HomeMy WebLinkAbout2014-11-03 Committee of the Whole Agenda and Reports.pdf
City of Maple Ridge
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each)
1:00 p.m.
1.1 Rachel Woloshyn, 2014-059-RZ, 11403 240th Street
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
1101 2014-024-RZ, 24990 110 Avenue, RS-3 to RS-1b
Staff report dated November 3, 2014 recommending that Official Community
Plan Amending Bylaw No. 7114-2014 designate from Suburban Residential to
Low/Medium Density Residential and to amend the Urban Area Boundary be
given first and second readings and be forwarded to Public Hearing and that
Zone Amending Bylaw No. 7081-2014 to permit 5 RS-1b lots under the Albion
Density Bonus be amended as identified in the staff report, be given second
reading as amended and forwarded to Public Hearing.
COMMITTEE OF THE WHOLE
AGENDA
November 3, 2014
1:00 p.m.
Council Chamber
Committee of the Whole is the initial venue for review of issues. No voting
takes place on bylaws or resolutions. A decision is made to send an item to
Council for debate and vote or to send an item back to staff for more
information or clarification before proceeding to Council.
Note: Owners and/or Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Committee of the Whole Agenda
November 3, 2014
Page 2 of 5
1102 2014-076-RZ, 22173 Cliff Avenue, RS-1 to RT-1
Staff report dated November 3, 2014 recommending that Zone Amending
Bylaw No. 7113-2014 to rezone from RS-1 (One Family Urban Residential) to
RT-1 (Two Family Urban Residential) to permit 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 2014-059-RZ, 11403 240 Street, RS-3 to RM-1
Staff report dated November 3, 2014 recommending that Zone Amending
Bylaw No. 7107 – 2014 to rezone from RS-3 (One family Rural Residential) to
RM-1 (Townhouse Residential) for future development of approximately 18
townhouse units be given first reading and that the applicant provide further
information as described on Schedules A,C, D & F of the Development
Procedures Bylaw No. 5879-1999.
1104 2013-029-RZ, 22305 and 22315 122 Avenue
Staff report dated November 3, 2014 recommending Bylaw No. 6987-2013
be deferred until demolition of the exiting building and outbuilding at 22315
122 Avenue be completed and payment of outstanding charges be made.
1105 RZ/033/08, 10366 240 Street, Final One Year Extension
Staff report dated November 3, 2014 recommending that rezoning
application RZ/033/08 to rezone from RS-2 (One Family Suburban) to R-3
(Special Amenity Residential District) to allow for a future 13 lot subdivision be
granted final one year extension.
1106 2011-019-DVP, 10515 and 10595 240 Street and 23950 Zeron Avenue
Staff report dated November 3, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2011-019-DVP for variances to the
front, rear and interior yard setbacks and to increase the maximum building
height and retaining wall height to permit a townhouse development of 52
units.
1107 2011-019-DP, 10515 and 10595 240 Street and 23950 Zeron Avenue
Staff report dated November 3, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2011-019-DP to permit a townhouse
development of 52 units.
Committee of the Whole Agenda
November 3, 2014
Page 3 of 5
1108 2014-058-DP, 100 – 22805 Lougheed Highway
Staff report dated November 3, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2014-058-DP to allow for external
renovations to the building under the Town Center Incentive Program.
1109 2013-101-DVP, 20758 Lougheed Highway
Staff report dated November 3, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2013-101-DVP to reduce the rear
setback, to increase the maximum building height, to decrease the amount of
parking stalls, to increase the amount of small car spaces and to reduce
servicing upgrades to Owen Street to permit construction of a new Mark’s
Work Wearhouse.
1110 2013-101-DP, 20758 Lougheed Highway
Staff report dated November 3, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2013-101-DP to permit construction of
a new Mark’s Work Wearhouse.
1111 2011-134-DP, 2011-134-DVP, 24891 104 Avenue, 10480 240 Street and
24860 106 Avenue
Staff report dated November 3, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2011-134-DVP to vary some setbacks
and height variances to buildings and landscape retaining walls and that the
Corporate Officer be authorized to sign and seal 2011-134-DP to regulate the
form and character of the 64 townhouse units.
1112 2013-013-DVP, 24286 102 Avenue
Staff report dated November 3, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2013-013-DVP to reduce the right-of-
way width on 101A Avenue, 243 Street, and the three proposed lanes, and to
reduce the constructed road width on 243 Street, and three proposed lanes
to permit subdivision of 18 lots and two remainder lots.
1113 2013-013-DP, 24286 102 Avenue, Intensive Residential Development Permit
Staff report dated November 3, 2014 recommending that the Corporate
Officer be authorized to sign and seal 2013-013-DP to permit 18 lots and two
remainder lots.
Committee of the Whole Agenda
November 3, 2014
Page 4 of 5
1114 5% Money in Lieu of Parkland Dedication, 12130 and 12122 203 Street
Staff report dated November 3, 2014 recommending that the owner of land
proposed for subdivision at 12130 203 Street, under application 2012-037-
SD, pay an amount that is not less than 62,592.00 and that the owner of land
proposed for subdivision at 12122 203 Street, under application 2011-099-
SD, pay an amount that is not less than $48,683.00.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Economic Advisory Commission Amending Bylaw
Staff report dated November 3, 2014 recommending that Bylaw No. 7117-
2014 to reflect the current composition of the EAC and to include a new
member be given first, second and third readings.
1132 Health & Safety Program
Staff report dated November 3, 2014 recommending that 50% of the
WorkSafe rebate be re-invested into health and safety programs and that the
financial plan be amended.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151 Award of Janitorial Services Contract
Staff report dated November 3, 2014 recommending that the contract for
Janitorial Services be awarded to Hallmark Facility Service Inc. for an annual
contract price of $314,400.00 (excluding taxes) noting that the contract is for
a twelve-month period with options to renew yearly, for three (3) additional
twelve-month terms.
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
November 3, 2014
Page 5 of 5
8. COMMUNITY FORUM
Checked by:________________ Date: ________________
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to ask questions of
Council on items that are of concern to them, with the exception of Public Hearing
by-laws that 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 speak or ask questions (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 the
individual members of Council. The total time for this Forum is limited to 15
minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Other opportunities are available to address Council including public hearings and
delegations. 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
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2014-024-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7114-2014
Second Reading
Maple Ridge Zone Amending Bylaw No.7081-2014
24990 110 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone a portion of the subject property, located at 24990 110
Avenue, from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density)
Residential), and to amend the Albion Area Plan Boundary of Schedule “I” to correct the location of
the Urban Area Boundary. The applicant intends to choose the Density Bonus option within the RS-
1b (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area,
enabling single-family lot sizes of 371 m². The required amenity fee of $3,100.00 per lot less than
557 m² will be collected by the Approving Officer at the subdivision approval stage. An Official
Community Plan (OCP) amendment is required to correct an anomaly with the location of the Urban
Area Boundary at the southeast corner of the subject property, and to redesignate a portion of the
land use from Suburban Residential to Low/Medium Density Residential. The amendment is
considered administrative in nature and is supportable.
The application received first reading for Zone Amending Bylaw No. 7081-2014 on June 10, 2014.
Since first reading Zone Amending Bylaw No. 7081-2014 has been revised, with the addition of item
3, to include an amendment to the Albion Area Plan Boundary of Schedule “I”, as shown on Map No.
1629.
RECOMMENDATIONS:
1. That Official Community Plan Amending Bylaw No. 7114-2014 be given first and second
readings and be forwarded to Public Hearing;
2. That, in accordance with Section 879 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7114-2014 on the municipal website, and Council considers it unnecessary to
provide any further consultation opportunities, except by way of holding a Public Hearing on
the bylaw;
3. That Official Community Plan Amending Bylaw No. 7114-2014 be considered in conjunction
with the Capital Expenditure Plan and Waste Management Plan;
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4. That it be confirmed that Official Community Plan Amending Bylaw No. 7114-2014 is
consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 7081-2014 be amended as identified in the staff report dated
November 3, 2014, be given second reading, and be forwarded to Public Hearing;
6. That Council require, as a condition of subdivision approval, the developer to pay to the City an
amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 941 of the Local
Government Act; and,
7. That the following terms and conditions be met prior to final reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
ii. Amendment to Official Community Plan Schedule "B";
iii. Amendment to Official Community Plan Schedule “A”, Chapter 10.2 Albion Area Plan,
Schedule 1: Albion Area Plan, and Figure 1: Northeast Albion.
iv. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office
which addresses the suitability of the site for the proposed development;
v. Removal of the existing buildings within the area to be rezoned;
vi. In addition to a Site Profile, a disclosure statement must be submitted by a
Professional Engineer advising whether there is any evidence of underground fuel
storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is
required to ensure that the subject property is not a contaminated site.
DISCUSSION
a) Background Context:
Applicant: Elizabeth Ouwehand
Owner: Elizabeth Ouwehand
Legal Description: Lot 2, Section 11, Township 12, Plan New Westminster District
Plan 84254
OCP:
Existing: Low/Medium Density Residential (98%), and Suburban
Residential (2%)
- 3 -
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
RS-3 (One Family Rural Residential)
Surrounding Uses:
North: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
South: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
East: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential; Suburban
Residential
West: Use: Single-Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low / Medium Density Residential
Existing Use of Property: Rural Residential
Proposed Use of Property: Single-Family Residential
Site Area: 1.27 ha (3.15 acres)
Access: Morrisette Place and extension of 109 Avenue
Servicing requirement: Urban Standard
Companion Applications: 2014-024-SD
b) Project Description:
The subject property is located within the Albion Area Plan, and has single family residential lots
located to the north, west, and east. The property to the south is a single-family residential lot that
is under application (2012-109-RZ) at second reading, to be rezoned from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision
into approximately thirteen lots. The single-family house on the northern part of the subject property
will remain on a large remnant parcel (see Appendix C), and will remain RS-3 (One Family Rural
Residential) zoned. The site is relatively flat with some vegetation on the southern half of the
subject property, as well along the western perimeter.
The applicant has requested to rezone the southern portion of the subject property from RS-3 (One
Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) with a Density
Bonus, in accordance with the Community Amenity Program. The Community Amenity Program is
detailed in Zone Amending Bylaw No. 6996 – 2013, which will permit the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
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a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. Zoning requirements consistent with the R-1 (Residential District) zone will apply
and supersede the zoning requirements for the RS-1b (One Family Urban
(Medium Density) Residential) zone.
The proposed development consists of five R-1 (Residential District) sized lots in the southern
portion of the subject property, and one large remnant lot with the existing house. The five R-1 lots
will amount to an Amenity Contribution of approximately $15,500.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision. The remainder of
the lands, approximately 0.921 ha (2.28 acres), will retain the existing RS-3 (One Family Rural
Residential) zoning and will remain a single lot as municipal services cannot be provided to these
lands at this time. Major infrastructure improvements are required before sanitary sewer and water
service can be extended beyond the proposed subdivision on the southern portion of the property.
An existing dwelling on the northern portion of the lands will be retained.
c) Planning Analysis:
Official Community Plan:
The bulk of the subject property is located within the Albion Area Plan and is currently designated
Low-Medium Density Residential (98%), and a small portion is designated Suburban Residential
(2%) in the OCP. Currently, the Urban Area Boundary bisects a small corner of the subject property
such that the property is not entirely within the urban area.
Metro Vancouver staff have confirmed that the subject property is 100% within the Region’s Urban
Containment Boundary, as well as the Fraser Sewer Area and can develop without obtaining any
Regional approvals. Upon close inspection of the OCP land use designation maps, approximately 2%
of the site is designated Suburban Residential, and is outside of the Urban Area Boundary, but
should be 100% within the OCP’s Urban Area Boundary. A review of historic records illustrates that
the 1989 OCP placed 100% of the subject property in the Urban Area Boundary. It appears that
over time the line has encroached upon the subject property, possibly due to an error in digitizing.
Based on this, an OCP amendment is required to facilitate a minor administrative boundary
adjustment to realign the Urban Area Boundary with the Regional Growth Strategy, Urban
Containment Boundary and Fraser Sewer Area. Redesignation of the land from Suburban
Residential to Low/Medium Density Residential is also required in the affected area.
The application is in compliance with the OCP Amending Bylaw No 6995 – 2013, that establishes
the Community Amenity Program, and in compliance with the Zoning Amending Bylaw No. 6996 –
2013, that permits a Density Bonus option in the Low/Medium Density Residential designation in
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the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as
discussed above in the Project Description.
Zoning Bylaw:
The current application proposes to rezone a portion of the property located at 24990 110 Avenue
from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential)
with a Density Bonus (see Appendix C), to permit future subdivision into approximately five single-
family lots, with the remainder of the parcel not being rezoned with this application. Since first
reading Zone Amending Bylaw No. 7081-2014 has been revised to include an amendment to the
Albion Area Plan Boundary of Schedule “I”, to correct the location of the Urban Area Boundary. The
proposed OCP amendment will facilitate the rezoning of the southern corner of the subject property
to RS-1b (One Family Urban (Medium Density) Residential).
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each
lot that is less than 557 m2 is required, as discussed in the Project Description above.
Any variations from the requirements of the Density Bonus zone of R-1 (Residential District) for lots
less than 557 m² or from the requirements of the RS-1b (One Family Urban (Medium Density)
Residential) zone for lots greater than 557 m² will require a Development Variance Permit
application.
Development Information Meeting:
A Development Information Meeting was not required for this development as there are less than 25
dwelling units proposed, as per Council Policy 6.20 for Development Information Meetings.
Parkland Requirement:
As there are more than two additional lots proposed to be created, the developer will be required to
comply with the park dedication requirements of Section 941 of the Local Government Act prior to
subdivision approval.
For this project, there is no suitable land for park dedication on the subject property and it is
therefore recommended that Council require the developer to pay to the City an amount that equals
the market value of 5% of the land required for parkland purposes. The amount payable to the City
in lieu of park dedication must be derived by an independent appraisal at the developer’s expense.
Council consideration of the cash-in-lieu amount will be the subject of a future Council report.
d) Environmental Implications:
No watercourses or steep slopes have been identified on the development site, therefore,
Watercourse Protection and Natural Features Development Permits are not required. A Stormwater
Management Plan is required and it is to be coordinated with the adjacent development.
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e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has identified that overhead utility services to the portion of the
property being rezoned must be removed or converted to underground connections. Other servicing
works required for this development will be provided at the time of subdivision.
f) Intergovernmental Issues:
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 879 of the Local
Government Act. The amendment required for this application, to change the land use designation
for 2% of the site, and amend the Urban Area Boundary, 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.
CONCLUSION:
It is recommended that first and second reading be given to Maple Ridge Official Community Plan
Amending Bylaw No. 7114-2014, that second reading be given to Maple Ridge Zone Amending
Bylaw No. 7081-2014, and that application 2014-024-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”_____________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter”________for_________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”_____________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Amending Bylaw No. 7114-2014
Appendix C – Zone Amending Bylaw No. 7081-2014
Appendix D – Subdivision Plan
City of PittMeadows
District ofLangley
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DATE: Apr 4, 2014 FILE: 2014-024-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
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Scale: 1:2,000
24990 110 AVENUE
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7114-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
______________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedules "A" & "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. 7114-2014."
2.Schedule “A”, Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Figure 1:
Northeast Albion are hereby amended for that parcel or tract of land and premises known
and described as:
Lot 2, Section 11, Township 12, New Westminster District Plan 84254
and outlined in heavy black line on Map No. 890, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential.
3.Schedule “A”, Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Figure 1:
Northeast Albion are hereby amended to relocate the Urban Area Boundary, as shown on
Map No. 891, a copy of which is attached hereto and forms part of this Bylaw.
4 Schedule "B" is hereby amended, for that parcel or tract of land and premises known and
described as:
Lot 2 Section 11 Township 12 New Westminster District Plan 84254
and outlined in heavy black line on Map No. 890, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Low/Medium Density Residential.
5.Schedule “B” is hereby amended to relocate the Urban Area Boundary, as shown on Map
No. 891, a copy of which is attached hereto and forms part of this Bylaw.
APPENDIX B
6. 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
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Bylaw No. Map No. Purpose: From:To: Suburban Residential Low/Medium Density Residential
7114-2014890
1:2,500
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Urban Area Boundary
To Amend Schedule A, Chapter 10.2, Albion Area Plan, Schedule 1 and Figure 1To Amend Schedule B
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BCP 33200
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´
Bylaw No. Map No. Purpose:
7114-2014891
1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
To Amend the Urban Area Boundary as shown
Existing UrbanArea Boundary
Proposed UrbanArea Boundary
Urban AreaBoundaryTo Be Removed
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7081-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7081-2014."
2.That parcel or tract of land and premises known and described as:
Lot 2 Section 11 Township 12 New Westminster District Plan 84254
and outlined in heavy black line on Map No. 1617 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3.That the Albion Area Plan Boundary of Schedule “I” be amended as shown on Map
No. 1629, a copy of which is attached hereto and forms part of this Bylaw.
4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of June, 2014.
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
24
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10848
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10836
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10921
11025
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ROAD
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109 AVE.
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MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7081-20141617
Urban Area Boundary
Urban Area Boundary
10921
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11025
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11070
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108A AVE.
108B AVE.
24
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ROAD
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BCP 33200
7
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. Purpose:To amend the Urban Area Boundary on Schedule I
7081-20141629
Existing AlbionArea Plan Boundary
Proposed AlbionArea Plan Boundary
Albion AreaPlan BoundaryTo Be Removed
APPENDIX D
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2014-076-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 7113-2014
22173 Cliff Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 22173 Cliff Avenue, from
RS-1 (One Family Urban Residential) to RT-1 (Two Family Urban Residential) to permit the
development of a duplex. To proceed further with this application additional information is required
as outlined below.
Bylaw No. 7113-2014 will reduce the minimum parcel size for duplex in the Town Centre, which is in
compliance with the Town Centre Area Plan policies.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7113-2014 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: Mohssen Gerami
Owner: Mohssen Gerami
Legal Description: Lot 42, District Lot 397, Group 1, New Westminster District Plan
9218
OCP:
Existing: Single-Family Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RT-1 (Two Family Urban Residential)
- 2 -
Surrounding Uses:
North: Use: Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
South: Use: Conservation
Zone: C-3 (Town Centre Commercial); RS-1b (One
Family Urban (Medium Density) Residential)
Designation: Conservation and Park
East: Use: Commercial
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single-Family Residential
Existing Use of Property: Residential
Proposed Use of Property: Duplex
Site Area: 877 m² (0.22 acres)
Access: Cliff Avenue; lane access
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is located within the Town Centre Area Plan, at 22173 Cliff Avenue, and has
commercial lots to the north and east, conservation and vacant land to the south, and single-family
residential to the west. Cliff Avenue is located on the south side of the subject property, with lane
access on the north side (see Appendix A). The subject property has some trees on the perimeter of
the northern portion of the lot.
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.
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 development site is located within the Town Centre Area Plan and is currently designated Single-
Family Residential. The proposed RT-1 (Two Family Urban Residential) zoning complies with this land
use designation, as indicated by the following OCP policy:
- 3 -
3-17 To enable some densification in areas designated for Single-Family Residential,
Maple Ridge will consider:
e. Duplex development will be permitted on a corner lot or a lot with lane
access to concealed parking. The minimum lot size for duplex development is
557 m² and the character of the development should be similar to a single-
family development in its size, scale, and massing.
Zoning Bylaw:
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 (see
Appendix B). The RT-1 (Two Family Urban Residential) zone has a minimum parcel size of 871 m²,
but the Town Centre policies support a minimum lot size of 557 m² in the Town Centre. For that
reason a text amendment to the RT-1 (Two Family Urban Residential) zone has been prepared in
support of this application.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
A Development Permit is not required for this rezoning as a duplex is exempt from the Development
Permit Area Guidelines. However, a Section 219 Restrictive Covenant will be required to regulate the
form, character and internal arrangements of the duplex. The RT-1 (Two Family Urban Residential)
zone does not permit secondary suites.
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) Licences, Permits and Bylaws Department;
e) Ministry of Transportation and Infrastructure; and
f) Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. 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).
- 4 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the 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 Adam Rieu”______________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”___________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” ___________for_____
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by Paul Gill” _______________for______
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7113-2014
City of PittMeadows
District ofLangley
Di
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FRASER R.
^
DATE: Oct 27, 2014 FILE: 2014-076-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
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NORTH AVE
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DRIFTWOOD DR
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Scale: 1:1,500
22173 CLIFF AVENUE
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7113-2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7113-2014."
2.That PART 6, RESIDENTIAL ZONES, SECTION 601, ONE FAMILY AND TWO FAMILY
RESIDENTIAL ZONES, (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 adding the following after 4 (d):
(e) For lots located within the Town Centre, as identified on Schedule H, which are
either a corner lot or provided with lane access, the minimum net lot area and
dimensions created by subdivision shall not be less than:
(i) in net lot area 557.0 square metres
(ii) in lot width 20.0 metres
(iii) in lot depth 27.0 metres
3.To Amend Schedule “D” MINIMUM LOT AREA AND DIMENSIONS by the modification
of the following line as follows:
RT-1 22 m 30m 891 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, the minimum net lot area and
dimensions created by subdivision shall not be less than:
(a) in net lot area 557.0 square metres
(b) in lot width 20.0 metres
(c) in lot depth 27.0 metres
APPENDIX B
5. That parcel or tract of land and premises known and described as:
Lot 42 District Lot 397 Group 1 New Westminster District Plan 9218
and outlined in heavy black line on Map No. 1627 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RT-1 (Two Family Urban
Residential).
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
APPROVED by the Ministry of Transportation and Infrastructure this day of ,20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
22
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RT-1 (Two Family Urban Residential)
7113-20141627
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2014-059-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7107 – 2014
11403 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 11403 240 Street, from
RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) for the future development of
approximately 18 townhouse units. To proceed further with this application additional information is
required as outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7107 - 2014 be given first reading; and
That the applicant provide further information as described on Schedules A, C, D, and F of the
Development Procedures Bylaw No. 5879 – 1999.
DISCUSSION:
a) Background Context:
Applicant: Ryan Samson
Owners: L. Kiselich and 0995487 BC Ltd.
Legal Description: Lot 15, Section 16, Township 12, NWD Plan 34984
- 2 -
OCP:
Existing: Urban Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential) and
RS-3 (One Family Rural Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential and Conservation
East: Use: Single Family Residential and
Zone: RS-3 (One Family Rural Residential)
Designation: Agriculture and Low/Medium Density Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.461 ha (1.1 acres)
Access: 240 Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject property is located on the west side of 240 Street, south of 114A Avenue (see Appendix
A). There are flat, developable portions of the property on the east and west ends, with Rainbow
Creek extending across the southern property line (see Appendix B).
c) Project Description:
The applicant is proposing a townhouse development on the relatively level areas of the subject
property, with access off of 240 Street. Eighteen townhouse units are proposed, 11 units would
have double-car garages, and 7 units would have tandem garages, with one parking spot provided
within the townhouse building, and one parking spot provided on the driveway apron.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
- 3 -
d) Planning Analysis:
Official Community Plan:
The subject property is currently designated Urban Residential – Major Corridor in the OCP. Major
Corridor Residential characteristics includes ground-oriented housing forms such as single-detached
dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small lot
intensive residential, subject to compliance with Major Corridor Residential Infill policies. For the
proposed development, an OCP amendment may be will be required to adjust the Conservation area
boundary.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1 (Townhouse Residential) to permit the future development of 18 townhouse
units (see Appendices C and D). Any variations from the requirements of the proposed zone will
require a Development Variance Permit application.
Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Advisory Design Panel:
A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel
prior to second reading.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments will be sought from the
various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Licenses, Permits, and Bylaws Department;
e) Parks Department; and
f) School District.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will
take place between first and second reading.
- 4 -
f) Early and Ongoing Consultation:
In respect of Section 879 of the Local Government Act for consultation during an OCP amendment, it
is recommended that no additional consultation is required beyond the early posting of the proposed
OCP amendments on the City’s website, together with an invitation to the public to comment.
g) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Multi-Family Residential Development Permit Application (Schedule D); and
4. A Watercourse Protection Development Permit Application (Schedule F).
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the policies of the OCP; however an OCP
amendment to adjust the Conservation area boundary may be required. It is, therefore,
recommended that Council grant first reading subject to additional information being provided and
assessed prior to second reading.
“Original signed by Amelia Bowden”__________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Chuck Goddard” for__
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter”_____________for__
Approved by: Frank Quinn, MBA, P. Eng.
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”___________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Environmental Site Context Map
Appendix C – Zone Amending Bylaw No. 7107 – 2014
Appendix D – Proposed Site Plan
City of PittMeadows
District ofLangley
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FRASER R.
^
DATE: Jun 25, 2014 FILE: 2014-059-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
11403 240 STREET
APPENDIX A
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7107 – 2014
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7107 – 2014."
2.That parcel or tract of land and premises known and described as:
Lot 15 Section 16 Township 12 New Westminster District Plan 34984
and outlined in heavy black line on Map No. 1625 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 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
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´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
7107-20141625
Urban Area Boundary
Urban Area Boundary
416 WEST PENDER STREET
VANCOUVER, BC V6B 1T5
T 604.688.4220 F 604.688.4270
info@integra-arch.com
www.integra-arch.com
⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿⠿
INTEGRA ARCHITECTURE INC.
Copyright reserved. This drawing and design is and at alltimes remains the exclusive property of INTEGRAARCHITECTURE INC. and cannot be used without theArchitect's consent.
[ T I T L E ]
[ P R O J E C T ]
[ D A T E ]
[ S C A L E ]
[ I S S U E ]
[ D R A W I N G ]
[ P R O J E C T ]
[ C L I E N T ]49,753 sq ft
PROPERTY LINERIPARIAN AREA
MAPLE RIDGE, BC
Mar 7/14
Preliminary
13327
11403 240th STREET
TOWNHOMEDEVELOPMENT
1"=30'-0"
LUDWIG KISELICH
A-1.000
GROSS SITE AREA4,622 m2 (49,753 sq.ft.)
RM1 FSR 0.60 (2,781 m2)PROPOSED FSR 0.58 (2,680 m2)
UNITS SUMMARY
5 - A1 UNITS @ 1228.57 sq ft 2 - B1 UNITS @ 1298.91 sq ft 5 - C1 UNITS @ 1819.84 sq ft 6 - C2 UNITS @ 1834.58 sq ftTOTAL - 18 UNITS @ 28,847.35 sq ft
VISITOR PARKING0.2 x 18 = 3.6 spaces
SITE PLAN
SK-4
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N Elev.=42.69 (200Ø PVC)
Rim Elev.=44.08mSanitary MH
S Elev.=42.77 (150Ø PVC)
S Elev.=42.36 (200Ø PVC)
Sanitary MHRim Elev.=44.41mN Elev.=42.37 (200Ø PVC)
250Ø Conc.Elev.=38.59mInvert
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WM44.1342.7342.7341.9343.1343.2743.0242.6442.8042.7542.8344.1144.4544.5144.2644.2544.2744.2944.3444.4344.6144.4044.4944.4944.4744.4344.4438.5644.3344.2644.3044.2842.9543.4743.3743.6843.9543.3343.2843.7043.6543.9743.8043.4343.7342.9442.9642.9943.62
A1
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C2C2
APPENDIX D
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2013-029-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6987-2013
22305 and 22315 122 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential), to permit future construction of a 69
unit, 5 storey apartment building with underground parking. The proposed RM-2 (Medium Density
Apartment Residential) zoning complies with the Official Community Plan. This application received
first reading for Zone Amending Bylaw No. 6987-2013 on June 25, 2013.
At the time of first reading, single family homes, vacant since 2010, had been located on each
property and had been in a continual state of decline. These vacancies, state of decline, and lack of
local property management made the homes subject to unauthorized entry and occupation, which
resulted in two fires at the home located at 22305 122 Avenue in early 2014. Between 2011 and
2014, a total of 33 violations have occurred to the District of Maple Ridge Regulation of Untidy and
Unsightly Premises Bylaw No. 6533-2007. In each case it was necessary for the City of Maple Ridge
to hire a contractor to remediate the problems, as the owner did not do so in a timely manner (7-14
business days). The property owner has been billed directly for this work, and currently there is a
balance of $2,666.00 owing to the City of Maple Ridge. The home at 22305 122 Avenue was
demolished in September 2014, however the home and outbuilding at 22315 122 Avenue remains
vacant.
The Fire and Licenses, Permits, and Bylaws Departments have both strongly recommended that the
remaining home and outbuilding be demolished as soon as possible to prevent further fire risk,
unsightly and insecure premise infractions, and unauthorized entry and occupation. Both
departments have prepared Remedial Action reports, attached as Appendix C and D of this report.
Those reports are attached in support of the recommendation in this report, which does not include
the imposition of a remedial action requirement. It is anticipated, however, that staff may
recommend that Council make a remedial action order at a later date, in which case the attached
Remedial Action reports will be included in the report recommending remedial action, along with an
outline of the remedial action process.
Staff recommend that second reading be deferred at this time for a period of 60 days to provide
sufficient time for the applicant to demolish the home. In addition to the staff recommendation,
this report outlines an alternative that involves a shorter deferral period.
- 2 -
RECOMMENDATIONS:
1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987-2013
be deferred for the lesser of 60 days, or until the following terms and conditions are
completed:
a. Demolition of the existing house and outbuildings at 22315 122 Avenue within 60
days;
b. Payment of $2,666.00 in outstanding charges for Unsightly and Insecure Premise
Infractions within 30 days; and
c. Installation of secure temporary fencing around the building within 30 days.
2. That staff be directed to report back to Council on the status of the conditions noted in the
report dated November 3, 2014 for file 2013-029-RZ by January 13, 2015.
DISCUSSION:
a) Background Context:
Applicant: Bissky Architecture and Urban Design
Owners: Danik and Blossom Daniels
Legal Description: Lots A and B, District Lot 399, NWD Plan NWP13442
OCP:
Existing: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Multi-Family Residential
Zone: RM-5 (Low Density Apartment Residential)
Designation: Ground Oriented Multi-Family, Conservation
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Ground Oriented Multi-Family
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Rise Apartment, Conservation
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low Rise Apartment
- 3 -
Existing Use of Property: Vacant since September 2014 (22305 122 Avenue),
Unoccupied Single Family Home (22315 122 Avenue)
Proposed Use of Property: Multi-Family Residential
Site Area: 0.326 hectares (0.8 acres)
Access: 122 and 123 Avenues
Servicing requirement: Urban Standard
b) Project Description:
The subject site consists of two properties, characterized by a flat topography and forested in the
northern portion of the site. The site fronts 122 Avenue at the south end and 123 Avenue at the
north end, and is designated Low-Rise Apartment in the Official Community Plan. A boarded and
unoccupied single-family house and outbuilding is currently located at 22315 122 Avenue, and City
records indicate that the assessed value of the existing home is $56,100.00 as of March 2014.
The home at 22305 122 Avenue was significantly damaged by fire in February 2014 and was
demolished in September 2014. There is currently no sidewalk along either frontage of 122 or 123
Avenues. The properties have relatively narrow frontages (20 metres each) with significantly longer
lot depths (approximately 80 metres). The overall site is smaller than one acre.
The applicant proposes to construct a five storey wood frame building containing 69 one and two
bedroom units. 46 of the proposed units will have two bedrooms, and the remaining 23 will have
one bedroom. Underground parking is provided, on two levels, one of which is a half floor and does
not extend for the entire building footprint. The main building entrance is oriented on 122 Avenue,
which is consistent with other apartment buildings on the south side of 122 Avenue and further
west on the north side of 122 Avenue. The underground parking structure will be accessed opposite
the main entrance, via 123 Avenue. A common activity room is provided on the ground floor.
c) Development Site History:
There have been ongoing issues with both homes on the subject properties, which are detailed
below by the Fire and Licenses, Permits, and Bylaws Departments.
Fire Department:
The Fire Department has been involved with both subject properties since the buildings became
vacant in 2010. The following history has been provided for each property:
22305 122 Avenue:
The home located at 22305 122 Avenue was vacant from 2010 until it was demolished in
September 2014. The house had been in a continual state of decline. The Fire Department noted
that the home had not been secured on numerous occasions (i.e: fencing, boarding of doors and
windows to keep unauthorized persons out). The homeowner was contacted by the Fire Department
and ordered to have the property maintained secure or demolished; however the building was not
demolished until September 2014. This resulted in district staff arranging to have the building re-
- 4 -
secured on the owner’s behalf. All costs incurred by the District have been assigned to the property
owner under the Vacant/Abandonded Building Bylaw.
In addition to enforcing the security of the building, the 22305 building had two fires since first
reading of the rezoning application. The first fire occurred on July 5, 2011, which required 28 hours
of firefighter time at a wage expenditure of approximately $1,120.00. The second fire occurred on
February 26, 2014, which required 96 firefighter hours at a wage cost of approximately $3,850.00.
This does not include other costs such as fuel and other consumables.
22315 122 Avenue:
The vacant building at 22315 122 Avenue has been targeted by vandalism and squatting by
unauthorized persons since it became vacant in 2010. Within the structure there is evidence of
unauthorized people living inside and small fires having been set. There is evidence of copper theft
throughout the building with plumbing pipe and electrical conducters having been removed. The
interior of the building has been heavily damaged and the exterior is covered in graffiti.
Inside the structure, the interior wall drywall that was originally installed to provide a fire separation
between the rooms has been damaged or removed to the extent that it will no longer effectively
prevent the spread of fire. Similarly, the ceiling drywall separting the living space from the attic has
been damaged or removed to the point where it will no longer prevent the spread of fire. Without
the protection offered by the fire resistant properties of the wall and ceiling finishes, the building
structural elements are unprotected and will fail prematurely in the event of fire.
It is noted that the home on this property was used for filming in 2012, and a special effects permit
was obtain to simulate some fire and explosion effects. However, no impact to the structural
integrity of the building resulted from the filming.
In the Fire Department’s opinion, the existing building has no rental value or potential and therefore
would be beneficial to the City of Maple Ridge in having them demolished as part of the current
rezoning application process and not wait until lot consolidation at final reading. The Fire
Department’s Remedial Action report is included as Appendix C.
The Fire Department anticipates that with the upcoming winter months ahead, the vacant home and
outbuilding will continue to be the target of unauthorized entry, thereby increasing the possibility of
human caused fires. The Fire Department strongly recommends demolition of the existing home
and outbuilding as soon as possible in order to alleviate this issue. In the interim, it is also
recommended that temporary fencing be immediately installed around the buildings to restrict entry
until the buildings are demolished.
- 5 -
Licenses, Permits, and Bylaws Department:
In addition to the Fire Department responses to issues occurring at both the subject properties since
they became vacant in 2010, the Licenses, Permits, and Bylaws Departments has received a
number of calls for unsightly premise and insecure premise infractions, as outlined in the table
below:
2011 2012 2013 2014
22315 122 Avenue 2 calls for unsightly
premise; 1 call for
insecure premise
1 noise complaint, 2
calls for unsightly
premise; 3 calls for
insecure premise
5 calls for unsightly
premise; 2 calls for
insecure premise
2 calls for unsightly
premise; 1 call for
insecure premise
22305 122 Avenue
(prior to demolition
in September
2014)
4 calls for unsightly
premise; 1 call for
insecure premise
2 calls for unsightly
premise; 2 calls for
insecure premise
2 calls for unsightly
premise; 2 calls for
insecure premise
1 call for unsightly
premise; 1 call for
insecure premise
Total Number of
Complaints
8 10 11 5
For each of 20 unsightly violations for the properties over the past four years, the City of Maple
Ridge has hired a contractor to address the problems as the owner has not done so in a timely
manner (7-14 business days). The property owner has been billed directly for this work, and
currently there is a balance of $2,666.00 owing to the City of Maple Ridge. The Licenses, Permits,
and Bylaws Department has noted that the amount of officer time dealing with these properties has
been considerable, and the demolition of the remaining home would help reduce the number of
unsightly and insecure premise issues.
Staff recently met with the owner and inquired as to why the remaining home has not been
demolished. The owner noted that they intended to restore the home should the rezoning
application not be granted. At that time, staff asked that the owner provide the City with an
Engineer’s report verifying that a restoration was financially feasible. No such report was provided.
The Manager of Inspection Services has prepared a remedial action report for the remaining
building at 22315 122 Avenue (see Appendix D) and has determined that the value to remediate
the building will be cost prohibitive. The Remedial Action Report states:
A safety inspection was completed on February 26, 2014. Upon review of both the exterior and
interior of the building it was evident that the building has deteriorated and is damaged to the point
where it no longer complies to the minimum code requirements.
It is recommended that the applicant be required to demolish the home and outbuilding within 60
days and prior to Council granting second reading to the Zone Amending Bylaw. Additionally,
outstanding charges must be paid, and temporary fencing around the building must be installed
within the next 30 days. Staff have sought a legal opinion on this matter, and the City’s legal counsel
has confirmed that due to the ongoing source of concern and expense that the existing home is
posing, Council may defer second reading of the zone amending bylaw to avoid giving the applicant
- 6 -
further incentive to allow the problems outlined in this report to continue. It is noted that should this
application receive third reading, the applicant has up to three years to complete the required terms
and conditions if both one year extensions are sought, and it is possible that the home would remain
vacant during that time.
d) Planning Analysis:
Official Community Plan:
The development site is located in the North View Precinct of the Town Centre Area Plan. The site is
currently designated Low-Rise Apartment, which permits an apartment form with residential parking
provided underground. The Town Centre Area Plan Policy 3-22 regarding the Low-Rise Apartment
designation is as follows:
All Low-Rise Apartment developments should be a minimum of three (3) storeys and a
maximum of five (5) storeys in height.
The proposed development complies with the form envisioned in the Town Centre Area Plan. A
previous staff report dated May 6, 2013 provided a detailed assessment of applicable OCP policies,
including the following:
Policy 3-10 Lot Consolidation – Staff noted that the abutting properties directly east and
west of the subject properties may be left in a condition that is unsuitable for redevelopment
given their small lot size and amount of Conservation land.
Policy 3-15 Underground Parking – Staff noted that while the proposed development has
underground parking, the lack of lot consolidation may cause challenges for the adjacent
properties to build underground parking and comply with this policy.
Policy 5.2.1 Connective Pedestrian Network – The applicant will provide additional sidewalk
beyond their development frontage on 122 Avenue, and will extend the sidewalk across the
neighbouring property (22333 122 Avenue) to improve pedestrian circulation in the area.
Zoning Bylaw:
The current application proposes to rezone the properties located at 22305 and 22315 122 Avenue
from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to
permit future construction of a five storey, 69 unit apartment building with two levels of underground
parking containing 118 parking spaces.
This project aligns with the current RM-2 (Medium Density Apartment Residential) zone with the
exceptions of the variances outlined in the subsequent section. One variance in particular, for
building height, will comply with the draft changes for the RM-2 (Medium Density Apartment
Residential) zone in the forthcoming revised Zoning Bylaw.
- 7 -
Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 7: to increase the
maximum height from 4 to 5 storeys, and from 18 m (59 ft) to 19.5 m (64 ft).
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 8: To increase the height
of the underground parking structure from 0.8 m (2.6 ft) to 1.8 m (5.9 ft) above the average
finished grade of the site.
3. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 604, 6.b): To reduce the
underground parking structure setback from 1.5 m (4.9 ft) to 0 m on the west interior side
property line and from 3 m (9.8 ft) to 0.8 m (2.6 ft) on the west side and front property lines
The requested variances to the RM-2 (Medium Density Apartment Residential) zone have been
reviewed by the Planning Department and will be the subject of a future report to Council.
Off-Street Parking and Loading Bylaw:
The proposed project is in compliance with the Off-Street Parking and Loading Bylaw. In total,
the applicant has provided 118 parking spaces. This project, while located in the Town Centre, is
not located in the Central Business District and is therefore not eligible for a reduced parking
standard. The parking spaces provided are based on a ratio of 1.5 spaces per dwelling unit and 0.2
spaces for visitor parking. The proposed development includes 104 residential parking spaces and
14 visitor parking spaces.
Development Permits:
Pursuant to Section 8.11 of the Official Community Plan, the applicant has submitted a Town Centre
Area – Northview Precinct Development Permit application to ensure the current proposal complies
with key guideline concepts as outlined below based on the Project Architect’s design rationale:
1. Promote North and South View as distinctive, highly liveable multi-family neighbourhoods.
The proposed development will increase the residential density in the Northview Precinct and add to
the existing mix of low rise apartments, townhouses, and single family homes in the area. As this is
one of the first developments with a fifth floor in the RM-2 (Medium Density Apartment Residential)
zone, this development will complement the existing three and four storey apartments nearby. The
122 Avenue sidewalk extension along the frontages of both the subject properties and the
neighbouring property to the east (22333 122 Avenue), will enhance the liveability and safety for
pedestrians.
- 8 -
2. Create a pedestrian-friendly, ground-oriented, multi-family community
The underground parking access is located at the rear of the properties, via 123 Avenue. As a
result, the building entrance and 122 Avenue sidewalk are not impacted by driveway access. This
creates a safer walking environment along the development frontage, which is beneficial for children
and families walking to and from schools in the surrounding area. Benches and covered areas in
front of the building entrance further enhance define the sidewalk areas.
3. Maintain cohesive building styles.
This neighbourhood is an extreme mix of building age, style and building massing. Each site is
somewhat different to the next – creating an eclectic, varied and layered streetscape and
community. The building is consistent with new developments in the Town Centre in terms of colour
palette, building finishes, and massing.
4. Capitalize on important views.
The proposed building is oriented north-south, and will provide view to the Golden Ears Mountains
for the top floors.
5. Provide private and semi-private green space.
Each unit will have a private outdoor space comprising of either a ground floor patio or a balcony,
both of which will overlook landscaped area. Semi private green space will surround the apartment
building and will contain pedestrian pathways and seating.
6. Provide climate appropriate landscaping and green features
The Project Landscape Architect has provided appropriate plants and trees for both the climate and
the form of development, around the perimeter of the building.
7. Maintain street interconnectivity.
Street interconnectivity will be maintained with this development application, and improvements
along both 122 and 123 Avenue will enhance pedestrian amenities. Pedestrian access points are
provided at both the north and south ends of the building.
Advisory Design Panel:
This project was forwarded to the Advisory Design Panel on October 14, 2014. This meeting did not
have a quorum. One absent member provided comments in writing. To avoid the application being
delayed if forwarded to the November Advisory Design Panel meeting, the project Architect made his
presentation and the members present provided their comments. The other members concurred
with the comments when circulated the following day by email. They will be formally considered as a
motion at the next ADP meeting. The following comments were provided:
- 9 -
It was decided that the application be supported and the following concerns be addressed as the
design develops and be submitted to Planning staff for follow up:
Consider stepping down the upper edge of the underground parking building along
the west side to incorporate landscaping;
Consider making the area along the ramp more transparent when viewed from the
street;
Consider improving the urban realm close to the main entrance of the building where
it connects to the sidewalk;
Consider increasing one of the corner or central building elements to be taller and
thus more prominent;
Consider using contrast coloring on some of the higher level soffits and for the entry
feature;
Consider providing a 15 minute drop off zone at the curb side in front of the main
entrance;
Consider incorporating a pocket of short term visitor bicycle parking adjacent to the
ramp at the main entrance;
Consider reworking the landscaping area at the north west corner of the building to
provide a more direct path to that entrance;
Consider introducing a trellis to the overhang at the underground parking.
The ADP comments have been provided to the Project Architect and will be reflected in the final
Development Permit drawings. 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 on October 1, 2014 at the applicant’s office and a
second meeting was held at the Maple Ridge Library on October 22, 2014. Three residents
attended the first meeting and one person attended the second meeting. General questions
regarding the development process and the details of the proposal were addressed at the meeting.
No concerns were raised at the meeting, however local residents indicated that the proposal would
improve the existing use of the properties and make the area more inviting.
- 10 -
e) Interdepartmental Implications:
In addition to the comments provided by the Fire and Licenses, Permits, and Bylaws Departments
earlier in this report, the following comments have been provided by the Engineering Department.
Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that since all
required services do not exist, a Rezoning Servicing Agreement will be required prior to final
approval. These servicing improvements will include sidewalk, curb and gutter, street tree and
street lighting along both the 122 Avenue and 123 Avenue frontages. Additionally, as outlined in the
first reading report, the applicant will be required to extend the sidewalk along 122 Avenue beyond
the subject properties’ frontage and to the current extent of the sidewalk, approximately 62 m (203
ft) to the east. Road dedication will be required along 123 Avenue to achieve the full local road
width, plus additional land for a future cul-de-sac bulb at the end of 123 Avenue. The developer will
be responsible for providing a security equivalent to the future cost of the cul-de-sac construction
when the neighbouring property to the east develops.
f) Alternative:
An alternative that Council may consider is to defer the application for a shorter period of time to
require the applicant to address some key concerns without demolition condition. Should Council
wish to pursue this option, the following recommendation is provided for consideration:
1. That consideration of second reading of Maple Ridge Zone Amending Bylaw No. 6987-
2013 be deferred for 30 days to allow the applicant to complete the following:
i. Payment of $2,666.00 in outstanding charges for Unsightly and Insecure Premise
Infractions within 30 days;
ii. Installation of secure temporary fencing around the building within 30 days; and
iii. Provision of contact information for a local Property Manager within 30 days.
Once the applicant has completed the required terms, staff will prepare a report for Council’s
consideration of second reading. It is anticipated that the Fire and Licenses, Permits, and Bylaws
Departments will submit a Remedial Action report for Council consideration in order to expedite the
demolition of the existing building, in the event that the applicant does not demolish the building.
CONCLUSION:
As there have been ongoing issues with the buildings on the subject properties, and only one home
has been demolished to date, the Fire and Licenses, Permits, and Bylaws Departments have both
strongly recommended that the remaining home and outbuilding be demolished as soon as possible
to prevent further fire risk, unsightly and insecure premise infractions, and unauthorized entry and
occupation.
- 11 -
It is therefore recommended that second reading be deferred at this time for a period of 60 days in
order for the property owner to take further action as outlined in the staff recommendation.
"Original signed by Amelia Bowden"
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Christine Carter" for
_______________________________________________
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – 22315 122 Avenue Building Condition Photos
Appendix C – 22315 122 Avenue Fire Department Remedial Action Report
Appendix D – 22315 122 Avenue Licenses, Permits, and Bylaws Department Remedial Action Report
Appendix E – Zone Amending Bylaw No. 6987-2013
Appendix F – Building Rendering
Appendix G – Site Plan
Appendix H– Building Elevation Plans
Appendix I– Landscape Plan
City of PittMeadows
District ofLangley
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FRASER R.
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DATE: Apr 3, 2013 2013-029-RZ BY: JV
22305/15-122 Ave
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T
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Subject Properties
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Scale: 1:1,500
APPENDIX A
Photograph 059 – Rear of the property – Note access is now being gained to basement through a breach
in the exterior wall.
Photograph 058 – Front/Side of the property
APPENDIX B
Photograph 164 – Shed at the rear of the property
Photograph 085 – Interior of the structure – squatters bed along with smoking material and evidence of
a fire having been set on the floor
Photograph 072 – Interior of the structure – Note missing ceiling finish and evidence of partial haz-mat
remediation.
Photograph 076 – Interior of the structure – Note missing wall finish and asbestos containing vermiculite
insulation on the floor which fell from the ceiling
Photograph 090 – Any exposed copper plumbing pipe has been taken for its scrap metal value.
Photograph 098 – Any exposed wiring has been taken for its scrap metal value.
INTEROFFICE
MEMORANDUM
To: Liz Holitzki – Director of Business Licenses, Permits & Bylaws
From: Michael Van Dop – Assistant Fire Chief, Prevention & Planning
Subject: 22315 122 Avenue – Remedial Action Report
Date: March 7, 2014
This property consists of a single family residential structure along with a detached shed that has
been vacant since the fall of 2010. The structure has had Hydro, Gas and water utilites shut off
to it. This property, along with the neighboring property to the West (22305 122 Ave) are owned
by the same individual. There currently is an application before council to combine and rezone
the properties.
Since becoming vacant the building and property has seen a steady rate of decay. The building
has been noted as insecure on numerous occasions. The homeowner has been contacted and
ordered to have the site maintained secure or demolished. In the spring of 2013, the homeowner
verbally indicated his intent to demolish the structure, however as of today it still stands with our
orders having gone unheeded. This has resulted in district staff arranging to have the building
resecured on the owners behalf. All costs incurred by the District have been assigned to the
property owner under the Vacant/Abandonded Building Bylaw.
The building has been targeted by an unwanted element within the community. Within the
structure there is evidence of unauthorized people living inside and small fires having been set.
There is evidence of copper theft throughout the building with plumbing pipe and electrical
conducters having been removed. The interior of the building has been heavily damaged and
the exterior is covered in graphitti.
Inside the structure, the interior wall drywall that was originally installed to provide a fire
separation between the rooms has been damaged or removed to the extent that it will no longer
effectively prevent the spread of fire. Similarly, the ceiling drywall separting the living space from
the attic has been damaged or removed to the point where it will no longer prevent the spread of
fire. Without the protection offered by the fire resistive properties of the wall and ceiling finishes,
the building structural elements are unprotected and will fail prematurely in the event of fire.
This building has been found insecure in contravention of both the BC Fire Code and the Maple
Ridge Vacant / Abandoned Bulding Bylaw No. 6958-2012.
•BC Fire Code section 2.4.6.1 states: Vacant buildings shall be secured against
unauthorized entry.
•Maple Ridge Vacant / Abandoned Bulding Bylaw No. 6958-2012, section 3 states: An
owner of any Vacant / Abandoned building must ensure the premises are made and kept
secure against unaurthorized entry or occupation at all times.
APPENDIX C
INTEROFFICE
MEMORANDUM
Many sections of the buildings wall and ceiling finishes have been removed and in my opinion
this lack of fire separations will result in a fire rapidly spreading throughout the entire building.
The BC Fire Code supports this by stating:
• Section 2.2.1.1. (3) states: Rooms, corridors, shafts and other spaces shall be separated
where practical by fire separations conforming to the British Columbia Building Code.
• Section 2.2.1.2. (1) provides: Where fire separations are damaged so as to affect their
integrity, they shall be repaired so that the integrity of the fire separation is maintained.
It should be noted that this structure is of the vintage where it is reasonable to assume that
building materials such as drywall filler and ceiling spray texture would contain asbestos and the
poor condition of these building elements exposes those entering the building to potentially
hazardous materials. Work Safe B.C. Regulation, 6.2 and Sections 6.3 to 6.32 apply to a
workplace where a worker is or may be exposed to potentially hazardous levels of asbestos
fibre. Anyone entering the structure should be made aware of the presence of potentially
hazardous materials.
Since becoming vacant, this home was used as a movie set in 2011. There has been a partial
haz-mat assessment and remediation completed on the structure. The bulk of the hazardous
building materials still remain inside. In some rooms the structures asbestos containing
vermiculite insulation is found lying loose on the floor. See attached photographs.
In my opinion, these buildings are not habitable and have been allowed to deteriorate to the point
where the structural integrity of the buildings have been compromised. I find that these premises
are now in such a state of disrepair that a fire starting in them will spread rapidly and endanger
life and property. Its condition renders firefighters unable to enter the structure to safely fight a
fire or rescue anyone that may be inside.
Given the high visability of the building, close proximity to a school and the high volume of
vehicle and pedestrian traffic; this house has become a significant hazard and attracts an
unwelcome element in the community. Accordingly, I find that the building is in, and creates an
unsafe condition; it should be demolished or repaired immediately.
1
Interoffice
Memorandum
TO:TO:TO:TO: LIZ HOLITZKI, DIRECTOR LICENCES, PERMITS & BYLAWS
FROM:FROM:FROM:FROM: STEPHEN J. CÔTÉ-ROLVINK, MANAGER OF INSPECTION SERVICES
SUBJECT:SUBJECT:SUBJECT:SUBJECT: REMEDIAL ACTION REPORT FOR 22312231223122315 5 5 5 –––– 122 AVENUE122 AVENUE122 AVENUE122 AVENUE, MAPLE RIDGE
DATE:DATE:DATE:DATE: OCTOBER 29, 2014
IntroductionIntroductionIntroductionIntroduction
The following report is in support of the City’s and public's desire to have the above mentioned
building removed as it creates a nuisance to the general public and is a building that is unsafe. The
building located at 22315 – 122 Avenue has been vacant since 2010. Since that time the building
has not been maintained nor repaired by the current owners. Based on inspections conducted by Fire
Chief Dane Spence and myself as the result of a fire on the adjacent property the building was found
to be damaged to more than 50% of its assessed value. Based on Section 8.2.4. of the City’s Building
Bylaw 6925-2012, this building is required to comply with all current codes and bylaws of the City and
the Province.
The damage to this building is the result of persons gaining access to the space. Due to this access,
the electrical, mechanical and plumbing systems have been damaged or removed to the point where
they are no longer recognizable or functional and would be required to be replaced in their entirety.
As this is the case the following report makes no further reference to these items.
The following report is based on the building code issues as it relates to the structure and the
surrounding lands. The following report begins on the deficiencies and concerns with the exterior of
the building and then moves into the interior spaces.
HistoryHistoryHistoryHistory
A safety inspection was completed on February 26, 2014. Upon review of both the exterior and
interior of the building it was evident that the building has deteriorated and is damaged to the point
where it no longer complies to the minimum code requirements. These findings are only in those
areas of primary code concern being safety, health and fire protection of buildings and facilities as
identified in the introduction to the BC Building Code page v. Based on the use of this building as a
residence the building is being evaluated based on its continued use which the building code would
identify as a Group C occupancy classification. Using this as the defining guidelines the code requires
any buildings of this use to be constructed under Division B Part 9 which places a high value on
structural adequacy and life safety.
The code defines its Safety, Health and Fire Protection requirements in objective statements (OS)
which are located in Division A – Part 2, Section 2.2 ”Objectives” of the 2012 B.C. Building Code. The
statements in this section that are applicable to above referenced premises are: OS Safety, OS1 Fire
APPENDIX D
2
Safety, OS1.4 – fire safety systems failing to function as expected; OS2 Structural Safety, OS2.3,
OS2.5; OS3 Safety in Use, OS3.1, OS3.4, OS3.7; OH Health, OH1 Indoor Conditions, OH1.1, OH1.2 –
inadequate thermal comfort, OH1.3; OH2 Sanitation, OH2.5 – contact with vermin and insects; OP fire
and Structural Protection of Buildings,OP1 Fire Protection of the Building, OP1.4 - fire safety systems
failing to function as expected; OP2 Structural Sufficiency of the Building, OP2.2, OP2.3, OP2.5;
OP2.6;OP4 Protection of Adjacent Buildings from Structural Damage, OP4.3 - impact of the building
on adjacent buildings. A complete list of the referenced objective statements is attached to this
report as Appendix I.
These findings do not deal with the broader topics of aesthetic or cosmetic irregularities within the
building or on the buildings exterior which are often more apparent but not regulated within the
mandates of codes. These findings also do not deal with current Building Code requirements where
there is no issue in respect of the health or safety of the building.
Objective Statements are found in Division A of the B.C. Building code 2012. Any other references to
sections in this report are to Division B of the B.C. Building Code unless otherwise stated.
SummarySummarySummarySummary
Building ExterioBuilding ExterioBuilding ExterioBuilding Exteriorrrr
• Exterior windows and doors no longer in place or functional.
• Exterior cladding damaged by exposure to the environment and human intervention.
• Exterior walking surfaces fractured and broken leading to tripping hazards.
• Objective statement OS2.3 – Damage to or deterioration of building elements.
Following is a breakdown of sections from the B.C. Building Code that are not being met. These items
are considered to be of health and life safety concerns in accordance with the objectives of the B.C
Building Code and would require upgrading to be in compliance with the B.C. Building Code.
• Subsection 5.1.4. Resistance to Loads and Deterioration
♦ Sentence 5.1.4.1.(1) Defines the basic criteria for exterior cladding and that it is to
be able to withstand both environmental and structural loads.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow
♦ Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
• Subsection 5.6.1. Protection from Precipitation
3
♦ Sentence 5.6.1.1.(1) defines the requirement that the exterior elements shall
minimize the ingress of precipitation into the assembly and prevent it from entering
into the interior.
• Subsection 5.6.2. Sealing, Drainage, Accumulation and Disposal
♦ Sentence 5.6.2.1.(1) identifies the need for materials to be sealed at joints or to
allow for the provision for drainage.
♦ Sentence 5.6.2.2.(2) identifies the need to ensure drainage is provided where
horizontal surfaces can accumulate precipitation.
EEEExterioxterioxterioxterior photos of building r photos of building r photos of building r photos of building
58 – 61 & 91
4
Building's Interior Building's Interior Building's Interior Building's Interior TTTTop op op op FFFFloorloorloorloor
• Entry door is no longer functional
• Moisture content in the building's interior is causing interior mold
• Thermal insulation and air or vapour barriers damaged to the point of no functioning.
• Water penetrating through the roof.
• Moisture penetration through the roof is causing further deterioration of interior and structural
components.
• Kitchen damaged and elements removed.
• All interior surfaces damaged to the point of not being able to perform their intended
functions
Following is a breakdown of sections from the B.C. Building Code that are not being met which would
require upgrading.
• Sub section 9.7.3. Performance of Windows, Doors & Skylights
♦ Identifies the minimum functional criteria these elements require to achieve
environmental separation.
• Sub Section9.9.9.9. Egress from dwelling units
♦ Establishes the minimum criteria for exiting a residential building.
• Subsection 5.1.4. Resistance to Loads and Deterioration
♦ Sentence 5.1.4.1.(1) Defines the basic criteria for assemblies to have sufficient
capacity and integrity to resist or accommodate both environmental and structural
loads.
♦ Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
• Subsection 5.1.5. Other Requirements
♦ Indicates that structural and fire safety in other parts of the code must still be met.
• Subsection 5.2.1. Environmental Loads and Design Procedures
♦ Sentence 5.2.1.2.(1) indicates the need for determining these loads with
established practices.
• Subsection 5.3.1. Thermal Resistance of Assemblies
♦ Article 5.3.1.1. indicates the need to ensure assemblies are able to resist or dissipate
transferred heat.
o Also only waves this criteria where it can be shown not to affect the users, the
building or the buildings services.
♦ Article 5.3.1.2. identifies the need to ensure condensation does not occur on the
interior face or within the wall assembly.
5
• Subsection 5.4.1. Air Barrier Systems
♦ Article 5.4.1.1. indicates the need for assemblies to control air leakage and minimize
accumulation of condensation and penetration of precipitation into the assembly.
• Subsection 5.5.1. Vapour Barriers
♦ Article 5.5.1.1. indicates the need to position materials to control vapour diffusion into
the assembly or drainage out of the assembly.
Building's Interior Bottom FloorBuilding's Interior Bottom FloorBuilding's Interior Bottom FloorBuilding's Interior Bottom Floor
• Interior surfaces are covered with mold.
• Access to crawl not code compliant.
• Heating system does not comply to code requirements, and is not functioning.
• Electrical and plumbing systems have been removed or damaged to the point of not
functioning.
Following is a breakdown of sections from the B.C. Building Code that are not being met which would
require upgrading.
• Sub Section9.9.9.9. Egress from dwelling units
♦ Establishes the minimum criteria for exiting a residential building
• Subsection 5.1.4. Resistance to Loads and Deterioration
♦ Sentence 5.1.4.1.(1) Defines the basic criteria for assemblies to have sufficient
capacity and integrity to resist or accommodate both environmental and structural
loads.
♦ Sentence 5.1.4.2.(1) Deals with component compatibility and resistance to
deterioration of those components.
o Environmental loads are those loads that the environment place on the building
due to dissimilar interior and exterior environments.
o Structural loads are the physical loads placed on the building whether from its
own components that go to making the building or those imposed on the
building by the environment such as wind and snow.
• Sub section 9.8.7. Handrails
♦ identifies what the minimum design, installation and load carrying ability of handrails.
• Subsection 5.1.5. Other Requirements
Top floor interior photosTop floor interior photosTop floor interior photosTop floor interior photos
72, 76, 77, 79, 80
6
♦ Indicates that structural and fire safety in other parts of the code must still be met.
• Subsection 5.2.1. Environmental Loads and Design Procedures
♦ Sentence 5.2.1.2.(1) indicates the need for determining these loads with
established practices.
• Subsection 5.3.1. Thermal Resistance of Assemblies
♦ Article 5.3.1.1. indicates the need to ensure assemblies are able to resist or dissipate
transferred heat.
o Also only waves this criteria where it can be shown not to affect the users, the
building or the buildings services.
♦ Article 5.3.1.2. identifies the need to ensure condensation does not occur on the
interior face or within the wall assembly.
• Subsection 5.4.1. Air Barrier Systems
♦ Article 5.4.1.1. indicates the need for assemblies to control air leakage and minimize
accumulation of condensation and penetration of precipitation into the assembly.
• Subsection 5.5.1. Vapour Barriers
♦ Article 5.5.1.1. indicates the need to position materials to control vapour diffusion into
the assembly or drainage out of the assembly.
Bottom floor interior photosBottom floor interior photosBottom floor interior photosBottom floor interior photos
88 88 88 88 –––– 91, 91, 91, 91, 93, 94, 97, 9993, 94, 97, 9993, 94, 97, 9993, 94, 97, 99
7
The items identified are items that do not comply with the codes Objective Statements for life and
health safety and would need to be upgraded to ensure compliance with the B.C. Building Code.
Further, due to the degree of environmental contamination from water ingress into the building and
damage, all areas would not comply with minimum health safety requirements.
ConclusionConclusionConclusionConclusion
The items contained within this report are items that directly relate to the life and health safety
requirements of the B.C. Building Code, B.C. Plumbing Code, Natural Gas and Propane installation
Code and the Canadian Electrical Code, codes which are enforced under the City of Maple Ridge’s
Building Bylaw No. 6925-2012 as amended.
These items in the opinion of the Local Electrical and Gas Safety Manager, Chief Building Official and
Manager of Inspection Services are items that are required to be repaired to ensure life and health
safety of persons occupying or attending this property. Further, it is my opinion that the building no
longer complies to the minimum life, healthy safety, and structural safety required by the BC Building
Code and that it would not be economically viable to rehabilitate the existing building.
Stephen J. Côté-Rolvink, RBO, CRBO
Manager of Inspection Services
Local Safety Manager
Chief Building Official
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6987-2013
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in
open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6987-2013."
2.Those parcels or tracts of land and premises known and described as:
Lot A District Lot 399 New Westminster District Plan 13442
Lot B District Lot 399 New Westminster District Plan 13442
and outlined in heavy black line on Map No. 1587 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 25th day of June, 2013.
READ a second time the day of , 2013.
PUBLIC HEARING held the day of , 2013.
READ a third time the day of , 2013.
RECONSIDERED AND FINALLY ADOPTED, the day of , 2013.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX E
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´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)
6987-20131587
APPENDIX F
APPENDIX H
- 1 -
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: RZ/033/08
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Final One Year Extension Application
10366 240 Street
EXECUTIVE SUMMARY:
Council granted a one year extension to the above noted application on November 12, 2013. The
applicant has now applied for a final one year extension under Maple Ridge Development
Procedures Bylaw No. 5879-1999. The purpose of this application is to rezone the subject property
from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District) to allow
for future subdivision into 13 lots.
RECOMMENDATION:
That pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, a one year
extension be granted for rezoning application RZ/033/08 (property located at 10366 240 Street).
DISCUSSION:
a) Background Context:
Applicant: H.Y. Engineering Ltd.
Owner: Gurinderjeet S Toor & Sukhjinder K Toor
Legal Description: Lot: A, Section: 3, Township: 12, Plan: NWP13554
OCP:
Existing: Medium Density Residential
Proposed: Medium Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: R-3 (Special Amenity Residential District)
- 2 -
Surrounding Uses
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation Medium Density Residential
South: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
East: Use: Single Family Residential
Note: Active rezoning applications 2012-090-RZ
for 97 townhouse units & 2013-080-RZ for 18
townhouse units.
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
West: Use: Multi Family Residential
Zone: RM-1 (Townhouse Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 6,475 m2 (1.60 acres)
Access: Proposed 240A Street and proposed rear lane
Servicing: Full urban servicing will be provided
Accompanying Applications: DP/033/08
Application Description:
This application is to permit 13 single family residential lots.
Originally, this was a seven (7) lot R-3 (Special Amenity Residential District) residential subdivision in
the front portion of the site and townhouses in the rear coordinated with 2012-090-RZ to the east.
This was changed to a 13 R-3 lot subdivision on the entire lot. This change prompted a new Public
Hearing for the amended rezoning bylaw.
The following dates outline Council’s consideration of the amended application and amended Bylaw
No. 6621-2008:
Report to rescind the original Third Reading and grant amended Second Reading was
considered on November 15, 2010;
Second Reading (see attached) to the amended Zone Amending Bylaw was granted on
October 23, 2012;
Public Hearing was held on November 27, 2012;
Third reading to the amended bylaw was granted on November 27, 2012;
The First Extension was granted on November 12, 2013.
- 3 -
Application Progress:
The applicant has completed most of the terms and conditions to be met prior to final reading of the
Zone Amending Bylaw. The major outstanding item is to complete the development permit for the
intensive residential design to be considered concurrently with Final Adoption by Council. The survey
plan for the road and lot subdivision has been accepted by the Approving Officer.
Alternatives:
Council may choose one of the following alternatives:
1. grant the request for extension;
2. deny the request for extension; or
3. repeal third reading of the bylaw and refer the bylaw to Public Hearing.
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied
for a final one year extension.
"Original signed by Adrian Kopystynski"
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Charles R. Goddard" for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Christine Carter" for
_______________________________________________
Approved by: Frank Quinn
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Second Reading Report
City of PittMeadows
District ofLangley
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FRASER R.
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DATE: Apr 25, 2012 FILE: RZ/033/08 BY: PC
10366 240 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
SCALE 1:2,000
APPENDIX A
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 15, 2012
and Members of Council FILE NO: RZ/033/08
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Amended Second Reading
Maple Ridge Zone Amending Bylaw No. 6621-2008
10366 240 Street
EXECUTIVE SUMMARY:
This site is currently subject to two rezoning applications and bylaws. These are:
RZ/033/08: The front portion fronting on 240th Street of the site is subject to Bylaw
No. 6621-2008, which provides rezoning from RS-2 (One Family Suburban Residential) to
R-3 (Special Amenity Residential District). This bylaw was granted Third Reading on
April 26, 2011 following a Public Hearing on April 19, 2011; and
RZ-063-09: Three properties owned by a different party to the east together with the
remaining rear portion of the subject site is subject to Bylaw 6713 – 2010, which
proposes rezoning from RS-2 (One Family Suburban Residential) and RS-3 (One Family
Rural Residential) to RM-1 (Townhouse Residential). This bylaw was granted Third
Reading on April 27, 2010 following a Public Hearing on April 20, 2010.
The owner of the subject site has now withdrawn from RZ-063-09, and this application has
collapsed. Each party will be proceeding separately. Therefore, the owner of this site requests to
revise this application to rezone the entire site to R-3 (Special Amenity Residential District). This
report has been brought forward to Council for the following actions:
To rescind Second and Third Readings for Bylaw No. 6621-2008;
To grant Second Reading to rezone the entire subject parcel from RS-2 (One Family
Suburban Residential) to R-3 (Special Amenity Residential District); and
To advance Bylaw No. 6621-2008, as amended, to a new Public Hearing.
The proposed R-3 (Special Amenity Residential District) zoning complies with the Official Community
Plan. The amended proposal would increase the number of potential lots in a future subdivision
from 9 lots to 13 lots and allow for a logical street and lot pattern in the area.
RECOMMENDATIONS:
1.That Second and Third Readings for Zone Amending Bylaw No. 6621-2008 be rescinded;
APPENDIX B
- 2 -
2. That Zone Amending Bylaw No. 6621-2008 be amended as described in the report dated
October 15, 2012, be given Second Reading as amended and be forwarded to Public Hearing;
3. That the following term(s) and condition(s) be met prior to Final Reading:
i. Registration of a Geotechnical Report as a Restrictive Covenant which
addresses the suitability of the site for the proposed development;
ii. Road dedication, as required;
iii. Removal of the existing building or buildings;
iv. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is
evidence, a site profile pursuant to the Waste Management Act must be
provided in accordance with the regulations; and
v. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the applicant will provide a Site Profile for the subject property.
DISCUSSION:
a) Background Context:
Applicant: H.Y. Engineering Ltd.
Owner: Gurinderjeet S. Toor
Sukhjinder K. Toor
Legal Description: Lot A, Section 3, Township 12, Plan 13554
OCP:
Existing: Medium Density Residential
Proposed: Medium Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: R-3 (Special Amenity Residential District)
Surrounding Uses
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation Medium Density Residential
South: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential
- 3 -
West: Use: Multi Family Residential
Zone: RM-1 (Townhouse Residential)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 6,475 m2 (1.60 acres)
Access: Proposed 240A Street and proposed rear lane
Servicing: Full urban servicing will be provided
Accompanying Applications: SD/033/08 and DP/033/08
b) Project Description:
The subject property is in total 0.649 ha (1.6 acres) in size. The revised application proposes to
rezone the property from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity
Residential District), to permit future subdivision into 13 single family residential lots.
The subject property is bound by residential development in all directions; the adjacent property to
the south was the subject of a rezoning to R-3 (Special Amenity Residential District), under
application RZ/093/04, and was subsequently granted subdivision approval under application
SD/075/07. The current application is a continuation of the established subdivision, closely
matching the lot areas and dimensions of those approved lots.
The applicant proposes to extend 240A Street northward, provide an east-west lane along the
northern edge of the property for future alternative access to the lands fronting 104 Avenue, and to
extend northward the existing north-south lane to avoid having driveways to the proposed street lots
fronting lots from 240 Street.
c) Planning Analysis:
Official Community Plan:
The subject property is located within the Albion urban area and is therefore subject to the policies
set out in the Albion Area Plan. The proposed rezoning to R-3 (Special Amenity Residential District)
is in accordance with the subject property’s designation as “Medium Density Residential” in the
Albion Area Plan.
Zoning Bylaw:
The R-3 (Special Amenity Residential District) zone requires a minimum lot area of 213 m2; a
minimum lot width, with lane access of 7.9 m and a minimum lot depth of 27 m. The 13 proposed
single family lots comply with the above requirements of the Zoning Bylaw as follows;
Areas range from 273 m² to 450 m²
Lots widths range from 9.1 m to 9.6 m for interior lots and 10.5 m for corner lots
Lot depths are all 30 m to 42.4 m.
- 4 -
Development Permits:
Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development
Permit application is required to ensure the current proposal provides emphasis on high standards
in aesthetics and quality of the built environment, while protecting important qualities of the natural
environment. This application will be processed concurrently with the rezoning, and will be
forwarded to Council in a separate report following Final Reading of the rezoning bylaw.
d) Interdepartmental Implications:
Engineering Department:
The required services to permit this development already exist. District standards required that 3 m
of road dedication be provided along 240 Street, and a development variance permit be required to
allow for the existing above ground utilities on 240 Street to remain in place.
The applicant has been provided with the Engineering Comments to address the issues and
requirements directly with Engineering Department staff.
Building Department:
The Building Department has reviewed materials submitted in support of this rezoning and
subdivision proposal. The usual requirements for geotechnical, lot grading and rain and storm water
infiltration issues have been identified to be resolved through the subdivision approval process.
Registration of a Geotechnical Report and Storm Water Management Plan as restrictive covenants
will be required as part of the subdivision approval process.
The applicant has been provided with the Building Comments to address as necessary through the
rezoning and/or subdivision process.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining new street trees. In the case of this project, it is estimated
that there will be 13 trees added to the street tree inventory, which is based on one tree per lot. The
final subdivision layout will determine exact numbers. The Manager of Parks & Open Space has
advised that the maintenance requirement of $25.00 per new tree will affect their operating budget
requirements by $325.00. This will be collected through the subdivision process.
Fire Department:
The initial concerns of the Fire Department about access to the lots not fronting 240 Street have
been resolved by the completion of 103 Avenue and 240A Street in the subdivision to the south.
- 5 -
e) School District Comments:
A referral has not been made because the designation is unchanged and the anticipated pupil
population from this project is already included in the population projections for the Albion Area.
However, the School Board has indicated to the District in the past that the closest school, Albion
Elementary School is beyond capacity and future area home owners can expect their children to
attend another school.
CONCLUSION:
The applicant has amended this application so that the front portion as well as the back portion is
proposed to be zoned R-3 (Special Amenity Residential District). Since Bylaw No. 6621-2008 applied
only to the front portion and has already been granted Third Reading, it is recommended that this
Third Reading be rescinded, Second Reading be given so that the zone amending bylaw applies to
the entire parcel and that the amended bylaw be forwarded to a new Public Hearing.
"Original signed by Adrian Kopystynski"
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw
Appendix C – Site Plan
City of PittMeadows
District ofLangley
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FRASER R.
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DATE: Apr 25, 2012 FILE: RZ/033/08 BY: PC
10366 240 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
SCALE 1:2,000
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6621-2008
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6621-2008."
2. That parcel or tract of land and premises known and described as:
Lot “A”, Section 3, Township 12, New Westminster District Plan 13554
and outlined in heavy black line on Map No. 1443 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential
District)
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 23rd day of November, A.D. 2010.
PUBLIC HEARING held the 19th day of April, A.D. 2011.
READ a second time the 22nd day of March, A.D. 2011.
READ a third time the 26th day of April, A.D. 2011.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 .
_____________________________ ____________________________
MAYOR CORPORATE OFFICER
10410
10389 10340
10319
10337
24
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´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
R-3 (Special Amenity Residential District)
6621-20081443
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2011-019-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
10515 and 10595 240 Street and 23950 Zeron Avenue
EXECUTIVE SUMMARY:
Development Variance Permit application 2011-019-DVP has been received in conjunction with a
rezoning and development permit application for the development of 52 townhouse units on the
subject properties, located at 10515 and 10595 240 Street and 23950 Zeron Avenue. The
requested variances are to reduce the front, rear, and interior yard setbacks, increase the maximum
building height, and increase the maximum retaining wall height. It is recommended that
Development Variance Permit 2011-019-DVP be approved.
Council granted first and second reading for Zone Amending Bylaw No. 6864-2011 and Official
Community Plan Amending Bylaw No. 6871-2011 on October 25, 2011. This application was
presented at Public Hearing on November 15, 2011, and Council granted third reading on November
22, 2011. The applicant then decided to revise their proposal to remove the underground parking
component; therefore, second and third reading were rescinded on August 26, 2014. This
application was re-presented at Public Hearing on September 16, 2014, and Council granted third
reading on September 30, 2014. Council will be considering final reading for rezoning application
2011-019-RZ on November 4, 2014.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-019-DVP respecting property located
at 10515 and 10595 240 Street and 23950 Zeron Avenue.
DISCUSSION:
a) Background Context
Applicant: Atelier Pacific Architecture Inc., Brian Shigetomi
Owner: Spencer Creek Ventures Inc. No. 0825249
Legal Descriptions: Lot 9, District Lots 406 and 408, Group 1, NWD Plan
29456;
Lot 3, Except: Parcel “A” (Explanatory Plan 16557),
District Lots 406 and 408, Group 1, NWD Plan 3825;
Parcel “A” (Explanatory Plan 16557), Lot 3, District Lots
406 and 408, Group 1, NWD Plan 3825
OCP:
Existing: Urban Residential
Proposed: Urban Residential, Conservation
- 2 -
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
South: Use: Vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Conservation and Urban Residential
East: Use: Single Family Residential and Vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential)
and RS-3 (One Family Rural Residential)
Designation: Conservation and Low/Medium Density Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 1.98 ha (4.9 acres)
Access: 240 Street
Servicing: Urban Standard
Companion Applications: 2011-019-RZ/DP and 2011-020-DP
b) Requested Variances:
1. Maple Ridge Zoning Bylaw No 3510-1985, Part 6, Section 602, 6. a):
To reduce the minimum front yard setback from 7.5m (24.6 ft.) to 4.5m (14.8 ft.) to
the building and 4.0m (13.1 ft.) to the bay windows;
To reduce the minimum rear yard setback from 7.5m (24.6 ft.) to 7.0m (23 ft.) to the
bay windows;
2. Maple Ridge Zoning Bylaw No 3510-1985, Part 6, Section 602, 6. b):
To reduce the minimum interior yard setbacks (north and south) from 6.0m (19.7 ft.)
to 5.5m (18 ft.);
3. Maple Ridge Zoning Bylaw No 3510-1985, Part 6, Section 602, 7. a):
To increase the maximum building height from 10.5m (34.4 ft.) to 12.04m (39.4 ft.)
for Building 4 and 10.7m (35 ft.) for Buildings 6, 7, 8, and 9;
To increase the maximum building height from 2.5 storeys to 3 storeys for the front
elevations of all the building blocks, with the exception of Block 2; and
4. Maple Ridge Zoning Bylaw No 3510-1985, Part 4, Section 403, 8.:
To increase the maximum retaining wall height from 1.2m (4 ft.) to 3.7m (12 ft).
- 3 -
c) Project Description:
The subject properties are characterized by steep slopes along the north-western property lines, with
flatter developable areas closer to 240 Street (see Appendix A). A small tributary to Spencer Creek
runs along the southern boundary which requires a 15m (49 ft.) setback from the top of bank. A
30m (98 ft.) setback is required from Spencer Creek, which is located approximately 40m (131 ft.)
south of the subject properties. The setback from Spencer Creek falls within the 15m (49 ft.)
setback from the small tributary; therefore, this area will be protected through the park dedication.
The applicant is proposing to rezone the subject properties from RS-3 (One Family Rural Residential)
to RM-1 (Townhouse Residential) to permit a townhouse development of 52 units (see Appendix B).
Running concurrently with this Development Variance Permit is the Multi-Family Development
Permit, the Rezoning application, and the Watercourse Protection and Natural Features
Development Permit.
d) Planning Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for multi-family residential
development. A Development Variance Permit allows Council some flexibility in the approval
process. The applicant has requested variances to the Maple Ridge Zoning Bylaw, and the following
rationale for support is provided:
1. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 602, 6. a) to reduce front and
rear yard setbacks.
Front yard setbacks for existing homes north of the subject properties on either side of 240 Street
vary from approximately 3m (9.8 ft.) to approximatly 5m (16.4 ft.), therefore the front yard setback
reduction to 4.5m (14.8 ft.) is supportable. The propery south of the subject properties is vacant and
will likely be mainly Conservation area.
The rear yard setback reduction is supportable as it is minor in nature and there is a steep grade
change in relation to the existing homes adjacent to the rear property line.
2. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 602, 6. b) to reduce interior side
setbacks.
The southern interior property line will be adjacent to Conservation land, therefore providing a
sufficient buffer from the adjacent property. The northern interior property line is adjacent to a
public lane, which is at a higer grade than the development area. The interior yard setback
reductions are supportable for these reasons.
3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 602, 7. a) to increase building
height.
Due to the natural grades on the subject properties which slope downwards from Zeron Avenue and
239 Street towards 240 Street, the buildings will be 3 storeys at the front and 2 to 2.5 storeys at the
rear. As the buildings are at a lower grade than the existing homes, the increase in height are not
expected to have a negative impact on the neighbourhood, and the heights are consistent with what
is proposed in the proposed updated Zoning Bylaw.
- 4 -
4. Maple Ridge Zoning Bylaw No 3510 -1985, Part 4, Section 403, 8. To increase maximum
retaining wall height.
A large retaining wall is required in order to develop the subject properties without major re-grading.
Although the retaining wall is proposed to be quite high, it is intended to be stepped back with
plantings to soften the impact on residents using the pathway and on the rear yards of the units
facing the retaining wall (see Appendix C).
CONCLUSION:
The proposed variances are supportable for the reasons listed above. The subject properties are
constrained by steep slopes and a significant conservation area, requiring variances to the current
zone.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2011-019-DVP.
“Original signed by Michelle Baski”
_______________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Christine Carter" for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan
Appendix C – Retaining Wall Details
City of PittMeadows
District ofLangley
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FRASER R.
^
DATE: Apr 10, 2014 FILE: 2011-019-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT´
Scale: 1:2,000
10515/95 240 STREET &23950 ZERON AVENUE
24
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APPENDIX A
APPENDIX B
Retaining wall for 2011-019-RZ:
Greenery overhanging Planters stepping back
Colour and texture of wall material
View of wall from rear yard of unit 18
APPENDIX C
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2011-019-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Multi-Family Residential Development Permit
10515 and 10595 240 Street and 23950 Zeron Avenue
EXECUTIVE SUMMARY:
A Multi-Family Development Permit application has been received for the subject properties, located
at 10515 and 10595 240 Street and 23950 Zeron Street (see Appendix A), for a 52 unit townhouse
development consisting of nine buildings, under the RM-1 (Townhouse Residential) zone. This
application is subject to the Multi-Family Residential Development Permit Area Guidelines, which
establish the form and character of multi-family development, with the intent to enhance the existing
neighbourhood with compatible housing styles that meet diverse needs and minimize potential
conflicts on neighbouring land uses.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-019-DP respecting property located
at 10515 and 10595 240 Street and 23950 Zeron Avenue.
DISCUSSION:
a) Background Context:
Applicant: Atelier Pacific Architecture Inc., Brian Shigetomi
Owner: Spencer Creek Ventures Inc. No. 0825249
Legal Descriptions: Lot 9, District Lots 406 and 408, Group 1, NWD Plan
29456;
Lot 3, Except: Parcel “A” (Explanatory Plan 16557),
District Lots 406 and 408, Group 1, NWD Plan 3825;
Parcel “A” (Explanatory Plan 16557), Lot 3, District Lots
406 and 408, Group 1, NWD Plan 3825
OCP:
Existing: Urban Residential
Proposed: Urban Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
- 2 -
South: Use: Vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Conservation and Urban Residential
East: Use: Single Family Residential and Vacant
Zone: RS-1b (One Family Urban (Medium Density) Residential)
and RS-3 (One Family Rural Residential)
Designation: Conservation and Low/Medium Density Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 1.98 ha (4.9 acres)
Access: 240 Street
Servicing: Urban Standard
Companion Applications: 2011-019-RZ/VP and 2011-020-DP
b) Project Description:
The subject properties are characterized by steep slopes along the north-western property lines, with
flatter developable areas closer to 240 Street. A small tributary to Spencer Creek runs along the
southern boundary which requires a 15 m (49 ft.) setback from the top of bank. A 30 m (98 ft.)
setback is required from Spencer Creek, which is located approximately 40 m (131 ft.) south of the
subject properties. The setback from Spencer Creek falls within the 15 m (49 ft.) setback from the
small tributary; therefore, this area will be protected through the park dedication.
The applicant is proposing to rezone the subject properties from RS-3 (One Family Rural Residential)
to RM-1 (Townhouse Residential) to permit a townhouse development of 52 units (see Appendices B
and C). Running concurrently with this Multi-Family Development Permit is the rezoning application,
the Watercourse Protection and Natural Features Development Permit, and the Development
Variance Permit.
The 52 townhouse units are distributed in nine buildings, eight of which are oriented parallel to 240
Street, and one building block that is oriented perpendicular to 240 Street, located away from 240
Street, on the south-western portion of the subject properties. All 52 units have double-car garages
and most aprons could accommodate a small vehicle. In addition to the residential parking
provided, 13 parking spaces are provided for visitors, two of which are sized to accommodate
disabled parking stalls. This meets the requirements of the Maple Ridge Off-Street Parking and
Loading Bylaw No. 4350-1990, with one additional parking stall above the required number.
There are four unit types, of approximately 140 m² (1,507 ft²) to 162.2 m² (1,746 ft²) in area, with
three bedrooms, a flex room and an open concept great room/kitchen combination. All the units
have access to private outdoor space, including sundecks and patios, as well as fenced and
landscaped front or rear yards. The development features three pedestrian entry plazas along 240
Street. The residents also have access to 273 m² (2,938 ft²) of common outdoor amenity space,
including a children’s play area.
- 3 -
c) Planning Analysis
Official Community Plan
The subject properties are designated Urban Residential – Major Corridor in the Official Community
Plan (OCP). The proposed rezoning to RM-1 (Townhouse Residential) and development proposal is in
compliance with the OCP designation; however, an OCP amendment is required to designate the
Conservation area around the small tributary to Spencer Creek.
A Multi-Family Residential Development Permit is required for all new multi-family development on
land designated Urban Residential on Schedule B of the OCP. Section 8.7, Multi-Family
Development Permit Area Guidelines of the OCP aims to regulate the form and character of
development located within this area.
This development respects the key guideline concepts as outlined in this section:
1. New development into established areas should respect private spaces, and incorporate
local neighbourhood elements in building form, height, architectural features and massing.
Groves of mature trees are retained and integrated into the development and natural
landscaping and species are proposed. Existing topography is respected; the development
follows the lines of the land with as little re-grading and tree clearing as possible. Design
and siting of buildings protects access to natural features and views, enhances privacy, and
liveability.
2. Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low rise ground oriented housing located to the
periphery of a higher density developments.
The building blocks are clustered in four to six units that have an appearance of row-house
style residences accommodating four to six ground-oriented strata units, each with a direct
access to grade at the front and the rear of the unit. Due to the grading condition on site,
all buildings are stepped further, reinforcing the row-house look. Buildings are designed to
front, or have the appearance of fronting, onto a public road, through direct pedestrian
access from the sidewalk and through appropriate treatment of exteriors.
3. Large scale developments should be clustered and given architectural separation to foster
a sense of community, and improve visual attractiveness.
The form of development is a compact housing cluster to allow for a densified urban
environment, setting aside a larger open space for the benefit of the residents.
4. Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking
underground where possible or away from public view through screened parking structures
or surface parking located to the rear of the property.
Design and siting of buildings creates a pedestrian-oriented, walkable, easily accessible
and safe community to maximize pedestrian access to services. The site has a large
outdoor amenity area and a system of walkways, creating a natural buffer between the
development and existing adjacent single family housing.
- 4 -
Zoning Bylaw
The subject properties are proposed to be rezoned from RS-3 (One Family Rural Residential) to RM-1
(Townhouse Residential) to permit the development of 52 townhouse units. The maximum allowable
density of the RM-1 (Townhouse Residential) is a floor space ratio of 0.6 times the net lot area,
excluding a maximum of 50 m² of habitable basement area per unit. This development has a floor
space ratio of 0.498, so it is within the allowable maximum density.
A Development Variance Permit application has been received for this project and involves the
following variances:
1. To decrease the minimum front yard setback from 7.5 m (24.6 ft.) to 4.5 m (14.8 ft.) to
the building and 4.0 m (13.1 ft.) to the bay windows;
2. To decrease the minimum rear yard setback from 7.5 m (24.6 ft.) to 7.0 m (23 ft.) to the
bay windows;
3. To decrease the minimum interior yard setbacks (north and south) from 6.0 m (19.7 f.) to
5.5 m (18 ft.);
4. To increase the maximum building height from 10.5 m (34.4 ft.) to 12.04 m (39.4 ft.) for
Building 4 and 10.7 m (35 ft.) for Buildings 6, 7, 8, and 9;
5. To increase the maximum building height from 2.5 storey to 3 storeys for the front
elevations of all the building blocks, with the exception of Block 2; and
6. To increase the maximum retaining wall height from 1.2 m (4 ft.) to 3.7 m (12 ft.), at its
highest point.
The requested variances to the RM-1 (Townhouse Residential) zone are the subject of a Council
report under application 2011-019-VP.
d) Advisory Design Panel:
The plans were reviewed by the Advisory Design Panel at the July 8, 2014 meeting. The Panel
provided the following resolutions, which have since been resolved, as outlined below by the project
architect:
Consider construction of path on west side of Block 1 to create a continuous loop from the
street.
Providing a continuous path around Block 1 is, especially at the south end, not
recommended by the project’s Environmental Consultant, as it would cross into the
protected environmental area. We have elongated the path as far as possible on the west
side and provided a new termination point in the form of a landscape seating area with a
bench. We have also created a new path connection at the south-east corner along the
visitor parking space.
Special attention to be given to the transition in materials at bays and main façade.
We have extended some of the gable ends to provide a more natural transition between
materials for Blocks 6, 7, 8, and 9 (Block Type Z).
- 5 -
Consider extra visitor parking, if possible, and efficiency of visitor parking stalls #3 and #4 for
maneuverability.
We have provided two additional parking stalls for a total of 13. We have also revised the
disabled parking count to be two spaces, as required. We have added a 4.3 m (14 ft) wide
turn-around area west of stall #5 for cars using stalls #3 and #4 to be able to back out and
turn around.
Consider design development of front doors for west side of blocks fronting 240 Street, as a
Crime Prevention Through Environmental Design (CPTED) issue.
Two additional light sources have been added: a second ceiling-mounted light and a wall
sconce for Blocks 6, 7, 8, and 9 (Block Type Z).
Consider similar roof line expressions to be mirrored on the end units.
The extended gable roofline has been relocated from the middle of the building to the end of
the building to mirror the extended gable at the other end. This has been revised for Blocks
6, 7, 8, and 9 (Block Type Z).
Consider variation in style of windows in centre-bound units.
Octagonal-shaped windows for middle units have been deleted and replaced with square-
shaped windows. Typical for all blocks.
Consider softening the effect of the retaining wall at the highest points (for example, through
stepping the wall back, planting pockets, or changing the type of wall).
The retaining wall will be softened by providing midwall planting shelf for plants that can trail
down the wall. In addition, more pocket planting will be provided in front of the wall, where
possible. More detailed information, including the proposed wall height, has been provided.
Consider providing more native plant species in the design.
More native species of planting will be specified, where possible.
e) Environmental Implications:
Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features
Development Permit application has been received to ensure the preservation, protection of the
natural environment of Spencer Creek and its tributary, and the slopes. The developer will provide
restoration, enhancement, and replanting works, as required, and a security will be taken as a
condition of the Watercourse Protection and Natural Features Development Permit to ensure that
the Development Permit Area Guidelines are met.
f) Citizen/Customer Implications:
A Development Information Meeting was held on April 23, 2013. Issues that were raised were
addressed by the developer and were summarized in the second reading report for the rezoning
application.
- 6 -
g) Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $346,351.00, the security will be $346,351.00.
CONCLUSION:
As the development proposal complies with the Multi-Family Development Permit Area Guidelines of
the OCP for form and character, it is recommended that 2011-019-DP be given favourable
consideration.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
"Original signed by Christine Carter"
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Christine Carter" for
______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by Paul Gill" for _______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Architectural Plans
Appendix C – Landscape Plans
City of PittMeadows
District ofLangley
District of Mission
FRASER R.
^
DATE: Apr 10, 2014 FILE: 2011-019-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT´
Scale: 1:2,000
10515/95 240 STREET &23950 ZERON AVENUE
240 ST
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2014-058-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Town Centre Development Permit
100 - 22805 Lougheed Highway
EXECUTIVE SUMMARY:
A Town Centre Development Permit application has been received for the A&W Restaurant building,
located at 22805 Lougheed Highway, the subject property. The purpose of the Development Permit
is to allow for external renovations to the building to comply with current corporate branding. The
Development Permit process is triggered as the value of the renovation exceeds $25,000.00 and will
result in significant impacts to the external appearance of the building. There are no accompanying
rezoning, subdivision, or development variance permits to be considered in conjunction with this
application.
This project meets the requirements for inclusion in the Town Centre Incentive (TCI) program, as it is
a commercial renovation worth more than $20,000.00 and is within sub area 1 of the Town Centre.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2014-058-DP respecting property located
at 100 - 22805 Lougheed Highway.
DISCUSSION:
a) Background Context:
Applicant: Brad Phaneuf, A&W Restaurant Owner
Owner: Times Plaza Holdings Ltd.
Legal Description: Lot 1, Section 17, Township 12, NWD Plan 72307
OCP :
Existing: Town Centre Commercial
Proposed: No Change
Zoning:
Existing: CS-1 (Service Commercial)
Proposed: No Change
Surrounding Uses:
North: Use: Vacant
Zone: RM-3 (High Density Apartment)
Designation: Low-Rise Apartment
- 2 -
South: Use: Financial Institution
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low-Rise Apartment
West: Use: Service Station
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Commercial (restaurants and retail)
Proposed Use of Property: Commercial (restaurants and retail)
Site Area: 0.48 ha (1.2 acres)
Access: Lougheed Highway and 228 Street
Servicing: Urban Standard
Previous Applications: DP/008/86 and DVP/008/86
b) Project Description:
The subject property is located on the north-east corner of 228 Street and Lougheed Highway. The
subject property is relatively flat, with single family dwellings to the east, commercial developments
to the south-east, south, and west, and vacant land to the north. The subject property is currently
occupied by an existing A&W restaurant, and one other building with three restaurants, and a
commercial retail unit (see Appendix A).
The applicant is proposing to renovate the exterior of the existing A&W building with new metal
siding, a new LED light band, new logos and new signage to comply with current corporate branding
standards.
c) Planning Analysis:
Official Community Plan:
Pursuant to Section 8.11 of the Official Community Plan (OCP), the applicant has submitted a Town
Centre Area – East Precinct Development Permit application to ensure the current proposal complies
with the key guideline concepts outlined below. The current application is for an exterior renovation
to an existing building. The renovation will help the subject property meet the key guideline concepts
as follows:
1. Provide a gateway to the Town Centre.
The renovation will improve the external appearance of the existing building for travelers heading
west along Lougheed Highway.
2. Create a pedestrian-oriented, mixed-use commercial area.
As part of the Building Permit servicing requirements for this renovation, the curb and sidewalk will
need to be improved, improving the quality for pedestrians.
- 3 -
3. Enhance the quality, character and vibrancy of the Town Centre.
Colours and materials proposed for the renovation are in compliance with the corporate brand for
A&W restaurants.
4. Capitalize on important views.
This guideline concept is not applicable as it is a renovation for an existing building.
5. Provide public outdoor space.
An outdoor seating area is provided for patrons of the A&W restaurant. The parking lot is also used
for a weekly car show, frequented by the local community.
6. Provide climate appropriate landscaping and green features.
Improvements to the existing landscaping are proposed, as discussed in the Advisory Design Panel
section below. Street trees will also be required as part of the Building Permit servicing
requirements.
7. Maintain street interconnectivity.
This guideline concept is not applicable as it is a renovation for an existing building. As mentioned
above, the existing sidewalk will be improved through the Building Permit servicing requirements.
Zoning Bylaw:
The subject property is currently zoned CS-1 (Service Commercial). No changes to setbacks or
building height are proposed through this development permit. The existing buildings onsite were
developed through a Development Permit in 1986, which was prior to when the CS-1 (Service
Commercial) zone came into effect in 1999, therefore this is a pre-existing non-conforming site. A
variance was approved in 1986 for reducing the rear yard setback from 6.0 m to 0 m for the other
building on the subject property, located east of the A&W restaurant (see Appendix B).
Off-Street Parking and Loading Bylaw:
The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 – 1990 has a reduced parking
standard for properties that are located within the Central Business District, such as the subject
property. Large retail units (greater than 300 m² or 3,229 ft²) are required to provide 3 spaces per
100 m² (1,076 ft²) of gross floor area, whereas small retail units (smaller than 300 m² or 3,229 ft²)
are required to provide 1 space per 100 m² (1,076 ft²) of gross floor area. The subject property
contains two large retail units, with gross floor areas of approximately 321 m² (3,455 ft²) and
approximately 420 m² (4,521 ft²), respectively, which would require 23 spaces. There are three
small retail units on the subject property, with a combined gross floor area of approximately 232 m²
(2,497 ft²), which would require 3 spaces. Total parking requirements for the subject property would
therefore be 26 spaces.
Based on the aerial photo, it appears that there are approximately 75 parking spaces provided for
the subject property, with approximately 2 parking spaces for disabled parking, therefore the subject
property complies with the bylaw.
- 4 -
d) 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 July 8, 2014.
Following presentations by the contractor, the ADP made the following resolutions, which have been
addressed, as indicated below (see Appendices C and D):
1. Consider if landscaping is affected by renovations that it be replaced.
The four cedars located at the north-east drive-thru will be replaced with 14 shrubs to
allow for more visibility of the new exterior cladding design.
2. Consider improvements to south island landscape by removing existing landscaping and
replacing with more suitable plantings or hardscape material.
The south island landscaping will be replaced with new shrubs and trees.
3. Consider design development of existing site plan to enhance or improve pedestrian
access and safety (for example, connectivity to sidewalk).
New landscape and paving stones are being added to provide clearer access from the
crosswalk at 228 Street and Lougheed Highway.
4. Consider employing optional lighting and exterior seating.
Changes are not proposed to the exterior seating area.
5. Consider acoustic treatment around trash compactor.
The trash compactor is a fully contained unit, built inside an exterior housing, providing
acoustic treatment.
6. Clarification on what design will be adapted to this existing building.
Design is shown on the attached plans.
7. Consider weather-protection over existing door, if removed.
The existing roofs over the two entrance doors will remain.
e) 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 $8,966.00, the security will be $8,966.00.
- 5 -
CONCLUSION:
This Development Permit is for a renovation to an existing A&W restaurant. Staff have reviewed the
proposal and are satisfied that it complies with the Town Centre Development Permit Guidelines of
the OCP for form and character. It is recommended that the Corporate Officer be authorized to sign
and seal 2014-058-DP respecting the subject property, located at 22805 Lougheed Highway.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
"Original signed by Christine Carter"
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
"Original signed by Christine Carter" for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan
Appendix C – Building Elevations
Appendix D – Landscaping Plan
City of PittMeadows
District ofLangley
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FRASER R.
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DATE: Oct 24, 2014 FILE: 2014-058-DP BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
22
8
S
T
117 AVE
´
Scale: 1:2,000
#100 - 22805 LOUGHEED HWY
Front Elevation Side Elevation
Back Elevation Drive-Thru Elevation
0543 Maple Ridge - A&W Restaurant 2013
0543 228th Street, Maple RidgeRemoved
Optional items
Denotes material fi nishes
Legend
XX
EP3EP3 EP3
EP3EP7EP3EP3EP3 EP3EP6 FL1
FL1 FL1
EP2
EP2 EP2
AW1 EP3EP3EP3EP7EP3EP3CL1CL1FL2
EP6 FL2FL2EP7CL1CL1CL1CL1 CL1
AW1
AW1 AW1
EP9
FL2CL1
FL1FL1CL1CL1 FL2EP2 CL1CL1FL1FL1
EP3EP3EP2 EP9EP9EP3EP3FL1FL1EP7EP7EP2
Install new
12’ A&W
logo on
brackets
Install new 7’
A&W logo
Install new
checkerboard
cling on outside
surface
Install new
checkerboard
cling on outside
surface
Box-in
between
existing
columns
BollardSpeaker Menuor
or or
Garbage
EnclosureBlock in
existing
arch
Install new
“Welcome
door decals”
Install new
“Welcome
door decals”
Install new 7’
Burger Family
faces sign
Relocate
existing
attribute
posters as
indicated
BollardBollardGarbage
Enclosure
Garbage
Enclosure
Door,
Bollard &
Railing
BollardDoor &
frame
Add spotlighting to
illuminate attribute posters
915 905932932 317-1
317-1976
EP3EP9EP9EP7
EP7AW1
DoorBollard
& Rail
Bike
rack
Install new
A&W door
decals
136-1
Exterior: Elevations Illustrating New Finishes
NOTE:
Remove all existing signage and all
exterior lighting through out.
Install new
checkerboard
cling on outside
surface
932
Install new 15’
“Home of The
Burger Family“
letters
942
Box-in
top area
between
existing
columns
Existing
shrubs to
remain if
undamaged
OPTIONAL:
new printed aluminum
checkerboard panels at
owners discretion
967
EP3EP6
OPTIONAL:
new printed aluminum
checkerboard panels at
owners discretion
967
OPTIONAL:
new printed aluminum
checkerboard panels at
owners discretion
967
Add spotlighting to
illuminate faces
Install new
10’ A&W
logo
Install new
7’ A&W
logo
910 905
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City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2013-101-DVP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Variance Permit
20758 Lougheed Highway
EXECUTIVE SUMMARY:
Development Variance Permit application 2013-101-DVP has been received in conjunction with a
rezoning application and a Development Permit application to rezone the property from CS-1
(Service Commercial) to C-2 (Community Commercial). The requested variances are to reduce the
rear setback, to increase the maximum building height, to decrease the amount of parking stalls, to
increase the amount of small car spaces, and to reduce servicing upgrades to Owen Street. It is
recommended that Development Variance Permit 2013-101-VP be approved.
Council considered rezoning application 2013-101-RZ and granted first reading for Zone Amending
Bylaw No. 7048-2013 on January 28, 2014, and second reading on July 22, 2014. This application
was presented at Public Hearing on August 26, 2014, and Council granted third reading on August
26, 2014. Council will be considering final reading for rezoning application 2013-101-RZ on
November 4, 2014.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-101-DVP respecting property located
at 20758 Lougheed Highway.
DISCUSSION:
a) Background Context
Applicant: Teck Construction
Owner: Dynamic Blasting Ltd.
Legal Description: Lot A, District Lot 250, Group 1, New Westminster District Plan
8735
OCP:
Existing: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Service Commercial
Zone: CS-1 (Service Commercial) and C-2 (Community Commercial)
Designation: Commercial
- 2 -
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Service Commercial
Zone: CS-1 (Service Commercial)
Designation: Commercial
West: Use: Service Commercial
Zone: CS-1(Service Commercial)
Designation: Commercial, Residential
Existing Use of Property: Service Commercial
Proposed Use of Property: Retail Commercial
Site Area: 0.35 hectares (0.86 acres)
Access: Two access points: Lougheed Highway and Owen Street
Servicing requirement: Urban Standard
Concurrent Applications: 2013-101-RZ, 2013-101-DP
b) Requested Variances:
1. Maple Ridge Zoning Bylaw No. 3510-1985, Part 7, Section 702 COMMUNITY COMMERCIAL,
SIZE OF BUILDINGS AND STRUCTURES (6) (a):
To increase the maximum height from 7.5 m (25 ft) to 9.7 m (32 ft).
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7, Section 702 COMMUNITY COMMERCIAL,
SITING (7) (b):
To reduce the minimum setback from rear lot line from 6 m (19.7 ft) to 1.2 m (3.9 ft).
3. Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990, Schedule A,
COMMERCIAL USES (2.0) (a):
To reduce the minimum number of parking stalls from 60 to 46.
4. Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 – 1990, Part IV, OFF-STREET
PARKING DESIGN (4.1) (a) (i) (b):
To increase the maximum ratio of small car spaces from 10% to 22%.
5. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A – Services and
Utilities
To reduce servicing upgrades to Owen Street, including: curb, gutter, and sidewalks,
extension of the storm main, and street lights.
c) Project Description:
This subject property is located at the corner of Lougheed Highway and Owen Street, one block east
of the intersection of Lougheed Highway and 207 Street. It is situated in a commercial hub that
begins several blocks east of 207 Street and continues west along Lougheed Highway to the
municipal boundary. The one storey building that was located at the subject property has been
demolished.
- 3 -
The applicant proposes to construct a new building for the relocated Maple Ridge Mark’s Work
Wearhouse store. This new building will provide approximately double the square footage, as the
existing business, for a total of 1825m² (19645 ft²). The building size will be larger than the
previous building, but the location on site will be similar, with parking west and south of the
proposed building site. The proposed development will retain the same two access points as the
previous commercial use, via Lougheed Highway and Owen Street. The proposed development
consists of a two storey tilt-up concrete structure, with industrial design elements including a mix of
cultured stone and metal cladding, as well the use of metal canopies accented in bold orange, as per
Mark’s Work Wearhouse corporate design standards. Landscaping will occur along the two property
frontages of Lougheed Highway and Owen Street.
d) Planning Analysis:
The Zoning Bylaw, Off-Street Parking and Loading Bylaw, and the Subdivision and Servicing Bylaw
establish general minimum and maximum regulations for development. A Development Variance
Permit allows Council flexibility in the approval process.
1. Maple Ridge Zoning Bylaw No. 3510-1985, Part 7, Section 702 COMMUNITY COMMERCIAL,
SIZE OF BUILDINGS AND STRUCTURES (6) (a): height from 7.5 m (25 ft) to 9.7 m (32 ft).
The increase in height is supportable in order to accommodate Mark’s Work Wearhouse corporate
image standards. The proposed height of 9.7 metres provides for a two storey portion at the south
side of the building, and sufficient clear height for interior signage and feature lighting.
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7, Section 702 COMMUNITY COMMERCIAL,
SITING (7) (b): rear lot line from 6 m (20 ft) to 1.2 m (4 ft).
The rear yard setback reductions are supportable in order to allow the required storage area at the
rear of the building, as well to facilitate efficient loading. Solid vinyl fencing, 1.8 metres in height, will
be implemented along the southern boundary of the subject property as acoustic buffering from the
neighboring residential zone.
3. Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990, Schedule A, COMMERCIAL
USES (2.0) (a): number of parking stalls from 60 to 46.
The calculated ratio for commercial use requires 60 parking stalls. This exceeds the requirements
for Mark’s Work Wearhouse based on their current location of 28 parking stalls. It is anticipated that
the new location will have a 20% increase in traffic and sales for a maximum of 34 stalls. The new
location will have a staff of approximately 20-25 people, with 6-8 staff working at any given time.
The proposed amount of parking stalls for the new location is 46.
4. Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 – 1990, Part IV, OFF-STREET
PARKING DESIGN (4.1) (a) (i) (b): ratio of small car spaces from 10% to 22%.
To retain the existing driveway on Owen Street, as well to facilitate a loading area, an increase in the
ratio of small car spaces is required from 10% to 22% (from five stalls to ten stalls) of the 46 total
spaces. Three of these small car designated stalls will be marked as staff only parking, in order to
accommodate the loading area.
- 4 -
5. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A – Services and
Utilities: reduced servicing upgrades to Owen Street.
The existing servicing standard will be maintained on Owen Street and will not be upgraded, as
Lougheed Highway is the principal frontage for this commercial development. It is anticipated that
the opportunity to obtain a sidewalk along Owen Street is unlikely due to the limited redevelopment
potential on this street. As a result, the Engineering Department has considered that these
variances are justifiable.
CONCLUSION:
The variances requested, including height, rear lot lines, amount of parking spaces, percentage of
small car stalls, and servicing requirements to Owen Street are considered to be acceptable. It is
therefore recommended that Council approve Development Variance Permit 2013-101-VP.
“Original signed by Adam Rieu”
_______________________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Chuck Goddard” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan
Appendix C – Site Plan Showing Variances
Appendix D – Elevation Plan Showing Variances
City of PittMeadows
District ofLangley
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FRASER R.
^
DATE: Oct 23, 2013 FILE: 2013-101-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
20758 LOUGHEED HWY
CAMWOOD AVE
FINISHED GRADE
16"
NTSTYPE 'D' POLE AND BASE DETAIL
CONTRACTOR TOCOORDINATEDEPTH OF POLEBASE WITHGEOTECHNICALENGINEER.
16" DIA. CONCRETEPOLE BASE
BOLTS, SHIM ANDGROUT AS REQUIRED
CONTRACTOR TOCOORDINATE THE ANCHORBOLTS AND ASSOCIATEDPATTERN WITH THEMANUFACTURER
TYPE 'D' FIXTUREAS SPECIFIED
20' HIGH 5" SQUAREALUMINUM LIGHT POLE WITHA BAKE BLACK POWDERFINISH
SC SCSC SC SC SC SC SC SC SC
UP
LEGAL DESCRIPTION
LOT A
DL 250, GROUP 2, NWDPLAN NWP 8735
CIVIC ADDRESS
20758 LOUGHEED HIGHWAYMAPLE RIDGE, B.C.
SITE INFORMATION
SITE AREA:
ZONING:
0.353 ha (38,042 S.F.)(3534.3 m²)
C-2SITE COVERAGE: 47%
BUILDING AREAS
RETAIL:1,460.8 m² (15,724 S.F.)STORAGE AREA: 182.2 m² (1,961 S.F.)
2ND FLOOR OFFICE: 182.2 m² (1,961 S.F.)TOTAL:1,825 m² (19,646 S.F.)
BUILDING FOOTPRINT
1,643 m² (17,685 S.F.)
PARKING REQUIREMENTS
RETAIL @ 1 SPACE PER 30m².
1,643 m²/30m²
PARKING REQUIRED = 55 CARSOFFICE @ 1 SPACE PER 40 m²182.2m²/40m²PARKING REQUIRED = 5 CARS
ZONING ANALYSIS
TOTAL PARKING REQUIRED = 60 CARS
TOTAL PARKING PROVIDED = 43 CARS
VARIANCES REQUIRED:
1. PARTIAL REAR SETBACK TO ALLOW FOR LOADING SPACE
2. REDUCED PARKING3. NO UPGRADES ALONG OWEN STREET4. HEIGHT VARIANCE FROM 7.5m TO 9.66m
LEGEND:
PROPERTY LINESETBACKS
LINE OF EXISTING BUILDING TO BE REMOVED
CONCRETE SIDEWALK
SOFT LANDSCAPING - SEE LANDSCAPE PLAN
8'-0
"
17'-3"
VERT. 7/8" CORRUGATED METAL DOORS TOPREVENT CLIMBING C/W HEAVY DUTY HINGES-3/DOOR TYP. & STEEL DOWELS IN APRONFINISH: "GALVALUME"
4" REVEAL-PTD
TILT-UP CONCRETE PANELSPTD TO MATCH BLDG
8'-
0
"
8'-0"
4"
2'-
1
1
"
PR
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P
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L
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PR
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L
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CU
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B
LOUGHEEDHIGHWAY
STORAGE
106
RETAIL
101
RETAIL
101
CHANGE ROOMS
PR
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L
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PR
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.
L
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OWENSTREET
RETAIL101CHANGEROOM103CHANGEROOM102
RETAIL101
[4
'
-
0
"
]
1.2
2
m
8" Ø CONCRETE FILLEDSTEEL BOLLARDPTD. BLACK
SIDEWALK
[3'
-
0
"
]
0.9
1
m
[3'-0"]
0.91 m
HUNTCO BR-5 BIKE RACK OR EQUIV.BLACK POWDER COATEDFLANGE MOUNTED TO CONCRETE SIDEWALK
SEE C
IVIL
VARIE
S
PROPERTY LIN
E
GRADE @ ADJACENT PROPERTY
EXISTING LAURELHEDGE TO REMAINCUT BACK AS REQ'DTO INSTALLRETAINING WALL
ASPHALT PAVING ON GRAVEL SUB-BASE AS REQUIRED BYGEOTECHNICAL ENGINEER
CONCRETE WHEEL STOP
RESIDENTIAL COMMERCIAL
6' HIGH CEDAR FENCEATTACH TO BRACKETS ONTOP OF CONCRETERETAINING WALL
LOCK-BLOCK CONCRETE BENCHBLOCKS
SOLID PANEL PRIVACY VINYLFENCE WOODGRAIN PATTERN
5"X5" POSTS, CAPPED
SECURE FENCE TO TOP OF CONCRETERETAINING WALL WITH METALBRACKETS
CONCRETE RETAINING WALL BELOW
TOP VIEW
ELEVATION
6'-0"
8'-0"
269° 35' 14"53.26 m
97° 08' 00"53.73 m
180° 17' 15"
62.76 m
0° 12' 41"
69.81 m TYPICAL
2.5 m
TYPICAL5.5 m
5.5 m
[54'-0"]16.46 m
[54'-0"]
16.46 m
L O U G H E E D H I G H W A Y
O W E N S
T R
E
E
T
2.5 m
[192'-0"]
58.52 m
2.4 m
4.9 m
EXISTING SIDEWALK
EXISTING BUILDING TOBE DEMOLISHED
EXISTING BUILDING TOBE DEMOLISHED
NORTH
[22'-0"]
6.71 m
(TO REMA
IN UNDEVELOPED)
EXISTING TREE TOBE RETAINEDSEE LANDSCAPE LINE OF CANOPY OVER
EXISTING DRIVEWAYLOCATION TO BECONFIRMED
STEEL BOLLARDSPTD. BLACKBIKE RACK: HUNTCO BR-5BLACK POWDER COATED
10 STALLS
7 STALLS + 1 H/C
21 STALLS
STAFFONLYSTAFFONLY STAFFONLY
ASPHALT PAVING
ASPHALT PAVING
8' CONCRETE GARBAGEENCLOSURE C/W CORRUGATED METAL GATES
CONCRETE EXIT PATH
VINYL FENCE ON LOCK-BLOCK RETAINING WALL@ PROPERTY LINE
EXTENT OFADJACENTBUILDING(APPROX.)
EXISTING PYLON SIGN TOBE REMOVED
1.5m ROAD DEDICATION
0.8
5
m
R
O
A
D
D
E
D
I
C
A
T
I
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N
PROPOSED OFFSITE WORKSSEE CIVIL AND LANDSCAPE DRAWINGS
7 STALLS
7.3 m
POLE LIGHTINGSEE DETAIL
200-1687 West BroadwayVancouver, B.C. V6J 1X2TEL: (604) 736-3730 FAX: (604) 736-3771
REV
REVISIONS
TECK CONSTRUCTION LLP
OF 17
PROJECTNUMBER
5197 -- 216th STREETLANGLEY •
SHEETTITLE
B.C.
SCALE
PROJECT
COPYRIGHT RESERVED
EVERYTHING SHOWN HEREON IS FOR USE ONTHIS PROJECT ONLY AND MAY NOT BEREPRODUCED WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL HAVE PRECEDENCEOVER SCALED DIMENSIONS.
SHEET NO.
DATE
CHK'D BY
DR'N BY
DATE DESCRIPTION
As indicated
MARK'S WORKWEARHOUSE
20758 LOUGHEEDHIGHWAY, MAPLERIDGE, B.C.
A1DP
SITE PLAN
DEC 2 / 13
wm
1 : 1004GARBAGE ENCLOSURE
1 : 1005GARBAGE ENC FRONT
1 : 1006GARBAGE ENC REAR
1 : 1007GARBAGE ENC SIDE 1 : 2003SITE SECTION N-S
1 : 2002SITE SECTION E-W
1 FEB 13, 2014 ISSUED FOR REZONING
1 : 208BOLLARD DETAIL
1 : 209BIKE RACK DETAIL
1 : 2011RETAINING WALL
10 1/2" = 1'-0"
Vinyl Fence Detail
1" = 20'-0"A1DP1SITE PLAN
Reduced number
of parking stalls
from 60 to 46
Increased percentage of
small car spaces from
10% to 22%
Reduced rear lot
line from 6m to
1.2m
Increased maximum
height from
7.5m to 9.7m
Increased maximum
height from
7.5m to 9.7m
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2013-101-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit
20758 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to construct a commercial retail building to accommodate a new
Mark’s Work Wearhouse. The development approval process requires both a rezoning application
and a development permit application. An application, 2013-101-RZ, has been received to rezone
the property from CS-1 (Service Commercial) to C-2 (Community Commercial). This application is
subject to the Commercial Development Permit Area Guidelines as outlined in the Official Community
Plan (OCP). The rezoning application was granted first reading for Zone Amending Bylaw No. 7048-
2013 on January 28, 2014 and second reading on July 22, 2014. The rezoning application was
presented at Public Hearing on August 26, 2014, and Council granted third reading on August 26,
2014. This application is in compliance with the OCP.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-101-DP respecting property located
at 20758 Lougheed Highway.
DISCUSSION:
a) Background Context:
Applicant: Teck Construction
Owner: Dynamic Blasting Ltd., Inc. No. BC0304815
Legal Description: Lot A, District Lot 250, Group 1, New Westminster District
Plan 8735
OCP :
Existing: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Service Commercial
Zone: CS-1 (Service Commercial) and C-2 (Community Commercial)
Designation: Commercial
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
- 2 -
East: Use: Service Commercial
Zone: CS-1 (Service Commercial)
Designation: Commercial
West: Use: Service Commercial
Zone: CS-1(Service Commercial)
Designation: Commercial, Residential
Existing Use of Property: Service Commercial
Proposed Use of Property: Retail Commercial
Site Area: 0.35 hectares (0.86 acres)
Access: Lougheed Highway and Owen Street
Servicing requirement: Urban Standard
Concurrent Applications: 2013-101-RZ, 2013-101-VP
b) Project Description:
This subject property is located on the corner of Lougheed Highway and Owen Street, one block east
of the intersection of Lougheed Highway and 207 Street. It is situated in a commercial hub that
begins several blocks east of 207 Street and continues west along Lougheed Highway to the
municipal boundary. The one storey building that was located at the subject property has been
demolished.
The applicant proposes to construct a new building for the relocated Maple Ridge Mark’s Work
Wearhouse store. This new building will provide approximately double the square footage, for a total
of 1825m² (19,645 ft²). The building size will be larger than the previous building, but the site
design will be similar, with parking west and south of the proposed building site. The proposed
development will retain the same two access points as the previous commercial use, via Lougheed
Highway and Owen Street. The proposed development consists of a two storey tilt-up concrete
structure, with industrial design elements including a mix of cultured stone and metal cladding, as
well the use of metal canopies accented in bold orange, as per Mark’s Work Wearhouse corporate
design standards. Landscaping will be located along the two property frontages of Lougheed
Highway and Owen Street. The southern boundary will retain the existing cedar hedge, along with
the addition of a solid vinyl fence as a sound buffer between the commercial use and the single
family residential lots. Road dedication of 1.5 metres along Lougheed Highway and 0.85 metres
along Owen Street will be required.
c) Planning Analysis:
In accordance with the Official Community Plan Section 8.5, a Commercial Development Permit is
required for all new commercial development. The guidelines for a Commercial Development Permit
as outlined in the OCP are as follows;
1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting,
landscaping, traffic calming and the transition of building massing to fit with adjacent
development.
Conflict with adjacent uses and buildings is minimized by using vinyl fencing on the southern
property boundary, as well as existing cedar hedges to create a buffer between the
commercial and residential uses. Exterior lighting will include decorative wall sconces on the
west elevation, along with LED lighting at the rear staff entrance, and four pole lights located
in the parking lot along Owen Street. Massing is similar to the newer developments occurring
along Lougheed Highway.
- 3 -
2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual
impact of parking areas, creating landmarks and visual interest along street fronts.
Parking for the proposed development is provided west of the building to help minimize the
visual impact of the parking area. The building is sited close to the front of the subject
property to create an attractive streetscape for pedestrians. Landscaping and street trees
will be located along both Lougheed Highway and Owen Street.
3. Promote sustainable development with multimodal transportation circulation, and low
impact building design.
A bike rack is provided in a convenient and visible location at the front of the proposed
building to serve cyclists.
4. Respect the need for private areas in mixed use development and adjacent residential
areas.
An existing cedar hedge and the addition of vinyl fencing will help create a buffer between
commercial and residential uses.
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features,
materials, proportions and building articulation.
The building reflects a similar style to the newer commercial buildings in the area, as well as
similar materials. These materials include a mix of cultured stone and metal cladding, as
well the use of metal canopies accented in bold orange, as per Mark’s Work Wearhouse
corporate design standards. The new building will be situated closer to Lougheed Highway to
create a more pedestrian engaged streetscape in line with newer developments in the 207
Street vicinity.
d) Advisory Design Panel:
This application was presented to the Advisory Design Panel on June 10, 2014. The Advisory Design
Panel’s resolutions are outlined below, and include an explanation of how each item has been
addressed by the Project Architect.
That the application be supported and the following concerns be addressed as the design develops
and submitted to Planning staff for follow-up:
Consider further detail on southern fence for acoustic buffering
Solid vinyl fencing has been included on the southern property boundary.
Consider parking lot lighting for increased safety and site circulation
Four pole lights have been added on the western parking perimeter.
Reconsider plant species placement on the north side of building
The applicant has addressed this comment with the proposed stormwater management plan,
and no planting changes were necessary.
Consider additional plant variety along Owen Street frontage
Tall accent shrubs have been included for plant variety along Owen Street frontage.
- 4 -
Consider on-site stormwater management with rain garden on north side from rooftop rain
capture
A three-tier stormwater management plan, including catchbasin and detention systems will
be implemented on the site; however, no infiltration is allowable as per the Fraser River
Escarpment Policy.
Consider additional landscape treatment along Owen Street frontage extending past
property line
The Landscape Plan has been revised to include landscape treatment on the boulevard
Consider three additional planting islands within parking lot against building for additional
shade trees
Three planting islands have been included in the parking lot.
e) 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 $22,815.00, the security will be $22,815.00.
CONCLUSION:
Staff have reviewed the proposal’s compliance with the Commercial Development Permit Guidelines
of the OCP for form and character, and it is recommended that the Corporate Officer be authorized to
sign and seal 2013-101-DP respecting property located at 20758 Lougheed Highway.
“Original signed by Adam Rieu”________________________
Prepared by: Adam Rieu
Planning Technician
“Original signed by Christine Carter”________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter”_____ for________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill”____________for__________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan
Appendix C – Elevation Plan
Appendix D – Landscape Plan
City of PittMeadows
District ofLangley
Di
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FRASER R.
^
DATE: Oct 23, 2013 FILE: 2013-101-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
20758 LOUGHEED HWY
CAMWOOD AVE
APPENDIX A
FINISHED GRADE
16"
NTSTYPE 'D' POLE AND BASE DETAIL
CONTRACTOR TOCOORDINATEDEPTH OF POLEBASE WITHGEOTECHNICALENGINEER.
16" DIA. CONCRETEPOLE BASE
BOLTS, SHIM ANDGROUT AS REQUIRED
CONTRACTOR TOCOORDINATE THE ANCHORBOLTS AND ASSOCIATEDPATTERN WITH THEMANUFACTURER
TYPE 'D' FIXTUREAS SPECIFIED
20' HIGH 5" SQUAREALUMINUM LIGHT POLE WITHA BAKE BLACK POWDERFINISH
SC SCSC SC SC SC SC SC SC SC
UP
LEGAL DESCRIPTION
LOT A
DL 250, GROUP 2, NWDPLAN NWP 8735
CIVIC ADDRESS
20758 LOUGHEED HIGHWAYMAPLE RIDGE, B.C.
SITE INFORMATION
SITE AREA:
ZONING:
0.353 ha (38,042 S.F.)(3534.3 m²)
C-2SITE COVERAGE: 47%
BUILDING AREAS
RETAIL:1,460.8 m² (15,724 S.F.)STORAGE AREA: 182.2 m² (1,961 S.F.)
2ND FLOOR OFFICE: 182.2 m² (1,961 S.F.)TOTAL:1,825 m² (19,646 S.F.)
BUILDING FOOTPRINT
1,643 m² (17,685 S.F.)
PARKING REQUIREMENTS
RETAIL @ 1 SPACE PER 30m².
1,643 m²/30m²
PARKING REQUIRED = 55 CARSOFFICE @ 1 SPACE PER 40 m²182.2m²/40m²PARKING REQUIRED = 5 CARS
ZONING ANALYSIS
TOTAL PARKING REQUIRED = 60 CARS
TOTAL PARKING PROVIDED = 43 CARS
VARIANCES REQUIRED:
1. PARTIAL REAR SETBACK TO ALLOW FOR LOADING SPACE
2. REDUCED PARKING3. NO UPGRADES ALONG OWEN STREET4. HEIGHT VARIANCE FROM 7.5m TO 9.66m
LEGEND:
PROPERTY LINESETBACKS
LINE OF EXISTING BUILDING TO BE REMOVED
CONCRETE SIDEWALK
SOFT LANDSCAPING - SEE LANDSCAPE PLAN
8'-0
"
17'-3"
VERT. 7/8" CORRUGATED METAL DOORS TOPREVENT CLIMBING C/W HEAVY DUTY HINGES-3/DOOR TYP. & STEEL DOWELS IN APRONFINISH: "GALVALUME"
4" REVEAL-PTD
TILT-UP CONCRETE PANELSPTD TO MATCH BLDG
8'-
0
"
8'-0"
4"
2'-
1
1
"
PR
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.
L
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PR
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L
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CU
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LOUGHEEDHIGHWAY
STORAGE
106
RETAIL
101
RETAIL
101
CHANGE ROOMS
PR
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PR
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L
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OWENSTREET
RETAIL101CHANGEROOM103CHANGEROOM102
RETAIL101
[4
'
-
0
"
]
1.2
2
m
8" Ø CONCRETE FILLEDSTEEL BOLLARDPTD. BLACK
SIDEWALK
[3'
-
0
"
]
0.9
1
m
[3'-0"]
0.91 m
HUNTCO BR-5 BIKE RACK OR EQUIV.BLACK POWDER COATEDFLANGE MOUNTED TO CONCRETE SIDEWALK
SEE C
IVIL
VARIE
S
PROPERTY LIN
E
GRADE @ ADJACENT PROPERTY
EXISTING LAURELHEDGE TO REMAINCUT BACK AS REQ'DTO INSTALLRETAINING WALL
ASPHALT PAVING ON GRAVEL SUB-BASE AS REQUIRED BYGEOTECHNICAL ENGINEER
CONCRETE WHEEL STOP
RESIDENTIAL COMMERCIAL
6' HIGH CEDAR FENCEATTACH TO BRACKETS ONTOP OF CONCRETERETAINING WALL
LOCK-BLOCK CONCRETE BENCHBLOCKS
SOLID PANEL PRIVACY VINYLFENCE WOODGRAIN PATTERN
5"X5" POSTS, CAPPED
SECURE FENCE TO TOP OF CONCRETERETAINING WALL WITH METALBRACKETS
CONCRETE RETAINING WALL BELOW
TOP VIEW
ELEVATION
6'-0"
8'-0"
269° 35' 14"53.26 m
97° 08' 00"53.73 m
180° 17' 15"
62.76 m
0° 12' 41"
69.81 m TYPICAL
2.5 m
TYPICAL5.5 m
5.5 m
[54'-0"]16.46 m
[54'-0"]
16.46 m
L O U G H E E D H I G H W A Y
O W E N S
T R
E
E
T
2.5 m
[192'-0"]
58.52 m
2.4 m
4.9 m
EXISTING SIDEWALK
EXISTING BUILDING TOBE DEMOLISHED
EXISTING BUILDING TOBE DEMOLISHED
NORTH
[22'-0"]
6.71 m
(TO REMA
IN UNDEVELOPED)
EXISTING TREE TOBE RETAINEDSEE LANDSCAPE LINE OF CANOPY OVER
EXISTING DRIVEWAYLOCATION TO BECONFIRMED
STEEL BOLLARDSPTD. BLACKBIKE RACK: HUNTCO BR-5BLACK POWDER COATED
10 STALLS
7 STALLS + 1 H/C
21 STALLS
STAFFONLYSTAFFONLY STAFFONLY
ASPHALT PAVING
ASPHALT PAVING
8' CONCRETE GARBAGEENCLOSURE C/W CORRUGATED METAL GATES
CONCRETE EXIT PATH
VINYL FENCE ON LOCK-BLOCK RETAINING WALL@ PROPERTY LINE
EXTENT OFADJACENTBUILDING(APPROX.)
EXISTING PYLON SIGN TOBE REMOVED
1.5m ROAD DEDICATION
0.8
5
m
R
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PROPOSED OFFSITE WORKSSEE CIVIL AND LANDSCAPE DRAWINGS
7 STALLS
7.3 m
POLE LIGHTINGSEE DETAIL
200-1687 West BroadwayVancouver, B.C. V6J 1X2TEL: (604) 736-3730 FAX: (604) 736-3771
REV
REVISIONS
TECK CONSTRUCTION LLP
OF 17
PROJECTNUMBER
5197 -- 216th STREETLANGLEY •
SHEETTITLE
B.C.
SCALE
PROJECT
COPYRIGHT RESERVED
EVERYTHING SHOWN HEREON IS FOR USE ONTHIS PROJECT ONLY AND MAY NOT BEREPRODUCED WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL HAVE PRECEDENCEOVER SCALED DIMENSIONS.
SHEET NO.
DATE
CHK'D BY
DR'N BY
DATE DESCRIPTION
As indicated
MARK'S WORKWEARHOUSE
20758 LOUGHEEDHIGHWAY, MAPLERIDGE, B.C.
A1DP
SITE PLAN
DEC 2 / 13
wm
1 : 1004GARBAGE ENCLOSURE
1 : 1005GARBAGE ENC FRONT
1 : 1006GARBAGE ENC REAR
1 : 1007GARBAGE ENC SIDE 1 : 2003SITE SECTION N-S
1 : 2002SITE SECTION E-W
1 FEB 13, 2014 ISSUED FOR REZONING
1 : 208BOLLARD DETAIL
1 : 209BIKE RACK DETAIL
1 : 2011RETAINING WALL
10 1/2" = 1'-0"
Vinyl Fence Detail
1" = 20'-0"A1DP1SITE PLAN
APPENDIX B
MAIN FLOOR
100'-0"
T/O PANELS
128'-2"
B1
WD
WT1
P6
B AC
P6 P7 WD
?
ILLUMINATED SIGNAGE RELOCATEDFROM EXISTING BUILDING
B1
WT1
BOLLARDSSEE SHEET A1
[3
1
'
-
2
"
]
9.5
0
m
BIKE RACKSEE SHEET A1
DECORATIVE WALL SCONCETO MEET CORPORATE IMAGE STANDARDSDECORATIVE WALLSCONCE TO MEETCORPORATE IMAGESTANDARDSPR
O
P
E
R
T
Y
LIN
E
ADJACENT POSTOFFICE BUILDING(APPROX.)
12
'
-
0
1
/
2
"
2'-
1
1
/
2
"
28
'
-
2
"
3'-
0
"
12
'
-
2
"
16
'
-
0
"
3'-
0
"
20
'
-
0
"
3'-
3
"
10'-0"
19
'
-
1
1
1
/
4
"
4'-0
"
NEW READERBOARDSIGN
4'-0
"
MAIN FLOOR
100'-0"
2nd FLOOR
113'-4"
T/O PANELS128'-2"
?
WD
WD
P6 WD
WDW1P6
P7 P6
B1
?
B1
WT1
B1
P6
P6
2 3 4 5 71P7P6
DECORATIVEAWNING
3'-
0
"
[3
1
'
-
8
1
/
4
"
]
T/O
H
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G
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P
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9.6
6
m
P6 P6
B1B1STEEL BOLLARDSSEE SHEET A1
[2
8
'
-
2
"
]
T/O
P
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L
@
R
O
O
F
8.5
9
m
SIGNAGE RELOCATED FROMEXISTING BUILDINGNON-ILLUMINATED
DECORATIVE SCONCE LED WALL LUMINAIRE
6
MAIN FLOOR
100'-0"
2nd FLOOR
113'-4"
T/O PANELS
128'-2"
BA C
CONCRETE GARBAGEENCLOSURE
P6
B1
FRONT FACADE ROOF BEYOND P6P7
P7
[2'-0"]0.61 m
4" REVEAL
[13
'
-
4
"
]
4.0
6
m
[14
'
-
1
0
"
]
4.5
2
m
[28
'
-
2
"
]
8.5
9
m
PR
O
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E
R
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Y
ADJACENT POSTOFFICE BUILDING(APPROX.)
MAIN FLOOR
100'-0"
2nd FLOOR
113'-4"
T/O PANELS
128'-2"
23457 1P6P7P7P7P7P7P7P7P7
B1
WT1
6
200-1687 West BroadwayVancouver, B.C. V6J 1X2TEL: (604) 736-3730 FAX: (604) 736-3771
REV
REVISIONS
TECK CONSTRUCTION LLP
OF 17
PROJECTNUMBER
5197 -- 216th STREETLANGLEY •
SHEETTITLE
B.C.
SCALE
PROJECT
COPYRIGHT RESERVED
EVERYTHING SHOWN HEREON IS FOR USE ONTHIS PROJECT ONLY AND MAY NOT BEREPRODUCED WITHOUT WRITTEN PERMISSION.WRITTEN DIMENSIONS SHALL HAVE PRECEDENCEOVER SCALED DIMENSIONS.
SHEET NO.
DATE
CHK'D BY
DR'N BY
DATE DESCRIPTION
1 : 100
MARK'S WORKWEARHOUSE
20758 LOUGHEEDHIGHWAY, MAPLERIDGE, B.C.
A7
ELEVATIONS
06/08/06
Checker
Author
FINISH SCHEDULE
MAT'L DESCRIPTION
AL CLEAR ANODIZED ALUMINUMB1 CULTURED STONE ALPINE LEDGESTONE 'BLACKRUNDLE'
M1 DRI-DESIGN POWDER COATED ALUMINUMPANELS, DQO ORANGEP6 ICI PAINTS - 'MARKS EXTERIOR DARK GREYMWWH 6'
P7 ICI PAINTS - 'MARKS EXTERIOR WHITE MWWH 7'W1 CLEAR DOUBLE GLAZING
WD CERTAINTEED FIBER CEMENT PLANKS, ROASTEDWALNUT FINISH BY WOODTONE
WT1 Precast concrete
1 : 1001NORTH ELEVATION
1 : 1002WEST ELEVATION
1 : 1003SOUTH ELEVATION
1 : 1004EAST ELEVATION
1 FEB 13, 2014 ISSUED FOR REZONING2 23 JUL '14 ISSUED FOR BUILDING PERMIT
APPENDIX C
LL1
LANDSCAPEPLAN
SEAL
ACT
1"=20'-0"
MAPLE RIDGE, B.C.20758 LOUGHEED HWY
DENCE OVER SCALED DIMENSIONS.WRITTEN DIMENSIONS SHALL HAVE PRECE-REPRODUCED WITHOUT WRITTEN PERMISSION.THIS PROJECT ONLY AND MAY NOT BEEVERYTHING SHOWN HEREON IS FOR USE ON
MARK'SWORK
WEARHOUSE
DEC 31/13
1.Issued For Development PermitFeb 13'14
REV.DATE DESCRIPTION
PROJECT:
REVISIONS
PROJECTNUMBER
B.C.LANGLEY5197-216th STREET
COPYRIGHT RESERVED
TECK CONSTRUCTION LTD.
DR'N. BYCHK'D BYPLOTSCALE
TITLESHEET
SHEET No.
LLANDSCAPE ARCHITECT
2.
3.
4.
5.
6.
7.
Reissued For DP (st trees per city)May 22'14
Reissued For DP (adp comm'ts)Jun 20'14
UPSCSCSCSCSCSCSCSCSCSC
EXISTING SIDE
W
A
L
K
(T
O
R
E
M
A
I
N
U
N
D
E
V
E
L
O
P
E
D
)
BIKE RACK: HUNTCO BR-5BLACK POWDER COATED
STAFFONLYSTAFFONLYSTAFFONLY
8' CONCRETE GARBAGEENCLOSURE C/W CORRUGATED METAL GATES
CONCRETE EXIT PATH
VINYL FENCE ON LOCK-BLOCK RETAINING WALL@ PROPERTY LINE
EXTENT OFADJACENTBUILDING(APPROX.)
1.5m ROADDEDICATION
0.8
5
m
R
O
A
D
D
E
D
I
C
A
T
I
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N
ED
G
E
O
F
AS
P
H
A
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GR
A
V
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L
PP
PP
O/H HYDRO
SIGN
GAS
PP
O/H HY
D
R
O
17.43
TREE40cm 17.74
KIOSKBCH
17.68
TREE25cm 17.78
TREE20cm
17.76
60cm FIR
50cm FIR
19.28
19.39
20800 LOUGHEED HIGHWAY
PPLANT LIST
SSYMBOL QQTY.BBOTANICAL NAME CCOMMON NAME SSIZE
TTrees
1 Acer palmatum Japanese Maple 3m ht. / m-stem
4 Cornus kousa 'Starlight'Kousa Dogwood Cultivar 6cm cal / 1.8m stnd
3Fagus sylvatica 'Dawyck Gold'Dawyckii Beech Var.6cm cal / 1.5m stnd
5 Prunus yedoensis 'Pk Perfection'Flowering Cherry Var.6cm cal. / 1.8m stnd
1 Chamaecyparis nootkatensis Nootka Cypress 3m / narrow spr form
SShrubs
59 Azalea japonica 'Coral Bells'Japanese Azalea #3 pot
2Weigela 'Wine & Roses'Weigela Var.#3 pot
6 Photinia fraserii Photinia 1.2m+ ht / tree form
25 Ilex crenata Japanese Holly #3 pot
28 Lonicera pileata Evergreen Honeysuckle #3 pot
11 Pieris japonica 'Temple Bells'Japanese Andromeda #3 pot
67 Prunus l. 'Otto Luyken'Otto Luyken Laurel #2 pot
8 Rhododendron 'Christmas Cheer'Rhododendron (medium var.)#3 pot
1 Rhododendron 'Anna Rose Whitney' Rhododendron (tall var.)#7 pot
7 Rosa meidiland (various var's.) *Hardy French Rose var.#3 pot
4Spirea x bumalda 'Anthany Waterii' Spirea Var.#3 pot
13 Thuja occidentalis 'Smaragd'Emerald Green Cedar 1.8m ht.
21 Viburnum davidii (low)David's Viburnum #3 pot / low
GGround Covers/Perennials
21 Erica darleyensis 'Kramer's Red'Winter Heather #1 pot / 45cm o.c.
102 Arctostyphylos uva-ursi Vancouver Jade 10 cm pot / 45cm o.c.
15 Hemocallis 'Stella d'Oro' Daylilly var #1 pot
NNotes:
1. Specification as per most recent 'BC Landscape Standards' andLandSpace Design Inc. 'Spec Notes'.2. Plant material / varieties to be selected by Landscape Architect at the approved nursery.
3. Landscape Areas to be Irrigated.
4. Plant Search Area: Pacific Northwest From Oregon to B.C.
LAWN
LAWN
LAWN
OVERHEADWIRES (DASHED)
L O U G H E E D
H
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S
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NOTE: STREET TREE LOCATIONSTO BE DETERMINED BY CITY
STREET TREES(From MR "List ForOverhead Wires")At Approx. 30' o.c.
LOW EVERGREENSCREEN HEDGE
SHRUB BEDS
EXISTING TALL LAUREL SCREEN HEDGE
EXISTING CHAIN-LINK FENCE
EXISTING HONEYLOCUST(to be retained)
EXISTING DECIDUOUS TREES- Shown Dashed -(Condition Poor - Recommend for removal - See Arborist Rept)
NOTE:SURVEY INFO PROVIDED BY:ISAAK, OSMAN & ASSOCIATES
EXISTING FIR TREES
STREET TREES(From MR "List ForOverhead Wires")At Approx. 30' o.c.
NEW SIDEWALK
NEW SIDEWALK
LAWN
LA
W
N
TALL ACCENTSHRUBS FORVARIETY
PROPOSED BUILDING
APPENDIX D
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE November 3, 2014
and Members of Council FILE NO: 2011-134-DP,
2011-134-DVP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit and Development Variance Permit
24891 104 Avenue, 10480 240th Street and 24860 106 Avenue
EXECUTIVE SUMMARY:
Development Permit and Development Variance Permit applications have been received for the
subject site (Appendix A) consisting of 3.95 acres, east of 248th Street and south of 106th Avenue in
the Albion area. The subject site is zoned RM-1 (Townhouse Residential zone) and the proposal is
for 64 townhouse units in 15 blocks (Appendix B).
The proposed design of townhouses is subject to the “Multi-Family Development Permit Guidelines”
as per Section 8.7 of the Official Community Plan. This Development Permit application is to
regulate the form and character of the 64 townhouse units and the Development Variance Permit
application is to vary some setbacks and height variances to buildings and landscape retaining walls
as described in this report. The developer is currently constructing an identical townhouse project
immediately north of this site and this application can be considered a second phase of that project.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-134-DVP and 2011-134-DP
respecting properties located at 24891 104 Avenue, 10480 240th Street and 24860 106 Avenue.
DISCUSSION:
a) Background Context:
Applicant: Duane Siegrist of Integra Architecture Inc.
Owner: 0865274 BC LTD.
Legal Description: Lot: 44 & Lot 45 Section: 11, Township: 12, Plan: BCP36341;
Lot 1, Section:10 &11, Township:12, NWD, Plan BCP35626
Except: Part Subivided by Plan BCP36341
OCP:
Existing: Medium Density Residential
Proposed: Medium Density Residential
Zoning:
Existing: RM-1 (Townhouse Residential)
Proposed: RM-1 (Townhouse Residential)
- 2 -
Surrounding Uses:
North: Use: Multi-Family Residential (townhouses)
Zone: RM-1 (Townhouse Residential zone)
Designation: Medium Density Residential
South: Use: 104th Right of Way with Horse Trail
Zone: A-2 (Upland Agricultural zone)
Designation: Conservation
East: Use: Vacant currently; Future Bare Land Single Family Residential
Zone: R-1 (Residential District zone) and A-2 (Upland Agricultural zone)
Designation: Medium Density Residential, Conservation and Urban Reserve
West: Use: 248th Street and Single Family Residential
Zone: R-3 (Special Amenity Residential District zone)
Designation: Medium Density Residential
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential (townhouses)
Access: 248th Street
Servicing: Full Urban
Previous Applications: RZ/090/04; SD/090/04; DP/114/07 and DVP/114/07
b) Project Description:
The applicant is proposing a 64 unit townhouse project to match the project being built on the lot to
the north. This project is identical to the one under construction at 10550 248 Street in form,
character and access (Appendix 3). If it were not for the separate lots, the two projects could be
considered separate phases of a larger project.
The subject site is gradually sloping down from east to west, towards 248th Street. A total of 64 units
are proposed in 15 buildings ranging from duplexes to 4, 5 and 6 plexes across the site. A total of
17 different unit types are planned (Appendix 2). Each unit planned has a two-car double garage.
The site will be accessed by three separate access points onto 248th Street (Appendix B). 13 Visitor
parking spaces are evenly distributed throughout the site. The project requires 2,950 m2 of open
space according to the RM-1 zone and they will exceed this number by providing 3,300 m2 in total.
Of this amount, each unit will have a private rear yard space of 45 m2. On-site landscaping includes
picket fencing, an arbour entry feature at all access points, brick-veneered entry signage, a variety of
native species of trees, shrubs, ground-cover, and children play structures placed on coloured
resilient surface tiles (Appendix 4).
c) Planning Analysis:
The proposed design of townhouses should be consistent with the “Multi-Family Development Permit
Guidelines” for form and character as per Section 8.7 of the Official Community Plan. The purpose
of a Multi-Family Development Permit is to enhance existing neighbourhoods with compatible
housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses.
- 3 -
Multi-Family Development Permit Guidelines:
This proposal has been assessed with respect to the following key Multi-Family Development Permit
Guidelines:
New development into established areas should respect private spaces and incorporate
local neighbourhood elements in building form, height, architectural features and massing.
The proposed building materials are identical to the neighbouring development under construction
by this developer and consist of: asphalt shingle roofing; vinyl and hardie panel siding with stone
veneer on prominent areas of the facade (Appendix 3); wood trims and aluminum railings. The
proposed building form, height and massing fit well with single family houses and match the project
to the north at 10550-248th Street.
Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low rise ground oriented housing located to the
periphery of a higher density developments.
There is no higher density proposed in the vicinity. The subject site is surrounded by similar
townhouse units on the north. On the east will be a future single family bare land strata development
by the same developer. On the west, single family houses in the R-3 (Special Amenity Residential
District zone) are being built by the same developer and Morningstar Homes. The proposed
townhouses are ground-oriented units that fit well as a transition between the surrounding
existing/proposed development of small lot single family (R-3 and R-1) lots and townhomes.
Large scale development should be clustered and given architectural separation to foster a
sense of community and improve visual attractiveness.
There are a total of 15 unit types proposed for the site will greatly enhance the view of the project
from 248th Street. The livability and visual attractiveness will be further enhanced by the creation of
many private and semi-private outdoor green spaces in the rear and side yards of all the units.
Added to this is a system of common outdoor spaces to be used by all residents (Appendix 4) The
common outdoor spaces offer both active play areas (tot lots) and passive recreational opportunities
for the residents of this development. The common activity area shows resilient play surface with
mushroom seating and crawl tube play structure and benches in and around the centrally located tot
lot.
Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking underground
where possible or away from public view through screened parking structures or surface
parking located to the rear of the property.
Pedestrian walkways within the site and sidewalks along 248th Street and 106th Avenue, will add to
the overall pedestrian circulation in this area (Appendix B). Appropriate landscaping and lighting is
anticipated to provide for a safe pedestrian access to all the unit blocks and play areas (Appendix D).
Each unit has its own two car double garage and visitor parking stalls are screened with landscaping.
Zoning Bylaw:
The proposed RM-1 zone (Townhouse Residential District) is intended for low to medium density
townhouses and multi family residential buildings. A maximum density of 0.6 times the net lot area
- 4 -
(plus an additional 50 m2 per unit basement area) is permitted in this zone. The proposed total
density is 0.56 of the net lot area. The proposal meets the density, common useable open space and
common activity area requirements of the zone. Maximum permitted height in this zone must not
exceed 10.5 metres or 2.5 storeys. Some units exceed the permitted maximum height due to the
steep slopes found at some portions of the site. The applicant is seeking some variances which are
supported by staff and are identical to those sought at 10550-248th Street.
Variances to the Zoning Bylaw:
The applicant is seeking the following variances:
i) Part 6, Section 602(6) (a) of the RM-1 zone (Townhouse Residential District) of the Zoning
Bylaw, to vary the front yard setback (facing 248th Street - west) from 7.5 metres to 2.8 m for
the closest building on the west lot line (BLDG -14) with the majority at 4.55 m.;
ii) Part 6, Section 602(6) (a) of the RM-1 zone (Townhouse Residential District) of the Zoning
Bylaw, to vary the interior side yard setback (north) from 7.5 metres to 5.44 metres;
iii) Part 6, Section 602(6) (a) of the RM-1 zone (Townhouse Residential District) of the Zoning
Bylaw, to vary the rear yard setback (eastern lot line) from 7.5 metres to 2.7 metres for
closest building on site (BLDG -7) with the majority between 11.3 m to 4.15 metres;
iv) Part 6, Section 602 (7) (a) of the RM-1 zone (Townhouse Residential District) of the Zoning
Bylaw, to vary the maximum height from 10.5 metres to 12.85 metres;
v) Part 4, Section 403 (8) “Maximum Retaining Wall Height” will be varied to permit (east and
south) retaining walls of up to 2.85 metres to accommodate slope retention for the internal
roadways at select locations.
The setback variances proposed are consistent with the first phase of the development and are a
reflection of the complicated site slopes and varied eastern property line near the future bare land
strata subdivision. The unit interface with the 248th street frontage will place the unit entrances
closer to the street to enhance the streetscape and curb appeal. This portion of 248th Street is a
cul-de-sac and will function as a local road which will work well with the reduced setback proposed.
The future subdivision on the east will be substantially higher overlooking the new townhouses. As
with most townhome designs in the City, the units will be 3 stories in height. This is not anticipated
to negatively impact any neighbours because there are no single family homes abutting this site or
on this portion of 248th Street. Some localized retain walls in excess of 1.2 metres will be required
to allow grading of the existing steep slopes and to create the internal site access roads, usable unit
patios and common play areas.
Off-Street Parking and Loading Bylaw:
As per the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, the RM-1 (Townhouse
Residential District zone) requires 2 parking spaces per unit for residents plus 0.2 spaces per unit
for visitors, requiring a total of 128 parking spaces and 13 visitor stalls. The proposal thus complies
with the Maple Ridge Off Street Parking and Loading Bylaw No. 4350-1990. All the units have a two
car enclosed garages each with a minimum unit width of 5.8 m (19 ft.).
- 5 -
Advisory Design Panel:
On October 09, 2012 the Advisory Design Panel reviewed the proposal for form and character. The
panel recommended the following through a resolution:
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.
Consider means to maintain the level of soffit of the roof above the window line at
the bay window;
Consider substituting angle stone at the single door entries with a straight stone
base;
Consider removing the separation on the exterior common staircase to produce a
more grand single common staircase;
Provide clarification on retaining wall locations and associated grades;
Clarify street tree provisions in off-site boulevards;
Consider the use of climbing vines on garden retaining walls throughout the project;
Consider a way to extend the pedestrian network to the south and east;
Provide location and details of trellis over the entry roads;
Provide detail settings of the mailboxes at the entry plazas;
Reduce stairs in the central pedestrian area;
Consider provision of additional retaining walls between Bldgs 13 and 11 to
accommodate increase in grade change resulting from raising road grade; and
Consider adding shake panels to the east side of the south elevation up to the 2nd
level on buildings 1 to 9.
The project architect and landscape architect have addressed all the concerns and completed the
revisions to the Panel’s satisfaction.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department have reviewed the proposal and confirmed that all the deficient off-site
services have been provided through the previous subdivision application (SD/090/04). One of the
outstanding items is completing the grading of the slope above the townhouse site to ensure it is
stable. The engineer of record is expected to provide a letter stating the same.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the Development Permit is
completed they will be responsible for maintaining the street trees. The Manager of Parks & Open
Space has advised that the maintenance requirement of $25.00 per new tree will increase their
budget requirements.
- 6 -
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The applicant has ensured that all these will be addressed through the Building Permit drawings.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant has ensured that all these will be addressed through the Building Permit
drawings, to ensure compliance with the BCBC 2006 code.
e) Citizen/Customer Implications:
The mail-outs to inform residents of the proposed variances were mailed 10 days prior to the
anticipated Council Meeting date. Concerned residents in the neighbourhood have had the
opportunity to voice their opinions.
f) 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 $365,490.00 by PMG Landscape Architects Ltd. dated January 20, 2012, the
security will be $365,490.00.
There will be some 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.
g) Alternatives:
Not approving this proposal would result in a zoned site remaining vacant. Council approval is
required for the Multi-Family Development Permit Area as presented in this report prior to a Building
Permit being issued.
- 7 -
CONCLUSION:
The subject site is at third reading and final reading is expected to occur on November 4, 2014. The
proposal conforms to the Multi-family Development Permit guidelines, is identical to the
neighbouring project which was phase one and well designed and integrated to the emerging
residential area, therefore it is recommended that 2011-134-DP and 2011-134-DVP be approved.
"Original signed by Charles R. Goddard"
_______________________________________________________
Prepared by: Chuck Goddard
Manager of Development and Environmental Services
"Original signed by Christine Carter"
__________________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Christine Carter"
__________________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
__________________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject site
Appendix B – Site Plan
Appendix C – Elevations and Sections
Appendix D – Landscape Plans & details
City of PittMeadows
District ofLangley
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DATE: Oct 23, 2014 2011-134-VP BY: JV
CITY OF MAPLE RIDGE
P LA N NIN G DE P A R T M E N T
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SUBJECT PROPERTIES
104 AVENUE
´
Scale: 1:3,000
24891 104 Avenue24860 106 Avenue10480 248 Street
APPENDIX A
APPENDIX B
APPENDIX C
APPENDIX D
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2013-013-VP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
24286 102 Avenue
EXECUTIVE SUMMARY:
Development Variance Permit application 2013-013-DVP has been received in conjunction with
rezoning and subdivision applications 2013-013-RZ and 2013-013-SD, respectively, to allow future
subdivision into 18 single family lots and two remainder lots. The requested variances are to reduce
the right-of-way width on 101A Avenue, 243 Street, and the three proposed lanes; and to reduce the
constructed road width on 243 Street, and three proposed lanes.
The required local road right-of-way is 18 m (59 ft), and the applicant is proposing 16.5 m (54 ft) for
101A Avenue and 15.5 metres on 243 Street. The required constructed local road width is 8.6 m
(28 ft), and the applicant is proposing 8.0 m (26 ft) for 243 Street. The required lane right-of-way is
7.5 m (24.6 ft) and the required constructed lane width is 6 m (19.7 ft), and the applicant is
proposing 6 m (19.7 ft) and 5.7 m (18.7 ft), respectively. The applicant has also requested a
variance to reduce the larger interior side yard setback for the detached garages from 2 m (6.6 ft) to
1.4 m (4.6 ft). Lastly, the applicant has requested a lot depth variance for two remainder lots 19 and
20. It is recommended that Development Variance Permit 2013-013-VP be approved.
This application received first reading for Zone Amending Bylaw No. 6983-2013 on April 9, 2013.
Council granted second reading for Zone Amending Bylaw No. 6983-2013 on June 24, 2014. This
application was presented at Public Hearing on July 15, 2014, and Council granted third reading on
July 22, 2014. Final reading was granted on September 30, 2014.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-013-DVP respecting property located
at 24286 102 Avenue.
DISCUSSION:
a) Background Context
Applicant: Core Group Consultants
Owner: 098673 BC Ltd.
Legal Description: East Half Lot 2 Section 3 Township 12 New Westminster District
Plan17126
OCP:
Existing: Medium Density Residential, Conservation
- 2 -
Zoning:
Existing: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
South: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
East: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential, Conservation
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential, Conservation
Existing Use of Property: Single Family Residential (rural)
Proposed Use of Property: Single Family Residential (intensive urban)
Site Area: 1.01 ha. (2.5 acres)
Access: 101A Avenue and three rear lanes
Servicing requirement: Urban Standard
Companion Applications: 2013-013-RZ, 2013-013-DP, 2013-088-DP, 2013-013-SD
b) Requested Variances:
1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601C, E. b) ii) To reduce the larger
interior side yard setback from 2 m (6.6 ft) to 1.4 m (4.6 ft).
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601C, D.2.b) To reduce the lot depth
for remainder lots 19 and 20 from 27 m to 15.3 m (50 ft) and 21.2 m (69.6 ft), respectively.
3. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A – Services and
Utilities:
To reduce the local road right-of-way width from 18 m (59 ft) to 16.5 m (54 ft) on
101A Avenue and to 15.5 metres on 243 Street;
To reduce the constructed road width from 8.6 m (28 ft) to 8.0 m (26 ft) on 243
Street;
To reduce the right-of-way width on the three proposed lanes from 7.5 m (24.6 ft) to
6 m (19.7 ft); and
To reduce the constructed lane width on the three proposed lanes from 6 m (19.7 ft)
to 5.7 m (18.7 ft).
c) Project Description:
The subject property, located at 24286 102 Avenue, is a long rectangular parcel located in the
Albion neighbourhood. Development has previously taken place on all sides of the property and this
is one of the few remaining undeveloped parcels on the south side of 102 Avenue (see Appendix A).
- 3 -
The applicant has rezoned the subject property to R-3 (Special Amenity Residential District), and
proposes to complete the surrounding subdivision pattern. This will include the extension of three
lanes as well as 101A Avenue and 243 Street. There are 18 lots proposed on the subject property,
and each lot will be accessed via a rear lane and the garage will be detached, similar to the existing
development pattern on 102 Avenue in this area of Albion. Additionally, two remainder lots will be
created on the south end of the subject property, identified as lots 19 and 20. These remainder lots
will be consolidated with surrounding lands to form a maximum of 6 single family lots in the future.
At this stage, a restrictive covenant will be place on lots 19 and 20 to ensure that no buildings are
constructed which may impact the future subdivision pattern.
d) Planning Analysis:
The Zoning Bylaw establishes general minimum and maximum regulations for single family
development. A Development Variance Permit allows Council some flexibility in the approval
process. The applicant has requested several variances to the Maple Ridge Zoning Bylaw and the
following rationale is provided by the Planning Department.
1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601C, E. b) ii): To reduce the larger
interior side yard setback from 2 m (6.6 ft) to 1.4 m (4.6 ft).
A standard two car garage is 5.5 - 6 m (18 - 20 ft) wide, and the lot widths for the proposed lots
rangs from 8.02 m to 8.66 m. The variance from 2 m (6.6 ft) to 1.4 m (4.6 ft) for the interior side
yard setback will ensure that an appropriate garage size is provided on the smaller width lots and
provide some flexibility for siting on the larger width lots (see Appendix D). The smaller interior side
yard setback of 0.45 m (1.5 ft) will still be achieved, and does not require a variance.
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601C, D.2.b) To reduce the lot depth
for remainder lots 19 and 20 from 27 m to 15.3 m (50 ft) and 21.2 m (69.6 ft), respectively.
These lots are remnant lands that will be consolidated with surrounding lands and subdivided in the
future (see Appendix B). When this process occurs, the minimum required lot depth will be achieved.
e) Interdepartmental Implications:
The Subdivision and Development Services Bylaw establishes regulations for servicing design. The
applicant has requested several variances to the Subdivision and Development Services Bylaw (see
Appendix C), and the following rationale is provided by the Engineering Department.
3. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A – Services and
Utilities:
To reduce the local road right-of-way width from 18 m (59 ft) to 16.5 m (54 ft) on
101A Avenue and to 15.5 metres on 243 Street;
To reduce the constructed road width from 8.6 m (28 ft) to 8.0 m (26 ft) on 243
Street;
To reduce the right-of-way width on the three proposed lanes from 7.5 m (24.6 ft) to
6 m (19.7 ft); and
To reduce the constructed lane width on the three proposed lanes from 6 m (19.7 ft)
to 5.7 m (18.7 ft).
The requested variances to 101A Avenue, 243 Street, and the three proposed lanes are
acceptable to the Engineering Department as they are consistent with the surrounding road right-
- 4 -
of-ways and road allowances created through adjacent development and therefore align with the
existing road and lane pattern. These variances are also consistent with similar intensive
residential developments in the Albion Area.
CONCLUSION:
The proposed variances for right-of-way widths and constructed road allowance widths, as well as for
the detached garage interior side yard setback relaxation and the lot depth variances for proposed
lots 19 and 20 are acceptable to both the Planning and Engineering Departments. The reduced
garage setback will allow a sufficiently sized double car garage, while the reduce lot depth for lots 19
and 20 is a temporary situation that will be alleviated in the future through land consolidation and
subdivision. Furthermore, the proposed right-of-ways and constructed road allowance widths are
extensions of roads and lanes that are currently narrower than the required widths. It is therefore
recommended that this application be favourably considered and the Corporate Officer be
authorized to sign and seal Development Variance Permit 2013-013-DVP.
“Original signed by Amelia Bowden”_____________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”_________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter”___________for_____
Approved by: Frank Quinn, MBA, P. Eng
GM: Public Works & Development Services
“Original signed by J.L. (Jim) Rule”____________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Subdivision Plan
Appendix C – Requested Road Variances
Appendix D –Detached Garage Setback Variance
City of PittMeadows
District ofLangley
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DATE: Sep 11, 2013 2013-013-VP BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
F IN A N C E D E P A R T M E NT
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31
Subject Property
´
Scale: 1:2,000
24286-102-Ave
APPENDIX A
APPENDIX B
APPENDIX C
(26 ft)
8m
0.5m
(1.6 ft)(20 ft)
6.1m
1.4m
(4.6ft)
APPENDIX D
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2013–013-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Intensive Residential Development Permit
24286 102 Avenue
EXECUTIVE SUMMARY:
An Intensive Residential Development Permit application has been received for the subject property
located at 24286 102 Avenue for 18 R-3 (Special Amenity Residential District) zoned lots. The site
is located within the Albion Area plan and has land use designations of Medium Density Residential
and Conservation. The Intensive Residential Development Permit provides a greater emphasis on
high standards in aesthetics and quality of the built environment, with the intent to provide an
environment that is safe, attractive, people - friendly.
Council granted rezoning application 2013-013-RZ first reading for Zone Amending Bylaw No. 6983-
2013 on April 9, 2013. Council granted second reading for Zone Amending Bylaw No. 6983-2013
on June 24, 2014. This application was presented at Public Hearing on July 15, 2014, and Council
granted third reading on July 22, 2014. Final adoption was granted on September 30, 2014.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2013-013-DP respecting property located
at 24286 102 Avenue.
DISCUSSION:
a) Background Context:
Applicant: Core Group Consultants
Owner: 098673 BC Ltd.
Legal Description: East Half Lot 2 Section 3 Township 12 New Westminster District
Plan17126
OCP:
Existing: Medium Density Residential, Conservation
Zoning:
Existing: R-3 (Special Amenity Residential District)
Surrounding Uses:
North: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
- 2 -
South: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential
East: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential, Conservation
West: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District)
Designation: Medium Density Residential, Conservation
Existing Use of Property: Single Family Residential (rural)
Proposed Use of Property: Single Family Residential (intensive urban)
Site Area: 1.01 ha. (2.5 acres)
Access: 101A Avenue and three rear lanes
Servicing requirement: Urban Standard
Companion Applications: 2013-013-SD, 2013-013-RZ, 2013-088-DP, 2013-013-VP
b) Project Description:
The subject property, located at 24286 102 Avenue, is a long rectangular parcel located in the
Albion neighbourhood. Development has previously taken place on all sides of the property and this
is one of the few remaining undeveloped parcels on the south side of 102 Avenue (see Appendix A).
The applicant has rezoned the subject property to R-3 (Special Amenity Residential District) and
proposes to complete the surrounding subdivision pattern. This will include the extension of three
lanes and 101A Avenue. There are 18 lots proposed on the subject property, and each lot will be
accessed via a rear lane and the garages will be detached, similar to the existing development
pattern on 102 Avenue in this area of Albion. Additionally, two remainder lots will be created on the
south end of the subject property, identified as lots 19 and 20. These remainder lots will be
consolidated with surrounding lands to form a maximum of 6 single family lots in the future. At this
stage, a restrictive covenant will be place on lots 19 and 20 to ensure that no buildings are
constructed which may impact the future subdivision pattern.
c) Planning Analysis:
An Intensive Residential Development Permit is required for all new Intensive Residential
developments with R-3 (Special Amenity Residential District) zoning. The Section 8.8 Intensive
Residential Development Permit Area Guidelines of the OCP aim to provide a greater emphasis on
high standards in aesthetics, with the intent to provide an environment that is safe, attractive,
people-friendly and environmentally responsive. The key guidelines for the development permit area
are as follows:
1. Neighbourhood cohesiveness and connectivity should be maintained through the design of
varied yet compatible buildings, in materials used and in architectural styles, in landscapes
and in recreational areas, and by facilitating a range of transportation choices.
The proposed subdivision layout will enhance connectivity through the construction of three
lanes and two roads that will complete the grid street pattern. Dedication of parkland in the
southern portion of the subject property will also improve connectivity to adjacent parkland
on the east and west sides of the development site. The building design elements and
materials are also chosen to complement the existing pattern and form of development in
- 3 -
the neighbourhood. Character elements include varied roof lines, textures, and cosmetic
detailing.
2. A vibrant street presence is to be maintained through a variety of housing styles, by
maintaining street parking and by directing garage structures and off-street parking to the
rear of a property accessible by a lane.
For visual interest, seven different building designs are proposed, each with varying roof lines
and gables. Some house designs will be mirrored to provide further variety within the
development. The finishing materials include cultured stone, vinyl siding and shingles, wood
trim, and duroid roof shingles. Building designs will differ from one another in colour as well
as accent details. There are four different siding colours in beiges and greys, four trim
colours in darker colours such as browns and greys; as well as two stone and roof shingle
colours. Therefore, the identical building design will not be repeated within three adjacent
lots.
Two rows of homes have covered front porches that run the length of the building face, while
the third row of homes have smaller entry landings. The dwellings each have prominent front
entries and front yard landscaping plans are provided. There are no driveways on the
streets, and resident parking is enclosed within detached garages with rear lane access.
d) Requested Variances
1. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601C, E.b) ii) To reduce the
larger interior side yard setback from 2 m (6.6 ft) to 1.4 m (4.6 ft).
2. Maple Ridge Zoning Bylaw No. 3510 -1985, Part 6, Section 601C, D.2.b) To reduce the lot
depth for remainder lots 19 and 20 from 27 m to 15.3 m (50 ft) and 21.2 m (69.6 ft),
respectively.
3. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A – Services and
Utilities:
• To reduce the local road right-of-way width from 18 m (59 ft) to 16.5 m (54 ft) on 101A
Avenue and to 15.5 metres on 243 Street;
• To reduce the constructed road width from 8.6 m (28 ft) to 8.0 m (26 ft) on 243 Street;
• To reduce the right-of-way width on the three proposed lanes from 7.5 m (24.6 ft) to 6 m
(19.7 ft); and
• To reduce the constructed lane width on the three proposed lanes from 6 m (19.7 ft) to 5.7
m (18.7 ft).
The requested variances are the subject of a separate report to Council under application 2013-013-
DVP.
- 4 -
CONCLUSION:
This proposal conforms to the OCP’s Albion Area Plan, the Intensive Residential Development Permit
Guidelines, and the neighbourhood’s existing lot and road pattern. It is therefore recommended that
the Corporate Officer be authorized to sign and seal Intensive Residential Development Permit
2013–013-DP respecting property located at 24286 102 Avenue.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
Planning Technician
“Original signed by Christine Carter”
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Paul Gill” for
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Subdivision Plan
Appendix C – Streetscapes
Appendix D –Building Elevation
Appendix E – Garage Elevation
City of PittMeadows
District ofLangley
Di
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i
s
s
i
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FRASER R.
^
DATE: Sep 11, 2013 2013-013-VP BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
F IN A N C E D E P A R T M E NT
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31
Subject Property
´
Scale: 1:2,000
24286-102-Ave
APPENDIX A
APPENDIX B
APPENDIX C
APPENDIX D
APPENDIX E
- 1 -
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO: 2012-037-SD
2011-099-SD
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: 5% Money in Lieu of Parkland Dedication
12130 and 12122 203 Street
EXECUTIVE SUMMARY:
The subject properties, located at 12130 and 12122 203 Street, are proposed to be subdivided into
16 lots over two phases. The first phase, located mainly on 12130 203 Street, is proposed to be
subdivided into nine lots, while the second phase, located mainly on 12122 203 Street, is proposed
to be subdivided into seven lots. These subdivisions are subject to the provisions of the Local
Government Act regarding parkland dedication or payment in lieu of dedication. It is recommended
that Council require payment in lieu of parkland dedication for the subject properties.
RECOMMENDATIONS:
That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or
payment in lieu, be it resolved that the owner of land proposed for subdivision at 12130 203
Street, under application 2012-037-SD, shall pay to the City of Maple Ridge an amount that is not
less than $62,592.00.
That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or
payment in lieu, be it resolved that the owner of land proposed for subdivision at 12122 203
Street, under application 2011-099-SD, shall pay to the City of Maple Ridge an amount that is not
less than $48,683.00.
DISCUSSION:
Section 941 (1) of the Local Government Act requires the provision of parkland, without
compensation, as a condition of subdivision, subject to some exceptions. The land, not to exceed
5% of the area proposed for subdivision, may be acquired in a location acceptable to the City, or a
payment equal to 5% of the market value of the area proposed for subdivision is required.
Section 8.9, Watercourse Protection Development Permit Area, of the Official Community Plan states
that where watercourse protection areas are identified on the lands, the area is to be dedicated into
public ownership as Park, where possible, for the preservation, protection, restoration and
enhancement of watercourses and riparian areas. These areas also provide large vegetated areas
in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents.
- 2 -
Where there are either no watercourse protection areas or no suitable lands are identified for park
dedication, then 5% of the market value of the land is paid to the City. These funds are placed into
a special Parkland Acquisition Reserve Fund, for the purpose of acquiring parkland, which are
typically used where the ability to achieve parkland through development is limited, such as the
Blaney Bog.
In this particular instance there are no suitable lands present and it is, therefore, recommended that
money in lieu of parkland dedication be provided.
In keeping with past practice, the City has requested that an appraisal be provided for the 5%
market value of the development site. This appraisal is based on zoned but not serviced land.
A report from a qualified real estate appraiser has determined that the market value of the land for
12130 and 12122 203 Street is $2,225,500.00, which indicates that the 5% value of these
properties together is $111,275.00. As there are 16 lots being created in total, the value per lot is
$6,954.69. The first phase of the subdivision, under application 2012-037-SD, is creating 9 lots;
therefore, the amount payable for park dedication is $62,592.00. The second phase of the
subdivision, under application 2011-099-SD, is creating 7 lots; therefore, the amount payable for
park dedication is $48,683.00.
CONCLUSION:
As there are no watercourse protection areas and no suitable lands on the property for parkland
dedication, it is recommended that Council require payment in lieu of parkland dedication as
prescribed in the appraisal.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planning Technician
"Original signed by Christine Carter"
_______________________________________________
Approved by: Christine Carter, M.Pl, MCIP
Director of Planning
"Original signed by Christine Carter" for
________________________________________________
Approved by: Frank Quinn MBA, P.Eng.
GM: Public Works & Development Services
"Original signed by Paul Gill" for
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Property Map
Appendix B – Subdivision Plans
City of PittMeadows
District ofLangley
Di
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FRASER R.
^
DATE: Dec 19, 2013 FILE: 2011-099-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,000
12122/30 203 STREET
APPENDIX A
APPENDIX B
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: COW
SUBJECT: Economic Advisory Commission Amending Bylaw No. 7117-2014
EXECUTIVE SUMMARY:
The Economic Advisory Commission (EAC), under Bylaw No. 6179-2003 in coordination with the Manager of Strategic Economic Initiatives, advises on matters relating to the long term economic
health of the community.
Commissioners are people who reside, own a business or conduct business in Maple Ridge, with an
interest in the economic development of the community.
To reflect the current composition of the EAC and to include a new member, the EAC Bylaw requires
an adjustment.
RECOMMENDATION(S):
That Bylaw No. 7117-2014 be given first, second, and third readings.
DISCUSSION:
a) Background Context:
The current composition of the EAC is as follows:
Maple Ridge Mayor – Ernie Daykin
Two Maple Ridge Councillors – Al Hogarth & Judy Dueck
Chamber of Commerce Representative – Andrea Madden
Arts Council Representative – Karen Pighin
Downtown Maple Ridge Business Improvement Association Representative – Karen Duffield
Community at Large – Malvin Harding, Glenn Ralph, John Lyotier, Karoline deVries, Josef Hans Lara,
Mary Jane Stenberg
Youth Representative – one position is shared by Rohith Manhas and Jessica Chen
In 2013, Council approved a change to the bylaw in anticipation of two more voting members: a
Director of a Home Based Business organization and a Director of a Destination Tourism
organization; currently, these positions are not occupied. With the changes, this brings the total
number of allowable commissioners to fifteen. When the changes were made to the bylaw in 2013,
the total number of positions on the EAC was not reflected in the Bylaw, which states that the EAC is
comprised of twelve Commissioners. This will be rectified by adjusting the Bylaw.
Additionally, in 2014 when the Seyem’ Qwantlen Business Group (SQBG) - a wholly owned subsidiary
of the Kwantlen First Nation - joined the North Fraser Education Task Force and the Education
Steering Committee, they were also invited to attend the Maple Ridge EAC meetings. Ms. Melissa
Bennett Knights of SQBG has been an active participant at the EAC table as well as on the regional
economic initiatives ever since. As a valuable resource for the EAC, we hope to include a Director of
Seyem’ Qwantlen Business Group into the composition of the EAC. This will bring the EAC total to
sixteen.
CONCLUSIONS:
1. That the total allowable number of EAC Commissioners be increased to sixteen:
· To reflect the current composition of the EAC, which includes a Director from both a Home Based Business organization and a Destination Tourism organization (yet to be filled).
· To add the Seyem’ Qwantlen Business Group as a Community Liaison organization
2. That the Bylaw reflect the composition changes
_______________________________________________ Prepared by: Elyse Marlo
Administrative Assistant, SEI
_______________________________________________
Approved by: Sandy Blue, Ec.D ABC
Manager Strategic Economic Initiatives
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
:em
CITY OF MAPLE RIDGE
BYLAW NO. 7117-2014
A Bylaw to Amend Maple Ridge Economic Advisory Commission Bylaw No. 6179-2003 WHEREAS, it is deemed expedient to further amend Maple Ridge Economic Advisory Commission
Bylaw No. 6179-2003, as amended;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as the "Maple Ridge Economic Advisory Commission
Amending Bylaw No. 7117-2014".
2. That Maple Ridge Economic Advisory Commission Bylaw No. 6179-2003 be further
amended by:
(a) Replacing all instances of “District of Maple Ridge” or “District” with “City of Maple
Ridge” or “City” respectively (b) Deleting Section 4 in its entirety and replacing it with the following:
The Economic Advisory Commission (EAC) is comprised of sixteen
Commissioners. (c) Deleting Section 6 f) in its entirety and replacing it with the following:
Six Community Members preferably representatives of each priority sector
identified in the Economic Strategy. (d) Adding the following voting member to Section 6:
j) A Director of the Seyem’ Qwantlen Business Group (e) Deleting the following in section 7, as it is covered in the Committees of Council
Policy:
Advertisements will be placed in the local paper requesting applications
from District Residents, business owners or those who conduct business
in the community for the six community member positions. (f) Deleting Section 13 in its entirety and replacing it with the following:
Quorum is nine (9) Commissioners. (g) Deleting section 14 in its entirety, as it is covered in the Committees of Council
Policy.
READ a first time the day of , 20 .
READ a second time the day of , 20 .
READ a third time the day of , 20 .
RECONSIDERED AND ADOPTED on the day of , 20 .
PRESIDING MEMBER CORPORATE OFFICER
Page 1 of 4
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 3, 2014
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Health and Safety Program
EXECUTIVE SUMMARY:
Health and safety is an important element of the work coordinated by the Human Resources
Department. This work is important for several reasons:
Healthy and safe work environment: A healthy organization creates healthy outcomes for its
people and supports their well-being.
Positive customer experience: People have to be healthy and at work so that they can
provide the best possible customer service.
Legal obligation: Employers have a legal obligation to provide a safe work environment and
employees have a right to a safe work environment.
Good financial sense: A healthy workplace improves productivity and reduces employers’
costs as is demonstrated later in this report.
The positive results that we have achieved in 2014 are outlined in this report however there is no on-
going funding to support these efforts. Staff propose that 50% of the rebates that we receive from
Worksafe BC for our health and safety efforts be reinvested into health and safety programs.
RECOMMENDATION(S):
That the City re-invest 50% of the WorkSafe BC rebate into health and safety programs and that the
financial plan be amended accordingly.
BACKGROUND:
a) Role of the Human Resources Department
The Human Resources Department provides programs and services designed to assist staff in their
work so that they can maximize their full potential. The department does this by attracting,
motivating and retaining competent and committed people.
Page 2 of 4
b) Importance of Health and Safety
While health and safety is the responsibility of everyone in our organization, the Human Resources
Department is responsible for coordinating our efforts. As an organization, we want a healthy and
safe work environment so that employees can work efficiently and without risk of accident, injury,
illness or disease for the following reasons:
Healthy and safe work environment: A healthy organization creates healthy outcomes for its
people and supports their well-being.
Positive customer experience: People have to be healthy and at work so that they can
provide the best possible customer service.
Legal obligation: Employers have a legal obligation to provide a safe work environment and
employees have a right to a safe work environment.
Good financial sense: A healthy workplace improves productivity and reduces employers’
costs as is demonstrated later in this report.
c) 2014 Workplan Highlights
Here are some highlights of the work we have done so far this year:
Employee awareness and education: With the support of a reinvigorated Health and Safety
Committee, we are promoting employee awareness around health and safety, including
required training.
Updated Health and Safety Policies: Health and Safety is an evolving area and our policies
have been updated to reflect current legislation and best practices.
Safety Inspections: We have implemented a more robust inspection program and have
moved to a paperless/web-based tracking system.
Follow-up: After an incident occurs, there is a more concerted effort to learn from it and to do
what we can to support an early and safe return to work.
d) 2014 Health and Safety Program Results
Our 2014 safety program yielded the following results::
1. WorkSafe BC Base Rate
The base rate is the amount we pay per $100 of payroll value. Our proactive measures have resulted
in about a 16% decrease in our base rate. This works out to a savings of about $70,000 in 2014.
Page 3 of 4
2. Reduction in Days Lost
Worksafe BC tracks the average amount of time lost per occurrence. Our current average is 16 days
while the average for our employer classification is 27 days.
3. Reduction in WorkSafe Claims
In 2014, the number of work related claims dropped by almost 43% and health care claims dropped
by 19%.
4. WorkSafe Rebates
Worksafe BC provides incentives in the form of rebates to encourage safety and disability
management. Earlier this year, we received a rebate of $64,000, which works out to about a 10%
increase from the rebate of $58,000 that we received the previous year.
e) 2015 Workplan Items
While we have made significant headway in our health and safety program, there is further work
ahead that would benefit the city. Specifically, and to be eligible for Worksafe BC rebates, we are
required to have an audit of our program conducted by a certified auditor. The auditor takes an
independent look at our program and how it is being implemented and maintained. Looking at the
following areas, in advance of the audit, will contribute to a more successful audit:
Specialty Inspections: Specialty inspections, with proper documentation, for some of our
more specialized equipment, jobs and workspaces.
Job Demands Analysis: To implement a systematic approach to looking at the jobs that
we perform to evaluate their physical and environmental demands.
Ergonomic Assessments: To ensure that work environments are properly set-up to help
prevent injuries or illnesses.
The Human Resources Department has no ongoing funding to support these initiatives. Further, the
rebates that we receive from Worksafe BC are not guaranteed and are thus not included in our
financial plan. Staff are recommending that we reinvest 50% of these rebates to support the health
and safety initiatives outlined above. We are confident that this will prove to be a sound investment
and promote a healthy and safe work environment.
f) Business Plan/Financial Implications:
As outlined above, the Human Resources Department has no ongoing funding to support health and
safety initiatives. The audit preparation work outlined above will be performed by a combination of
contractors and/or temporary staff. We expect the additional investment in this area to have a
favourable impact on our bottom line.
Page 4 of 4
CONCLUSIONS:
As an organization, we want a healthy and safe work environment so that employees can work
efficiently and without risk of accident, injury, illness or disease. There are demonstrable customer
service benefits of doing this, in addition to the financial benefits.
A recent report from Worksafe BC noted that “The City is showing some very positive numbers in our
claim duration and return to work outcomes and doing far better than the average for municipalities
across the Province.” The investment outlined herein will allow us to build on these successes.
“Original signed by Anita Bhandari”
_______________________________________________
Prepared by: Anita Bhandari
Manager of Health, Safety and Employee Development
“Original signed by Frances King”
_______________________________________________
Approved by: Frances King
Director of Human Resources
“Original signed by Paul Gill”
_______________________________________________
Approved by: Paul Gill
General Manager, Corporate and Financial Services
“Original signed by J.L (Jim) Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
City of Maple Ridge
TO: His Worship Mayor Ernie Daykin DATE: November 3, 2014
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: C.O.W.
SUBJECT: Award of Janitorial Services Contract
EXECUTIVE SUMMARY: Five submissions for a Request for Proposal (RFP-PL14-49) for Janitorial Services were received on
October 7, 2014. The Facilities Operations staff reviewed the proposals in accordance with
established evaluation criteria, and is recommending the best value submission for a janitorial
services contract.
RECOMMENDATION:
That the contract for Janitorial Services be awarded to Hallmark Facility Service Inc. for an annual
contract price of $314,400.00 (excluding taxes) noting that the contract is for a twelve-month period
with options to renew yearly, for three (3) additional twelve-month terms. And ,
That a contingency of 5% be authorized for any additional sites that may be added during the term of
the agreement, plus a contingency of 5% for incremental costs for each of the additional twelve
month terms.
DISCUSSION:
a) Background Context
The City Janitorial Service contract is a critical tool used to manage the cleaning standards in
buildings and facilities owned and/or operated and maintained by the City of Maple Ridge. The
janitorial contract outlines service levels, cleaning standards and routines, emergency service
calls response time, quality assurance, and environmental stewardship through the use of green
cleaning products.
In September, staff completed a publicly advertised Request for Qualifications (RFQ) process for
the purpose of short listing for pre-qualified contractors to participate in a subsequent request
for proposal process for City of Maple Ridge Janitorial Services. The RFQ process resulted in a
short list of six pre-qualified firms to participate in an invite only Request of Proposal (RFP)
process. All RFP submissions were evaluated from the criteria set out in the request for proposal
instructions. These weighted criteria enabled the staff to determine the best value submission
received for the purpose of awarding a new Janitorial Service contract.
Proposals were received from five companies with Hallmark Facility Services Inc. receiving the
highest rating in the evaluation process.
b) Desired Outcome:
Selection of a pre-qualified service provider that offers the best value for the supply and delivery
of the janitorial services contract for the City of Maple Ridge
c) Strategic Alignment:
This contract award is consistent with Council’s strategic direction on Financial Management,
where this large cleaning contract is being awarded to ensure that this work is completed in the
most efficient and cost effective manner.
d) Citizen/Customer Implication:
Provide municipal employees, the general public and user groups with safe, healthy and clean
corporate buildings.
e) Business Plan/Financial Implication:
The contract will be funded from the existing Facilities Operations budget and is within the
allocated budget.
“Original signed by Michael Millward”
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Prepared by: Michael Millward, PE Facilities Operations Manager
“Original signed by David Boag”
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Approved by: David Boag
Director Parks and Facilities
“Original signed by Paul Gill for Trevor Thompson”
___________________________________________________
Approved by: Trevor Thompson
Manager of Financial Planning
“Original signed by Kelly Swift”
__________________________________________________ Approved by: Kelly Swift
General Manager: Community Development, Parks and Recreation Services
“Original signed by Jim Rule”
_______________________________________________
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer