette River. The
project construction is anticipated to commence in late May 2018 with substantial
completion by January 2019. A road closure in the area from 132 Avenue to 136 Avenue
is planned for a period of up to two months, during July and August, to increase
production and realize cost saving to the City and minimize overall inconvenience to
residents. During the road closure, access through the corridor will be maintained for
TransLink buses, residents fronting the project and heavy construction vehicles
accessing Silver Valley that are not permitted to cross the bridge on 224 Street. The
road closure will not affect access to Yennadon Elementary School. All efforts will be
made to minimise the duration of the road closure and residents will be regularly
informed of the project status through the project’s communication plan.
Reconstruction of an existing roadway is challenging as the design had to recognize and
accommodate the existing road profile, utilities as well as established dwellings. In the
case of 232 Street the existing road grade is greater than that allowed in current design
standards, is underlain in parts by bedrock and there is variation in elevation across the
road allowance. The engineering consultant created and evaluated multiple road profiles
in an effort to balance all of the elements, utilizing the maximum allowable grades but
there is a portion of the roadway that will require the construction of retaining walls at
the property lines along with the reconstruction and re-profiling of driveways onto private
properties.
Utility relocations by third parties including BC Hydro, Telus, Shaw and Fortis are required
as part of the project and are included in the total project costs.
Tender Evaluation
An Invitation to Tender was issued on March 13, 2018 for the 232 Street Road and
Drainage Improvements (132 Avenue to Silver Valley Road) and closed on April 13,
2018. Two compliant tenders were received as noted below:
Tender Price
(excluding taxes)
MRC Total Build LP by its General Partner
MRC Total Build Ltd. (MRC) $5,079,856.94
B&B Contracting (2012) Ltd. $6,168,600.00
Staff have reviewed the tenders and the lowest compliant bid is $5,079,856.94 from
MRC. They have completed a number of projects on municipal roadways and are suitably
qualified to complete the works. Reference checks were completed to confirm MRC is
capable of completing the project successfully and feedback from other clients was
positive.
Consultant Construction Services
Staff recommend that given the complex nature of the topography, private property
alterations, third party utility relocations, environmental mitigation and drainage
elements of the project, on-site field reviews and monitoring by the design consultant,
that McElhanney be retained to satisfy Engineer of Record requirements. Furthermore,
McElhanney be retained to provide contract administration and construction inspection
services for the project.
McElhanney’s property consultant has also been working with the 232 Street residents
since July 2017 to develop Temporary Construction Access Agreements to facilitate
construction, and will continue this role as liaison with residents.
Included in the construction services provided by McElhanney is the specialized support
of an environmental consultant (McElhanney), a geotechnical consultant (Braun
Geotechnical) and an electrical consultant (DMD) to provide support during construction.
McElhanney has provided an estimate for these services in the amount of $420,000.
b) Desired Outcome:
The desired outcome of this report is to obtain Council approval to award the contract to
re-construct 232 Street between 132 Avenue and Silver Valley Road that will provide
significant improvements to safety, convenience and accessible movement of people,
goods and services. This project will also provide a strong multi-modal transportation
system by promoting alternative modes (pedestrian, bike) of travel to reduce reliance on
the automobile.
c) Strategic Alignment:
The improvements on 232 Street will contribute to the development of a multi-modal
transportation system and provide enhanced pedestrian and cycling facilities as
recommended in the Strategic Transportation Plan.
d) Citizen/Customer Implications:
Since the early stages of the design project a property consultant has been working with
each impacted property owner to resolve issues around temporary access onto private
property to construct the retaining walls as well as the re-profiling of the driveways. Out
of a total of 32 affected properties, 25 have signed off on a Temporary Construction
Access Agreement (TCAA) and the City is very close to achieving signoff on the remainder.
A Communication Plan has been developed with the City’s Manger of Corporate
Communications, which will include the general public being informed of the construction
progress through the City’s website, social media sources and electronic information
boards at key locations. The estimated construction duration is approximately eight
months (160 working days) with construction commencing approximately two weeks
after the project is awarded.
The impact to local traffic, residents, and businesses in the neighbourhood will be
minimized as much as possible. 232 Street will remain open to general traffic
throughout construction with the exception of up to a two month road closure
commencing in July 2018; all effort will be made to minimize the closure period. During
this scheduled closure, general traffic will be detoured via Foreman Drive and 224
Street; however, access through the corridor will be provided to residents within the
project limits, transit buses, garbage/recycling collection and trucks weighing over 32
tonnes. Outside of the road closure, work on roadways and interruption of traffic is
prohibited during peak traffic periods of 6:00am – 9:00am and 3:00pm – 6:00pm.
Single lane alternating traffic will be maintained at all times unless approved otherwise in
the Traffic Management Plan.
e) Interdepartmental Implications:
The Engineering, Operations, Planning (Environmental Services) and Parks Departments
have provided input during the design and City resources will be utilized where possible
in the interests of cost effectiveness and efficiencies.
f) Business Plan/Financial Implications:
The projected expenditures (excluding taxes) are within the existing approved budget and
as follows:
Costs to Date (Design & 2017 Construction)
Consultant Construction Services (McElhanney)
Construction Contract Cost (MRC Total Build)
Utility Relocates (Hydro, Telus, Shaw and Fortis)
Tie-ins and Relocations - Operations (Water)
Off-site Environmental Compensation (2019)
Property Acquisition and Statutory ROW
Property Restorations
Contract Contingency (as needed)
Total Projected Project Cost
$
$
$
$
$
$
$
$
$
$
1,076,339.28
420,000.00
5,079,856.94
505,000.00
225,000.00
150,000.00
175,000.00
238,000.00
800,000.00
8,669,196.22
The project funding sources from 232 Street (132 Ave to Silver Valley Rd), LTC 002065,
are as follows:
Development Cost Charges (DCC)
General Capital Funding (GCF)
Drainage Reserve
Grant Funding (Gas, MRNB, BICCS)
Infrastructure Sustainability – Roads
Total Approved Budget
$
$
$
$
$
$
5,695,670.00
880,370.00
1,000,759.00
521,340.00
571,862.00
8,670,001.00
In addition to the secured funding noted above, the City has a pending application with
BikeBC for $879,012.19 in grant funding that if secured will result in a reduction of City
funding by an equal amount. The construction contingency will only be utilized if required
to address unforeseen issues throughout construction.
CONCLUSIONS:
The 232 Street Road and Drainage Improvements (132 Avenue to Silver Valley Road) project is in
the City’s approved Financial Plan to upgrade this major corridor to create a safe and inviting
roadway for all road users.
The tender price of $5,079,856.94 excluding taxes by MRC Total Build LP by its General Partner
MRC Total Build Ltd. for 232 Street Road and Drainage Improvements (132 Avenue to Silver Valley
Road) is the lowest compliant tendered price. It is recommended that Council approve the award of
the contract to MRC Total Build LP by its General Partner MRC Total Build Ltd. and a contract
contingency of $800,000.00 be approved. It is also recommended that construction consulting
services by McElhanney Consulting Services Ltd. for $420,000.00 be approved.
“Original signed by Jeff Boehmer” “Original signed by Catherine Nolan” for
Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA, CPA, CGA
Manager of Design & Construction Concurrence: Chief Financial Officer
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager Public Works & Development Services
“Original signed by Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.´
Scale: 1:7,500 Date: Feb 2, 2017Department: Engineering
232 Street
Location Map
0 80 160 240 320 m
0 270 540 810 1,080 ft
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO: 11-5255-70-114
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Award of Contract ITT-EN-18-32: Foreman Drive at 232 Street PRV and Flow
Meter Station
EXECUTIVE SUMMARY:
The Foreman Drive at 232 Street Pressure Reducing Valve (PRV) and Flow Meter Station is required
to facilitate ongoing development in Silver Valley. The PRV will improve water system reliability by
allowing water to flow from the higher pressure zone into the lower pressure zone during periods of
high demand. The project also facilitates watermain upgrades that are required as part of the 232
Street Road and Drainage Improvements project that will be constructed in 2018.
The Foreman Drive at 232 Street PRV and Flow Meter Station project works generally consist of the
supply and installation of a PRV Chamber, control kiosk including power supply, radio antenna pole
for SCADA communications, modifications to the existing Flow Meter Chamber, connections to the
watermain system and associated civil, electrical and mechanical work as well as general site clean-
up. The Foreman Drive at 232 Street PRV and Flow Meter Station installation is in the City’s
approved Financial Plan and is identified in the Water Distribution Master Plan.
An Invitation to Tender was issued on March 19, 2018 and closed on April 16, 2018. Three tenders
were received and the lowest compliant bid was submitted by Webbco Industrial Ltd. in the amount
of $384,600.00, excluding taxes. A contract contingency of $39,000 is recommended for
unforeseen items.
Council approval to award the contract is required for the work to proceed.
RECOMMENDATION:
THAT Contract ITT-EN18-32: Foreman Drive at 232 Street PRV and Flow Meter Station , be awarded
to Webbco Industrial Ltd. in the amount of $384,600.00 excluding taxes; and
THAT a contract contingency of $39,000 be approved for unforeseen items; and further
THAT the Corporate Officer be authorized to execute the contract.
DISCUSSION:
a)Background Context:
The Foreman Drive at 232 Street Pressure Reducing Valve (PRV) and Flow Meter Station
project has been recommended by engineering consultants to address the ongoing
development in the Silver Valley area.
1111
The Foreman Drive at 232 Street PRV and Flow Meter Station is part of phased
improvements that will enable the provision of drinking water to higher elevations in Silver
Valley (west of the North Alouette) than are presently served. The existing empty Flow Meter
Chamber will be modified to allow for installation of a flow meter. This project also supports
the watermain upgrades that are required as part of the 232 Street Road and Drainage
Improvements project that will be constructed in 2018.
The Foreman Drive at 232 Street PRV and Flow Meter Station project works generally consist
of supply and installation of a PRV Chamber, control kiosk including power supply, radio
antenna pole for SCADA communications, modifications to the existing Flow Meter Chamber,
connections to the watermain system associated civil, electrical and mechanical work and
general site clean-up. The Foreman Drive at 232 Street PRV and Flow Meter Station
installation is in the City’s approved Financial Plan and is identified in the Water Distribution
Master Plan.
Tender Evaluation
An Invitation to Tender was issued on March 19, 2018 and closed April 16, 2018. Three
tenders were received as listed below from lowest to highest price (excluding taxes):
Tender Price (excluding taxes)
Webbco Industrial Ltd. $384,600.00
Drake Excavating (2016) Ltd. $460,257.00
Sandpiper Contracting LLP $636,831.00
The lowest compliant bid was $384,600.00 (excluding taxes) from Webbco Industrial Ltd.
Staff have reviewed the tenders and recommend the contract be awarded to Webbco
Industrial Ltd. Staff have checked references on past and comparable projects and have
confirmed satisfactory performance. Webbco is presently undertaking a similar project for
the City of the installation of a PRV at 224 Street and 127 Avenue.
b) Desired Outcome:
To ensure the water distribution system has appropriate capacity for ongoing growth in Silver
Valley.
c) Strategic Alignment:
The Corporate Strategic Plan has directed staff to manage municipal infrastructure. The
Water Distribution Master Plan and water system modeling recommends this installation to
improve water system reliability by allowing water to flow from the high pressure zone into
the lower pressure zone during periods of high demand.
d) Citizen/Customer Implications:
Construction will commence two weeks after contract award and traffic management plans
will be in place to minimize the impact to everyday traffic, residents, and businesses in the
neighbourhood. Most of the work will take place on the north boulevard of Foreman Drive
and out of the way of traffic.
Impacted parties, as well as the general public will be informed of the construction progress
through the Communications Plan. Any traffic impacts will be minor and short in duration
between the hours of 9:00 am and 3:00 pm and coordinated with the 232 Street Road and
Drainage Improvements project.
e) Interdepartmental Implications:
The Engineering and Operations Departments have provided input during the design stage
and City resources will be utilized where possible in the interests of cost effectiveness and
efficiencies. Inspection services will be undertaken by the City during construction, but due
to the complex nature of this project, Stantec will provide construction support services to
review technical submissions and interim inspections.
f) Business Plan/Financial Implications:
The projected expenditures (excluding taxes) are as follows:
Costs to date (Stantec for design)
Tie-Ins by Operations
Construction Contract Cost
Construction Support Services (Stantec)
Contract Contingency
Total Projected Project Cost
Existing Funding
Development Cost Charges
Water Utility Fund
Total Funding Sources
$
$
$
$
$
$
$
$
$
58,518.00
30,000.00
384,600.00
20,000.00
39,000.00
532,118.00
490,012.00
59,989.00
550,001.00
CONCLUSIONS:
The Foreman Drive at 232 Street Pressure Reducing Valve (PRV) and Flow Meter Station has been
identified for installation as part of the City’s Water Distribution Master Plan and is in the approved
2018 Financial Plan. The operation of the PRV will facilitate ongoing development in Silver Valley.
The tender price of $384,600.00 excluding taxes by Webbco Industrial Ltd. for Foreman Drive at 232
Street PRV and Flow Meter Station is the lowest compliant tendered price. It is recommended that
Council approve the award to Webbco Industrial Ltd. It is also recommended that contract
contingency of $39,000 be approved to address unforeseen items, for a total amount of
$423,600.00 excluding taxes.
“Original signed by Jeff Boehmer” “Original signed by Trevor Thompson”
Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA, CPA, CGA
Manager of Design & Construction Concurrence: Chief Financial Officer
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
“Original signed by Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
1 of 7
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: May 8, 2018
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: 2017 Consolidated Financial Statements
EXECUTIVE SUMMARY:
The 2017 Financial Statements have been prepared using the accounting standards and reporting model
mandated by the Public Sector Accounting Board (PSAB). BDO Canada LLP has conducted an audit of the
financial statements and they will form an integral part of the 2017 Annual Report. In order to satisfy
current audit rules, Council must formally accept the financial statements before BDO can issue their
audit opinion.
Financial reporting in local government serves to communicate the fiscal health and well-being of a
community and there are two main documents that form part of the City’s financial reporting:
The Financial Plan, a forward looking document that sets out planned expenditures and how they
will be paid for over the next five years, and
The Financial Statements, a retrospective document that reports on the City’s financial condition
at a point in time and financial performance during the year just ended.
There are a number of key terms included in the financial statements that are important to understand
before drawing any conclusions about the City’s financial results for 2017:
Net Financial Position: provides a snapshot of where the City stands financially in terms of the
resources it held and the debt it owed at December 31. It is the difference between our financial
assets and our liabilities and provides an indication of financial flexibility. If Net Financial Positon
is negative it is referred to as Net Debt and indicates that revenues that will be collected in the
future are needed to pay for liabilities that already exist. If it is positive, it is referred to as Net
Financial Assets and indicates a greater degree of flexibility.
Accumulated Surplus: is the total of all the City’s assets, both financial and non-financial, less our
liabilities. It represents the net economic resources available for service provision. The largest
element of this number is the value of our tangible capital assets, the physical assets used in day-
to-day service provision, meaning the accumulated surplus balance does not represent a source
of cash available to finance our day-to-day operations.
Annual Surplus: is the difference between annual revenues and expenses, as reported on the
Statement of Operations. It is important to keep in mind that items included in revenue do not
necessarily represent cash received during the year. For example, the value of contributed
tangible capital assets is reported as a revenue, but does not represent cash the City received. On
the expense side, only the annual cost of using those assets is recognized through amortization.
The amounts expended for capital investment or renewal is not included, nor is the value of
infrastructure contributed to the City through development. This accounting requirement results
in a large reported annual surplus, but does not represent a cash surplus.
1131
2 of 7
This report focuses on our Financial Statements for the 201 7 fiscal year. Overall results for the year
were positive. Our Net Financial Position increased by $18.26 million to $104.6 million and our
Accumulated Surplus increased by $34 million to $1.097 billion.
RECOMMENDATION:
That the 2017 Financial Statements be accepted.
DISCUSSION:
Financial reporting in local government serves to communicate the fiscal health and well-being of a
community and there are two main documents that accomplish this: the Financial Plan and the Financial
Statements, each with very different objectives.
The Financial Plan is a forward looking document that sets out the City’s planned expenditures and
transfers to reserves for the next five years and identifies how those expenditures and transfers will be
funded. The Community Charter requires that municipalities prepare a “balanced budget”. This means
that the total of any proposed expenditures or transfers to reserves must not exceed the total of proposed
revenues or transfers from reserves. In simple terms, the Financial Plan answers the question: “what are
we going to do and how are we going to pay for it?”
In contrast, the Financial Statements, are a retrospective document that look at the year just ended,
comparing our actual financial performance in the year to the activities identified in the Financial Plan.
The Community Charter requires municipalities to prepare the financial statements in accordance with
generally accepted accounting principles for local governments. In Canada, those principles are set by
the Public Sector Accounting Board (PSAB). The objective of a municipality’s Financial Statements is to
report on its financial condition at a point in time and its financial performance for the year.
The differing objectives of the Financial Plan and the Financial Statements, combined with the different
rules guiding their preparation, can easily result in confusion when trying to comp are the two documents.
For example, the Financial Plan treats transfers to and from reserves as transactions, while the Financial
Statements, at the consolidated level, ignore transfers as they take place within the corporate entity. It is
important to keep the different rules and objectives in mind as we now look at financial results for 2016.
The 2017 Consolidated Financial Statements present the City’s results of operations during the year and
the financial positon as at December 31, 2017. Financial performance is compared to the Financial Plan
adopted in May of 2017 as this was the plan used to set property taxation rates, and to prior year results.
The transactions included in the Financial Statements are those that took place between the City and
outside parties, internal transactions, such as transfers between reserves, which are important for
financial planning purposes, have been eliminated.
The City’s auditors, BDO Canada LLP, have conducted an audit of the Statements and, pending Council’s
acceptance of the statements, will finalize their audit report. The audit report will be “unqualified”. This is
the highest form of assurance an auditor can provide and indicates the statements are free of material
misstatements and that readers can rely on them for decision making purposes.
There are a number of key terms in the Financial Statements tha t are important to be familiar with before
drawing any conclusions about the 2017 results:
Net Financial Position: provides a snapshot of where the City stands financially in terms of the
resources it held and the debt it owed at December 31. It is the difference between our financial
assets and our liabilities and provides an indication of financial flexibility. If Net Financial Positon
3 of 7
is negative it is referred to as Net Debt and indicates that revenues that will be collected in the
future are needed to pay for liabilities that already exist. If it is positive, it is referred to as Net
Financial Assets and indicates a greater degree of flexibility.
Accumulated Surplus: is the total of all the City’s assets, both financial and non-financial, less our
liabilities. It represents the net economic resources available for service provision. The largest
element of this number is the value of our tangible capital assets, the physical assets used in day-
to-day service provision, meaning the accumulated surplus balance does not represent a source
of cash available to finance our day-to-day operations.
Annual Surplus: is the difference between annual revenues and expenses, as reported on the
Statement of Operations. It is important to keep in mind that items included in revenue do not
necessarily represent cash received during the year. For example, the value of contributed
tangible capital assets is reported as a revenue, but does not represent cash the City received. On
the expense side, only the annual cost of using those assets is recognized through amortization.
The amounts expended for capital investment or renewal is not included, nor is the value of
infrastructure contributed to the City through development. This accounting requirement results
in a large reported annual surplus, but does not represent a cash surplus.
The City’s Financial Statements are comprised of the following:
Statement of Financial Position
Statement of Operations
Statement of Change in Net Financial Assets
Statement of Cash Flow
Significant Accounting Policies
Notes to the Financial Statements
Segment Report
Supporting Schedules 1-6
The Notes to the Financial Statements provide additional information for the items found on the
Statement of Financial Position and the Statement of Operations and are referenced on each of these
statements.
A discussion of the Financial Statements follows:
Statement of Financial Position
The Statement of Financial Position is the public sector version of a balance sheet. One of the key
indicators on this statement is the Net Financial Positon. As noted above, it is calculated by subtracting
our liabilities from our financial assets and is one piece of information available to assess the City’s
financial flexibility. At the end of 2017 the City had Net Financial Assets of $104.6 million, an increase of
$18.26 million over 2016. The increase is the result of timing differences actual and planned
expenditures, in addition, as part of our long-term financial planning processes, we may deliberately
collect revenues over time to build the financial capacity needed for future expenditures. This practice
will increase our financial assets, and our financial positon, until the expenditures occur.
The other key indicator that appears on this statement is Accumulated Surplus. As noted above, this is
the total of all our assets, both financial and non-financial, less our liabilities. This number represents the
net economic resources available for service provision. The bulk of this number comes from the value of
our tangible capital assets, meaning it does not represent cash that can be spent to support our
operations. At the end of 2017, the City’s accumulated surplus was $1.097 billion compared to $1.064
billion in 2016. Of this amount, $976 million is the book value of the City’s tangible capital assets,
compared to $960.4 million in 2016.
4 of 7
Key items to note on the Statement of Financial Position:
Combined cash and cash equivalents, and portfolio investments increased by $37.2 million. This
is the result of increased cash balances available to invest due to timing differences between
planned and actual expenditures, increases in development related deposits and collections.
Debt decreased by $2.93 million due to the scheduled repayment of debt, most of which relates
to our Town Centre facilities.
Statement of Operations
The Statement of Operations is the public sector version of an income statement, reporting revenues and
expenses for the year. The difference between revenues and expenses is referred to as the annual
surplus if positive, or the annual deficit if negative. It is important to note that accounting rules require us
to include in revenues items such as the value of infrastructure contributed to the city through
development, but on the expense side we include only the cost of using those assets through
amortization, not the value of the assets received. This results in a reported annual surplus that does not
represent a cash surplus. In 2017, the City recorded contributed infrastructure with a value of $16.7
million. This amount was recorded as revenue. On the expense side, the amortization recorded for these
assets was $172K. The City’s Annual Surplus was $34.04 million. Almost half of this amount comes
from the transactions associated with contributed assets received during the year and, as noted
previously, there is no cash received by the City related to these assets.
As noted earlier in the report, when the Financial Plan is prepared, we ensure that all planned sources of
funding are equal to all planned uses of funding. This is referred to as a “balanced budget”. Not all of
the elements that result in a balanced budget are included in the Statement of Operations. Some
Financial Plan transactions, such as transfers to and f rom reserves, are eliminated from the summary
financial statements as they are internal transactions; other items are not included as they do not meet
the definition of an expense. For example, our planned investment in tangible capital assets will result in
an expenditure of resources, but not an expense. The annual cost of using our tangible capital assets,
recorded as amortization, is an expense and is included on this statement. A reconciliation between the
Financial Plan and the Financial Statements is shown in Note 17 to the Financial Statements.
The following discusses the Statement of Operations:
Consolidated Revenues: Actual $156.4 million; Budget $193.65 million
Not all monies the City receives are recorded as revenues at the time of receipt. Monies, such as
Development Cost Charges, that are collected for specific capital works are recorded as a liability when
received. When we budget for the capital expenditures that are funded from these sources we also
budget to record the revenue, which results in a draw down of the liability. If capital expenditures do not
occur, no revenue is recognized and the funds remain on hand, recorded as a liability.
In 2017, consolidated revenues were below budget by $37.26 million. This is comprised of variances in a
number of categories, particularly those related to capital. The following highlights some of the key
variances:
User fees and other revenues in excess of budget estimates by $2 million. Key contributors
include building permits ($345,000) and planning fees ($200,000) both driven by the continued
brisk place of development in the community; recycling revenues ($265,000), as well as user fees
in both the Sewer & Water Utilities ($620,000).
Development revenues below budget estimates by $31.9 million, due in large part to factors such
as DCC liabilities not being drawn down to fund the related work.
Government Transfers (grants) revenues below budget estimates by $3.8 million, due to timing
differences between budget and actual
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Developer contributed assets less than budget estimates by $3.3 million.
As noted above, revenues below budget estimates for development revenues do not represent a cash
shortfall as the related expenditures did not occur. Similarly, the revenue amount recorded for
contributed assets, does not represent a cash shortfall as this number represents the value of assets
received, not a payment received by the City.
Consolidated Expenses – Actual $122.35 million; Budget $132.96 million
Expenses are comprised of general operating expenses for goods and services, labour, interest on debt
and amortization of our tangible capital assets. The actual cash expended to invest in the replacement or
acquisition of assets is not reflected on this statement.
In 2017, consolidated expenses were below budget by $10.6 million. Some key items contributing to this
result include:
Approximately $3.6 million in capital related projects
$300 thousand from the RCMP contract
Approximately $4.8 million in projects scheduled for 2017 that will proceed in 2017.
Savings of approximately $1.5 million on salary costs, due in part to recruitment challenges
experienced in 2017.
Statement of Change in Net Financial Assets
The change in Net Financial Position in a year is explained by the difference between revenues and
expenditures. If we recognize more revenue that we expend, then the net financial position will increase;
if less then it will decrease. In 2017, the City’s financial position increased by $18.26 million to $104.6
million. It is important to keep in mind that as part of the City’s long-term financial planning processes,
we may collect revenues over time to build capacity for future expenditures. This practice increases the
City’s financial assets, and the net financial position, until the related expenditures occur.
Statement of Cash Flow
The Statement of Cash Flow explains the change in the balance of cash and cash equivalents for the
year, showing the impact of various types of transactions on the balance. For example the statement
shows that $46 million was generated from operating activities and that $19.7 million was used for
capital activities.
Segment Report
The Segment Report enhances the information found on the Consolidated Statement of Operations. The
information is laid out in the same manner, but provides a greater level of detail. City services have been
segmented by grouping activities by function, as directed by PSAB. For example, protection of the public
is achieved by activities such as bylaw enforcement and inspection services in addition to police and fire
fighting services, so all of these activities are reported as part of the Protective Services segment.
Revenues that are directed related to the costs of a function have been reported in each segment,
including revenues related to capital investment. Expenses are broken down to the categories of goods
and services, labour, debt servicing, and amortization. The Segment Report allows us to see how much
each segment contributes to the annual surplus before considering allocations of taxes and o ther
municipal resources. As described earlier, annual surplus is the difference between annual revenues and
expenses.
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The following table shows the departments included in each segment:
Reporting Segments
General Gov’t Protective Svc Recreation Planning; Public
Health & Other Transportation Water
Sewer
Human Resources Police Parks Planning Engineering Water Sewer
Clerks Fire Leisure Svc Recycling Operations
Administration Bylaws Youth Svc Cemetery Drainage
Finance Inspection Svc Arts Social Planning Roads
Purchasing Emergency Svc Library
Information Svc
Legislative Svc
Economic Dev
Communications
The above discussion focuses on the Consolidated Financial Statements, and, as noted, consists of
transactions only with outside parties; internal transactions, such as transfers are not included. It is
useful to look at some areas of our organization in isolation, particularly the General Revenue Fund and
the Sewer and Water Utilities. While the Financial Statements do not show each of these elements in
isolation, aggregated information is shown on Schedules 1 and 3 to the Consolidated Financial
Statements.
General Revenue
It is important to look at the General Revenue Fund in isolation, as to a large extent, the transactions that
take place in this fund drive property taxation. The Audit and Finance Committee received a report on
March 6, 2018, noting that preliminary results were favourable in comparison to budget, suggesting a
General Revenue annual surplus of $850,000. Now that results have been finalized, the General
Revenue annual surplus is $726,000 bringing the accumulated surplus balance to $10 million.
Sewer and Water Utilities
The Sewer and Water Utilities are self-funded business units that manage the collection and distribution
of water and liquid waste as well as the related infrastructure. A large portion of the costs in the utilities
are driven by the Regional District and Council has used a rate stabilization policy for a number of years.
Under this policy, accumulated surplus amounts are deliberately built in a systematic manner over a
period of time in order to provide for our commitment towards larger regional projects as well as
variations in our own annual infrastructure investment. This practice allows Council to smooth the impact
of variations in annual spending levels on our rate payers.
The accumulated surplus balances in both utilities increased in 201 7, as shown in Note 14 to the
Financial Statements, in part due to work projects that will proceed in 2018, and in part to build the
financial capacity to address future infrastructure renewal requirements. The accumulated surplus
balance in the sewer utility is expected to be drawn down in 2018 and 2019 and then begin to
accumulate again through 2022; in the water utility, the accumulated surplus balance is expected to
continue to build through 2022.
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The following shows the accumulated surplus amounts in each of the utilities:
Reserves
The City’s reserves are an important financial planning tool and provide a mechanism to build capacity
over time to undertake strategic projects. They are reviewed on a regular basis to assess their adequacy,
with adjustments made when capacity permits.
The term “reserve” is often applied to both our reserve funds and our reserve accounts and there are
important distinctions between the two resources. Reserve funds are statutory, meaning they are
established by bylaw for specific purposes. Once monies are transferred to a reserve fund, they can only
be used for the purpose outlined in the establishing bylaw. Reserve accounts are appropriations of
surplus, established to meet specific business needs. They can be established or dissolved as directed
by Council, as long as identified business needs are met and risks managed appropriately.
At the beginning of 2017, the City had $84.6 million in total reserves, as shown in Schedule 6 to the
Financial Statements. At the end of 2017 the City has $97.7 million in reserves, an increase of $13.1
million. This variance is the combined result of planned capital investment that will occur in the future
and end of year provisions for various operating projects and initiatives. A separate report will provide
detailed information on our reserves.
CONCLUSIONS:
The City’s reserves are sound and the long-term financial plans reflect the ability of the City to meet its
future obligations. Overall results for 2017 are positive. We ended the year with an Annual Surplus
amount of $34 million, and an Accumulated Surplus balance of $1.098 billion.
“Original signed by Catherine Nolan”
Prepared by: Catherine Nolan, CPA, CGA
Corporate Controller Manager of Accounting ??
“Original signed by Trevor Thompson”
Reviewed by: Trevor Thompson, CPA, CGA
Chief Financial Officer GM, Corporate and Financial Service ??
“Original signed by Paul Gill”
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
2017 2016
Sewer Utility $ 8,935,862 $ 8,144,538
Water Utility $ 12,840,034 $ 11,296,039
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Consolidated Financial Statements
Notes to the Consolidated Financial StatementsNotes to the Consolidated Financial StatementsNotes to the Consolidated Financial StatementsNotes to the Consolidated Financial Statements
For the year ended December 31, 2017For the year ended December 31, 2017For the year ended December 31, 2017For the year ended December 31, 2017
1.1.1.1. Cash and cash equivalentsCash and cash equivalentsCash and cash equivalentsCash and cash equivalents
Cash and cash equivalents as at December 31, 2017 were comprised as follows:
Dec 31, 2017Dec 31, 2017Dec 31, 2017Dec 31, 2017 Dec 31, 2016
Cash $$$$20,631,87720,631,87720,631,87720,631,877 $11,443,946
Cash equivalents 7,000,0007,000,0007,000,0007,000,000 8,098,148
$$$$27,631,87727,631,87727,631,87727,631,877 $19,542,094
Cash equivalents are comprised of BC Credit Union term deposits with effective interest rates of 1.5% - 1.9%1.5% - 1.9%1.5% - 1.9%1.5% - 1.9%
(1.5% - 1.6% for 2016). Additionally, the City holds cash and cash equivalents of $3,288,086$3,288,086$3,288,086$3,288,086 ($2,633,511 for
2016) and agreements and interest receivable of $215,934$215,934$215,934$215,934 ($187,345 for 2016) for trusts which are not
reported elsewhere in the financial statements. They are held for the following trusts:
Balance
Dec 31, 2016
Interest
Earned Receipts Disbursements
Balance
Dec 31, 2017
Latecomer Fees $40,544 $-$152,478 $108,187 $$$$84,83584,83584,83584,835
Cemetery Perpetual Care 1,090,511 28,976 61,093 28,976 1,151,6041,151,6041,151,6041,151,604
Greater Vancouver Sewer & Drainage
District
535,147 -1,362,049 942,091 955,105955,105955,105955,105
Albion Dyking District 1,154,654 585 262,117 104,880 1,312,4761,312,4761,312,4761,312,476
$2,820,856 $29,561 $1,837,737 $1,184,134 $$$$3,504,0203,504,0203,504,0203,504,020
2.2.2.2. Portfolio InvestmentsPortfolio InvestmentsPortfolio InvestmentsPortfolio Investments
Portfolio investments include Canadian bank notes and BC Credit Union term deposits with effective interest rates
of 1.65% - 2.91%. A portion of the bank notes held have interest payments linked to the performance of a set of
equities or a financial index without stated or certain interest rates. For these investments, income is recognized
as it is received; in 2017 returns were positive and ranged to 3.64%. Included in interest earnings are gains on
investments sold before maturity. In 2017 gains were $71,498 $71,498 $71,498 $71,498 ($0 for 2016). The City does not hold any asset
backed commercial paper or hedge funds.
The carrying value of securities is based on the cost method whereby the cost of the security is adjusted to reflect
investment income that is accruing and any permanent decline in market value. During the term of individual
investments there will be fluctuations in market values. Such fluctuations are considered normal, and if held to
maturity, market value will be equal to face value.
The carrying value of Portfolio Investments at December 31, 2017 was $187,717,851$187,717,851$187,717,851$187,717,851 ($158,579,174 for 2016).
The market value at December 31, 2017 was $187,715,380$187,715,380$187,715,380$187,715,380 ($158,703,643 for 2016).
3.3.3.3. Accounts ReceivableAccounts ReceivableAccounts ReceivableAccounts Receivable
2017201720172017 2016
Property Taxes $$$$4,944,5974,944,5974,944,5974,944,597 $5,025,022
Other Governments 2,450,3822,450,3822,450,3822,450,382 4,197,992
General and Accrued Interest 3,856,2763,856,2763,856,2763,856,276 3,920,849
Development Cost Charges 3,472,9353,472,9353,472,9353,472,935 3,877,516
14,724,19014,724,19014,724,19014,724,190 17,021,379
Less: Allowance for Doubtful Accounts (60,757)(60,757)(60,757)(60,757)(39,718)
$$$$14,663,43314,663,43314,663,43314,663,433 $16,981,661
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