HomeMy WebLinkAbout1999-09-21 Council Meeting Agenda and Reports.pdfCorporation of the District of Maple Ridge
COUNCIL MEETING A GENDA
September 21,1999
7:00p.m.
Council Chamber
MEETING DECORUM
Council would like to remind all people present tonight that serious issues are decided at
Council meetings which affect many people's lives. Therefore, we ask that you act with the
appropriate decorum that a Council Meeting deserves. Commentary and conversations by the
public are distracting. Should anyone disrupt the Council Meeting in any way, the meeting
will be stopped and that person's behavior will be reprimanded.
Note: This Agenda is also posted on the Municipal Web Site at www.mapleridge.org
01 PRAYERS Pastor Les Warriner -
02 MINUTES
02.01 Development Agreement Conrniittee Meeting Minutes (2) of September 13, 1999
03 DELEGATIONS
04 WFINISHED BUSINESS
05 BY-LAWS
05.01 RZ113198 - 10862— 240 Street - RS-3 to R-3
Maple Ridge Zone Amending By-law N3. 5712-199
final reading'
(to permit subdivision into five lots).
Page 1
Council Meeting Agenda
September 21, 1999
Council Chamber
05.02 R7.129195 - 10884 and 10936— 240 Street —RS-3 to R-3
Maple Ridge Zone Amending By-law No. 5622-1997
final reading
(to permit subdivision into 48 lots).
05.03 RZ128199 - 12078-12092 Fraser Street and 22480- 121 Avenue
05.03.01 Maple Ridge Official Community Plan Amending By-law No. 5824-1999
final reading
(to designate as a Development Permit area).
05.03.02 Maple Ridge Zone Amending By-law No. 5 823-1999
final reading
(to rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density
Apartment Residential).
06 COMMITTEE OF THE WHOLE
06.01 Minutes -Nil
The following issues were considered the September 20, 1999 Committee of the
Whole meeting with the recommendations being brought to this meeting for
Municipal Council consideration and final approval. The Committee of the
Whole meeting is open to the public and is held in the Council Chamber at 12:30
p.m. on the Monday the week prior to this meeting.
06.02 Public Works and Development Services
06.02.0 1 RZ135199 —23853 Dewdney Trunk Road - By-laws No. 5843 and 5842-1999
Staff report dated September 8, 1999 recommending that the subject by-laws, to
permit the construction of a gasoline station; convenience store with residence;
and a commercial building with drive-through access; be granted first reading.
Page 2
Council Meeting Agenda
September 21, 1999
Council Chamber
06.02.02 RZ175189 - 22777 Selkirk Avenue - Request for One Year Extension (Valley Fair
Mall Expansion)
Deferred from the Council Meeting of July 27, 1999 - (60 day extension granted);
06.02.03 RZ11 7199 - 11291 —236 Street By-laws No. 5838 & 5839— 1999.
Staff report dated August 20, 1999 recommending that the subject by-laws to
create approximately 15 lots not less than 371 m2 be read a first time.
06.02.04 RZ130197 - 23500 Block Larch Avenue - Request for One Year Extension
Staff report dated August 30, 1999 recommending that the subject application for
92 lots and one duplex lot be granted a one year extension.
06.02.05 DP/28199 - 12079-12092 Fraser Street and 22480— 121 Avenue
Staff report dated September 7, 1999 recommending that the subject application
to permit a 48 unit four storey apartment building at the southeast corner of Fraser
Street and 121 Avenue be executed.
06.02.06 Temporary Residential Use - Policy Report
Staff report dated August 18, 1999 recommending that appropriate readings be
granted to the relative by-laws regarding the above noted matter.
Page 3
06.02. 10, RZ/23/9 7- and
Staff repo/t dated July 27,
dedicatiçth and construction
et Stre./ /
from September,
Council Meeting Agenda
September 21, 1999
Council Chamber
06.02.07 SD/i 2/9 9 - Development Cost Charge Reduction - 240 Street North of 115 Avenue
Staff report dated September 3, 1999 recommending that Development Cost
Charges be reduced by $71,972,000 as previously authorized under By-law No.
56 15-1997.
[II1I}iI:1 Latecomer Agreement L. C. 65199 - SD/2919 7-237 Street and 120B A venue
Staff report dated May 19, 1999 recommending that the subject agreement be
executed.,
06.02.09 Latecomer Agreement LC 69199 - SD/4196 - 114 Avenue and 234A Street
Staff report dated July 14, 1999 recommending that the subject agreement be
executed.
nts7Ø'ction of 116 Avenue
19 regarding Q'tions to identify the extent of
f1 16 Avenue bteen Cottonwood Drive and 236
1/ 1999 Counci,i Meeting.
06.02.11 Building Department Statistics for August, 1999
Staff report dated September 9, 1999 recommending that the above noted
statistics appended thereto be received for information.
Page 4
Council Meeting Agenda
September 21, 1999
Council Chamber
06.03 Financial and Corporate Services (includjnr Fire and Police)
06.03.01 1999 Maple Ridge Town Centre Redevelopment Start-up costs & Payment for the Curling Rink. - By-law No. 583 7-1999
Staff report dated August 31, 1999 recommending that the subject by-law be
granted three readings.
06.04 Community Development and Recreation Services
06.04.0 1 Parks and Leisure Services Commission Meeting Minutes for July, 1999
Staff report dated September 10, 1999 recommending that the subject Minutes
appended thereto be received for information.
06.05 Other Issues
c(9ILe)
07 MAYOR'S REPORTS
08 COUNCILLORS' REPORTS - LIAISONS TO COMMITTEES
Page 5
Council Meeting Agenda
September 21, 1999
Council Chamber
09 VISITOR A CKNO WLED GMENT
10 ADJOURNMENT
11 QUESTIONS FROM THE PUBLIC
The purpose of the Question Period is to provide the public with an opportunity to seek
clarification about an item on the agenda or other Municipal matter. Council will not tolerate
derogatory remarks directed at Council and/or staff during the Question Period.
If a member of the public has a concern related to a Municipal staff member, it should be
brought to the attention of the Mayor and/or Chief Administrative Officer in a private meeting.
Each person will be permitted 2 minutes only to ask their question (a second opportunity is
permitted if no one else is sitting in the chairs in front of the podium). The total Question
Period is limited to 20 minutes.
Other opportunities to address Council may be available through the office of the Municipal
Clerk who can be contacted at 463-5221.
Page 6
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
September 13, 1999
Mayor's Office
PRESENT:
Mayor Carl Durksen,
Chairman
Robert Robertson, Chief Administrative Officer
Member K. Kirk, Recording Secretary
I
1. SD128199
LEGAL:
LOCATION:
OWNER:
REQUIRED AGREEMENTS:
Lots 7 & 8, Plan 8005 and Lot 16, Plan 8679; all of
Section 20, Township 12, New Westminster District
12078, 12092 Fraser Street & 22480 121 Avenue
Carrera Ventures Ltd.
Restrictive Covenant - Rezoning Dev. Agmt
THAT THE MAYOR AND CLERK BE AUTHORIZED TO SIGN AND SEAL THE
PRECEDING AGREEMENTS AS THEY RELATE TO SD/28199.
CARRIED
Robert Robertson, Chief Administrative Officer
Member
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_-11-
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
DEVELOPMENT AGREEMENTS COMMITTEE
MINUTES
September 13, 1999
Mayor's Office
PRESENT:
Mayor Carl E. Durksen,
Chairman
R. Robertson, Administrator
Member K. Kirk, Recording Secretary
1. SD/i 1/99
LEGAL: Lot 2, Section 28, Township 12, Plan LMP35466, New
Westminster District
LOCATION: 237A Street North of McCauley Crescent
OWNER: Atlantic Pacific Land Corporation
REQUIRED AGREEMENTS: Subdivision Servicing Agreement
THAT THE MAYOR AND CLERK BE AUTHORIZED TO SIGN AND SEAL THE
PRECEDING AGREEMENT AS IT RELATES TO SD/i 1/99.
CARRIED
R. Robertson, Administrator Member
(1
ZQ 1-4
136 AW*
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 2, 1999
and Members of Council FILE NO: RZ/13/98
FROM: Chief Administrative Officer ATTN: COUNCIL
SUBJECT: Final Reading - Bylaw No. 57 12-1998
(10862 240 St.)
SUMMARY:
Bylaw 5712-1998 has been considered by Council at Public Hearing and subsequently granted 2"
and 3 reading. The applicant has requested that final reading be granted. The purpose of the
rezoning is to permit the subdivision into 5 lots..
RECOMMENDATION
That Maple Ridge Zone Amending Bylaw No. 5712-1998 be reconsidered and adopted.
BACKGROUND:
Location:
10862 240 St.
History:
Council considered this rezoning application at a Public Hearing held on August 18, 1998. On
August 25, 1998 Council granted 2°' and 3" reading to Maple Ridge Zone Amending Bylaw No.
57 12-1998 with the stipulation that the following conditions be addressed:
Registration of a Rezoning Development Agreement including the deposit of security as
outlined in the Agreement;
A geotechnical report which addresses the suitability of the site for the proposed
development;
Road dedication as required;
Consolidation of the development site;
Application for inclusion into Sewer Area "A";
A Resthctive Covenant for the building scheme must be registered at the Land Title Office;
That portion of land required for Kanaka Creek Regional Park must be acquired by the
GVRD.
0'r.0)
The following applies to the above:
A Rezoning Development Agreement has been registered and the security as outlined in the
Agreement has been received.
A geotechnical report has been received that addresses the suitability of the site for the
proposed development.
3), 4) & 7) A plan of consolidation, road dedication and park dedication has been received for
signature and registration.
An application has been made to the Clerk for inclusion into Sewer Area "A".
A Restrictive Covenant for the building scheme has been registered at the Land Title Office.
CONCLUSION:
As the applicant has met Council's conditions, it is recommended that final reading be given to the
bylaw.
Moreno Rossi, MCIP, Risteunei
& kLj."--A
W. Rob rtson, MCIP, AICP J.
Chief Administrative Officer G
iti, MCIP AICP
Manager: Public Works and
nent Services
P
Ctor
4
P.
tir
f Current Planning
-2-
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5712-1998
A By-law to amend zoning on Map "A" forming part
of Zoning By-law No. 3510 - 1985 as amended.
WHEREAS, it is deemed expedient to amend Maple. Ridge Zoning By-law 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:
This by-law may be cited as "Maple Ridge Zone Amending By-law No. 5712 - 1998."
That parcel or tract of land and premises known and described as:
Lot 43, Section 10, Township 12, Plan 64893, New Westminster District
and outlined in heavy black line on Map No. 1188 a copy of which is attached hereto and
forms part of this by-law, is hereby rezoned to R-3 (Special Amenity Residential District)
Maple Ridge Zoning By-law No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , A.D. 199.
PUBLIC HEARING held the day of . , A.D. 199.
READ a second time the day of , A.D. 199.
READ a third time the day of , A.D. 199.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.
199.
MAYOR CLERK
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 2, 1999
and Members of Council FILE NO: RZ/19/95
FROM: Chief Administrative Officer ATTN: COUNCIL
SUBJECT: Final Reading - Bylaw No. 5622-1997
(10884 & 10936— 240 St.)
SUMMARY:
Bylaw 5622-1997 has been considered by Council at Public Hearing and subsequently granted 2d
and reading. The applicant has requested that final reading be granted. The purpose of the
rezoning is to permit the subdivision into 48 lots.
RECOMMENDATION
That Maple Ridge Zone Amending Bylaw No. 5622-1997 be reconsidered and adopted.
BACKGROUND:
Location:
10884 & 10936 240 St.
History:
Council considered this rezoning application at a Public Hearing held on May 19, 1998. On May
26, 1998 Council granted 2 and 3" reading to Maple Ridge Zone Amending Bylaw No. 5622-1997
with' the stipulation that the following conditions be addressed:
Preliminary approval from the Ministry of Environment, Fish and Wildlife Branch;
Registration of a Rezoning Development Agreement including the deposit of security as
outlined in the Agreement;
Road dedication as required;
Consolidation of the development site;
Inclusion of the site into Sewer Area "A";
Park Dedication.
)
,00 0500
The following applies to the above:
Ministry of Environment, Fish and Wildlife, requirements have been met.
Registration of a Rezoning Development Agreement including the deposit of security as
outlined in the Agreement has been completed;
A Restrictive Covenant has been registered at the Land Title Office that requires
consolidation at the subdivision stage.
& 6) A plan of road dedication and park dedication has been received for signature and
registration.
An application has been received by the Clerk to have the property included in Sewer Area
CONCLUSION:
As the applicant has met Council's conditions, it is recommended that final reading be given to the
bylaw.
Moreno Rossi, MCIP, Registered Planner
R. W. Robertson, MCIP, AICP J.\I$41ph, MCIP cp frryer, p ng-
Chief Administrative Officer G*e*l Manager: Public Works and flrector of Current Planning
DtjelPment Services
/bjc
IWM
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5622 - 1997
A By-law to amend zoning on Map "A" forming part
of Zoning By-law No. 3510 - 1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning By-law 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:
This by-law may be cited as 'Maple Ridge Zone Amending By-law No. 5622 - 1997."
Those parcels or tracts of land and premises known and described as:
Parcel "A" (Reference Plan 181 5"A") Lot 16, Except: Firstly: Parcel "One" (Explanatory
Plan 15933), Secondly: Part subdivided by Plan 36626; Section 10, Township 12, New
Westminster District Plan 809
And
Parcel "B" (Reference Plan 1695) Lot 16, Section 10, Township 12, New Westminster
District Plan 809
and outlined in heavy black line on Map No. 1161 a copy of which is attached hereto and
forms part of this by-law, are hereby rezoned to R-3 (Special Amenity Residential
District.
Maple Ridge Zoning By-law No. 3510 - 1985 as amended and Map 'A" attached thereto
are hereby amended accordingly.
READ a first time the day of
PUBLIC HEARING held the day of
READ a secondlime the day of
READ a third time the day of
RECONSIDERED AND FINALLY ADOPTED, the
A.D. 199.
A.D. 199.
A.D: 199.
A.D. 199.
day of A.D. 199.
MAYOR CLERK
10
t
MAPLE RIDGE ZONE AMENDING
Bylaw No. 5622-1997
Map No. 1161 1:4000
Rezone
From: RS-3(One Family Rural Residential)
To: R-3(Special Amenity Residential District)
13
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 9, 1999
and Members of Council FILE NO: RZ/28/99
FROM: Chief Administrative Officer ATTN: COUNCIL
SUBJECT: Final Reading Bylaw No. 5823-1999 & 5824-1999
(12078/92 Fraser Street & 22480 121 Avenue)
SUMMARY:
Bylaw 5823-1999 & 5824-1999 has been considered by Council at Public Hearing and
subsequently granted and 3 reading. The applicant has requested that final reading be granted.
The purpose of the rezoning is to permit the construction of a 48 unit, 4 storey apartment.
RECOMMENDATION
That Maple Ridge Official Community Plan Amending Bylaw No. 5824-1999 and Maple
Ridge Zone Amending Bylaw No. 5823-1999 be reconsidered and adopted.
BACKGROUND:
Location:
12078/92 Fraser Street & 22480 121 Avenue.
History:
Council considered this rezoning application at a Public Hearing held on August 17, 1999. On
August 24, 1999 Council granted 2 and 3 reading to Maple Ridge Zone Amending Bylaw No.
5823-1999 and Maple Ridge Official Community Plan Amending Bylaw No. 5824-1999 with the
stipulation that the following conditions be addressed:
Approval from the Ministry of Transportation and Highways;
Registration of a Rezoning Development Agreement including the deposit of security as
outlined in the Agreement;
Amendment to Schedule "A" and "H' of the Official Community Plan;
Council approval of a road exchange bylaw;
Dedication of the lane extending to 121 Avenue;
Consolidation of the development site;
7) Road dedication of a 3 m x 3 m truncation at Fraser Street and 121 Avenue;
05*01
Removal of the existing buildings;
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, an environmental
assessment of the site must be submitted addressing possible contamination of the site.
The following applies to the above:
The Ministry of Transportation & Highways has reviewed this application and confirmed that
MOTH approval is not required. Documents for items 2, 5, 6 and 7 have been submitted and will
be registered after the transfer of title to the Greater Vancouver Housing Corporation. The attached
project schedule indicates that the transfer will take place on October 28, 1999.
Item 3 will be met with final reading of OCP Amending Bylaw 5824. Item 4 has been completed
since Council has approved the road exchange. Item 9 has been completed with the submission of a
Stage 1 Preliminary Site Investigation prepared by Keystone Environmental Ltd. concluding that
site contamination is not evident and that any possible underground contamination can be dealt with
during redevelopment.
As indicated in the attached project schedule, the Greater Vancouver Housing Corporation will not
be in a position to remove the existing buildings until November 1, 1999. Recognizing that
rezoning is a condition of transfer of title and that removal of the buildings is anticipated within two
months, staff recommend that Item 8 be waived.
CONCLUSION:
Considering the above discussion, it is recommended that final reading be given to the bylaws.
David Stevenson, Planning Technician
R. W. Robertson, MCIP, AICP olph, M P A P
Chief Administrative OfficerA.2.ral Manager: Public Works and
e elooment Services
M.
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SCALE: 1:2,500 KEY MAP _____ DATE: Aug 24 1999 FILE:DP-28-99 BY: JB
ca4lo'lpllolepwoal
Project Schedule
Brown, Fraser and 121", Maple Ridge.
September 14, 1999. Report prepared for council to authorize 4" reading of the
zoning amendment by-law and O.C.P. amendment, issuance
of Development Permit. Development and Servicing
agreement entered into and security posted.
September 21, 1999. Council approves the above.
October 6, 1999. B.C.H.M.C. issues final commitment and mortgage at
Excom meeting, conditions precedent of zoning and
development permit have been met.
October 7 through 27,1999. G.V.H.C. and B.C.H.M.C. lawyers finalize closing
documents, consolidation plan, road exchanges and
dedications etc.
October 27, 1999. G.V.H.C. closes on property.
October 28, 1999. All documents are filed at Land Titles Office to facilitate
subdivision and road exchange.
November 1, 1999. Demolition Permit and Building or Foundation Permit are
issued upon payment for permits, D.C.C.'s and appropriate
securities.
November 2, 1999. Houses are demolished and construction starts.
R.ICARRERA&heduI&O90899-pmject schedule. .pd
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5824 - 1999.
A By-law to amend the Official Community Plan
WHEREAS Section 997 of the Municipal Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A" & "H" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled. ENACTS AS FOLLOWS:
This By-law may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment By-law No. 5824 - 1999."
Schedule "A" is hereby amended by adding the following in correct numerical order to
Subsection (B) of Development Permit Area XXXtfl in the Appendix:
Lots 7 & 3, Plan 8005 and Lot 16, Plan 8679, all of Sec. 20, Tp. 12, NWD
That parcel or tract of land and premises known and described as:
Lot 8, Section 20, Township 12, Plan 8005, New Westminster District
Lot 7, Section 20, Township 12, Plan 8005, New Westminster District
Lot 16, Section 20, Township 12, Plan 8679, New Westminster District
and outlined in heavy black line on Map No. 579, a copy of which is attached hereto and forms
part of this by-law, is hereby designated as Development Permit Area XXXIII (2) on Schedule
Maple Ridge Official Community Plan Designation By-law No. 5434-1996 as amended is hereby
amended accordingly.
READ A FIRST TIME the day of A.D. 199.
4
and
PUBLIC HEARING HELD the day of
READ A SECOND TIME the day of
READ A THIRD TIME the day of
RECONSIDERED AND FINALLY ADOPTED, the
MAYOR
A.D. 199.
A.D. 199.
• A.D. 199.
day of ,A.D. 199.
CLERK
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 5824-1999
Map No. 579
PURPOSE: TO DESIGNATE AS DEVELOPMENT PERMIT
AREA . XXXIH(2)
MAPLE RIDGE incorporated 12 September. 1674 . 1:2500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5823 - 1999
A By-law to amend zoning on Map "A" forming part
of Zoning By-law No. 3510 - 1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning By-law 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:
I. This by-law may be cited as "Maple Ridge Zone Amending By-law No. 5823 - 1999.'
Those parcels or tracts of land and premises known and described as:
Lot 8, Section 20, Township 12, Plan 8005, New Westminster District
Lot 7, Section 20, Township 12, Plan 8005, New Westminster District
Lot 16, Section 20, Township 12, Plan 8679, New Westminster District
and outlined in heavy black line on Map No. 1215 a copy of which is attached hereto and
forms part of this by-law, are hereby rezoned to RM-2 (Medium Density Apartment
Residential).
Maple Ridge Zoning By-law No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of A.D. 199.
PUBLIC HEARING held the day of A.D. 199.
READ a second time the day of A.D. 199.
READ a third time the day of , A.D. 199.
APPROVED by the Minister of Transportation and Highways this day of , A.D.
199.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.
199.
and
and
MAYOR CLERK
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 5823-1999
Map No. 1215
From: RS—1 (One Family Urban Residential)
0: RM-2(Medium Density Apartment Residential)
cj:4)) =00*21 ~m~ A MAPLE RIDGE
ncarporated 12 September, 1874 1:2500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 8111 1999
and Members of Council FILE NO: RZ/35/99
FROM: Chief Administrative Officer ATTN: C of W - PW & Dev
SUBJECT: First Reading
Bylaw Nos. 5842-1999 & 5843-1999
(23853 Dewdney Trunk Road)
SUMMARY:
This development proposal is to permit the construction of a gas station, convenience store with
residence, and commercial building with drive through access.
Council gave favourable consideration to the above noted application on August 10 th 1999 with the
stipulation that prior to being presented at a Public Hearing, the following would be complied with:
Comments from the Advisory Design Panel.
The comments from the August 26" 1999 meeting are attached.
A Public Information Meeting must be held.
This meeting was held on August 24" 1999 and the following is the staff summary of the
meeting.
The public information meeting was well attended by thirty members of the public. Concerns
expressed at that meeting focused on:
neighbouring residents opposed to the change in use (to commercial),
concerns over an increase in traffic on residential streets as a result of this development
some residents in attendance were prepared to accept the change in use provided they have
the opportunity to restrict some uses on site and make changes to the proposed plan with
respect to vehicle access.
there was also a concern that the notice for the meeting was not delivered to enough area
residents. Subsequent review of the mail out area was confirmed as having met the
requirements for notice of a Public Hearing.
In response to the above noted concerns, we offer the following comments.
This site is designated for Service Commercial use on the Official Community Plan (OCP), as
are lands to the west of the site fronting on Dewdney Trunk Road. With respect to concerns of
increased traffic generated by this new use, the intention is to construct a lane from 238B to 237'
Street to accommodate the service commercial traffic. This will provide access between these
uses and avoid additional traffic load on adjacent residential streets. This lane will also provide a
greater separation between the residential use to the north and the proposed service commercial
use.
Access to this site is provided at two points; from the lane and from a sidewalk crossing on 238B
Street. It is the desire of staff to limit access to these locations to reduce the potential for
conflicts with pedestrians and reduce the impact on Dewdney Trunk Road. The current proposal
06 -0 ~.01
indicates that there will not be an access off of Dewdney Trunk Road, only an exit for westbound
traffic. A traffic signal at 238B Street and Dewdney Trunk Road will be installed at an
appropriate future date.
The applicant has not determined the tenants for the commercial building or the type of drive
through business. A gas retailer has also not been determined at this time.
3) Fully dimensioned development plan showing the following:
Neighbourhood context plan;
Site plan;
Building elevations;
Landscape concept;
Subsequent to the Advisory Design Panel and Pubic Information Meeting the applicant has made
the following changes and revisions to the plans attached to this memo.
addition of speed bumps at the vehicle entry points to limit the speed of vehicles entering
and exiting the site.
a site context plan showing the relationship of the site to existing residential uses.
a site section showing the proposed building height in relation to existing houses.
The above has been receIved and it is recommended that 1" reading be given to the subject bylaws. As
indicated in the land use memo dated July 27th 1999, notice will be given that final approval to rezone
this property will also include Council approval to allow the overhead wires on Dewdney Trunk Road to
remain adjacent to this site. This will eliminate the need for issuance of a Development Variance Permit.
RECOMMENDATION
That Maple Ridge Zone Amending Bylaw No. 5842-1999 and Maple Ridge Official Community
Plan Amending Bylaw No. 5843-1999 be given First Reading.
4,01
B.l4cLeod, ISACertified Arborist
LandscapefPlanning Technician
R. W. Robertson, MCIP, AICP
Chief Administrative Officer Manager: Public Works and
Development Services
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CORPORATION OF
SCALE: 1:2,500 KEY MAP _____ DATE: Jun 16 1999 FILE: BY: JB
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PROJ(CT.
COMMERCIAL/1ESlOENTIAL
DEVELOPMENT
23SS3 O(V ZRtadk *OAD
MAPU RIOGE •
WILL
LANDSCAPE
PLAN
DATE: U.— ORAW" 4"am
Corporation of the District of Maple Ridge
Advisory Design Panel Meeting
Thursday, August 26, 1999
RZ-35-99
• Applicant: Gordon Kiassen
• Proposal: Retail/Restaurant and Convenience/Service Station
• Location: 238B Street and Dewdney Trunk Road
RESOLUTION:
It was duly MOVED and SECONDED that the following resolution be passed:
The Advisory Design Panel expressed overall support for the project, with the following
recommendations:
Given that the use is undefined at this time, the Panel approves the attempt to
blend with the residential design of the neighbourhood.
Consider a pedestrian or vehicle cross access immediately to the west of this
site.
Consider better pedestrian access to the commercial building off 238B Street
and consider a corner pedestrian access into the site.
The Panel would like the opportunity to see this project again prior to
Development Permit once the uses are more defined.
Consider low level lighting for parking lot areas to prevent light pollution into
the residential areas.
Consider a left-turn bay off Dewdney Trunk Road onto 238B Street
Consider changing the concrete block to brick or cultured stone to blend in
with materials used in the neighbourhood.
I.
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5843 - 1999.
A By-law to amend the Official Community Plan
WHEREAS Section 997 of the Municipal Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "A", "B" & "H" to the Official
Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge,
in open meeting assembled, ENACTS AS FOLLOWS:
This By-law may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment By-law No. 5843 - 1999."
Schedule " A" is hereby amended by the addition of the following in the appendix:
DEVELOPMENT PERMIT AREA XXXVII
A. Designation:
The Development Permit Area is hereby established to address the form and character of
local commercial or community service uses in urban and suburban residential areas.
B. Location:
1. Lot 28, Sec. 21, Tp. 12, Plan LMP30403, NWD
C. Objectives:
To facilitate development of commercial uses in an urban setting in a
manner which is in character with the setting -
To ensure pedestrian accessibility to the site
To ensure the character of buildings is sympathetic to existing residential
character and presents a quality image to the public streetfront.
To ensure a level of landscaping that properly screens parking areas and
provides for well defined public areas.
D. Guidelines:
1) Building siting must ensure adequate site circulation, safe access to public
streets and proper orientation to adjoining residential uses.
Page 2
Bylaw No. 5843-1999
Particular attention should be made to the image presented to the streetfront.
Adjacent residential uses must be adequately screened by significant
landscaping.
Streetfront landscaping will incorporate street trees for definition of site
boundaries and enhancement of public space.
A well defined pedestrian access to the commercial use will be provided
from the public sidewalk. Design will ensure that pedestrian use is given
precedence over vehicular use.
Building design will mimic recent residential construction in the
neighbourhood.
3. Those parcels or tracts of land and premises known and described as:
Lot 28, Section 21, Township 12, Plan LMP30403, New Westminster District
and outlined in heavy black line on Map No. 583, a copy of which is attached hereto and
forms part of this bylaw, are hereby designated as Development Permit Area XXXVII (1)
on Schedule "if'.
5. Maple Ridge Official Community Plan Designation By-law No. 5434-1996 as amended is
hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 199
PUBLIC HEARING HELD the day of A.D. 199
READ A SECOND TIME the day of A.D. 199
READ A THIRD TIME the day of A.D. 199
RECONSIDERED AND FINALLY ADOPTED the dayof ,A.D.199.
MAYOR CLERK
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MAPLE RIDGE OFFICIAL COM+AUNITY PLAN AMENDING
Bylaw No. 5843-1999
Map No. 583
PURPOSL: TO DESIGNATE AS DEVELOPMENT
PERMIT AREA XXXVII(1)
MAPLE RIDGE Incorporated 12 September, 1874 1:2500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5842- 1999
A By-law to amend zoning on Map "A" forming part
of Zoning By-law No. 3510 - 1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning By-law 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:
This by-law may be cited as "Maple Ridge Zone Amending By-law No. 5842-1999."
That parcel or tract of land and premises known and described as:
Lot 28, Section 21, Township 12, Plan LMP30403, New Westminster District
and outlined in heavy black line on Map No. 1219 a copy of which is attached hereto and
forms part of this by-law, is hereby rezoned to CS-i (Service Commercial).
Maple Ridge Zoning By-law No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , A.D. 199.
PUBLIC HEARING held the day of A.D. 199.
READ a second time the day of A.D. 199.
READ a third time the day of , A.D. 199.
RECONSIDERED AND FINALLY ADOPTED, the day of A.D.
199. - - -
MAYOR CLERK
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 5842-1999
Map No. 1219
From: RS-3(One Family Rural Residential)
To: CS—i (Service Commercial)
121 ~*Ik A MAPLE RIDGE
Incorporated 12 September.. 1874 1 2500
Council Meeting Minutes
July 27, 1999
Page 14
Coucillor Baker asked what two pieces of ID will be required, noting that thp"
CounèiJ meeting is being televised and this would be a good opportunity to let the
public khQw what the new requirements are.
The Municial Clerk advised that the legislation has just been received d he has
not had tim to conduct an in-depth review. He offered to Jrovide that
information at e next Council Meeting. /
The motion C
05.12 Maple Ridge Ticket Infrmation System Utilization
By-law No. 5 780-1999 \
R/99-387
BL 5780-1999
final reading
(to bring Soil Deposit Relatio
Information [MT.!]. sYstem)\
MOVED by Councillor\
SECONDED by Council]
that Maple Ridge Ticket
law No. 5780-1999 be re
By-law 5763-19 into the Municipal Ticket
)n System Utilization Amending By-
and adopted.
CARRIED
COMMITTEE OF THE
06.01 Minutes
06.01.01 Minutes of July 191997'
R99-388 MOVED by 9 'uncillor Stewart
COW Minutes SECONDE by Councillor Baker
July 19, 1999 /
that the $inutes of the Committee of the Whole Mee ng of July 19, 1999
be rectved;
CARRIED
06.02 Public Works and Development Services
06.02.0 1 RZ175189 - 22777 Selkirk Avenue - Request for One Year Extension (Valley
Fair Mall Expansion
Note - this item was deferred from the April 27, 1999 Council Meeting to the
Committee of the Whole Meeting of July 19, 1999.
Council Meeting Minutes
July27, 1999
Page 15
Reference was made to the staff report dated March 16, 1999 recommending that
the request for a one year extension of the application not be granted. The
Committee recommended deferring the motion for 60 days.
R/99-389 MOVED by Councillor Stewart
RZ175/89 one yr. SECONDED by Councillor Baker
extension; defer -
Sept. 20/99 that with respect to Rezoning Application RZ/75/89 (property at 22777
Selkirk Avenue), that further consideration of the recommendation
contained in the staff report dated March 16, 1999 be deferred to the
Committee of the Whole Meeting scheduled for September 20, 1999.
Discussion
Councillor Gordon noted that this is the second postponement that has been
granted to the applicants. She will support the motion but wants to see actual
work being done on the application at the end of the 60 day grace period and not
just more letters of good intent.
The motion CARRIED.
06.02.02 RZ128199 - 12078, 12092 kaser Street and 22480 - 121 Avenue - By-laws 5823
and 5824-1999 \
Reference was made tothe stkff report dated J3je'25, 1999 in support of the
following recommendation contned therein it1 respect to the subject by-laws
to permit the construction of a 48 \nit four scifey apartment building.
R/99-390 MOVED by CoAB
BL 5823-5824 SECONDED by n
first reading
that Maple Rid g By-law No. 5823-1999 and Maple
Ridge Official Amending By-law No. 5824-1999 be
read a first time.
Discussion
Councillor GoØon noted that this is an app1lation for an affordable housing
project and ~at the applicants have now received funding from B. C. Housing.
She is plead to support the by-laws.
The mo(ion CARRIED.
Committee of the Whole Minutes
July 19, 1999
Page 3
He further noted that he is surrounded by lands that are being or hayeen developed as a
residential use and intensive agricultural uses other than soil basd crops would create a
conflict with tsc<esidentia1 areas.
He referred to SectIb 21(1) of the Agricultural Land (rnmission Act, noting that it
implies that agricultura}se restrictions do not apply to)ánd which is less than 2 acres in
area and feels that his prôerty should therefore be e,luded from the ALR. He further
noted that the shallow tops4l depth and underlyinclay material is another detrimental
limitation to using the subject'parcel for commercjdl crop production.
The Acting Mayor asked Mr. Koèting if he i/still able to build a home on the land if it
remains in the ALR. Mr. Koellinespon,d that nothing prevents him from doing so
but he is concerned about his future in'estji'lent value.
The Acting Mayor explained that recep( AR applications have been deferred by Council
as they want to meet with the Agrictural\and Commission (ALC) and revisit some of
the policies governing the areas affrcted byose applications. It has not been easy to
schedule a meeting with the AL( Council is eking further direction from the Director
of Long Range Planning todaynd he will ask t'hç Director of Long Range Planning to
update Mr. Koelling on thy' direction Council hs decided to take respect to the
outstanding applications. /
Mr. Koelling stated that)fis application is being held upqcause of the political process:.
He would ask Council 6 read it carefully and consider it on Its own merits.
Mr. Koelling ended is presentation at this point in the meeting.
2. PUBLIC WORKS AND DEVELOPMENT SER VICES
2.1 RZ175189 - 22777 Selkirk Avenue - Request for One Year Extension (Valley Fair Mall
7 Expansion -
This item was deferred from the April 27, 1999 Council Meeting to the Committee of the
Whole Meeting of this date.
Reference was made to the staff report dated March 16, 1999 recommending that the
request for a one year extension of the application not be granted.
The Planner explained that a letter was received from the developer last week stating that
a tentative agreement has been reached with the Overwaitea Food Group, owners of the
Save-on store, subject to the approval of their Board of Directors which they hope to
obtain within the next 30 days. They propose an expansion of the store which includes
demolishing the Earl Haig property and the closure of Selkirk Avenue to accommodate
that expansion.
Councillor Gordon questioned what Council's options are now with respect to the
application.
The Planner noted that nothing has changed substantially since the application last
appeared before Council.
Committee of the Whole Minutes
July 19, 1999
Page 4
The Chief Administrative Officer noted that the applicant has made significant progress
with respect to some of the issues related to the major tenant which were holding up the
application. They have made progress in that regard but the actual rezoning application
has not progressed over the past few years. They are in a position now where it is
important to continue as they have been negotiating in good faith with the tenant. He
suggested that Council grant them another 30 day extension.
Councillors Levens, Baker and Clements spoke in support of granting a further extension.
The Acting Mayor questioned if 30 days would be long enough. The Planner noted that it
might be too short.
The Committee agreed to the following recommendation:
AMENDED RECOMMENDATION
That with respect to Rezoning Application RZ175189 (property at 22777 Selkirk
Avenue) that further consideration of the recommendation contained in the staff
report dated March 16, 1999 be deferred to the Committee of the Whole Meeting
scheduled for September 20, 1999.
2.2 Development Permit Area XYX - Text Amendment - By-law No. 5815-1999
The Manager of Environnental Affairs reviewed in de)il her report dated July 5, 1999 responding to the conceri\s raised at the June 15, 199/Public Hearing with respect to the
subject by-law. She exp1ined that in light of tóse concerns, staff recommends the
following amendments to e by-law and the P%formance Security for Environmental
Protection Policy that was aopted by Council,ón May 25, 1999. (The amendments are
detailed in the report). \ /
Proposed Amendments to DPA
• Section E(4) of the Guideline b amended to require barrier fence installation prior
to any construction activity. (c anged from prior to land clearing).
• Section F be/ilding reqire
Development 11 cases ftr
area. The wor to be replâ
• Section G(2) d to allow
instances wher g permit iss
the siting of se building or
single family r ones.
Proposed Amen çhnents for Environmental
a Development Permit exemption in those
for a lot that is of sufficient size to allow for
cture two times the required yard setback in
Policy
that security be taken upon issuance of a
those lots adjacent to a water course protection
d with the word "shall".
The Manager Of Environmental Affairs explained\
the policy tq clarify that there are two stages
continuity between the developer's responsibility
will ensure that there is no gap in the security
that a new section has been included in
o the security provisions to provide
àd the builder's responsibility which
p'ovisions. If it is felt that further
Council Meeting Minutes
April 27, 1999
Page 7
CARRIED
OF THE WHOLE
MOVED'cçouncillor'Stewart
SECONDED"hy Cqtincillor Baker
/
that the Minu, oNthe Committee of the Whole Meeting of April 19,
1999 be receiied.
06.01 Minutes
P199-180
COW Minutes
April 19/99
06.02
06.02.0 1
Public Works and Development Services
RZ/75189 - 22777 Selkirk Avenue - (Valley Fair Mall) - Request for One Year
Extension - (Rescind By-laws 4401 and 4402-1990)
Reference was made to the staff report dated March 16, 1999 recommending that
a request for a one year extension of the subject application to permit an
expansion of the Valley Fair Mall not be granted, on the rationale that
redevelopment of the Valley Fair Mall should be evaluated within the context of
development plans for the core area and the transportation network, and that By-
laws No. 4401-1990 and 4402-1990 be rescinded.
Note: The Committee recommended deferral of the above noted recommendation
to July 19, 1999.
Ri99-181
RZ/75/89 one
year extension
DEFERRED
MOVED by Councillor King
SECONDED by Councillor Gordon
that with respect to RZ/75/89 (22777 Selkirk Avenue), that further
consideration of the recommendation contained in the staff report dated
March 16, 1999 be deferred to the Committee of the Whole Meeting
scheduled for Monday, July 19, 1999.
CARRIED
Councillor Baker OPPOSED.
06.02.02 P.7135194 - 24089 Lougheed ~"way RS-3 to RM-1 - (Rescind By-law 5152-
1994)\
Reference was ma e to the if report dated March 15, 1999 recommending that
a one year extensi n of e subject application to permit approximately 37
townhouse units ted, on the rationale that any development for the site
should be reconsidere ithin the context of an OCP amendment and the current
plans of the MinistrVr%
ess
ansportation and Highways for the area, and that By-
law No. 5 152-1994 nded.
R199- 182 MOVED b Councillbir King
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: March 16, 1999
and Members of Council FILE NO: RZ175/89
FROM: Chief Administrative Officer ATTN: C of W - PW & Dcv
SUBJECT: RZ/75/89 - Extension
22777 Selkirk Ave.
SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application
under Maple Ridge Procedures Bylaw No. 5632-1997 as amended. This application is for
expansion of the Valley Fair Mall under the C-3 zone. Staff do not support this application for an
extension.
fimoPeD By
Co OAf
That a one year extension not be granted for rezoning application RZ/75189 and thaCl"
reading granted May 28, 1990 and 2dI3t4 reading granted June 25, 1990 to Maple Ridge Zone
Amending Bylaw No. 4401-1990 and Maple Ridge Official Community Plan Amending Bylaw
No. 4402-1990 be rescinded.
BACKGROUND:
This application is for an expansion to Valley Fair Shopping Centre. The application is to rezone
the north west corner of 228 St. and Selkirk Avenue (formerly the Earl Haig Society) to C-3 and to
include the entire development site into a Development Permit Area to ensure the form and
character of future expansion at the building permit stage.
The development plan proposed to include Selkirk Avenue from the west boundary of 22717
Selkirk Avenue. east to 228 St. and three lots north of Selkirk Avenue to the lane (the old Earl Haig
Society and two lots directly west of it). This would involve the closing of a substantial portion of
Selkirk Avenue.
Planning Concerns
The original development concept provided a significant expansion to the mall site that incorporated
Selkirk Avenue into the site. Since that original proposal, the mall has undergone substantial
renovation and some expansion, all within the confines of the original site. Although there has been
some discussion of this expansion, there has been little initiative on the part of the developer to
pursue the original proposal for expansion north of Selkirk Avenue.
The recent proposal for redevelopment of the downtown core area will have a significant impact on
neighbouring lands. Transportation and parking issues will rank among the most important in
evaluating the merits of any development proposal. As SelkirkAvenue prep .nrpsents one of
-1-
the very few fully developed urban road systems in the core area, staff recommend that it is
appropriate that redevelopment of the Valley Fair Mall be evaluated within the context of
development plans for the core area and the transportation network necessary to properly service all
commercial development. Staff further recommend that the Current bylaw intended to facilitate
expansion of the Valley Fair mall be rescinded and that any redevelopment plans be considered
under a new application.
The following dates outline Council's consideration of the application and bylaws:
- The land use report (see attached) was considered on April 2, 1990;
- First Reading was granted May 28, 1990;
- Public Hearing was held June 18, 1990;
- Second and Third reading was granted on June 25, 1990.
The following are the outstanding Council conditions to be addressed prior to consideration of final
reading:
Approval from the Ministry of Transportation and Highways;
Registration of a Rezoning Development Agreement including the deposit of securitfas
outlined in the Agreement;
Amendment to Schedule "A" & "H" of the Official Community Plan;
Road dedication as required;
Consolidation of the development site;
A landscape plan prepared by a Landscape Architect must be submitted including the
security to do the works;
-2-
CONCLUSION:
It is recommended that this extension application be denied and that the Zone Amending Bylaw
440 1-1990 and Official Community Plan Amending Bylaw 4402-1990 be rescinded.
)VI Gay Por, PIaning Technician
R. W. Robertson, MCIP, AICP
/ Chief Administrative Omcer
GP/bjc
MCIICP-
GeWJetnageF: Public Works and
De'J rnent Services
T. Fryer, P. Eng.
Director of Current Planning
tt
-3-
CORPORATION OP THE DI8TRICT OF M.APLE RIDGE
BY-LAW NO. 4401 - 1990
A by-law to amend zoning on Map "Afl forming
a part of Zoning By-law No. 3510 - 1985 as amended
WUREA8, it is deemed expedient to amend Maple Ridge Zoning
By-law 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:
This by-law may be cited as "Maple Ridge Zone Amending By-law
No. 4401 - 1990."
That parcel or tract of land and premises known and described
as:
Lot "A", Block 3, District Lot 401, Group 1, Plan 2155,
New Westminster District
and outlined in heavy black line on Map No. 831 a copy of which
is attached hereto and forms part of this by-law, is hereby
rezoned to C-3 (Town Centre Commercial).
Maple Ridge Zoning By-law No. 3510 - 1985 as amended and Map "A"
attached thereto are hereby amended accordingly.
READ a first time the 28 day of May, A.D., 1990
PUBLIC HEARING held the 18 day of June, AD., 1990
READ a second time the 25 day of June, A.D., 1990
READ a third time the 25 day of June, AD., 1990
APPROVED by the Minister of Transportation and Highways this day
of , A.D., 199
RECONSIDERED AND FINALLY ADOPTED, the day
of , A.D. 199
MAYOR
CLERK
I HEREBY CERTIFY that the foregoing is a true and correct copy
of Maple Ridge Zone Amending By-law No. 4401 - 1990.
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Maple Ridge Zone Amending -
Bylaw No. 4401 — 1990 . • * •
• Map NO.831
• Rezone From: u.-i (Townhouse Residential)
To: C-3 (Town Centre Commercial) •
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 4402 - 1990
A By-law to amend the Official community Plan
WHEREAS Section 997 of the Municipal Act provides that the Council
may revise the Official Community Plan;
MID WBEREAR it is deemed desirable to amend Schedules "A" "C" &
"H" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the
District of Maple Ridge, in open meeting assembled, ENACTS AS
FOLLOWS:-
This By-law may be cited for all purposes as "Maple Ridge
Official Community Plan Amendment By-law No. 4402 - 1990".
That parcel or tract of land and premises known and it described as:
Lot "A", Block 3, District Lot 401, Group 1, Plan
21553, New Westminster District
and outlined in heavy black line on Map No. 226, a copy of
which is attached hereto and forms part of this bylaw is
hereby redesignated to Town Centre Commercial.
Maple Ridge Official Community Plan Designation Bylaw No.
2967 - 1981 as amended is hereby amended by adding the
following as Appendix XLV of Schedule "A".
Appendix XLV - Development Permit Area No. 16/90
Development Permit Area No. 16/90 as shown on Schedule "H"
is hereby established to recognize concerns regarding the
commercial development of this area. The concerns relate
to:
a) establishment of objectives and the provision of the
guidelines for the form and character of the commercial
development.
Development guidelines which address these concerns are
provided to:
a) specify the character of development including the
siting and form of buildings and structures as follows:
i) buildings shall be located in such a manner to
insure safe traffic circulation and to provide
adequate on-site parking;
..4-
- 2
PAGE 2
BYLAW 4402-1990
landscape planting and screening should be used to
create interesting views and focal points into and
out of a site for pedestrians, passing drivers and
tenants within buildings on the site or adjacent
to it.
the height and location of landscape screening
shall be such that driving site lines are
maintained from adjacent roads, maneuvering
aisles, parking lots and the quality of
streetscaping is enhanced.
Those parcels or tracts of land and premises known and
described as:
Lot "A" Block 3, District Lot 401, Group 1, Plan 21553,
New Westminster District
and
Lot 59, District Lot 401, Group 1, Plan 48328, New
Westminster District
and
Lot 62, District Lot 401, Group-i, Plan 51909, New
Westminster District
and
Lot 1, District Lot 401, Group 1, Plan 12445, New
Westminster District
and
Lot 2, District Lot 401, Group 1, Plan 12445, New
Westminster District
and
Parcel "One" (Explanatory Plan 14893) Lot "L", District
Lot 401, Group 1, Plan 14626, New Westminster District
and
Lot 52, District Lot 401, Group 1, Plan 25544, New
Westminster District
and outlined in heavy black line on Map No. 227, a copy of
which is attached hereto and forms part of this by-law, are
hereby designated on Schedule "H" as Development Permit Area
16/90.
"Maple Ridge Official Community Plan Designation By-law No.
2967 - 1981 as amended is hereby amended accordingly.
READ -A FIRST TIME the 28 day of May, A.D. 1990
PUBLIC HEARING HELD the 18. day of June, A.D. 1990
READ A SECOND TIME the 25 day of June, A.D. 1990
PAGE 3 anw NO. 4402-1990
READ A THIRD TIME the 25 day of June, A.D. 1990
RECONSIDERED AND FINALLY ADOPTED, the day
of 199
MAYOR
CLERK
I HEREBY CERTIFY that the foregoing is a true and correct copy of
"Maple Ridge Official Community Plan Amendment By-law No. 440 -
1990".
DATE CLERK
(159)
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Redesignate From: Apartment . District
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Purposet To deeignata as Development Permit Area No. 16/90.
MEMORANDUM
TO: PLANNING COMMITTEE
FROM: PLANNING DEPARTMENT
DATE: 1990 MARCH 26
SUBJECT: APPLICATION RZ/75/89
LEGAL: LOT A, DISTRICT LOT 401, GROUP 1, PLAN
21553, MEW WESTMINSTER DISTRICT
LOCATION: 22777 SELXIRL AVENUE
PROM: RN-i (TOWNEOUSE RESIDENTIAL)
TO: C-3 (TOWN CENTRE COMMERICIAL)
SUMMARY
An application has been submitted to rezone the. above
described property, to permit subsequent expansion of the
Valley Fair Shopping Centre. It is recommended that this
application be supported. In order for this application to
be considered at the May 14, 1990 Public Rearing, it is
recommended that RZ/75/89 be forwarded for Council's
consideration April 2, 1990.
RECOMMENDAT ION
TEAT RESPECTING APPLICATION aZ175/89 TO REZONE PROPERTY
LOCATED AT 22717 SELKIRK AVENUE FROM RN-i (TOWNHOUSE
RESIDENTIAL) TO C-3 (TOWN CENTRE COMMERCIAL) LOT A,
DISTRICT . LOT 401, GROUP I, PLAN 21553, W.W.D. BE
REDESIGNATED FROM APARTMENT DISTRICT TO TOWN CENTRE
COMMERCIAL AND THIS APPLICATION BE FORWARDED TO PUBLIC
SEARING ONCE THE FOLLOWING IM?ORNATION IS SU3MITT•ED:
1) FULLY DIMENSIONED PRELIMINARY PLAN OP
DEVELOPMENT OP THE VALLEY FAIR SHOPPING
CENTRE EXPANSION SHOWING TUE FOLLOWING:
A) BUILDING LOCATIONS; a) BUILDING ELEVATIONS;
ACCESS/EGRESS LOCATIONS;
PARKING LAYOUT;
LANDSCAPE PLAN;
ALL DRAFTED IN COMPLIANCE WITH THE MAPLE RIDGE ZONING
BYLAW.
it
MID THAT PRIOR TO FINAL APPROVAL THE FOLLOWING MUST BE
COMPLETE:
CLOSURE OF SELKIRK AVENUE, INCLUDING APPROPRIATE
COMPENSATION FOR THE LAND AND IMPROVEMENTS
CONTAINED IN THE RIGHT-OF-WAY;
CONSOLIDATION OF THE DEVELOPMENT SITE;
APPROVAL FROM THE MINISTRY OF TRANSPORTATION AND
HIGHWAYS;
AMENDMENTS TO SCHEDULE "C" OF THE OFFICIAL
COMMUNITY PLAN
4MENDMENTS TO SCHEDULES "A" AND "H" Of THE OFFICIAL
COMMUNITY PLMI DESIGNATING THE SITE A DEVELOPMENT
PERMIT AREA;
COMPLETION OF A REZONINC DEVELOPMENT AGREEMENT
DETAILING IMPROVEMENTS TO THE EAST SIDE OF 227
STREET ALONG THE FRONTAGE 01 TEE SITE AND
IMPROVEMENTS TO TWE LANE SOUTH OF 119 AVENUE;
DEPOSIT OF SECURITY FOR THE IMPROVEMENTS NOTED IN
6) ABOVE;
DEDICATION OF REQUIRED ROAD RIGHT-OF-WAY FOR 221 jt
STREET AND THE LANE SOUTH OF 119 AVENUE;
DEPOSIT OF SECURITY FOR LANDSCAPING;
SAC LG&O UND
An application has been submitted to rezone the above
described property to permit subsequent expansion of
the Valley Fair Shopping Centre. The expansion
involves the construction of a new food store and
renovation of the existing food store to retail shops
and a "food fair". As well as expanding the existing
mall, there are plans to refurbish the existing mall.
The subject properties are the current location of the
Earl Haig residence. BUCCI Development Corporation is
purchasing two lots on the vest side of Burnett Street
and has submitted a rezoning application to rezone
those two properties to CD12/90 to construct new
residences for the present residents.
The expansion plane include construction of the new
food. store and a two storey parking garage on Selkirk
Avenue and on parcels to the north of Selkirk Avenue.
With the exception of the subject parcels, the balance
of the parcels are already zoned C-3 (Town Centre
Commercial).
With this expansion, Selkirk Avenue must be closed.
Selkirk Avenue is currently constructed to a full urban
standard, serves as an important connection between 227
Street and 228 Street, and provides on street parking
for Valley Fair Mall and adjacent businesses. Since
the closure of Selkirk Avenue raised concerns with
- 2 -
regard to traffic circulation and the 108 of on-street
parking within the town core, a traffic consultant was
engaged by BUCCI Development to examine the effect of a
possible closure of Selkirk Avenue. The consultant has
advised that:
The closure of Selkirk between 227 Street and 228
Street would have a marginal effect on a very
small amount of traffic. Alternative routes are
available that have ample capacity to handle
relocated t r a f f i c plus substantial growth over
time plus traffic from immediate adjacent areas.
The closure of Selkirk Avenue does not have
negative impacts in terms of parking demands and
supply.
The eastbound role of the Selkirk Avenue from 224
Street past the Haney Place Mall, across 227
Street, can be provided past the Valley Fair Mall
to 228 Street.
With the closure of Selkirk Avenue, other streets must be
improved to. handle the traffic circulation in the core
anticipated by the expansion of the Valley Fair Shopping
Centre and the development of lands between Haney Place
Mall and Valley Fair Mall. These improvements include road
dedication fronting 227 Street to improve the intersection
of 227 Street and Lougheed Highway and includes corner
truncations at the intersection. The lane south of 119
Avenue must be widened to 7.5 metres and constructed to an
urban standard with curb and gutter on both sides.
Apart from the issues involved with the closure of Selkirk
Avenue, the engineering Department have advised that the
servicing is technically feasible. Valley Fair Shopping
Centre is currently served by municipal sanitary and storm
sever systems.
The above described properties are currently designated
Apart.t District on Schedule "C" of the Official
Commuflity Plan. Consistent with surrounding lands and in
support of the application to rezone to C-3 (Town Centre
Commerci*L) it is recommended that prior to final zoning
approval the properties be redesignated to Town Centre
Commercial on Schedule "C" of the Official Community Plan.
There are a number of properties involved with the Valley
F a i r expansion program, and it is recommended that the
entire site, including Lot 1, Plan 12445 be consolidated
prior to final zoning approval. The developer has advised
that Lot 1, EP 14893 located in the south-west corner of
the site, is not available. However, the developer has
negotiated a long term tease with the owner, and intends to
use the lot as a required off-street parking area.
- 3 -
it
it is further recommended that the Consolidated development
site be designated a development permit area on Schedules
"A" and "Ii" of the Official Community Plan. Since the
property lies within 800 metres of the tougheed Righway,
approval from the Ministry of Transportation and Righways
is required.
David Stevenson
Planning Technician
DS:mc (115)
- 4 -
it
1990 July 9
Annand Burton Brown Architects
Suite 402-698 Seymour St.
Vancouver, B.C.
V6B 31(6
Dear Sirs:
Re: RZ/75/89 - Lot "A",. Block 3, District Lot 401, Group
1, Plan. 21553, M.V.D.
Location: 22777 Selkirk Street
From: RM-1 (Townhouse Residential)
To: C-3 (Town Centre Commercial)
At a meeting held June 25, 1990, Municipal Council gave
second and third reading to the above described by-law.
Prior to final approval the following must be complete:
Closure of Selkirk Avenue, including appropriate
compensation for the land and improvements contained in
the right of way;
Consolidation of the Development site;
Approval from the Ministry of Transportation and
Highway.;
Amendment to Schedule "C" of the Official Community
Plan;
Amendment to Schedules "A" and "H" of the Official
Community Plan designating the site a Development
Permit Area;
Registration of a Rezoning Development Agreement
detailing improvements to the east side of 227 Street
along the frontage of the site and improvements to the
lane south of 119 Avenue;
- 1 -
Deposit of security as outlined in the Rezoning
Development Agreement;
Road dedication required for 227 Street and the lane
south of 119 Avenue;
Deposit of Security for Landscaping;
1.0) Submission of an upgraded landscaping plan;
U) Resolution of the Street alignment and parking lot
design on the southwest corner of the Valley Fair
Shopping Centre site.
Item 1, the negotiations for the closure and compensation
for Selkirk Avenue involves Administration and the Clerk's
Department, and we suggest that you contact the Municipal
Clerk to begin this process. Item 2 involves the
preparation of a suitable plan by your surveyor. Items 3,4
and 5 are underway, and will be a part of our recommendation
regarding final reading of the OCP and Zone Amending it
BY—laws. Items 6,7 and 8 rely on information received from
your consultants who have been working with the Municipal
Engineering Department to determine the extent of
improvements and required right—of—way. Items 9 and 10
involve your landscape architect, and Item 1.1 involves both
our department and your architect.
Since some of these items require significant time to
resolve, we suggest that these items be addressed at the
earliest possible time. If you have any questions please
contact the undersigned.
Yours truly,
Te rry/Yrqer
DepqE/Director of Planning
DS7bJs
(38)
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11937 EP 63907 - 11943 1 66 2 11920
llg3I E 4 _tt940
11935 65 P 9541 A L!__
P76459 119 AVE. P86981 5
-0.11929
I 11909!
A ligol jl920 A Rem. 54 '9" I P34914 (P21553) 11900 I 19 Ui !tl910Q.l134 ______ LANE 7 11910
11903 I 62 (J 4 P48328 C I Higoo
I 11890 118891 43 I 59 62 ___ A 8
6
P51909 co
N P61527 11890co
(P21553) 238 1'8e
C14
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N C'.i NW1739 tien 600.
118691 SELKIRK AV PS
a. i
10 to
Rèm. 1!UBJECT PROP 11600 11865 59 2 ________________________CL
11851
11844 I.P 59674 11851
I LMP26960 167 11866 I 118AVE ________
I P4393O I- 52 (/) 5'
PSI P25344 1 11858 Oil I— -r
214 Ui 56 z . Remi tl8V LP 76344 P 58813 11844 a. EP14893
LMP 34065 (LEASE)
'A" RW 39 (.M 55 P 25642 (LEASE)
L.MP11048 54
a 11824
/ Rem. 5 co
P13497
cr
LMS9S
A
SUBJECT PROPERTY /
22777 SEKIRK AVE.
CORPORATiON OF
THE DISTRICT OF
MAPLE RIDGE MAPLE RIDGE
Incorpo'sld 12. S.I.mb.r. 1874 PLANNING DEPARTMENT
DATE: Mar 18 1999 FILE: RZ-789 BY: TM KEYMAP
53 11810
P8871
11797 1
11190
0.
I.P76568
P 72307
A 11781 103
11780
CL B
11775 P4
106
- _4' ,,N1/21 _____
LAA
ALP
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: August 20, 1999
and Members of Council FILE NO: RZ/17/99
FROM: Chief Administrative Officer ATTN: C of W - PW & Dev
SUBJECT: First Reading: Maple Ridge Zone Amending Bylaw NO. 5838-1999 and
Maple Ridge Official Community Plan Amending Bylaw No. 5839-1999
(11291- 236 St.)
SUMMARY:
This development proposal is to create approximately 15 lots not less than 371 m 2.
Council gave favourable consideration to the above noted application May 25 1999 with the
stipulation that prior to being presented at a Public Hearing, the following would be complied
with:
Fully rlimensioned preliminary subdivision plan.
Preparation of a Comprehensive Building Scheme.
An Environmental Assessment.
The above has been received and it is recommended that 1st reading be given to the subject
bylaw.
RECOMMENDATION
That Maple Ridge Zone Amending Bylaw No. 5838-1999 and Maple Ridge Official
Community Plan Amending Bylaw No. 5839-1999 be given First Reading.
Gay r,PIanning
E RobertsonMCIPT fiLMcAIcP fZF. Fry;r,P.
Chief Administrative Officer e ral Manager: Public Works and Director of Current Planning
Development Services
GP/ti.F
.03
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5839 - 1999.
A By-law to amend the Official Community Plan
WHEREAS Section 997 of the Municipal Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community
Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge,
in open meeting assembled, ENACTS AS FOLLOWS:
This By-law may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment By-law No. 5839 - 1999."
That parcel or tract of land and premises known and described as:
Lot 15, Section 16, Township 12, Plan 32635, New Westminster District
and outlined in heavy black line on Map No. 582, a copy of which is attached hereto and
forms part of this by-law, is hereby redesignated to Compact Housing (30-40 units per net
hectare).
Maple Ridge Official Community Plan Designation By-law No. 5434-1996 as amended
is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 199.
PUBLIC HEA-RiNGRELDthe. day of ,A.D.. 199.
READ A SECOND TIME the day of , A.D. 199.
READ A THIRD TIME the day of , A.D. 199.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 199.
MAYOR CLERK
I 11429 I
} 36
1, R., 10 99 114 35
139 - 11389.
AK 349
29 1/
SUBJECT PROPERTY
LMJ464
LMS 3308
111358
PARK PcL A' 11355
11342
C'
U (1
CS 11330
11295 MP RM-1
Ii
L 2 11290
15
P32635
RS-3 F6
0/0
11291 1 LMPI 36
11237
22
P 39988
Rem 19
P 35398
PCI. 'A' LMP 26965
11195
AM- AS 3 i 10
P 11216
11264
OF
(0
çb
11224
Part S.E. 114
I Sec.16 TO. 12
REM. 29
P47210
'-1
N OWTCT
SCALE: 1:2,500 KEY MAP
LMP 18097 REM. PcI. 'A
l SUBJECT PROPERTY
CORPORATION
I all THE DISTRICTOF
N. I Q
(
MAPLE RIDGE MAPLE RIDGE
ncorpo's*d 12. S.pIsmbs. 1874 PLANNING DEPARTMENT
DATE: May3 1999 FILE: BY:JB
15
P 32635
2.011 ha 12
P 25975
3.631 ha
P 27689
14
3.994 ha
Rem 19
/
P 35398
1.236 ha
LKIP 26965 Pd. 'A 1.24 ha
22
P 39988
2.827 ha
LMP 26964
1
r
136 ho
LMP 35464
LMS 3308
1 IJ58
PARK PcI. 'A
2.39 ha 1.58 ho
11.142 0
Pn
0
0. I UJO
1296 4MP 3 163
11290 5
2
112 B AVE.
(
6 7 8I9
LMP 34163
19
P 41673
1.214 ha
11264
(I)
Rem4 (0
r) P 24650 N
/ 1224 r Part S.E. 1/4
Sec.16 Tp. 12
35
.34
\
A 0 L
191
1lJ
MAPLE RIDGE COMMUNITY PLAN AMENDING
Bylaw No. 5839-1999
Map No. 582
From: Compact Housing(40 units per net hectare)
and Conservation
To: Compact Housing(30-40 units per net hectare)
and Conservation (shown hatched)
AMAPLE RIDGE
Incorporated 12 September, 1874 1:2500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY•LAWNO. 5838- 1999
A By-law to amend zoning on Map "A" forming part
of Zoning By-law No. 3510. 1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning By-law 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:
This by-law may be cited as "Maple Ridge Zone Amending By-law No. 5838 - 1999."
That parcel or tract of land and premises known and described as:
Lot 15, Section 16, Township 12, Plan 32635, New Westminster District
and outlined in heavy black line on Map No. 1218 a copy of which is attached hereto and
forms part of this by-law, is hereby rezoned to R-1 (Residential District).
Maple Ridge Zoning By-law No. 3510 - 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of A.D. 199.
PUBLIC HEARING held the day of A.D. 199.
READ a second time the day of ,A.D. 199.
READ a third time the day of , A.D. 199.
APPROVED by the Minister of Transportation and Highways this day of , A.D.
199.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D.
199.
MAYOR CLERK
MAPLE RIDGE ZONE AMENDING
Bylaw No. 5838-1999
Map No. 1218
Frcm: RS-3(One Family Rural Residential)
To: R— 1 (Residential District)
300 kt, A MAPLE RIDGE
IncorporeLed 12 September. 1874 1:2500
Proposal for 15 fee Simple Sin4c ramilq Lots
Ii
i a
h'I
C.
I-
C.
O. Ha.
0.19 Ha.
0.75 Ha.
5 Lots
Density Calculations
R-I Total builciable Site Area
Less Road Allowance
Nctia For Development
Proposed Lot Yield
1 .- F •
Allowable Densitg
1-0 Un/ba
Proposed DensIt
20 Un/ba
E71
.jS
I
a
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: August 30, 1999
and Members of Council FILE NO: RZ/30/97
FROM: Chief Administrative Officer ATTN: C of W - PW & Dev
SUBJECT: Extension RZ/30/97
23500 Block, Larch Ave.
SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application
under Maple Ridge Development Procedures Bylaw No. 5632-1997 as amended. This application
is for 92 lots ranging in size from 371 m 2 - 557 m2 and one duplex lot. Staff support this application
for an extension.
RECOMMENDATION:
That a one year extension be granted for rezoning application RZ130197.
BACKGROUND:
This application is for a residential lots under the RS-lb, R-1 and RT-1 zone in Silver Valley. The
site is within Development Permit Area XXX and the new guidelines will apply to the development
at the subdivision stage.
The following dates outline Council's consideration of the application and Bylaws 5716-1998 and
57 17-1998:
- The land use report (see attached) was considered on March 24, 1998;
- First Reading was granted July 28, 1998;
- Public Hearing was held August 18, 1998;
- Second and Third reading was granted on August 25, 1998.
The following are the outstanding Council conditions to be addressed prior to consideration of final
reading:
Preliminary approval from the Ministry of Environment, Fish and Wildlife Branch;
Registration of a Rezoning Development Agreement including the deposit of security as
outlined in the Agreement;
Amendment to Schedule "B" of the Official Community Plan;
Inclusion of the site into Sewer Area "A";
-1-
Planning
5) Park dedication.
Discussion:
The applicant has been actively pursuing the completion of this rezoning application.
CONCLUSION:
Staff support the extension and recommend that Council grant a one year extension.
Gay Por, Planning Technician
R. W. Robertson, MCIP, AICP je~ ph, Mq1'AICP
Chief Administrative Officer Manager: Public Works and
ment Services
GPfbjc
-2-
0
z U 2I 3t AVE.
*
sgs
am
so
::::
86
.:
:
le
SUBJECT PROPERTY }Y MAP
23500 BLOCK OF LARCH AVE. WRINNOW
QLwlfthml~--m DISTRICT OF MAPLE RIDGE 6..tz] MAPLE _ IDGE I_NAs=
ALMM
DATE. FEB 18, 1998 RE'I4SED MAR 4, 1998 SCALF 1 7 500
F1LE/BrtAW RZ 30 97 DRAI4 BY S Mc. N....
j
Ii
MGFWD 2WPW
a 1p.12 ,tw.a RM X07
,p* - Aw
- - owu
*.AI..J - - **
4W
114m,
I
L
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO.5716-1998
A By-law to amend zoning on Map "A" forming part
of Zoning By-law No. 3510 - 1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning By-law 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:
This by-law may be cited as "Maple Ridge Zone Amending By-law No. 5716- 1998."
That parcel or tract of land and premises known and described as:
Lot 3, Except: Firstly: Parcel "A" (Reference Plan 15218); Secondly: Part subdivided
by Plan 66891, Section 28, Township 12, Plan 3007, New Westminster District
is hereby rezoned as shown on Map No. 1190 a copy of which is attached hereto and
forms part of this by-law.
Maple Ridge Zoning By-law No. 3510- 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , A.D. 199.
PUBLIC HEARING held the day of , A.D. 199.
READ a second time the day of , A.D. 199,
READ a third time the day of , A.D. 199.
RECONSIDERED AND FINALLY ADOPTED, the day of . A.D.
199.
MAYOR CLERK
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5717 - 1998.
A By-law to amend the Official Community Plan
WHEREAS Section 997 of the Municipal Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community
Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge,
in open meeting assembled, ENACTS AS FOLLOWS:
I. This By-law may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment By-law No. 5717 - 1998."
That parcel or tract of land and premises known and described as:
Lot 3, Except: Firstly: Parcel "A" (Reference Plan 15218); Secondly: Part subdivided
by Plan 66891, Section 28, Township 12, Plan 3007, New Westminster District
and outlined in heavy black line on Map No. 559, a copy of which is attached hereto and
forms part of this by-law, is hereby redesignated to Conservation and Single Family
Residential (18 units per net hectare).
Maple Ridge Official Community Plan Designation By-law No. 5434-1996 as amended
is hereby amended accordingly.
READ A FIRST TIME the day of A.D. 199.
PUBLICHEARINGRELD the, day of A.D. 199.
READ A SECOND TIME the day of A.D. 199.
READ A THIRD TIME the day of ,A.D. 199.
RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 199.
MAYOR CLERK
MOW P N 1011.
zor r
' 11257
. i V
Is
z::
•
10 ________
26 J i';
42
URI
P 2105 P 2105 240
1e
1.
P 1.110
P —
,.
L.
7rl
- i
1. I 10
-
/
01
!-4I.:10
:
) I _____
2
I
'iw
• .0 I Pd C 1_ -2637
'S
71.0
".0 3700
•
20
7J7'S
MAPLE RIDGE OFFICIAL COMMUNIfl' PLAN AMENDING
Bylaw No. 5717-1998
Map No. 559
From: Conservation, Single Family Residential (5 and 18 units/net ha)
and Compact Housing (30 and 40 units/net ha)
To: Single Family Residential (18 units/net ha) and Conservation
(shown hatched)
MAPLE RIDGE
Incorporated 12 September. 1874 1:6,000
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 7, 1999
and Members of Council FILE NO: DP/28199
FROM: Chief Administrative Officer ATTN: C of W - PW & Dev
SUBJECT: DP/28/99
12079/92 Fraser Street & 22480 121 Avenue
EXECUTIVE SUMMARY:
A Development Permit application has been submitted in order allow construction of a 48 unit/4
storey apartment building at the south east corner of Fraser Street and 121 Avenue.
II RECOMMENDATION:
That the Municipal Clerk be authorized to sign and seal DP/28/99 respecting property
located at 12079/92 Fraser St. and 22480 121 Avenue.
III BACKGROUND:
Applicant: Carrera Ventures Ltd.
Owner: A & J Bachmann, Lee & Sit Construction Ltd., UFO Dev. Inc.
Legal Description: Lots 5, 7 & 8, Plan 8005 & Lot 16, Plan 8679, all of Sec. 20,
Tp. 12, NWD
OCP:
Existing: Apartment District
Proposed: Apartment District
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
N: apartment and single family residential
S: single family residential
E: single family residential
W: apartment
Existing Use of Property: single family residential
Proposed Use of Property: 48 unit apartment
Access:
Vehicular access to underground parking to be provided via
lane off of 121 Ave. and Edge St.
Servicing: Upgrading of the surrounding streets to. full urban standards is
required .
IV PROJECT DESCRIPTION
The development site is located on the edge of the downtown commercial district. Brown Ave.,
located one lot to the south, is the boundary between the commercial district and the high-density
residential district. The three lots, which collectively form the development site, are on the
southeast corner of Fraser Street and 121 Avenue. The development consists of a four storey, 48
unit apartment on a consolidated site approximately 0.256 ha. in area.
The project is sponsored by the Greater Vancouver Housing Corporation and provides for a
combination of seniors and family housing. Each sector has a differentiated entry and amenity area.
The seniors' units are proposed to be one bedroom while the family residences will be 2 to 3
bedroom units. There will also be adaptable units that can be converted to full access handicap
units at a future date.
V PLANNING ANALYSIS
This project was initially reviewed by Council June 22, 1999 and by the Advisory Design Panel,
June 24, 1999. The project was subsequently presented at Public Hearing August 17, 1999 and
received third reading August 24, 1999. The development permit drawings were then presented
to the Advisory Design Panel August 26, 1999 (see attached minutes). The Architect
subsequently revised the design drawings and the landscape plan respecting the Advisory Design
Panel resolution.
VI CONCLUSION:
The project meets the objectives and guidelines for Development Permit Area 33 and has been
supported by the Advisory Design Panel. It is therefore recommended that DP/28/99 be
approved.
IQ
ez
Day nson, Planning Technician
a
R. W. Robertson, MCIP, AICP J. h,JN2 MCIP ACP er, P.
Chief Administrative Officer Ge r Manager: Public Works and / Dyector ofurt'ent Planning
Development Services
D&c
-2-
Corporation of the District of Maple Ridge
Advisory Design Panel Meeting
Thursday, August 26, 1999
DP-49-99
• Applicant: Wayne Bissky
• Proposal: 4-storey 48-unit seniors and family apartment building
• Location: 12078 & 12092 Fraser Street & 22480 - 121 Avenue
RESOLUTION:
It was duly MOVED and SECONDED that the following resolution be passed:
The Advisory Design Panel expressed overall support for the project, with the following
recommendations:
As outlined in the Guidelines, it would have been helpful for the Panel to have
had a rendering to refer to.
The gateway elements are gratuitous and should be re-studied and more
emphasis put on the actual entryway.
Consider picking up some of the "arts and crafts" details within the mid-band.
Request that the developer meet with ConsL Smandych of Community Policing
prior to issuance of the building permit to confirm the lighting, security of
windows and patio doors, and explore the recommendation for round pillars and
white paint on the walls in the underground parkiAg
Request the developer use concrete units in the planter details and patio edges
instead of wood.
N I -E1/ ( I 12078/92 FRASER ST
A
SCALE: 1:2,500
OSTRCT OF
LANGLeY
THON SHIlL
a I 114,
MAPLE RIDGE
ncoporated 12, Sep4.enb, 1874
DATE: Aug 24 1999
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
FILE:DP-28-99 BY: JB
SChEMATIC DESIGN ONLY
CURRENT TO SEPT 31999
-- .—-'L
-. 12 1st AVENUE iIlII - 1' •jL
- I IL 11 ./ .A3
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aitIII - .. - Main Entry 1__.IL , ,
.••- .....- _________ --••. --<---------------- -v.. .
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L
ZONING DATA
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E MAIN FLOOR / SITE PLAN -
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SCHEMATIC DESIGN ONLY
CURRENT TO SEPT. 3.1999
226 .27
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CUR1.ENTTOSEPT. 3.1999
a 0
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Main Floor Elevation 39.4m
LJ 1tY j MArea
•108-H
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f'TT • . - Main Floor Unit pe Schedule
101 - A - r. if !u 91r ,r • . 0 I • i. - ,rI'15I'W I - lw -r Iw,W Ir1MV1Irrn,. ,rIWTr,flIalY .rnr,r
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--- — ____________._________5 ----- -.--------------•- --------- ---,.-- - --------
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() ®
CURRENT TO SEPT. 3.1999
ssible ;ih11i -
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TV
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Un*t Type Table
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EAST ELEVATION
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SCHEMATIC DESIGN ONLY
CURRENT TO SEPT 3.1999
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AT(CT su wwl 14.021 -
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: August 18, 1999
and Members of Council FILE NO: -RZ-50-99
FROM: Chief Administrative Officer ATTN: C/S, CW
SUBJECT: Temporary Residential Use - Policy Report
'i
The March 23, 1999 adoption of the District of Maple Ridge Secondary Suite
Bylaw and subsequent letters to "known" suite owners notifying them of the
requirement to register the "suite" generated much discussion regarding options
for property owners providing self-contained accommodation for a relative. Of
particular concern was the definition of "Temporary Residential" Use in the
Zoning Bylaw that required that the relative be an "invalid" requiring daily
nursing care, and the provision pertaining to the posting of a $2000 bond.
On July 13, 1999, Council directed staff to revisit the relevant sections of the
Zoning Bylaw and bring forward a series of recommendations to resolve these
issues. The following report provides an overview of the current Bylaw
regulations for "Temporary Residential Use", and provides recommendations
regarding a revised "Temporary Residential Use" Bylaw.
II. RECOMMENDATION
That:
Maple Ridge Zone Amending Bylaw No. 5835 - 1999 be read a first
time and that it proceed to Public Hearing;
Maple Ridge Building Amending Bylaw No. 5836 - 1999 be read a
first time, and the rules of order be waived, and that Maple Ridge
Building Amending Bylaw No. 5836 - 1999 be read a second and third
time;
The proposed Maple Ridge "Temporary Residential Use Policy" be
adopted when.final.reading is given to the Amending Bylaws relating
to Temporary Residential Use;
III. BACKGROUND
The adoption of the District's Secondary Suite Bylaw on March 23, 1999 and
subsequent initiatives requesting that known suite owners register their units
raised much discussion regarding self-contained accommodation within
residential dwellings. Generally, property owners that contacted the Municipality
claimed that they did not have, a secondary suite, but rather were providing
accommodation for a relative.
C&do~.o (0
The option of registering a "Temporary Residential" Use, as opposed to a
secondary suite was not available to many of these property owners because the
relative in question was not an "invalid" requiring daily nursing care. Rather, the
occupants of the accommodation were frail, fearful of residing alone, lonely, or
financially dependent on the home-owner.
IV. DISCUSSION
. Draft Temporary Residential Use Bylaw - Zone Amending Bylaw. 5835-1999
The draft "Temporary Residential" Use bylaw that is before Council is intended to
provide for the accommodation of a relative, regardless of physical condition.
The following section of this report highlights the regulations contained in the
draft bylaw.
Definitions:
The draft Bylaw deletes the current definition of "Temporary Residential" use that
provides for the in-home accommodation of a relative that is an invalid, requiring
daily nursing care. The proposed definition of "Temporary Residential Use" has
been broadened to provide for the provision of accommodation to a relative of the
property owner. The proposed definition is as follows:
"TEMPORARY RESIDENTIAL USE means a temporary dwelling unit
for the accommodation of a relative of the property owner, that is
contained within a One Family Residential Use"
Staff have also created a new definition of "Relative" as the Zoning Bylaw
definition of "Blood Relative" excluded relatives related by marriage. The draft
definition of "Relative" is as follows:
"RELATIVE means a person related by blood, marriage, adoption or
foster parenthood."
Conditions of Use:
At present, the Zoning Bylaw provides for a "Temporary Residential" use in
certain zones subject to satisfying a number of criteria. One criteria that has been
the subject of much discussion in recent months has been the requirement that a
$2000 bond be posted to ensure that the unit is removed when no longer occupied.
Many citizens have noted that the posting of the bond is a hardship as they do not
receive any remuneration for caring for their family member. Others have
questioned why, a bond is needed for a Temporary Residential Use, but is not
required for a secondary suite use.
2
Staff have given consideration to the posting of the bond and are of the opinion
that the bond is no longer necessary as the Municipality has the option to require
that a Housing Agreement be registered on the Title to the property. The purpose
of this Housing Agreement is twofold: i) to notify future property owners of the
conditions related to the use; and ii) to provide support to Bylaw staff in the event
of a Bylaw infraction occurring.
For ease of comparison, a summary table identifying the existing and new
"Temporary Residential" use provisions, is attached to the report. The draft
bylaw is as follows:
"(9) Temporary Residential use:
shall be limited to one per residential lot;
will not be permitted where there is a Boarding Use or Secondary Suite
Use on the lot;
will be permitted on the condition that the registered owner of the lot
enters into a Housing Agreement with the Corporation of the District of
Maple Ridge which must be executed and delivered to the Municipality
prior to the issuance of a Temporary Residential Use Permit. The Housing
Agreement includes a term among others that either the. One Family
Residential Use or the Temporary Residential Use be occupied by the
registered owner, and the Temporary Residential Use will be removed
within thirty days when the relative requiring the affordable housing no
longer resides in the One Family Residential Use or the Temporary
Residential Use;
will require approval by the Simon Fraser Health Unit or the appropriate
authority if located on a lot which is not serviced by municipal sewer.
shall be permitted only so long as a valid annual Temporary Residential
Use Permit issued by the Director of Inspection Services, or his/her
designate is in existence;
shall be contained within the same building as the One Family Residential
Use. A lot 0.4 hectares or greater in area may have a Temporary
Residential Use contained within the same building as the One Family
Residential Use; a self contained mobile home certified under certificate
Z240 by the Canadian Standards Association; or any other dwelling unit
designated as a Temporary Residential Use by the Director of Inspection
Services or his/her designate. A self contained mobile home or any other
designated Temporary Residential Use shall not be sited less than:
7.5 metres from the front and rear lot line;
1.5 metres from an interior side lot line;
(iii)4.5 metres from an exterior side lot line;
(iv)6 metres from a building used for one family residential use."
3
The balance of amendments to the Zoning Bylaw are administrative in nature,
identifying relevant section numbers and ensuring that the use is permitted in
residential zones that permit secondary suites.
Building Bylaw
The existing Building Bylaw has a permit fee of $30.25 for a "compassionate
permit".
An amendment to the Building Bylaw has been prepared to establish a registration
fee for a "Temporary Residential" Use. The fee is consistent with that charged for
a secondary suite and is proposed at $125 for the first six months and $250
thereafter. The Bylaw has also been amended to require that an annual
"Temporary Residential Use Permit" be obtained for a fee of $30.25. Staff is
recommending that the permit be renewed yearly to enable the monitoring of
these uses and to obtain verification that the "Temporary Residential Use"
remains occupied by a relative.
• Council Policy
Attached to this report is a draft Council Policy pertaining to "Temporary
Residential" uses. The conditions contained in the policy will be briefly discussed
in the following section of this report:
compliance with District of Maple Ridge Zoning Bylaw No. 3510-1985 -
this is a general statement intended to refer persons to the Zoning Bylaw.
The Temporary Residential Use must comply with the BC Building Code
requirements - this is a general statement that clarifies that the Temporary
Residential Use must satisfy provincial health and safety requirements.
Additional fees must be paid for water, sewer, and recycling where
relevant - this requirement reflects Council's direction to staff and is
consistent with the position taken regarding fees for secondary suites.
An annual District of Maple Ridge Temporary Residential Use Permit is
required - staff are recommending that an annual "Temporary Residential
Use Permit" be obtained in order to provide for effective monitoring of the
property.
A mobile home temporary residential use may be permitted on lots greater
than 0.4 hectares in area, however, property situated in the Agricultural
Land Reserve may require Agricultural Land Commission Approval - this
policy is intended to notify applicants that ALR approval may be required
to have a mobile home Temporary Residential" Use.
V. ENFORCEMENT
Any amendment to the "Temporary Residential" use section of the Zoning Bylaw
which broadens the terms of eligibility will certainly have enforcement
implications. At present the requirement that the individual be an "invalid" is
4
relatively easy to enforce as it is visible, subject to a doctor's certificate, and the
requirement for support tends to be fairly obvious. It is recognized that there will
likely be property owners that either falsely claim that the individual is a relative,
or do not decommission the unit once the relative no longer requires it. While
these situations will likely be difficult to enforce, staff are of the opinion that the
annual "Temporary Residential Use Permit", and Housing Agreement on the Title
will give enforcement staff an adequate degree of control.
VI. CONCLUSION
Staff have reviewed the existing "Temporary Residential" use provisions in the
Zoning Bylaw and are recommending that the Bylaw be amended to provide for
the accommodation of a relative, regardless of physical condition. Staff is further
recommending that the posting of a bond no longer be required, in favour of a
Housing Agreement being registered on the Title to the property. While it is
recognized that there may be property owners that falsely claim the occupant is a
relative, staff are of the opinion that the annual "Temporary Residential Use
Permit" and Housing Agreement on Title will provide an adequate degree of
control.
I -
Submitted by: / -, I
Christine Carter, MCIP
1
jJ . /Robert . Robe a, AICP, MCIP
Chief Administrative Officer
11
* no
yes
* yes
* no
yes
*
*
*
yes
no
yes
yes
yes
yes
yes
yes
yes
COMPARISON OF EXISTING AND DRAFT
TEMPORARY RESIDENTIAL USE BYLAWS
Condition Existing Temporary Changed
Residential Use * Draft Temporary
Residential Use
Definition
- Invalid yes
- Blood relative yes
- Relative no
- Physician certificates yes
Limited to 1 per lot yes
Not permitted if
secondary suite or
boarding use yes
Bond required yes
Housing Agreement
required no
Requires Simon Fraser
Health Unit approval yes
Annual permit required no
Allows for Temp. Res.
Use in separate building
on lots >0.4 ha yes
Setbacks for Temp. Res.
Use in separate building yes
Owner occupation required yes
Removal within 30 days
of the person moving out yes
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5835 - 1999
A by-law to amend Maple Ridge Zoning By-law No. 35 10-1985 as amended
WHEREAS the Council can regulate the use of land in a Zoning By-law;
AND WHEREAS Council can establish different density regulations for a zone for the
provision of affordable and special needs housing;
NOW THEREFORE, the Council of the Corporation of the District of Maple Ridge in
open meeting assembled, ENACTS AS FOLLOWS:
Title
This by-law may be cited for all purposes as the "Maple Ridge Zoning Amending By-law
No. 5835-1999".
Scope
This By-law provides for an increase in density and establishes conditions of use for a
temporary residential use in certain zones in Zoning By-law No. 35 10-1985.
Amendment
The Corporation of the District of Maple Ridge Zoning By-law No. 3510-1985 is amended as
follows:
PART 2, INTERPRETATION, is amended by the deletion of "TEMPORARY
RESIDENTIAL" and the addition of the following definitions:
"TEMPORARY RESIDENTIAL use means a temporary dwelling unit for the
accommodation of a relative of the property owner, that is contained within a One Family
Residential Use"
"RELATIVE means a person related by blood, marriage, adoption, or foster
parenthood".
PART 4, GENERAL REGULATIONS, Section 402, REGULATIONS FOR PERMITTED
USES OF LAND, BUILDINGS & STRUCTURES is amended as follows:
i. By the addition of the following sub-section after sub-section (8):
BY-LAW NO. 5680-1998
PAGE 2
19) Temporary Residential use:
shall be limited to one per Residential Lot;
will not be permitted where there is a Boarding Use or Secondary Suite
Use on the lot;
will be permitted on the condition that the registered owner of the lot
enters into a Housing Agreement with the Corporation of the District of
Maple Ridge which must be executed and delivered to the Municipality
prior to the issuance of a Temporary Residential permit. The Housing
Agreement includes a term among others that either the One Family
Residential Use or the Temporary Residential Use be occupied by the
registered owner, and the Temporary Residential Use is intended to
provide affordable housing to a relative, and will be removed within thirty
days of the relative no longer residing on the property;
will require approval by the Simon Fraser Health Unit or the appropriate
authority if located on a lot which is not serviced by municipal sewer.
shall be permitted only so long as a valid annual Temporary Residential
permit issued by the Director of Inspection Services, or his/her designate
is in existence;
shall be contained within the same building as the One Family Residential
Use. A lot 0.4 hectares or greater in area may have a Temporary
Residential Use contained within the same building as the One Family
Residential Use; a self contained mobile home certified under certificate
Z240 by the Canadian Standards Association; or any other dwelling unit
designated as a Temporary Residential Use by the Director of Inspection
Services or his/her designate. A self contained mobile home or any other
designated Temporary Residential Use shall not be sited less than:
7.5 metres from the front and rear lot line;
1.5 metres from an interior side lot line;
4.5 metres from an exterior side lot line;
6 metres from a building used for one family residential use."
C. PAJ?T5, AGRICULTURAL ZONES, is amended as follows:
Section 501, PERMuTED USES OF LAND, BUILDINGS AND STRUCTURES IN
THE AGRiCULTURAL ZONES, sub-section (9) Temporary Residential Use is deleted
and replaced with the following:
"(9) Temporary Residential Use (subject to Section 402)"
Section 502 REGULATIONS IN ADDITION TO THOSE IN SECTION 402
PERMuTED USES OF LAND, BUILDINGS AND STRUCTURES IN
AGRICULTURAL ZONES, sub-sections (5) Temporary Residential Use, (6) and (7)
are deleted.
BY-LAW NO. 5680- 1998
PAGE 3
Section 503 SITING OF BUILDINGS AND STRUCTURES IN AGRICULTURAL
ZONES, sub-section (5) Buildings for Temporary Residential Use, be deleted.
Section 504 INTENSIVE GREENHOUSE DISTRICT (A-4), is amended as follows:
Sub-section A, Permitted Uses, clause 8 Temporary Residential Use is deleted and
replaced with the following:
"8. Temporary Residential Use (Subject to Section 402)"
Sub-section D, General Requirements, clauses 4. A Temporary Residential Use, 5,
6 and 7 Buildings for Temporary Residential Use are deleted.
D. PART 6 RESIDENTIAL ZONES is amended as follows:
i. Section 601 ONE FAMILY AND TWO FAMILY RESiDENTIAL ZONES (R-1, RS-1,
RS-la, RS-lb, SRS, RS-lc, RS-ld, RS-2, RS-3, RT-1, RE) is amendedas follows:
Sub-section A, PERMuTED USES OF LAND, BUILDINGS AND STRUCTURES
is amended by the deletion of "Temporary Residential R-1 RS-1 RS-la RS-lb
RS-lc RS1-d RS-2 RS-3 RT-1 SRS RG RG-2 RG-3" and the addition of the
following:
"Temporary Residential (subject to Section 402) R-1 RS-1 RS-la RS-lb RS-lc
RS1-d RS-2 RS-3 RT-1 SRS RG RG-2 RG-3"
Sub-section B, REGULATIONS FOR PERMITTED USES OF LAND,
BUILDINGS, STRUCTURES, clause (9) A Temporary Residential Use is deleted.
Sub-section C, REGULATIONS FOR THE SIZE, SHAPE AND SITING OF
BUILDINGS AND STRUCTURES, clause (8) Dwelling Units for Temporary
Residential Use is deleted.
ii. Section 601A, CD-i -93 AMENITY RESIDENTL4L DISTRICT, Sub-section A
PERMITTED USES, clause 7 Temporary residential use (Sec. 601) is deleted and
replaced with the following permitted use:
"7. Temporary Residential use (subject to Section 402)"
iii. Section 601C, R-3 Special Amenity Residential District, Sub-section A PERMiTTED
USES, clause 7 Temporary residential use (Sec. 601) is deleted and replaced with the
following permitted use:
"7. Temporary Residential use (subject to Section 402)"
BY-LAW NO. 5680-1998
PAGE 4
iv. Section 608, RG GROUP HOUSING ZONE, Sub-section A, PERMITTED USES is
amended by the addition of the following to the list of permitted uses:
7. Temporary Residential Use (subject to Section 402)"
v. Section 609, RG-2 SUBURBAN RESIDENTIAL STRATA ZONE, Sub-section A,
PERMiTTED USES is amended by the addition of the following to the list of
permitted uses:
"8. Temporary Residential Use (subject to Section 402)"
vi. Section 610, RG-3 RURAL RESIDENTIAL STRATA ZONE, Sub-section A,
PERMITTED USES is amended by the addition of the following to the list of
permitted uses:
"9. Temporary Residential Use (subject to Section 402)"
4. Maple Ridge Zoning By-law No. 35 10-1985 as amended is hereby amended accordingly.
READ a first time this
PUBLIC HEARING held on
READ a second time this
READ a third time this
RECONSIDERED AND ADOPTED this
MAYOR
CLERK
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5836-1999
A by-law to amend
Corporation of the District of Maple Ridge Building By-law No. 5452-1996 as amended
WHEREAS it is deemed expedient to amend Corporation of the District of Maple Ridge
Building By-law No. 5452-1996 as amended;
NOW THEREFORE, The Municipal Council of the Corporation of the District of
o Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This by-law may be cited as "Maple Ridge Building Amending By-law No. 5836-1999".
2. The Corporation of the District of Maple Ridge Building By-law No. 5452-1996 is
amended as follows:
Schedule "A ", OTHER FEES is amended as follows:
clause 7 "Compassionate Permit - $30.25" is deleted.
by the addition of clauses 24. and 25. following clause 23. "Secondary Suite
Registration Fee":
"24. Temporary Residential Use Registration Fee - a one time fee of $125.00 for a
period of six months from the date of adoption of the Temporary Residential
Use Registration Fee and $250.00 thereafter.
25. Temporary Residential Use Permit Fee - one year from the date of the
registration of the Temporary Residential Use, a fee of $30.25 for a period of
one year; and $30.25 for each additional year thereafter."
3. Maple Ridge Building By-law No. 5452-1996 as amended is hereby amended
accordingly.
READ a first time this
READ a second time this
READ a third time this
RECONSIDERED AND ADOPTED this
MAYOR
CLERK
0..gw~~
1174 CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TITLE: TEMPORARY RESIDENTIAL USE
AUTHORITY: . EFFECTIVE DATE:
POLICY NO. . SUPERSEDES:
APPROVAL:
POLICY STATEMENT:
A temporary residential use will be permitted subject to the following conditions:
compliance with District of Maple Ridge Zoning Bylaw No. 35 10-1985;
the Temporary Residential Use must comply with the B.C. Building Code requirements;
additional fees must be paid for water, sewer, and recycling, where relevant;
the property owner must apply for an annual Temporary Residential Use permit from the
District of Maple Ridge; and
a mobile home temporary residential use may be permitted on lots greater than 0.4 hectares in
area, however property situated in the Agricultural Land Reserve may require Agricultural
Land Commission approval.
Enforcement will be in accordance with existing Bylaw enforcement regulations and
PURPOSE:
The Temporary Residential Use policy provides for the provision of affordable housing for a relative
and establishes policies to ensure that neighbourhood, safety and financial concerns are addressed in
the best interest of the community.
DEFINITIONS:
Temporary Residential Use is generally defined in the Maple Ridge Zoning Bylaw as a temporary
dwelling unit for the accommodation of a relative of the property owner, that is contained within a
One Family Residential Use.
Printed on August 19, 1999 Page 1 of 1 Policy?
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 3, 1999
and Members of Council FILE NO: E08-015-909
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: SD 12/99 - Development Cost Charge Reduction
SUMMARY:
A developer proposes to develop a 30 lot subdivision at 239A Street and 115 Avenue. As part of
the subdivision servicing, the developer will construct services currently identified in the Long
Term Capital Program as a Development Cost Charge project and which is included in Maple
Ridge Development Cost Charge Bylaw No. 5615-1997, the Bylaw which applies to the
subdivision. Therefore, it is appropriate to authorize a reduction of a portion of the DCC's
payable by the developer in the amount of $71,972.00.
RECOMMENDATION:
1. That with respect to Subdivision 12199 be it resolved that in view of the necessity for
constructing road and drainage works on 240 Street, north of 115 Avenue, the road
component of the Development Cost Charges payable by the subdivider be reduced by
$71,972.00 reflecting the cost of the Development Cost Charge works.
BACKGROUND:
a) Purpose:
Certain subdivision servicing to be constructed in support of a 30 lot subdivision at 239A
Street and .115 Avenue is eligible for development cost charge reduction with respect to the
following Long Term Capital Project:
LTC 2830
240 Street (112 Avenue to Dewdney Trunk Road) Highway $71,972.00 reduction
.1
Total DCC Reduction Amount $71,972.00
-1- oc ' 0~ - ID7
b) Policy Implications:
Division (10) of Part 26 of the Municipal Act, the Development Costs Recovery Section,
provides in clause (8) of Section 933, provision for deduction of DCC's payable by an owner
at the time of subdivision. Authorization of development cost charge reduction for eligible
servicing components identified in the Long Term Capital Program is consistent with
municipal practice for addressing this issue.
11VOW d' .1 .17
Frank Quinn, P.Eng., PMP,
Municipal Engineer
R.W. Robertson, A.I.C.P., M.I.C.P.
Chief Administrative Officer
J.41edolph, A.L.P., M.I.C.P.,
Gl Manager, Public Works &
velopment Services
-2-
66
P66257 65
66257
I P
36
11623
11630
116 AVE
11579
E 12
RP4518
0
11
SUBDIVISION 11555
SD 12/99
J
L 11578
11540 10
RP134OA CL
SUBDIVISION L ______________ _______ 11535 _____ A
BOUNDARY F- zi / 11518 11523 11530
16\
17 1819j
0) / 1151 11515
/ //) 115 AVE
23 11502 - iio 24 35 11492 (O 14 11499 25 B
13'/ 239: 4 11484 tl 11502
PARK / ____ __ 11478 ) . 11483
__ i I > 27 P 13786 I
LMP 40276
12 1471 32 Cl) 11488 11475 11474
__I\1145s _ 31 28
LMP"NO26 111451
11487
\ \1144 30
11459
P 1 LM 3131 LMS 29911 Ih 1 12 8 41 10g11 11435 .LT
11442
j14 7 114251
Od ________ P30283 a-
Y 1 1 F4222
1817 1615 11415
I4 IA 17 IA IL 1Q IRA P22031 1 I
DEVELOPMENT COST CHARGE SLVM
FORGIVENESS-SD 12/99
CORPORATION OF
THE DISTRICTOF
MAPLE RIDGE MAPLE RIDGE
Inco4'porated 12, S.ptembsc, 1874 ENGINEERING DEPARTMENT
SCALE: 1:2,500 KEY MAP DATE: Jul 26 1999 FILE: 001 6.APR BY: SM
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: May 19, 1999
and Members of Council FILE NO: E08-016-575
FROM: Chief Administrative Officer E01-052-001.2
SUBJECT: Excess Capacity/Extended ATTENTION: C of W
Services Agreement
LC 65/99; SD 29/97
SUMMARY:
A developer has provided certain services in support of Subdivision SD 29/97 at 237 Street and
1 20B Avenue. Some of the services benefit adjacent lands therefore, it is appropriate to impose
Latecomer Charges on the benefitting lands.
RECOMMENDATION:
That with respect to the subdivision of lands involved in SD 29/97, at 237 Street and 120B
Avenue, be it resolved that:
That the cost to provide the excess or extended services are, in whole or in part,
excessive to the municipality and that the cost to provide these services shall be paid
by the owners of the land being subdivided, and
That Latecomer Charges be imposed for such excess or extended services on the
parcels and in the amounts as set out in the memorandum of the Chief
Administrative Officer dated May 19, 1999, and
That the Mayor and Clerk be authorized to sign and seal a "Latecomer Agreement"
with the subdivider of the said lands.
BACKGROUND:
(a) Purpose
The attached map identifies the lands which are involved in the subdivision and those which will
benefit from the excess or extended services. The cost breakdown for each excess or extended
service is as follows:
06 .OQ.og
TYPE OF EXCESS OR EXTENDED SERVICE
I. ONSITE SERVICE FOR ADJACENT PROPERTY
SERVICE # BENEF1TTJNG COST OF COST PER BENEFIT
LOTS BENEFIT LOT ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Storm Sewer 18 $6,480.00 $360.00 Lot 2, Plan 5812
#1 Ix$360.00
120B Avenue
2. EXTENDED NOMINAL SERVICE
SERVICE # BENEFrITING COST OF COST PER BENEFIT
LOTS BENEFIT LOT ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Storm Sewer 11 $22,297.00 $2,027.00 PcI. 2 of A,
#2 Plan EP 1734
SROW 1 x $2,027.00
PcI. 1, Plan EP
17000
I x $2,027.00.
Storm Sewer II $22,473.00 $2,043.00 PcI. 2 of A,
#3 Plan EP 1734
237 Street & 1 x $2,043.00
Dewdney
Trunk Road
A total of all of the aforementioned services for each property is as follows:
Lot 2, Sec. 21, Tp. 12, Plan 5812, N.W.D. $360.00
Parcel 2 of A, SE 1/4 Sec. 21, Tp. 12, Plan EP 1734, N.W.D. $4,070.00
Parcel 1, SE 1/4 Sec. 21, Tp. 12, Plan EP 17000, N.W.D. $2,027.00
(b) Policy Implications:
Section 939 of the Municipal Act, provides in clauses 5 (a), (b) and (c) that where a developer
pays all or part of the cost of excess or extended services, the municipality shall determine the
proportion of the cost of the service which constitutes excess or extended service and determine
the proportion of the cost of the service to be attributed to parcels of land which the municipality
considers will benefit from the service. The Latecomer Agreement will summarize the
municipalit ' d ermination and establish the term over which such Latecomer charges will be
applied.
of Development Engineering
Frnk Quinn, P.Eng., PMP,
Municipal Engineer
R.W. Robertson, A.I.C.P., M.LC.P.,
Chief Administrative Officer
J.J4Rdolph, A.I.QP., M.IC.P.,
Ge4e1 Manager, Public Works &
Development Services
/216/
U)
N F,
N
120.9.9
U,
U) F, N
DEWONEY TRUNK PD.
11995 12
13
14
191
NI
2121 Lil 2 19 8rl 7
I- U) 130129128 I27 r /26
61 "979 2 N J3Jp115
em LANE ________ F)
' 1/967 25
AVE.
_______
1199 07' 1/987 1 8 11/288 16 ___
4
I SUBDIV1SON BOUNDARY
BENEFITT1NG PROPERTIES
N DISTRICT OF MAPLE RIDGE
128
CORPORATION OF THE
MAPLE RIDGE ENGINEERING
ii iptb. Ifft DEPARTMENT
EXCESS CAPACITY/EXTENDED
SER\*ICES AGREEMENT
SCALE: LC 65/99 SD 29/97
1:2000 FILE/DWG No LC65/99 DATE: MAY 1999
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: July 14, 1999
and Members of Council FILE NO: E08-015-831.2
FROM: Chief Administrative Officer E01-052-001.2
SUBJECT: Excess Capacity/Extended ATTENTION: C of W
Services Agreement
LC 69/99; SD 4/96
SUMMARY:
A developer has provided certain services in support of Subdivision SD 4/96, at 1 14A Avenue
and 234A Street. Some of the services benefit adjacent lands therefore, it is appropriate to
impose Latecomer Charges on the benefitting lands.
RECOMMENDATION:
That with respect to the subdivision of lands involved in SD 4/96, at 114A Avenue and
234A Street, be it resolved that:
That the cost to provide the excess or extended services are, in whole or" in part,
excessive to the municipality and that the cost to provide these services shall be paid
by the owners of the land being subdivided, and
That Latecomer Charges be imposed for such excess or extended services on the
parcels and in the amounts as set out in the memorandum of the Chief
Administrative Officer dated July 14, 1999, and
That the Mayor and Clerk be authorized to sign and seal a "Latecomer Agreement"
with the subdivider of the said lands.
BACKGROUND:
(a) Purpose
The attached map identifies the lands which are involved in the s.tbdivision and those which will
benefit from the excess or extended services. The cost breakdown for each excess or extended
service is as follows:
0 7
BENEFIT
ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Lot 12, Plan 25975
1 x$5,473.00
Lot 12, Plan 25975
1 x $2,596.00
Lot 12, Plan 25975
1 x$2,131.00
Lot 12, Plan 25975
2 x $326.00
TYPE OF EXCESS OR EXTENDED SERVICE
1. ONSITE SERVICE FOR ADJACENT PROPERTY
SER VICE # BENEF11TING COST OF COST PER
LOTS BENEFIT LOT
Road 31 $169,663.00 $5,473.00
Water 31 $80,476.00 $2,596.00
Sanitary 31 $66,061.00 $2,131.00
Sewer
Storm Sewer 47 $15,322.00 $326.00
A total of all of the aforementioned services for each property is as follows:
Lot 12, SW ¼ Sec. 16, Tp. 12, Plan 25975, N.W.D. $109852.00
(b) Policy Implications:
Section 939 of the Municipal Act, provides in clauses 5 (a), (b) and (c) that where a developer
pays all or part of the cost of excess or extended services, the municipality shall determine the
proportion of the cost of the service which constitutes excess or extended service and determine
the proportion of the cost of the service to be attributed to parcels of land which the municipality
considers will benefit from the service. The Latecomer Agreement will summarize the
municipality's determination and establish the term over which such Latecomer charges will be
applied.
of Development Engineering
Jeff
FraAk Quinn, P.Eng., PMP,
Municipal Engineer
R.W. Robertson, A.LC.P., M.LC.P.,
Chief Administrative Officer
( L 14.
J. Rudolph, A.iC.P., M.LC.P.,
General Manager, Public Works &
Development Services
U
SUBDiVISION BOUNDARY
BENEF117ING PROPERTIES
EXCESS CAPACIT DED
SERVICES AGREEIIEW
LC 69/99 SD 4/96
CORPORATION OF THE I
awmmtt~~~i DISTRICT OF MAPLE RIDGE
I RIDGE a DEPARThIENT
FILE/OWC No LC69-1999 I DA1E JULY 1999
N
SCAL.E
N1.S.
CORPOLtTION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: July 27, 1999
and Members of Council FILE NO: RZ123/97
FROM: Chief Administrative Officer ATTN: C of W - PW &Dev
SUBJECT: RZ/23/97 - Dedication and Construction of 116 Avenue
SUMMARY:
116 Avenue between Cottonwood Drive and 236 Street is identified in the OCP as a major
highway network corridor. The extent of dedication and construction of this corridor is one of
several issues that must be resolved prior to presentation of a development proposal at Public
Hearing. Staff have reviewed a variety of options and recommend Option 2.
RECOMMENDATION:
That Option 2 as noted In the report from the Chief Administrative Officer dated July 27,
1999 be selected as the preferred option to identify the extent of dedication and
construction of 116 Avenue between Cottonwood Drive and 236 Street.
BACkGROUND:
On May 11, 1999 Council reviewed the attached land use report and forwarded the application to
Public Hearing. One of the conditions to be met prior to Public Hearing is resolution of the
construction and dedication of 116 Avenue between Cottonwood Drive and 236 Street through
Lot A, Ex Plan 16618 (the development site). Prior to final reading, some road dedication is
required.
DISCUSSION:
The route between Cottonwood Drive and 236 Street is designated on Schedule "C" of the OCP
as one of two major east-west corridors serving the Cottonwood area. The need for this route has
been identifiedin previous transportation studies completed in the late 1980's to earlier 1990's.
The extent of road dedication and construction for the development proposal has been an issue in
past applications involving this parcel. In an earlier land use report for a previous application
(R7J50/93) this route was identified as a designated collector route. The following is an excerpt
from this earlier report.
91 The topography along this alignment is severe and the soil conditions difficult.
The costs for construction of the link will be relatively high and the benefits
accrue to a large area. It will therefore be constructed through Development
Cost Charges at a later date when funds and demand warrant. It will be the
developers responsibility to dedicate and construct the tYortion east at
Cottonwood Drive to the Jlture creek crossing as a part of this development
proposal.
A preliminary road profile has been prepared and confirms that although this route will be
difficult and costly to build, construction appears to be feasible. The profile also confirms that
the easterly portion of the development site has limited (if any) development potential.
Recognizing this limitation, staff concluded in 1994 that the easterly portion should be acquired
through Development Cost Charges in the future as needed. This would allow the present owner
to continue to live at this site and postpone purchase to a mutually agreeable future date.
It was further concluded that staff would recommend that 116 Avenue from Cottonwood Drive to
236 Street be constructed by:
The municipality, from the east side of the townhouse site through the easterly portion of
development site to 236 Street
The developer, for that portion adjacent to the townhouse site.
Although construction of the easterly portion of this route was added to the Development Cost
Charge Bylaw, application RZI50/93 was withdrawn and this issue was never resolved. It is
anticipated that the easterly portion of the development site will be acquired through
expenditures from the 5% parldand acquisition fund (for the area designated Conservation) and
development cost charges (for the area required for road).
In considering the extent of road dedication for this application the following options are
available.
Option 1
Dedicate and construct only that portion of 116 Avenue adjacent to the townhouse site, and
achieve the balance of the dedication after acquisition of the balance of the site. As
recommended in the land use report, road construction is recommended for that portion of 116
Avenue adjacent to the townhouse site. This option achieves the recommended dedication and
construction but doesn't address the future extension of 116 Avenue to 236 Street.
Oøtion 2 (recommended)
Includes option 1 and the dedication of road to the eastern boundary of Rem A (the former
landfill site) owned by the District. This option achieves dedication and construction of a portion
of 116 Avenue and clearly indicates the District's position regarding the future road alignment
for 116Avenue.
Ovtion 3
Includes options 1 & 2 and the dedication Of road for all land not impacted by the house. This
option goes beyond option 2, is not necessary and is not recommended.
-2-
OptIon 4
Includes options 1, 2, & 3 and a road reservation for the balance of the right-of-way. This option
goes beyond option 3, is also not necessary and is not recommended.
CONCLUSION:
Considering the above, it is recommended that Option 2 be considered to determine the extent of
dedication and construction of 116 Avenue between Cottonwood Drive and 236 Street.
(g(fd4 ik""-
- W. Robertson, MCIP, AICP (1 J. R9éo11C1P A
Chief Administrative omcer Gepr4Manaser: 7bi1c Works and
/ /Dvelooment Services
-3-
SUBJECT PROPERTIES N
AREA UNDER APPLICATION A L. CORPORATION OF THE
DISTRtCT OF MAPLE RIDGE
ALUM
SCALE: MAPLE RIDGE PLANNING DEPARTMENT
1,4000
Ine.rp.ral.4 It 3s$.mb.r. 1174
FRAW - 4I IL(/9YL,AW: RZ-23-97 I DATE: APRIL 20. 1999
P 34282 S
EP 16618
A
UWT TO CONSThUC'flOW 3.782 ho • £ ________________
/ "I, 116 AVE.
_ I P__ S "a - A I
OPTION 1
P 342sa
38
lu
EP 16615
•PAW I. 3.762 ho
116_ AVE. 2Zf/'7/7/4 f-
SI
P I S. 5 * 1 '
, -
OPTION_2(RECOMMENDED).
-
) ROAD RESERVE
ROAD DEDICATION
I CORPORATION OF THE
DISTRICT OF MAPLE RIDGE
MAPLE RIDGE PLANNING DEPARTMENT
Ineorporstad 12 S.pt.mb.r. 1174
I flLE/BY%.AW:RZ-23-97 _I1t:JULY29,ggg
P 342*2
Ia.
_ 1 ___6618_ 1M 7 EP A
UIP
_______ _ ,,,,-, .0
'4 116 AVE.
" uun o cosruci,oii I
3.782
30
PII I • - a I IA40 to N
OPTION 3
- \ 2' p um
zz, low EP 16618
L::o t-7
3.782 ho _
116 AVE
sm a I I
OPTION 4
N..j ROAD RESERVE
__
ROAD DEDICATION
al CORPORATION OF THE
* jQ DISTRICT OF MAPLE RIDGE
aft
sc I ( MAPLE RIDGE PLANNING DEPARTMENT
L !e.r.rst.d 1Z !.ptamb.r. 1874
F1LE/BY'%.AW RZ-23-97 TE JULY 29. 1999
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: April 20, 1999
and Members of Council FILE NO: RZ/23/97
FROi's'I: Chief Administrative Officer ATTN: C of W - PW & Dev
SUBJECT: RZ123/97
(11619 236 St & 11688 & 11760 Cottonwood)
EXECUTIVE SUMMARY:
An application has been received to rezone the above described property to permit the construction
of approximately 95 townhouse units. The majority of the site is impacted by a ravine which
contains a tributary to Cottonwood Creek. The design reflects an attempt to address concerns
regarding riparian areas and slope stability.
H RECOMMENDATION:
That application RZ123/97 (for properties located at 11619 236 St & 11688 & 11760
Cottonwood) to rezone property described in the memorandum dated April 20, 1999 from
RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) be forwarded to
Public Hearing noting that the conditions to be met prior to Public Hearing and prior to final
consideration of the Zone Amending Bylaw are detailed in that memorandum and that the
accompanying Official Community Plan Amending Bylaw be forwarded to the same Public
Hearing.
Condition to be met prior to first readin:
1) Comments from the Advisory Design Panel.
2) A Public Information Meeting must be held;
3) Fully dimensioned development plan including:
Building Locations;
Building Elevations;
C) Access/Egress;
Parking Layout;
Neighbourhood Context Plan;
Conceptual landscape plan;
Road dedication and road exchange areas.
4) resolution of the construction and dedication of 1 16th Avenue
-1-
All drafted in compliance with the Maple Ridge Zoning, Parking and Subdivision Bylaws and
Councils watercourse preservation policies.
And thit pnor to final approval the following must be complete:
Approval from the Ministry of Environment, Fish and Wildlife Branch;
Registration of a Rezoning Development Agreement including the deposit of security as
outlined in the Agreement;
Amendment to Schedule 'A" & "H" of the Official Community Plan;
A geotechnical report which addresses the suitability of the.site for the proposed
development;
A statutory right of way plan and agreement must be registered at the Land Title Office:
Road dedication as required;
Consolidation of the development site, including that portion of Cottonwood drive that is no
longer required for road;
A pedestrian link between 236 St. and 116 Ave./Cottonwood Drive;
W.S. Bissky
Maple Ridge Greenhouses Ltd., D.J. Wicklund,
Leeado Enterprises Ltd. N. & K. Peereboom
Lot A, 1.2VIP1056I; Lot B, LMP1056I; Lot 28, LMP1479;
Parcel "A" (E.P. 16618) Plan 893, all of Sec. 16, Tp. 12, NWD
Compact Housing (40 upnh)
Compact Housing (40 upnh)
RS-3 (One Family Rural Residential)
RM- I (Townhouse Residential)
Ravine/Residential
Townhouses/Ravine
Ravine/Parkiand
Residential
The majority of the site is vacant. There is a single family home
on Parcel "A", Plan 893.
9) Park dedication.
HI BACKGROUND:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
N:
S:
E:
W:
Existing Use of Property
-2-
Proposed Use of Property: 95 townhouse units.
Access: Cottonwood Drive and 116 Avenue. The existing single family
dwelling is accessed from 236 St.
Servicing: Upgrading required for the Cottonwood Drive and 116 Avenue
frontages to achieve bylaw standards for the RM-1 zone..
Pre'tous Applications: RZ/21/92, RZ/17/94, RZJ50/93, SD/20/92 & SD/24/95
IV PROJECT DESCRIPTION:
The development site is approximately 8.26 ha in area and Consists of four separate properties and a
portion of Cottonwood Drive. A road exchange will be necessary to include the redundant portion
of Cottonwood drive into the development site. As well, two of the properties involved in this
application will be subdivided off of the development site; Lot 28 currently hooked across
Cotoriwood Drive and Pci "A", which is physically separated by the ravine/watercourse system
and contains a single family dwelling.
The site is impacted by watercourses tributary to Cottonwood Creek. This creek system is
contained in a ravine which runs along the eastern boundary of the development site creating an
irregular shaped development site. The site is. physically divided into two separate development
sites by the ravine/watercourse system.
The development plan shows approximately 76 townhouse units on the northerly portion of the Site
adjacent to Cottonwood Drive and 19 townhouses on the southerly portion of the site adjacent to
116 Avenue. It will be necessary to consolidate the development site and subdivide the homesite on
the east side of the site adjacent to 236 Street from the balance of the site
V PLANNING ANALYSIS
(i) Official Community Ptan
Schedule "B"
The development site is designated Compact Housing (40 upnh) and Conservation on
Schedule "B" of the Official Community Plan. The development proposal is in
compliance with that designation.
Schedule "E"
The property is designated for special treatment on $chedule "E" and is subject to
Development Permit Area XXX (Watercourse Protection).
The applicant has provided an environmental assessment of the development site. This
assessment assumes a loss of habitat and therefore provides for some mitigation
measures to improve certain areas of the creek. The impact assessment and mitigation
plans are subject to approval bythe Ministry of Environment.
Development Permit Area XX
-3-
The site is within Development Permit Area XX which was created based on an
environmental report prepared by Gartner Lee Associates. This report has identified
that the majority of this site has moderate sensitivity. The primary Concerns relate to
slope stability, site drainage and treatment of storrnwacer.
Schedule "A" and "H"
The site will be included into Development Permit Area XXI as a condition of zoning
to ensure the form and character of the development site at the building permit stage.
It will also require review by the Advisory Design Panel prior to Public Hearing and
issuance of a Development Permit.
Schedule "C"
The 116 Ave. alignment is shown as a major corridor connecting Cottonwood Drive
through to 236 0 Street. The property required to achieve this alignment is part of the
development application. It has been recognized that this right of way will require a
bridge crossing of the ravine.
The route will connect this neighbourhood with 236 Street. The topography along this
alignment is severe and the soils conditions difficult. The cost for construction of the
link will be relatively high and the benefits accrue to a large area. It is identified as a
Development Cost Charges item and will be constructed at a later date when funds and
demand warrant. It will be the developers responsibility to dedicate and construct the
portion east of Cottonwood Drive to the future creek crossing as part of this
development proposal. Staff are currently reviewing the feasibility of achieving the
dedication through to 236 street as a condition of this rezoning application and have
been reviewing various alternatives. This must be resolved prior to this application
proceeding to a Public Hearing.
(ii) Neighbourhood Context:
To the west of the site is a single family residential neighbourhood which developed
under the RS-lb zone. The lots are double fronting with the rear yards backing onto
Cottonwood Drive. This arrangement reflected the location of the provincial route
planned for the District.
To the south is the District's old landfill site which is currently undergoing reclamation
to enable it to be used for a future park site. A portion of this land will be required for
the 116 Avenue right of way and it will be the responsibility of the developer to
negotiate the acquisition of this right of way with the municipality.
In a report prepared for Council in May 1993, it was identified that a trail network be
provided for the Cottonwood area which would not only provide for recreational
opportunities but will also provide an alternative to vehicular traffic. The trail network
is to provide good access between neighbourhoods and relatively direct access to
destination points such as schools, commercial facilities and parks. It also is
-4-
recognized that the development of a trail system should be provided at the onset of
residential development to assist in establishing the pedestrian emphasis in
neighbourhood design.
Recognizing that a link between 236 Street and Cottonwood Drive would address the
concerns of Council, it is recommended that a pathway be provided which would link
the eastern end of 116 Ave. to 236 Street.
According to Council policy, it will be necessary for the applicant to host a Public
Information Meeting prior to Public Hearing.
(iii) Servicing Concerns
The Engineering Department has advised that all the services required to support the
development proposal do not exist to the site. It will be necessary to enter into a
Rezoning Development Agreement and post the required security to do the works prior
to final consideration of the zone amending bylaw. Some of these works are road
widening and improvements as required by the Subdivision and Development
Servicing Bylaw.
Other issues of concern relate to geotechnical considerations with regards to building
setbacks from the ravine and the suitability of the site to support the intended use.
VI CONCLUSION:
The land use is in compliance with the Official Community Plan. It is recommended that the
application be forwarded to Public Hearing.
Gay Por, Planning Technician
R. W. Robertson, MCIP, AICP
Chief Administrative Officer
GPIbjc
Manager: Public Works and
Development Services
Aff
slocit
AREA UNDER APPLICATION
i_I - DISTRICT OF MAPLE RIDGF
CORPORATION OF THE
I I SUBJECT PROPER11ES
SCALE: H
MAPLE RIDGE PLANNING DEPARTMENT
tncorport.d 12 S.pt.mb.r. 1174 1.4000
FiLE/BYLAW: RZ-23-97 J DATE: APRIL 20, 1999
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 9,1999
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT Building Stats for August 1999
SUMMARY:
To provide the Mayor and members of Council with the Inspection Services Department building
statistics for the month of August 1999.
RECOMMENDATION:
That the Inspection Services Department, building statistics for the month of August 1999 be
received for information.
(L1k Lef Adm nistrative fficer 4
velopment Servic.-
of Inspection Services
JEBC:vm
-1-
6LOP. ,/
Maple Ridge Building Statistics For The Month Of August 1999
Add'n/Repalr Total Bldg TyPe No. of Units New Const Value const Value Const Value
SFD 15 $ 1,927,302 $ 559,898
TWN 0 0 0
APT 0 0 0
DUP 0 0 0
COM 0 0 334.500
IND 1 701,940 10,000
INST 1 460,300 107,000 $ 9,694,338
TOTAL NUMBER OF INSPECTION FOR THE MONTH 1100
TOTAL NUMBER OF PERMITS ISSUED FOR THE MONTH 314
Number of units from January 1 —August 31, 1999
SFD 238 $ 34,249,862 $ 3,809,835
TWN 31 21758,134 0
APT 12 800,000 0
01W 0 0 0
COM 5 41,888,931 2,825,640
IND 4 1,526,170 347,000
INST 3 4,440,300 553,500 $ 56,234,961
Number of units from January 1 - August 31, 1998
SF0 197 $30,294,124 $ 2,590315
TWN 15 1,622,576 0
APT 94 6,821,000 0
DUP 2 296,000 0
COM 4 842,800 3,226,404
IND 4 4,730,000 281,500
INST 2 127,200 769,000 $ 52,139,819
1998 YEAR END STATISTICS
SFD 283 44,093,091
TWN 73 6,596,638 4,314,345
APT 246 21,720,000
DUP 2 296,000
COM 8 7,942,800 4,688,204
IND 9 5,345,600 736,500
INST 4 3,580,200 3,216,357 $ 103,068,635
CORPORATION OF THE DISTRiCT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: August 31, 1999 and Members of Council FILE NO: FROM: Chief, Administrative Officer ATTN:C of Whole-Fin & Corp Serv SUBJECT:
1999 Maple Ridge Town Centre Redevelopment start up costs and payment for the curling
rink.
EXECUTIVE SUMMARY:
This report is provided to establish appropriate accounts for the municipal start-up costs required for the Maple
Ridge Town Centre Redevelopment project. Specifically, the sources of up-front capital required in the amount of seven million dollars are identified and the Bylaw recommended to allocate these funds to the appropriate accounts for the 2 projects. This project is being funded from the general reserves and capital works reserve funds. Land sales will be used to offset some of the costs for the capital works reserves.
RECOMMENDATION:
That funding for municipal start up costs of the Maple Ridge Town Centre Redevelopment project of
$4,000,000 and payment of $3,000,000 for the curling rink be provided from general revenue and the capital
works reserve fund;
And Further That "Maple Ridge Capital Works Reserve Fund Expenditure By-law No. 5837-1999" be read a
first and second time and that the Rules of Order be waived and "Maple Ridge Capital Works Reserve Fund
Expenditure By-law No. 5837-1999" be read a third time.
BACKGROUND:
On July 9, 1999, the District of Maple Ridge executed a partnering agreement with 582584 B.C. Ltd. (Voth Bros.
Group and P3 International Trade and Investments Inc.) to redevelop the Maple Ridge Town Centre. The
Development Agreement was executed on August 30, 1999.
FINANCIAL CONSIDERATIONS:
In order to fmance the up front costs of the Maple Ridge Town Centre Redevelopment project $4,000,000 is
required and another $3,000,000 for the Curling rink. These funds will be taken from the following sources:-
Core Building Permits $ 500,000
Community Development 1,060,000
Capital Works Reserve (Bylaw 5837-1999) 1,900,000
Land Sales (CWR) (Bylaw 5837-1999) 1,840,000
Core Land Sales (exchange) 1,700.000
$ 7,000,000
Land .saieswiil be deposited .to.the Capital Work Reserve.for. funding of the town centrc.redevelopment.project and
curling rink. The Capital Works Reserve Fund presently stands at $5.2 million dollars with outstanding
commitments, this bylaw requires $3.7 million in order to fund the initial start up costs for the Maple Ridge Town
Centre Redevelopment project
, •7 ,,. . 7
LL Robert W. Robertson, A.I.C.P., M.C.I.P..
Chief Administrative Officer
Submitted by: -
Bert Tulloch,tM.A.
Senior Finance Manager, Acting
I
BE
0 6.01~01
¼
S
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5837-1999
A By-law authorizing the expenditure of monies in the
Maple Ridge Capital Works Reserve Fund.
WHEREAS, there is an unappropriated balance in the Capital Works Reserve Fund, established pursuant
to By-law No. 3155-1982;
AND WHEREAS, the Council of the Corporation of the District of Maple Ridge in open meeting
assembled, ENACTS AS FOLLOWS:
This By-law may be cited as "Maple Ridge Capital Works Reserve Fund Expenditure
By-law No. 5837-1999.
The sum of l'hree Millions Seven Hundred and Forty Thousand Dollars ($3,740,000), is hereby
appropriated from the Capital Works Reserve Fund to be expended and it is hereby authorized to
be used for the Maple Ridge Town Centre Redevelopment Program and curling rink as per
attached Schedule "A".
Should any of the above remain unexpended after the expenditure hereby authorized has been
made, any unexpended balances shall be returned to the credit of the said Reserve Fund.
READ a first time the day of ,1999.
READ s second time the day of , 1999.
READ a third time the day of ,1999.
RECONSIDERED and adopted the day of , 1999.
MAYOR
CLERK
BYLAW NO. 5837-1999
District of Maple Ridge
I
Maple Ridge Town Centre Redevelopment Project
1999 Start Up Costs
Schedule A
Project
Curling Rink
Core up front
Office
Library
Leisure Centre
Youth
Total
3,000,000
1,227,650
1,043,850
1,346,050
382,450 4,000,000
7,000,000
Source of funds
Core Building Permits 500,000
Community Development 1,060,000
Core Land Sales 1,700,000
Land Sales Capital Works Reserve 1,840,000
Capital Works (Projects delayed/finished) Capital Works Reserve 1,900,000
Total 7,000,000
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 10, 1999
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: Q'S C 1'
SUBJECT: Parks and Leisure Services Commission Minutes for July 1999
SUMMARY
The attached minutes were recently adopted by the Parks and Leisure Services Commission and
are forwarded for Council information.
RECOMMENDATION
That the minutes of the July open meeting of the Parks and Leisure Services Commission be
received for information.
BACKGROUND
The following decision items were dealt with by the Commission in their July open meeting:
Campground Fires
That supervised campfires be allowed between the hours of 6:00 a.m. and 10:00 p.m. at
the Maple Ridge Campground during the 1999 camping season, and further, that
additional restrictions be researched in advance of the 2000 camping season as well as the
elimination of the provision of firewood to campers.
Link-Deco Systems Inc. re: Fence Advertising Media
That a recommendation be forwarded to Maple Ridge and Pitt Meadows Councils as well
as the School District (where joint sites are being considered) that staff be directed to
complete further research and enter into discussions with Link-Deco Systems Inc. leading
up to the development of a contract for the sale of advertising on community park
locations.
It-W- Robertson, A.I.C.P., M.C.I.P., Mike Murray,
Chief Administrative Officer General Manager: evelopment,
Parks and R
MM:ed
Attachment
-1-
. I I
a "O ~. 0/
Minutes of the Regular Meeting of the
Ridge Meadows Parks and Leisure Services Commission
Held on Thursday, July 8, 1999 - 7:00 p.m.
Pitt Meadows Municipal Hall
12007 Harris Road, Pitt Meadows, B.C.
Present: Mayor D. Duncan - Chair
Councillor C. Gordon
Councillor L. King
Councillor G. O'Connell
Trustee D. Rempel
Councillor K. Stewart
Trustee G. Trerise
Mr. Mike Murray, General Manager: Community Development,
Parks and Recreation Services
Mrs. E. Dickson, Recording Secretary
Regrets: Trustee A. Code
Mayor C. Durksen
Trustee J. Dueck
Councillor D. MacLean
Mr. Mike Davies, Director of Parks and Facilities
Additions to the Agenda - Mr. Murray requested that Item 6 (g) be added:
Correspondence from Pitt Meadows Elementary Parent Advisory Council
1 Adoption of the Agenda
MOVED by Councillor O'Connell, SECONDED by Councillor Stewart
That the agenda for the July 8, 1999 meeting be adopted as amended.
CARRIED
MInutes of the June 10, 1999 Regular Meeting
MOVED by Councillor King, SECONDED by Councillor Stewart
That the minutes of the June 10, 1999 Regular Meeting be adopted as circulated.
CARRIED
Delegations - Ms. Lyn Peters, Silver VaHey Neighbourhood Association - Ms. Peters
outlined the concerns of the Association which were noted in the agenda package. A
sample of debris that was collected from the Cross' Cabins site as well as litter that was
picked up in a one kilometre stretch in Maple Ridge Park was brought in for the
Commission members' attention.
Councillor King said that each of the issues in the enclosed package would need to be
looked at separately. Ms. Peters asked when the parks in the Silver Valley area would be
discussed at a Council meeting. Councillor King replied that the meeting schedule and
topics to be discussed is available from the Municipal Clerk. Councillor Gordon
indicated that extensive neighbourhood consultation takes place prior to park
development. Ms. Peters asked if the clean-up of the Cross' Cabin site was scheduled for
the coming weekend. Mr. Murray replied that there is someone living in the caretaker
house now and that site work would be undertaken shortly. Mayor Duncan thanked Ms.
Peters for bring the concerns of the Association to the Commission.
Councillor Stewart asked about the accessibility to the site. Mr. Murray replied that some
years ago, there were concerns about parking at the Hot Rocks area which resulted in
barricades being placed along Fern Crescent to restrict parking and over use but it is not
seen as being acceptable to erect barricades in the park Mayor Duncan asked if there
were discussions with the Citizens' Advisory Committee about groups participating in
cleanup. Mr. Murray replied that groups would be encouraged to do litter pickups as well
as other park enhancements as they are available to do so. Mayor Duncan asked if the
Silver Valley group would be willing to participate in litter pickup on an ongoing basis.
Mr. Murray replied that the group could be consulted to explore their tItrther
involvement, adding that it is important to have a group like the Silver Valley
Neighbourhood Association involved during urban development. Councillor King
suggested that a response to the group be formulated, inviting their participation.
5. Decision Items
(a) Campground Fires
MOVED by Councillor King, SECONDED by Councillor Gordon
That supervised campfires be allowed between the hours of 6:00 a.m. and 10:00 p.m.
at the Maple Ridge Campground during the 1999 camping season, and further, that
additional restrictions be researched in advance of the 2000 camping season as well
as the elimination of the provision of firewood to campers.
Mayor Duncan advised that in Pitt Meadows, burning is tied to the GVRD air quality
readings. Trustee Trerise said that using the same approach may be difficult in the
campground, given the fact that campers may be at the campground for several days. Mr.
Murray said that it would be difficult to change the rules at this time of the year as
advertising brochures have been distributed, campsite reservations have been made, etc.
He added that next year the advertising could indicate the camping fee does not include
the provision of wood and if this change was made known at the beginning of the year
before any reservations were made, it would not make it a difficult matter for the
caretaker. Councillor O'Connell suggested that non-profit groups may be able to sell dry
firewood as a fundraiser for the group and that the requirement to purchase wood may
reduce the hours that campfires are used.
2
1
&
Councillor (ing suggested that changes be posted now for the upcoming 2000 campi
season in rder that campers will be aware of them. She added that if there is a
Provincial burning ban put into effect, this should be posted as well. Councillor Stewart
felt that campfires should be allowed upon the direction of the caretaker and that all fires
should be out by 10:00 p.m. Mayor Duncan asked if 10:00 p.m. was a realistic time for
enforcemeit. Mr. Murray replied that problems that occur at the campsite occur later at
night so an arly cut-off could help to alleviate some of these problems. He indicated he
consulted h the caretakers before making the suggestion. Councillor Gordon noted
that if Prot icial campsites have signs posted by their wood lots about conservation,
these signs could be posted at Maple Ridge Park as well.
MOTION CARRIED AS AMENDED
(b) Link-Deco ictems Inc. re: Fence Advertising Media
MOVED b Trustee Trerise, SECONDED by Councillor Stewart
That a rec .endation be forwarded to Maple Ridge and Pitt Meadows Councils
as well at e School District (where joint sites are being considered) that staff be
directed to complete further research and enter into discussions with Link-Deco
Systems Inc. leading up to the development of a contract for the sale of advertising
on community park locations.
Mr. Murray explained that if the two Councils were prepared to change the advertisir
bylaw, the placing of one or two Link-Deco signs would be on a trial basis. He furth.
advised that staff would have the absolute word on what advertising was or was not
placed. If approved, Mr. Murray added that advertising would not be allowed in
municipal r ieighbourhood parks or where the advertising would be obtrusive to
neighbour With Councils' suggestion that additional revenue is needed for both
municipal': Mr. Murray said that this may be a way in which can happen. Councillor
King said she would not support the recommendation as she feels the public is
surrounded advertising and when visiting a park, seeing advertising would not be
appropriate cuncillor O'Connell advised that she would support the recommendation,
noting that iad seen the Link-Deco form of advertising at a conference she had
attended ar d it to be more attractive than signs hanging on a fence. Councillor
Stewart a w the revenue from the advertising would be apportioned. Mr. Murray
replied thr joint site, revenue would be shared appropriate to the ownership of the
site, i.e. er tuticipality or the School Board. Trustee Rempel asked if the bylaw is
changed, c e School District come forward with their request that was turned down
previously .tee Trerise felt that the School District should be mentioned in the
recornmen'. thus the amended recommendation. Mayor Duncan noted the comment
in the reps, ich highlighted the requirement to consult with the School District on
jot sites. cillor Stewart noted that visual concept is important in signage and liked
the safety a type of sign because you can see through it.
MOTION CARRIED AS AMENDED
Councillo: opposed the motion.
3
MW
a
6. Information Items
1OVED by Councillor Stewart, SECONDED by Councillor O'Connell
That Information Items (a) - (g) be received for information.
MOTION CARRIED
Information Received from Mrs. Brenda Ingram re: Graduation Ceremony at
Planet Ice - Mr. Murray explained that a lot of work was done between the first and last
graduation ceremony and that the improvements were noted and appeared to be effective.
Trustee Rempel felt that the area in which the graduates were situated allowed too much
freedom of movement which was very disruptive to the ceremony. Councillor Gordon
suggested that when a special event is booked at Planet Ice, the individuals booking the
facility should be encouraged to consider carpooling.
Beaver Dams at Whonnock Lake
Correspondence from Ridge Meadows Arts Council re: Hot Rocks Property— Mr.
Murray said that the Ridge Meadows Arts Council will be invited to attend a meeting in
the fall to discuss the proposed Artist in Residence proposal.
Congratulatory Letters re: Staff
Parks Tour (follow-up discussion)
(1) August Meeting - as per previous requests and discussions, there will not be a meeting
held during the month of August.
(g) Correspondence from Pitt Meadows Elementary Parent Advisory Council - Mr.
Murray explained that the Parent Advisory Council is concerned about the safr.ty of
students during the construction of the new recreation centre. He added that i1e had
attempted to speak to Mr. Mike Irving at the School District Office to see if it is standard
practice to provide additional funding for noon hour supervision during the ccnstruction
of a new school that is being built on the site of an existing school or for a major facility /
renovation. As his attempts were unsuccessful, Mr. Murray said that he would continue
to look into the matter with School District staff. He added that he would be working
with the group along with Mr. Don Cramb and the Community Policing Office in Pitt
Meadows. /
7. Commission Reports - None
/
/
4 A
4Fw
Staff Liaison Reports
Mr. Murray
- a museum plaxrning workshop is scheduled for August 24 at 9:00 a.m. in St. Andrews
Heritage Church and Commission members are invited to attend.
- a meeting is being held on July 9 with RG Properties Ltd. and the lawyers in order that
the agreement for the Pitt Meadows Family Recreation Centre can be finalized.
Councillor O'Connell questioned the construction time-line and Mr. Murray replied that
RG Properties say that the building will be completed within seven months of the
construction start date.
Question Period - Trustee Trerise asked if there were any new developments regarding
the Maple Ridge Museum. Mr. Murray replied that the restrictive covenant that was
imposed by the Baynes family is still in effect, therefore, there will not be any
construction taking place on the site..
The regular meeting adjourned at 8:20 p.m.
4O
4
h
Corporation of the District of Maple Ridge
COUNCIL MEETING
September 21, 1999
The Minutes of the Municipal Council Meeting held on September 21, 1999 at 7:00 p.m. in the
Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia for
the purpose of transacting regular Municipal business.
PRESENT
Elected Officials Appointed Staff
Mayor C. Durksen Mr. R. W. Robertson, Chief Administrative Officer
Councillor T. Baker Mrs. J. Hertzog, Acting Municipal Clerk
Councillor J. Clements Mr. M. W. Murray, General Manager of Community
Councillor C. Gordon Development, Parks and Recreation Services
Councillor L. King Mr. J. R. Rudolph, General Manager of Public Works
Councillor B. Levens and Development Services
Councillor K. Stewart Mr. T. Fryer, Director of Current Planning
Mrs. S. M. Karasz, Confidential Secretary
Other Staff as Required
Ms. C. Carter, Planner
The meeting was filmed by Rogers Cablesystems.
01 PRAYERS Mayor Durksen conducted opening prayers.
02 MINUTES
R/99-456 02.01
Minutes
Dev. Agrnt. MOVED byCouncillor Clements
Sept. 13/99 SECONDED by Councillor Baker
that the Minutes of the Development Agreements Committee Meetings
(2) of September 13, 1999 be received.
CARRIED
03 DELEGATIONS Nil
[
Council Meeting Minutes 10 September 21, 1999
Page 2
04 UNFINISHED BUSINESS Nil
05 BY-LAWS
05.01 RZ113198 - 10862 —240 Street - RS-3 to R-3 - By-law No. 5712-1998
R199-457 MOVED by Councillor Levens
BL 5712-1998 SECONDED by Councillor Clements
final reading
RZ/13/98 that Maple Ridge Zone Amending By-law No. 5712-1998 be
reconsidered and adopted.
Discussion
On question from Councillor King, the Director of Current Planning advised that
the Greater Vancouver Regional District park acquisition issue has been
addressed.
On question from Councillor Gordon, the Director of Current Planning advised
that the requirement to register a restrictive covenant for the building scheme has
been fulfilled and staff is comfortable with the contents of the building scheme.
The motion CARRIED.
05.02 RZ119195 - 10884 and 10936 - 240 Street - RS-3 to R-3 - By-law No. 5622-
1997
R/99-458 MOVED by Councillor King
BL 5622-1997 SECONDED by Councillor Stewart
final reading
RZ/19/95 that Maple Ridge. Zone Amending By-law No. 5.622-1997 be
reconsidered and adopted.
CARRIED
05.03 RZ128199 - 12078 and 12092 Fraser Street - RS-1 to RM-2
05.03.0 1 Maple Ridge Official Community Plan Amending By-law No. 5824-1999
R199-459 MOVED by Councillor Gordon
BL 5824-1999 SECONDED by Councillor Levens
final reading
Council Meeting Minutes
September 21, 1999
Page 3
RZ/2 8/99 that Maple Ridge Official Community Plan Amending By-law No. 5824-
1999 be reconsidered and adopted.
CARRIED
05.03.02
R/99-460
BL 5823-1999
final reading
RZ/28/99
Maple Ridge Zone Amending By-law No. 5823-1999
MOVED by Councillor Clements
SECONDED by Councillor Stewart
that Maple Ridge Zone Amending By-law No. 5823-1999 be
reconsidered and adopted.
CARRIED
Several Councillors indicated their support of the above noted by-laws
which will permit an affordable housing project to proceed.
06 COMMITTEE OF THE WHOLE
06.01 Minutes Nil
Note: the following recommendations are from the Committee of the Whole
Meeting of September 20, 1999:
06.02 Public Works and Development Services
R7,135199 - 23853 Dewdney Trunk Road - By-laws No. 5843 and 5842-1999
Reference was made to the staff report dated September 8, 1999 recommending
that the subject by-iaws to permit the construction of a gasoline station
convenience store with residence and a commercial building with drive-through
access be granted first reading.
R199-461 MOVED by Councillor Levens
BL 5 843-5842 SECONDED by Councillor Stewart
first reading
DEFERRED that Maple Ridge Zone Amending By-law No. 5842-1999 and Maple
Ridge Official Community Plan Amending By-law No. 5843-1999 be
read a first time.
Council Meeting Minutes
September 21, 1999
Page 4
Discussion
Councillor Gordon stated that she does not have a problem with the proposed land
use (service commercial), however, Council has not yet determined a policy for
an interface between residential and service commercial operations with extended
hours of operation. Council needs a policy in order to consider all applications
for that type of operation on an equitable basis.
The Mayor added that he would prefer to have a policy in place, as well as
buffering done, before the by-law is granted first reading.
Councillor Stewart voiced his support for the application going to Public Hearing.
The current property owners who will be affected by the application were not
there when the Official Community Plan was reviewed and it is only fair to hear
what they have to say.
Councillor King expressed agreement with Councillor Gordon's comments.
Councillor Baker noted that the proposed gasoline station does not yet have a
tenant. He expressed concern that the proposal that will be presented to Public
Hearing may not be what is actually constructed on the site. He would support
deferral until that issue is sorted out.
Councillor Clements advised that he supports deferral as 'he would like to see
some consistency involved. This is a land use process with no definitive program
and there is no guarantee that the development proposal will be the same later in
the process.
Councillor Levens agreed that Council should work out a policy for the operation
of the gasoline station but noted that the Official Community Plan designates the
site for Service Commercial' and it was up to the adjacent residents to check the
OCP before buying their properties. They would then have been aware of the
Service Commercial designation on the property in front of them.
Councillor King noted that the neighbours want to ensure that attractive buildings
will go on the site and that all the issues with respect to buffering, signage,
lighting, etc. are addressed. If the land changes ownership down the road, they
want to know that they will still get what was presented at the Public Hearing.
She added that many residents have not had to live near service commercial
developments with extended hours of operation and drive-throughs and a policy is
needed to deal with that issue.
MOVED by Councillor Gordon
SECONDED by Councillor King
Council Meeting Minutes
September 21, 1999
Page 5
that Maple Ridge Zone Amending By-law 5842-1999 and Maple Ridge
Official Community Plan Amending By-law No. 5843-1999 be deferred
for six weeks.
CARRIED
06.02.02 RZ175189 - 22777 Selkirk Avenue - Request for One Year Extension (Valley
Fair - Mall Expansion)
Reference was made to the staff report dated March 16, 1999 recommending that
the above noted request not be granted.
Note: The recommendation was deferred from the Council Meeting of April 27th
to the Committee of the Whole Meeting of July 19th and subsequently to the
Council Meeting of July 27, 1999, at which time it was deferred for 60 days).
The report was further considered by Committee of the Whole on September 20,
1999 and the Committee agreed to a recommendation to grant a further 30 day
deferral, noting that the first Committee of the Whole Meeting following said
deferral is November 1, 1999.
R199-462 MOVED by Councillor King
RZ/75/89 SECONDED by Councillor Stewart
22777 Selkirk
30 day extension that with respect to Rezoning Application RZ/75/89 (property at 22777
Selkirk Avenue), that further consideration of the recommendation
contained in he report dated March 16, 1999 be deferred to the
Committee of the Whole Meeting scheduled for November 1, 1999. r-
CARRIED
06.02.03 RZ117199 - 11291 —236 Street By-laws No. 5838 & 5839— 1999.
Reference was made to the staff report dated August 20, 1999 in support of the
following recommendation with respect to the subject by-laws to create
approximately 15 lots not less than 371 m 2 each.
P199-463 MOVED by Councillor Clements
BL 5 838-5839 SECONDED by Councillor Baker
first reading
RZ/17/99 that Maple Ridge Zone Amending By-law No. 5838-1999 and Maple
Ridge Official Community Plan Amending By-law No. 58394999 be
read a first time.
Council Meeting Minutes
September 21, 1999
Page 6
Discussion
Councillor King questioned the status an alternative access to Gilker Hill Road.
The Director of Current Planning noted that there are two or three rezoning
applications that will solve the Gilker Hill Road concerns. The alternative access
will be constructed as development occurs in the area.
The Mayor noted that there have been geotechnical problems in the area which
caused a garage to slip into a ravine. The Director of Current Planning advised
that the geotechnical problems occurred at the top end of 236 street. An
environmental assessment of the site is required which will set out the conditions
for development. As the application progresses to the building permit and
development permit stages, the geotechnical issues will be looked after.
At the request of Councillor Clements, the Director of Current Planning displayed
a sketch of the 112 Avenue alignment and indicated a section of road that needs to
be dedicated and constructed as part of the alternative access to Gilker Hill Road.
The motion CARRIED.
06.02.04 RZ130197 - 23500 Block Larch Avenue - Request for One Year Extension
Reference was made to the staff report dated August 30, 1999 recommending that
the subject application for 92 lots and one duplex lot be granted a one year
extension.
R199-464 MOVED by Councillor King
RZ/30/97 SECONDED by Councillor Stewart
one year extension
that pursuant to Maple Ridge Development Procedures By-law No. 5632-
1997, a one year extension be granted to Rezoning Application RZ/30/97
(property in the 23500 Block of Larch Avenue) to permit 92 lots and one
duplex lot.
Discussion
Councillor Stewart referred to concerns that he raised in Committee regarding
applicants having to pay the fee for a one year extension in cases where
developments are held up for approvals from other agencies or due to other
circumstances beyond the applicants' control. He noted that a sub-committee has
been struck to review the Development Procedures By-law in that regard and he is
anxious to see the review get underway.
Councillor Baker advised that the sub-committee is gathering information and
will then meet to find the best solutions to any concerns that are identified.
Council Meeting Minutes
September21, 1999
Page 7
Councillor Clements asked the Committee come up with a definition of "active"
He feels that once an active application is defined, there will be no further
problems.
The motion CARRIED.
06.02.05 DP/28199 - 120 79-12092 Fraser Street and 22480 - 121 Avenue
Reference was made to the staff report dated September 7, 1999 recommending
that the subject application to permit a 48 unit four storey apartment building at
the southeast corner of Fraser Street and 121 Avenue be executed.
P199-465 MOVED by Councillor King
DP/28199 SECONDED by Councillor Baker
Fraser St. 121 Ave.
affordable housing that the Municipal Clerk be authorized to sign and seal DP/28/99
respecting property located at 12079 and 12092 Fraser Street and 22480 -
121 Avenue.
CARRIED
06.02.06 Temporary Residential Use - Policy Report
Reference was made to the staff report dated August 18, 1999 recommending that
appropriate readings be granted to the relative by-laws regarding the above noted
matter.
R199-466 MOVED by Councillor Baker
Temp. Residential SECONDED by Councillor Levens
Use Policy
Be it resolved that the report dated August 18, 1999 regarding Temporary
Residential Use be received, and further:
Maple Ridge Zone Amending By-law No. 5835-1999 be read a first
time and that it proceed to Public Hearing;
That Maple Ridge Building Amending By-law No. 5836-1999 be
read a first and second time and that rules of order be waived and
that Maple Ridge Building Amending By-law No. 5836-1999 be
read a third time.
Council Meeting Minutes
September 21, 1999
Page 8
3. That proposed Maple Ridge "Temporary. Residential Use Policy" be
adopted when final reading is given to the Amending By-laws
relating to temporary residential use.
Discussion
The Planner, provided an overview of the report and the by-laws appended
thereto. She noted that the proposed requirement for a $2000 bond to be posted to
ensure that the unit is removed when no longer occupied has been deleted from
the by-law. The Municipality has the option to require that a housing agreement
be registered on the title to the property and it is felt that this is a better way to go.
She further noted that the definition of "relative" has been amended to include
"one or more full time domestic servants".
Councillor King asked for clarification as to how the temporary residential use
provisions relate to homes built since 1994 that have restrictive covenants on
them prohibiting secondary suites.
The Planner responded that with respect to covenants, there was previously a
provision for a temporary residential use and the Building Inspection Department
has always taken the position it is not a suite but a temporary expansion of the
household. That has not changed. The unit that goes in has to meet building code
standards but does not have to meet secondary suite dwelling standards.
She added that the policy all hinges on the provision that it is a temporary use. If
the relative moves out and the homeowners want to register the unit as a
secondary suite, they have to satisf' the secondary suite requirements.
The motion CARRIED.
06.02.07 SD/12199 - Development Cost Charge Reduction - 240 Street North of 115
Avenue
Reference was made to the staff report dated September 3,1999 in support of the
following recommendation contained therein:
R199-467 MOVED by Councillor Clements
SD/12/99 SECONDED by Councillor Stewart
DCC Reduction
240 St./1 15 Av. that with respect to Subdivision 12/99, be it resolved that in view of the
necessity for constructing road and drainage works on 240 Street north of
115 Avenue, the road component of the Development Cost Charges
Council Meeting Minutes
September 21, 1999
Page 9
payable by the subdivider be reduced by $71,972.00 reflecting the cost of
the Development Cost Charge works.
CARRIED
06.02.08 Latecomer Agreement L. C. 65199 - SD/2919 7-237 Street and 120B Avenue
Reference was made to the staff report dated May 19, 1999 recommending that
the subject agreement be executed.
R/99-468 MOVED by Councillor Levens
Latecomer 65/99 SECONDED by Councillor Gordon
SD/29/97
that with respect to the subdivision of lands involved in SD/29/97 at 237
Street and 120B Avenue, be it resolved:
That the cost to provide the excess or extended services required for
subdivision are in whole or in part, excessive to the Municipality and
that the cost to provide these services shall be paid by the owners of
the land being subdivided, and
That the Latecomer charges be imposed for such excess or extended
services on the parcels and in the amounts a set out in the staff report
datedMay 19,1999 and
That the Mayor and Clerk be authorized to sign and seal a
"Latecomer Agreement" with the subdivider of the said lands.
[I11I
06.02.09 Latecomer Agreement LC. 69199 - SD/4196 - 114 Avenue and 234A Street
Reference was made to the staff report dated July 14, 1999 recommending that the
subject agreement be executed.
R/99-469 MOVED by Councillor King
Latecomer SECONDED by Councillor Baker
234A St/i 14A Av
that with respect to the subdivision of lands involved in SD/4/96 at 1 14A
Avenue and 234A Street, be it resolved that:
1. That the cost to provide the excess or extended services required for
subdivision are in whole or in part, excessive to the Municipality and
that the cost to provide these services shall be paid by the owners of
the land being subdivided, and
Council Meeting Minutes
September 21, 1999
Page 10
That the Latecomer charges be imposed for such excess or extended
services on the parcels and in the amounts a set out in the staff report
dated July 14, 1999 and
That the Mayor and Clerk be authorized to sign and seal a
"Latecomer Agreement" with the subdivider of the said lands.
CARRIED
06.02.10 RZ123197 - Dedication and Construction of 116 Avenue
The General Manager of Public Works and Development Services advised that
this item has been withdrawn by the applicant.
06.02.11 Building Department Statistics for August, 1999
Reference was made to the staff report dated September 9, 1999 recommending
that the above noted statistics appended thereto be received for information.
R199-470 MOVED by Councillor Gordon
Bldg. flept. SECONDED by Councillor Stewart
Stats. August
that the Inspection Services Department Building Statistics for the month
of August, 1999 were received for information.
CARRIED
06.03 Financial and Corporate Services (includinR Fire and Police)
06.03.0 1 1999 Maple Ridge Town Centre Redevelopment Start-up costs & Payment for
the Curling Rink - By-law No. 5837-1999
Reference was made to the staff report dated August 31, 1999 recommending that
the subject by-law be granted three readings.
R199-47 1 MOVED by Councillor Gordon
BL 5837-1999 SECONDED by Councillor Baker
that funding for Municipal start-up costs of the Maple Ridge Town
Centre Redevelopment Project of $4,000,000 and payment of $3,000,000
Council Meeting Minutes
September 21, 1999
Page 11
for the Curling Rink be provided from General Revenue and the Capital
Works Reserve Fund; and further
that Maple Ridge Capital Works Reserve Fund Expenditure By-law No.
5837-1999 be read a first and second time and that rules of order be
waived and that Maple Ridge Capital Works Reserve Fund Expenditure
By-law No. 5837-1999 be read a third time.
Discussion
The Chief Administrative Officer reviewed the break-down of the funding sources
which is detailed in the report.
The General Manager of Community Development, Parks and Recreation
Services displayed and explained plans for the new curling rink to be constructed
adjacent to Planet Ice at the Fairgrounds. He noted that the District is close to
reaching an agreement with the Curling Club on this project.
Councillor King commented that the relocation of the curling rink is appropriate
as it will be central to a growing population and will allow the Maple Ridge Town
Centre redevelopment proposal to proceed in a timely maimer.
Councillor King questioned if frequent financial reports on the Maple Ridge
Town Centre project will be available to the public and what other information or
opportunities there will be for ongoing citizen involvement.
The Chief Administrative Officer advised that he is finalizing a communications
plan for the overall project which will be available for Council's review within
the next week. It has a number of short term and long term aspects to it. There
was a well attended open house on the youth centre last week and it is hoped to do
something similar for the library within the next ten days.
He further explained that a report will be made at every second Council Meeting
on questions and comments that come to the construction management team.
Financial updates can be included at that time which will indicate that the project
is very much on target in terms of expenditures, demolition .schedu-ie etc.
He added that a landscape architect is now part of the team and there will be plans
available with sufficient detail for people to comment on shortly.
Councillor King asked that the Municipal Committee on Accessibility Issues be
involved in the project.
The motion CARRIED.
Council Meeting Minutes
September 21, 1999
Page 12
06.04 Community Development and Recreation Service
06.04.01 Parks and Leisure Services Commission Meeting Minutes for July, 1999
Reference was made to the staff report dated September 10, 1999 recommending
that the subject Minutes appended thereto be received for information.
P199-472 MOVED by Councillor Stewart
P&LSC Minutes SECONDED by Councillor Baker
July/99
that the Minutes of the Ridge Meadows Parks and Leisure Services
Commission Meeting of July 8,1999 be received.
CARRIED
06.05 Other Issues
06.05.0 1 External Financial Analysis of the Maple Ridge Town Centre Redevelopment
Project - BDO Dunwoody Ltd.
The Chief Administrative Officer provided highlights of the BDO Dunwoody Ltd.
report that has been circulated to Council providing a financial analysis of the
above noted project comparing two options for the project (1) the District building
the public components on its own and (2) the District working in partnership with
a private developer as outlined in the development agreement. He advised that
the report will be available to the public within a few days.
P199-473 MOVED by Councillor Baker
BDO Report SECONDED by Councillor Clèments
received
that the BDO Dunwoody Ltd. financial analysis report on the Maple
Ridge Town Centre redevelopment project be received for information.
CARRIED
06.05.02 Parking Strategy and Transition Parking - Maple Ridge Town Centre
Redevelopment Project -
The General Manager of Public Works and Development Services explained that
he will be meeting with the developer of the above noted project on a regular
basis to co-ordinate development related activities which include parking. The
District has developed a parking strategy.
Council Meeting Minutes
September 21, 1999
Page 13
He provided information on the proposed relocation of both customer and permit
parking stalls during construction. Construction activity will necessitate closure
of the Municipal Hall parking lot. 68 customer stalls will be provided as follows -
50 spaces in the north mall lot on Edge Street and 18 spaces in the Health Unit
lot. The 64 permit stalls currently in the Municipal Hall lot and the 68 permit
stalls currently in the Edge Street lot will be replaced as follows - 40 stalls in the
Downtown Parking Society on Brown Avenue and 100 stalls in a temporary lot to
be developed by Voth Bros. on 226 Street and 119 Avenue. The temporary lot
will have adequate lighting.
Councillor Levens asked that staff convey the above noted information to the
management of Extra Foods as they are concerned that the Municipal Hall
customers, etc. will be parking in their lot.
07 MAYOR'S REPORTS
Earthquake in Taiwan
The Mayor reported that there has been serious damage to Yingko, Maple Ridge's
sister city, from this week's earthquake.
Appointment of Council Representative to Elderly Citizens Recreation Association
Board
The Mayor asked for approval of the following appointment
R/99-474 MOVED by Councillor Clements
ECRA Appt. SECONDED by Councillor Baker
that Mayor C. Durksen and Councillor B. Levens be appointed as Council
representatives to the Elderly Citizen Recreation Association (ECRA)
Board.
CARRIED
TransL ink Matters
The Mayor reported that the CPR has given permission for a number of Westcoast
counter-flow trains. There will be Westcoast Santa trains operating on December
11th and 18th. Maple Ridge will have an express bus to Coquitlam in the year 2000
which will provide 15 minute service. Discussions are being held with the Province
with respect to funding for the T-line to Coquitlam.
Council Meeting Minutes
September21, 1999
Page 14
08 COUNCILLOR' REPORTS - LIAISONS TO COMMITTEES
Coundilor Gordon
Councillor Gordon noted that many lives have been lost and many people are
homeless due to this week's earthquake in Taiwan. More damage is being done by
the aftershocks. She questioned if there is anything Council can do to help Yingko,
Maple Ridge's sister city.
The Chief Administrative Officer advised that his office has been in communication
with people from Yingko; he anticipates that he will receive further information in a
day or two and he will keep Council informed.
Councillor Gordon advised that she attended a Heritage Advisory Committee meeting
and that the Committee is supportive of the Maple Ridge Town Centre redevelopment
project. They have a question about archives being included in the project and it is her
understanding that issue is being looked at.
She further noted that she attended the book launch of Greg Schofield's Thunder
through my Veins, noting that Mr. Schofield grew up in Maple Ridge.
She also participated in the RCMP Charitable Golf Tournament.
Coundilor J. Clements
Councillor Clements advised that he attended G.V.R.D. Parks and Labour Relations
meetings. The Parks Committee has established a strategic plan for the next two
years. He also attended the annual general meeting of E-Comm at which time they
brought in their new Board. E-Comm continues to operate well beyond its original
expectations. There have been 500,000 calls successfully processed in 2.5 months.
Councillor L. King
Councillor King advised that as Council liaison, she attended a tree planting
ceremony with staff from the B. C. Assessment Authority in honour of their 25th
anniversary. A beautiful tree was planted at the Fields for Kids. She noted that not
all Municipalities received a tree and asked the Acting Municipal Clerk to ensure that
a letter is sent conveying the District's appreciation.
Councillor King advised that she recently toured the Alouette Regional Corrections
Centre which is in a state of flux. They are coping with the transition from a prison
to a detention facility and are striving to make the transition a smooth one.
She commended the Parks and Leisure staff, in particular Tony Cotroneo, with
respect to the excellent open house they, hosted on the proposed youth centre.
Council Meeting Minutes
September 21, 1999
Page 15
Councillor T. Baker
Councillor Baker advised that the deadline for nominations to the Hall of Fame is
September 30, 1999.
Councilor B. Levens
Councillor Levens advised that she attended the CPR intermodal yard official
opening ceremony and the Country Lane Estates barbecue, noting that it is a very nice
development.
She added that the Chamber of Commerce had a very successful luncheon with the
topic of the Maple Ridge Town Centre redevelopment project being well received.
CouncilorK. Stewart
Councillor Stewart reported that he attended a meeting on community policing and
noted that a large number of police calls involve disputes between neighbours. Their
idea is to work out some sort of mediation process and Council will be hearing more
about that interesting initiative.
He also attended a Ministry of Agriculture meeting on small-lot agriculture with the
Director of Current Planning. Maple Ridge was invited because of the high number
of small lots they have in the Agricultural Land Reserve (ALR). There was
considerable discussion on how to deal with those small lots from an economic and
taxation point of view. There was good information generated and he looks forward.
to the final report.
• The Director of Current Planning added that this session and another session being
held in Nanaimo will be summarized by Ministry staff and consolidated into a report
to the Minister of Agriculture. Maple Ridge will have input into the report which will
go to the Minister at the end of October or early November. He. ho.pes to share the
rësülts and overall findings with Council.
09 VISITOR A CKNO WLEDGMENT Nil
10 ADJOURNMENT 8:40p.m.
Council Meeting Minutes
September 21, 1999,
Page 16
11 QUESTIONS FROM THE PUBLIC
A process server advised that he was in attendance to serve papers.
Mayor
Certified Correct
Municipal Clerk
DISTRICT OF Agenda Item: 02.01
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That the Minutes of the two (2) Development Agreement Committee Meetings of
September 13, 1999 be received.
"Carl Durksen"
CARRIED ) DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
Dir - Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development___________________________________________________
- Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Com. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
- Jo-Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 05.01
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That Maple Ridge Zone Amending By-law No. 5712-1998 be reconsidered and adopted.
(RZ/13/98 - 10862-240 Street - to rezone from RS-3 (One Family Rural Residential) to R-3
(Special Amenity Residential District) to permit subdivision into 5 lots)
"Carl Durksen"
CARRIED I DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- G-Mgr - Public Works & Development
...- Dir - Current Planning
Dir - Long Range Planning
Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dcv. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
- p'AnneH
j7Raria K
The abô've decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF
Agenda Item: 05.02
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That Maple Ridge Zone Amending By-law No. 5622-1997 be reconsidered and adopted.
(RZI19/95 - 10884 & 10936 —240 Street - to rezone from RS-3 (One Family Rural Residential)
to R-3 (Special Amenity Residential District) to permit subdivision into 48 lots)
"Carl Durksen"
CARRIED I DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- 9en Mgr - Public Works & Development
/ Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
}oAnne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22. 1999
Date
DISTRICT OF Agenda Item: 05.03.01
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That Maple Ridge Official Community Plan Amending By-law No. 5824-1999 be
reconsidered and adopted.
(RZ/28/99 - 12078 & 12092 Fraser Street and 22480 - 121 Avenue - to designate as a
Development Permit Area)
"Carl Durksen"
DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- GeirMgr - Public Works & Development
- Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
Jo-Anne H -
."karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be reciuired by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 05.03.02
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That Maple Ridge Zone Amending By -law No. 5823-1999 be reconsidered and adopted.
(RZ/28/99 - 12078 & 12092 Fraser Street and 22480 - 121 Avenue - to rezone from RS-1 (One
Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit the
construction of a 48 unit, 4 storey apartment building)
"Carl Durksen"
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
Dir - Finance
- Dir - Community & Business
- GenMgr - Public Works & Development___________________________________________________
- Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
- y-Jb-Aime H
( Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.02.01
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That Maple Ridge Zone Amending By-law No. 5842-1999 and Maple Ridge Official
Community Plan Amending By-law No. 5843-1999 be read a first time.
(/35/99 —23853 Dewdney Trunk Road - to rezone from RS-3 (One Family Rural Residential)/ I.
to CS-I (Service Commercial) and to designate as a Development Permit Area to permit the
construction of a gas station, convenience store with residence and commercial building with
drive through access) &.Lc
"Carl Durksen"
CARRIED DEFEATED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer J-1 - q /
- Dir - Corp. Ping. & Protective Serv.
-
RCMP
Fire Chief
-
- Dir - Corporate Support
Dir - Finance
Dir - Community & Business
- Gen Mgr - Public Works & Development
LZ'i
- ir - Current Planning
ir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
Dir - Engineering Projects
Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
Municipal Clerk -
" Shirley K
Jo-Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22._1999
Date
DISTRICT OF 'Agenda Item: 06.02.02
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COCILLOR
SECONDED BY COUNCILLOR
That with respect to Rezoning Application RZ/75/89 (property at 22777 Selkirk Avenue),
that further consideration of the recommendation contained in the report dated March 16,
1999 be deferred to the Committee of the Whole Meeting scheduled for November 1, 1999.
"Carl Durksen"
CARRIED )DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
Dir - Finance
- Dir - Community & Business
- Gpn Mgr - Public Works & Development
Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
Shirley K
-. Jo-Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.02.03
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COIJNCILLOR
SECONDED BY COUNCILLOR
That Maple Ridge Zone Amending By-law No. 5838-1999 and Maple Ridge Official
Community Plan Amending By-law No. 5839-1999 be read a first time.
(RZ/17/99 - 11291 —236 Street - to rezone from RS-3 (One Family Rural Residential) to R-1
(Residential District) and to redesignate from Compact Housing [40 units per net hectare] and
Conservation to Compact Housing [30-40 units per net hectare] and Conservation to create
approximately 15 lots not less than 371 m2)
"Carl Durksen"
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: Chief Administrative Officer
Dir - Corp. Plng. & Protective Serv.
RCMP
- Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
Gen Mgr - Public Works & Development -
Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- I.unicipai Clerk
- Shirley K
,A6Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation andlor such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.02.04
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That pursuant to Maple Ridge Development Procedures By-law No. 5632-1997, a one year
extension be granted to Rezoning Application No. RZ/30/97 to rezone property at 23500
Block Larch Avenue from RS-3 to RS-lb, R-1 and RT-1 to permit 92 lots ranging in size
from 371 m2 to 557 m2 and one duplex 1t.
' "Carl Durksen"
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- 9e1(Mgr - Public Works & Development_________________________________________________
L/ Dir - Current Planning
Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
- Jo-Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.02.05
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That the Municipal Clerk be authorized to sign and seal DP/28199 respecting property
located at 12079/92 Fraser Street and 22480 - 121 Avenue.
(to allow construction of a 48 unit/4 storey apartment building)
"Carl Durksen"
DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
- Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- GenMgr - Public Works & Development
- Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
'Municipal Clerk
- Shirley K
}oAnne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation andlor such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.02.06
MAPLE RIDGE Council Meeting of September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR -
That the report dated August 18, 1999 regarding Temporary Residential Use be received;
and further
That Maple Ridge Zone Amending By-law No. 5835-1999 be read a first time;
That Maple Ridge Building Amending By-law No. 5836-1999 be read a first and second
time and that the Rules of Order be waived and Maple Ridge Building Amending By-
law No. 5836-1999 be read a third time; and
That the proposed policy entitled, Temporary Residential Use, attached to the said report
be adopted when final reading is given to the Amending By-laws relating to Temporary
Residential Use.
,/ \ "Carl Durksen"
tARRIED) DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Sew.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development___________________________________________________
Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services -- -
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
/ Shirley K
- Jo-Anne H
V'Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date CX6
DISTRICT OF Agenda Item: 06.02.07
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That with respect to Subdivision 12/99, be it resolved that in view of the necessity for
constructing road and drainage works on 240 Street, north of 115 Avenue, the road
component of the Development Cost Charges payable by the subdivider be reduced by
$71,972.00 reflecting the cost of the Development Cost Charge works.
Carl Durksen
CARRIED I DEFEATED DEFERRED MAYOR
ACTION NOTICE
thief Administrative Officer
- Dir - Corp. Plng. & Protective Serv.
RCMP
- Fire Chief
- ,-Dir - Corporate Support
Dir-Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development
- Dir - Current Planning
- Dir - Long Range Planning
Dir - Inspection Services
V Municipal Engineer
- Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
- Jo-Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation andlor such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.02.08
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That with respect to the subdivision of lands involved in SD 29/97, at 237 Street and 120B
Avenue, be it resolved:
That the cost to provide the excess or extended services are, in whole or in part,
excessive to the municipality and that the cost to provide these services shall be paid by
the owners of the land being subdivided; and
That Latecomer Charges be imposed for such excess or extended services on the parcels
and in the amounts as set out in the report dated May 19, 1999; and further
That the Mayor and Clerk be authorized to sign and seal a "Latecomer Agreement"
with the subdivider of the said lands.
"Carl Durksen"
DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development
- Dir - Current Planning
- Dir - Long Range Planning
- 9ir - Inspection Services
- /Municipal Engineer
,,/ Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- •Dir - Parks& Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
V"-Jo-Anne H
.-" Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.02.09
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That with respect to the subdivision of lands involved in SD 4/96, at 1 14A Avenue and 234A
Street, be it resolved:
That the cost to provide the excess or extended services are, in whole or in part,
excessive to the municipality and that the cost to provide these services shall be paid by
the owners of the land being subdivided; and
That Latecomer Charges be imposed for such excess or extended services on the parcels
and in the amounts as set out in the report dated July 14, 1999; and further
That the Mayor and Clerk be authorized to sign and seal a "Latecomer Agreement"
with the subdivider of the said lands.
"Carl Durksen"
CARRIED I DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development
- Dir - Current Planning
Dir - Long Range Planning
- Dir - Inspection Services
-Municipa1 Engineer
-Dir - Development Eng.
- Dir Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Com. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
V Jo-Anne H
.-' Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be reciuired by your Department.
September 22. 1999
Date
DISTRICT OF
MAPLE RIDGE
Agenda Item:
Council Meeting of:
\:
06.02.10
September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That Option 2 as noted in the report,dated July 27, 1999 be selected as the preferred option
to identify the extent of dedication and construction of 116 Avenue between Cottonwood
Drive and 236 Street. /
(RZ/23/97 - 11619— 236 Stree/and 11688 & 11760 Cottonwood Drive - a condition to be met
prior to the application to per}ilit the construction of approximately 95 townhouse units
proceeding to Public Hearing)
"Carl Durksen"
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- •Dir - Community & Business
- Gen Mgr - Public Works & Development___________________________________________________
- Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
Municipal Clerk -
- Shirley K
- Jo-Anne H
KarlaK
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date Municipal Clerk
DISTRICT OF Agenda Item: 06.02.11
MAPLE RIDGE Council Meeting of September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That the Inspection Services Department building statistics for the month of August 1999 be
received for information.
"Carl Durksen"
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Sew.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development_________________________________________________
- Dir - Current Planning
Dir - Long Range Planning
Dir - Inspection Services
- Municipal Engineer
Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
- Jo-Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation andlor such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.03.01
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR
SECONDED BY COUNCILLOR
That funding for municipal start up costs of the Maple Ridge Town Centre Redevelopment
Project of $4,000,000.00 and payment of $3,000,000.00 for the curling rink be provided
from General Revenue and the Capital Works Reserve Fund; and further
That Maple Ridge Capital Works Reserve Fund Expenditure By-law No. 5837-1999 be read
a first and second time and that the Rules of Order be waived and Maple Ridge Capital
Works Reserve Fund Expenditure By-law No. 5837-1999 be read a third time.
) "Carl Durksen"
CARRIED -" DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- ))ir - Corporate Support
,/Dir - Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development
- Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
en Mgr - Com. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
Shirley K
- Jo-Anne H
'karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date
DISTRICT OF Agenda Item: 06.04.01
MAPLE RIDGE Council Meeting of: September 21, 1999
MOVED BY COUNCILLOR /
SECONDED BY COUNCILLOR
That the Minutes of the Ridge Meadows Parks and Leisure Services Commission Meeting
of July 8, 1999 be received.
"Carl Durksen"
CA1UU) DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
Fire Chief
- Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development___________________________________________________
- Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Municipal Clerk
- Shirley K
- Jo-Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is. sent to you for
notation and/or such action as may be required by your Department.
September 22. 1999
Date Municipal Clerk
District of Maple Ridge Agenda Item: 07
Council Meeting of: September 21, 1999
Clements
MOVED BY COUNCILLOR
Baker
SECONDED BY COUNCILLOR
That Mayor C. Durksen and Councillor B. Levens be appointed as Council representatives
to the Elderly Citizens Recreation Association (ECRA) Board.
"Carl Durksen"
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: - Chief Administrative Officer
- Dir - Corp. Ping. & Protective Serv.
RCMP
- Fire Chief
Dir - Corporate Support
- Dir - Finance
- Dir - Community & Business
- Gen Mgr - Public Works & Development_________________________________________________
- Dir - Current Planning
- Dir - Long Range Planning
- Dir - Inspection Services
- Municipal Engineer
- Dir - Development Eng.
- Dir - Engineering Operations
- Dir - Engineering Projects
- Gen Mgr - Corn. Dev. & Rec. Services
- Dir - Parks & Facilities
Clerk's Section
- Jim McBride
- Shirley K
- Jo-Anne H
Karla K
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to you for
notation and/or such action as may be required by your Department.
September 22, 1999
Date
sk
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BY-LAW NO. 5835 1999
A by-law to amend Maple Ridge Zoning By-law No. 35 10-1985 as amended
WHEREAS the Council can regulate the use of land in a Zoning By-law;
AND WHEREAS Council can establish different density regulations for a zone for the
provision of affordable and special needs housing;
NOW THEREFORE, the Council of the Corporation of the District of Maple Ridge in
open meeting assembled, ENACTS AS FOLLOWS:
Title
This by-law may be cited for all purposes as the "Maple Ridge Zoning Amending By-law
No. 5835-1999".
Scope
This By-law provides for an increase in density and establishes conditions of use for a
temporary residential use in certain zones in Zoning By-law No. 35 10-1985.
Amendment
The Corporation of the District of Maple Ridge Zoning By-law No. 3510-1985 is amended as
follows:
PART 2, INTERPRETATION, is amended by the deletion of "TEMPORARY
RESIDENTIAL" and the addition of the following definitions:
"TEMPORARY RESIDENTIAL use means a temporary dwelling unit for the
accommodation of a relative of the property owner."
"RELATIVE means a person related by blood, marriage, adoption, or foster parenthood,
and includes one or more full-time domestic servants".
PART 4, GENERAL REGULATIONS, Section 402, REGULATIONS FOR PERMIT/TED
USES OF LAND, BUILDINGS & STRUCTURES is amended as follows:
i. By the addition of the following sub-section after sub-section (8):
BY-LAW NO. 5680-1998
PAGE 2
"(9) Temporary Residential use:
shall be limited to one per Residential Lot;
will not be permitted where there is a Boarding Use or Secondary Suite
Use on the lot;
will be permitted on the condition that the registered owner of the lot
enters into a Housing Agreement with the Corporation of the District of
Maple Ridge which must be executed and delivered to the Municipality
prior to the issuance of a Temporary Residential permit. The Housing
Agreement includes a term among others that either the One Family
Residential Use or the Temporary Residential Use be occupied by the
registered owner; the Temporary Residentiil Use is intended to provide
affordable housing to a relative; the property owner will enter into an
annual Temporary Residential Use agreement with the District of Maple
Ridge for a fee of $30.25; and the Temporary Residential Use will be
removed within thirty days of the relative no longer residing on the
property;
will require approval by the Simon Fraser Health Unit or the appropriate
authority if located on a lot which is not serviced by municipal sewer.
shall be contained within the same building as the One Family Residential
Use. A lot 0.4 hectares or greater in area may have a Temporary
Residential Use contained within the same building as the One Family
Residential Use; a self contained mobile home certified under certificate
Z240 by the Canadian Standards Association; or any other dwelling unit
designated as a Temporary Residential Use by the Director of Inspection
Services or his/her designate. A self contained mobile home or any other
designated Temporary Residential Use shall not be sited less than:
7.5 metres from the front and rear lot line;
1.5 metres from an interior side lot line;
4.5 metres from an exterior side lot line;
6 metres from a building used for one family residential use."
C. PART 5, AGRICULTURAL ZONES, is amended as follows:
Section 501, PERMuTED USES OF LAND, BUILDINGS AND STRUCTURES IN
THE AGRICULTURAL ZONES, sub-section (9) Temporary Residential Use is deleted
and replaced with the following:
"(9) Temporary Residential Use (subject to Section 402)"
Section 502 REGULATIONS IN ADDITION TO THOSE IN SECTION 402
PERMI7TED USES OF LAND, BUILDINGS - AND STRUCTURES IN
AGRICULTURAL ZONES, sub-sections (5) Temporary Residential Use, (6) and (7)
are deleted.
BY-LAW NO. 5680-1998
PAGE 3
Section 503 SITING OF BUILDINGS AND STRUCTURES IN AGRICULTURAL
ZONES, sub-section (5) Buildings for Temporary Residential Use, be deleted.
Section 504 INTENSIVE GREENHOUSE DISTRiCT (A-4), is amended as follows:
Sub-section A, Permitted Uses, clause 8 Temporary Residential Use is deleted and
replaced with the following:
11 8. Temporary Residential Use (Subject to Section 402)"
Sub-section D, General Requirements, clauses 4. A Temporary Residential Use, 5,
6 and 7 Buildings for Temporary Residential Use are deleted.
D. PART 6 RESIDENTIAL ZONES is amended as follows:
i. Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, RS-1,
RS-la, RS-lb, SRS, RS-ic, RS-id, RS-2, RS-3, RT-1, RE) is amended as follows:
Sub-section A, PERMI7TED USES OF LAND, BUILDINGS AND STRUCTURES
is amended by the deletion of "Temporary Residential R-1 RS-1 RS-la RS-lb
RS-lc RS1-d RS-2 RS-3 RT-1 SRS RG RG-2 RG-3" and the addition of the
following:
"Temporary Residential (subject to Section 402) R-1 RS-1 RS-la RS-lb RS-lc
RS1-d RS-2 RS-3 RT-1 SRS RG RG-2 RG-3"
Sub-section B, REGULATIONS FOR PERMuTED USES OF LAND,
BUILDINGS, STRUCTURES, clause (9) A Temporary Residential Use is deleted.
Sub-section C, REGULATIONS FOR THE SIZE, SHAPE AND SITING OF
BUiLDINGS AND STRUCTURES, clause (8) Dwelling Units for Temporary
Residential Use is deleted.
ii. Section 601A, CD-i -93 AMENITY RESIDENTIAL DISTRICT, Sub-section A
PERMuTED USES, clause 7 Temporary residential use (Sec. 601) is deleted and
replaced with the following permitted use:
7. Temporary Residential use (subject to Section 402)"
iii. Section 601 C, R-3 Special Amenity Residential District, Sub-section A PERMI7TED
USES, clause 7 Temporary residential use (Sec. 601) is deleted and replaced with the
following permitted use:
7. Temporary Residential use (subject to Section 402)"
BY-LAW NO. 5680-1998
PAGE 4
iv. Section 608, RG GROUP HOUSING ZONE, Sub-section A, PERMuTED USES is
amended by the addition of the following to the list of permitted uses:
7. Temporary Residential Use (subject to Section 402)"
v. Section 609, RG-2 SUBURBAN RESIDENTIAL STRATA ZONE, Sub-section A,
PERMuTED USES is amended by the addition of the following to the list of
permitted uses:
"8. Temporary Residential Use (subject to Section 402)"
vi. Section 610, RG-3 RURAL RESIDENTIAL STRATA ZONE, Sub-section A,
PERMuTED USES is amended by the addition of the following to the list of
permitted uses:
"9. Temporary Residential Use (subject to Section 402)"
4. Maple Ridge Zoning By-law No. 35 10-1985 as amended is hereby amended accordingly.
READ a first time this
PUBLIC HEARING held on
READ a second time this
READ a third time this
RECONSIDERED AND ADOPTED this
MAYOR
CLERK
Current City HalllFraser St. Parking Inventory
64 Permit Stalls
42 Customer Stalls
26 Fraser St. Timed Stalls
Proposed Replacement
Customer: 43 North Mall Lot and 17 Health Unit For
total of 60 customer spots
Permit: Includes 64 City hall, 17 Health Unit and 43
North Mall for a total of 124 and will be replaced
with 40 on Brown Ave. and 100 on 226th Street in a
temporary lot to be developed by Voth.
Fraser Street The structured parking on the corner of
Fraser and McIntosh in the Mager Centre will
accommodate customers of Rogers, the library and
other offices in the Mager Centre.
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McINTOSH A VENUE
Land FlUe Ace.
gq
The Corrn,rat Jon
Paple fljdge
I
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 20, 1999
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: Council
SUBJECT: Replacement Parking for Municipal Hall Parking Lot
EXECUTIVE SUMMARY:
This report is provided to summarize the relocation of both customer and permit parking stalls which will
be eliminated in the Municipal Hall parking lot during the construction of the Downtown Core Project.
RECOMMENDATION:
That the report be received for information.
BACKGROUND:
The construction of the Downtown Core Project will necessitate the closing of the Municipal Hall
parking lot. Arrangements have been made to replace these parking stalls as outlined below:
Current Municipal Hall Lot Parking Inventory
42 customer stalls
26 Fraser Street customer stalls
64 permit stalls
Replacement Parking
68 customer stalls will be replaced as follows:
• 50 spaces in the North Mall lot on Edge Street will be re-designated for customers.
• 18 spaces in the Leisure Centre/Health Unit lot on Edge Street will be re-designated for
customers.
Total customer replacement stalls: 68
64 Permit stalls in Municipal Hall lot plus 68 Permit stalls re-designated to customer stalls in Edge Street
lots will be replaced as follows:
• 40 stalls in the Downtown Parking Society Lot in the 22600 Block of Brown Avenue.
• 100 stalls in a temporary lot to be developed by Voth Brothers on 226th Street and 119th
Avenue.
Submitted by: La Brock McDonald, Director, CBR
Robert W. Robe son, A.I.C.P., M.C.!.P. Ru olp A rt&42
Wks & Deve pment Chief Administrative Officer n a! Mana Publi
BM:sr
-1-
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor C. Durksen DATE: September 15, 1999
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN:
SUBJECT: External Financial Analysis
Of Core Development Agreement
RECOMMENDATION:
That the attached report be received for information.
BACKGROUND:
Attached is the final report prepared by BDO Dunwoody Ltd. that provides a financial analysis
of the core redevelopment project. Council requested this report and it compares two options for
the project: the District building the public components acting alone; and, the District working
in partnership with a private developer as outlined in the development agreement.
DISCUSSION:
The direction to the consultant was limited to the terms and conditions outlined in the
consultant's report. Essentially, the BDO analysis suggests that the partnership with a private
developer is slightly more expensive ($600,000 over the twenty-five year life of the agreement)
than the option of the District proceeding alone.
However, the report does identify a number of qualitative factors that will make the partnership
model ". . . a total net financial benefit to the District of Maple Ridge." In large part, these
qualitative benefits flow from the co-location of facilities and joint use of facilities. For
example, the proximity of thehotel to the Arts Centre affords a number of very keyopportunities
for joint use.
Further, the report notes that the partnership option alone affords significant financial
opportunities including:
• Additional revenues to co-located facilities such as the hotel with leisure centre and the arts
centre. The estimated value of these added revenues is identified in the facility business
plans as $65,000 per year which would more than offset the deficiency noted by BDO.
':4
-1-
The project will most likely generate other downtown commercial activity. This contention
is supported by an independent report prepared by Hams and Hudema. Again, only a small
project generating about $50,000 per year in taxes would be necessary to offset the noted
amount.
Parking for the core in its current configuration does not have any revenue being generated
into the financial model.
The BDO report is an important external analysis of the various assumptions contained within
the core development agreement. Although it suggests a slight disadvantage in its partnership
configuration, the report clearly identifies a number of very positive opportunities that are made
available only by the partnership model. These opportunities, particularly as they encourage
private sector investment in the downtown, are important policy objectives of the Official
Community Plan and the Downtown Action Plan. The public facilities provided as a result of the
development will also meet several community objectives as expressed in the Parks, Recreation
& Cultural Plan and also in the Arts & Cultural Plan.
a=--L2
Robert W. Robertson, AICP, MCIP
Chief Administrative Officer
RWR:jmc
p
-2-
11362
September 14, 1999
PRIVATE AND CONFIDENTIAL
Robert W. Robertson
Chief Administrative Officer
Corporation of The District of Maple Ridge
11995 Haney Place
Maple Ridge, BC
V2X 6A9
Dear Mr. Robertson:
RE: Maple Ridge Town Centre Redevelopment Project
We are pleased to forward ten copies of our Financial Assessment Report dated August
31, 1999, pertaining to the Maple Ridge Town Centre Redevelopment Project.
You have also requested that we prepare a brief summaiy of ourapproach and findings.
This summary must be read in conjunction with our Financial Assessment Report dated
August 31, 1999, and it is subject to the same restrictions, qualifications and assumptions
noted in our report.
We summarize our approach and findings as follows:
• We reviewed and analyzed certain information and documents regarding the proposed
public-private partnership (the "Partnership") between the District of Maple Ridge
(the "District") and Maple Ridge Town Centre Developments Ltd. (the "Developer")
to redevelop certain District owned lands in the downtown core of Maple Ridge (the
• "Project"). Our analysis was directed toward determining whether the proposed
Partnership will provide the District with "value for money" given the District's
alternative of undertaking the Project on its own without a private sector partner.
• Our approach was to compare the present value of the proposed leases and buyout
options ("leasing" alternative), that form the basis of the Partnership, to the cost of the
District undertaking the project on its on without a private sector partner ("build/buy"
alternative). This technique is known as "lease vs. buy" analysis and it is used to
determine if leasing is a preferable method of financing the acquisition of capital
assets in comparison to purchasing the assets outright.
Corporation of The District of Maple Ridge
September 14, 1999
- Page2
• Taking into account only quantifiable financial considerations, the total costs of the
two options, in present value terms are:
(000s)
Build/buy $33,825
Leasing 34,494
Net disadvantage of leasing $ 669
• Our financial analysis does not incorporate several important factors, which although
not easily quantified, would be considered in a broader economic impact analysis of
the Project. Several of these considerations include:
• The fact that the Developer will be financing the project and bearing the risk
relating to delay, cost overruns, faulty design and third party claims for failure of
performance by contractors or subcontractors.
• The Project as proposed by the Developer will likely generate many positive spin-
offs for the community and may stimulate further commercial development in the
town centre core.
• The proposed Partnership provides the District with several significant profit
sharing and revenue enhancement opportunities. If these opportunities come to
fruition, the financial differences between the leasing and build/buy alternatives
would likely be reduced or eliminated.
Should you wish to discuss the results of our findings or require further clarification in
this matter, we would be pleased to meet with you at your convenience. If we can be of
further assistance, please contact us.
Yours truly,
BDO Dunwoody LLP
J. Terry Gordon, CA, CBV / Margaret C. McFarlane, LLB, CA, CBV
/cef
District of Maple Ridge
- Town Centre Redevelopment Project
Lease vs. Build/Buy Analysis
($000s) Schedule 1
Costs of build/buy option
Office space 5,559
Library 5,460
Leisure Centre 7,040
Youth Centre 2,001
Arts Centre 8,242
Parkingstructure 1,111
29,413
Municipal construction cost premium (15%) 4,412
33,825
Costs of leasing option
Cash contributions from District 4,000
Present value of annual lease and parking payments (Schedule 2) 34,798
Present value of residual payments (Schedule 2) 1,686
Incremental District fees, including DCCs (346)
Proceeds from land sales (1,700)
Capitalized incremental municipal tax revenue (below) (3,944)
34,494
Net disadvantage of leasing (669).
Incremental tax revenue
Cost of improvements
Office building 17,118
Less municipal portion (5,559)
11,559
Hotel 7,360
18,919
Land 1,700
20,619
Tax rate ($pT $1,000ofassessedvalue) 10.52
Annual municipal tax revenue 217
Capitalization rate - 5.5%
Capitalized incremental municipal tax revenue 3,944
11362
August31, 1999
PRIVATE AND CONFIDENTIAL
Robert W. Robertson
Chief Administrative Officer
Corporation of The District of Maple Ridge
11995 Haney Place
Maple Ridge, BC
V2X 6A9
Dear Mr. Robertson:
RE: Maple Ridge Town Centre Redevelopment Project
Assignment
The Corporation of the District of Maple Ridge (the "District") has retained BDO
Dunwoody LLP, to undertake a financial assessment of the proposed public-private
partnership (the "Partnership") to redevelop District-owned property at Maple Ridge
Town Centre (the "Project"). In this regard, we have reviewed and analyzed certain
information and documents regarding the proposed arrangement between the District
and Maple Ridge Town Centre Developments Ltd. (the "Developer"). Our analysis
was directed toward determining whether the Partnership proposal (the "leasing"
alternative) will provide the District with "value for money" given the District's
alternative of undertaking the Project on its own without a private sector partner
("build/buy").
We understand that this report may be reviewed and relied on by Council and District
officials in considering their options with regard to the Project.
Summary of Conclusions
Based on the information and documents that we reviewed and the explanations
provided to us, and subject to the restrictions, qualifications and assumptions noted in
this report, our analysis indicates that:
Corporation of The District of Maple Ridge
August31, 1999
Page 2
• Taking into account only quantifiable financial considerations, the total costs of
the two options, in present value terms are:
(000s)
Build/buy $33,825
Leasing 34,494
Net disadvantage of leasing $ 669
• This net financial disadvantage of leasing may be offset by certain qualitative
factors as set out in this report, including synergies, economies of scale, risk
containment and indirect community benefits.
\ Restrictions and Qualifications
This report has been prepared expressly for officials of the District to assist them in
evaluating the proposed arrangements with the Developer. This report is not intended
for general circulation or publication, nor is it to be used for any other purpose
without our express written permission. We do not assume any responsibility or
liability for losses occasioned to the District, the Developer or to any other party as a
result of the circulation, publication, reproduction or use of this report contrary to the
provisions of this paragraph.
Our analysis incorporates and relies on many assumptions that were developed by
District staff and other parties. Under the terms of our engagement, we have not
sought external verification of these assumptions and we do express an opinion as to
their validity or plausibility. We caution you that the actual outcome of certain events
that are inherent in these assumptions will vazy from the information presented in this
report an&the variations may hematerial.. -
As of the date of this report, a Partnering Agreement dated July 13, 1999 (the
"Partnering Agreement") and a Development Agreement dated August 30, 1999 (the
"Development Agreement") had been executed, but several other key documents had
not been finalized and several issues remained outstanding. Our analysis and
comments are based on our understanding of the structure and operation of the
Partnership, and of the scope of the Project, as at the date of this report. We reserve
the right, but will be under no obligation, to review our comments included in this
• ,.•
Corporation of The District of Maple Ridge
August31, 1999
Page 3
report, and if we consider it necessary, to revise our report in light of any changes in
the Partnership or Project, or any other information which becomes known to us
subsequent to the date of this report.
The partners and employees of BDO Dunwoody LLP, do not have any bias with
respect to the parties involved in this matter.
Scope of Review and Assumptions
In preparing this report, we reviewed and relied on certain information which is
summarized in Appendix A. The major assumptions (not specifically mentioned in
this report) on which our conclusions are based are as follows:
. The statements of fact contained in this report are true and correct.
• The information upon which we have based our conclusions is accurate and
complete and there has been no material change in the information that has been
provided to us.
Summary of Proposed Partnership and Project
The basis of the Partnership is a number of agreements between the District and
Developer including the Partnering Agreement, the Development Agreement, a
number of Lease Agreements for land and buildings and Purchase/Sale Agreements
pertaining to the sale of District owned land. As at the date of this report, the Lease
and Purchase/Sales Agreements had not yet been drafted. We understand that the
principal shareholders of the Developer are Voth Bros. Development Ltd, ("Voth")
and P3 International Trade and Investments Inc. ("P3").
The Project involves approximately 8 acres of District-owned lands at Maple Ridge
Town Center which will accommodate the following facilities:
• 100 room hotel;
• 130 thousand square foot office tower, which will include 31.5 thousand square
feet of municipal office space and a 30 thousand square foot municipal library;
• 70 thousand square foot leisure centre which includes 38 thousand square feet of
existing space that will be renovated by the Developer;
Corporation of The District of Maple Ridge
August 31, 1999
Page 4
. 13 thousand square foot youth centre;
. 43 thousand square foot performing arts centre; and
• 1,055 parking stalls of which 850 will be below ground. 790 parking stalls are
allocated to the District, of which 605 are below ground. The other 185 District
stalls will be located above ground.
The Project will also include a municipal park. The municipal office space, the
library, the leisure centre, the youth centre, the arts centre and the District's allocated
parking stalls comprise the "municipal facilities". Total capital costs of the Project
are estimated at $49.9 million of which $29.4 million will relate to the municipal
facilities. The total project will generate District fees, including development cost
charges ("DCCs"), of$1.302 million, of which $346 thousand relates to the hotel and
non-municipal portion of the office building, including the retail component.
The overall structural framework of the Partnership is set out in the Partnering
Agreement as follows:
• The District will sell at fair market value ownership of certain parts of the lands to
the Developer, particularly that required for the hotel and office tower.
• The Developer will enter into a ground lease for the remaining lands for the
municipal facilities with the District for a term of 50 years.
The Developer will design and construct the municipal facilities.
• The District will contribute $4 million as a cash contribution for the municipal
facilities.
• The District will lease the municipal facilities and make lease payments to the
Developer on a monthly basis in accordance with the Development Agreement
and the Lease Agreements.
• The District is permitted to sub-lease up to 20,000 square feet of its office space.
• The Developer will arrange all financing necessary for the planning, design and
construction of the municipal facilities.
• The District will be responsible for the day to day maintenance and operations of
the municipal facilities.
Corporation of The District of Maple Ridge
August 31, 1999
Page 5
. After 25 years, the District will have the option of:
• renewing the lease for the municipal facilities in accordance with
the Lease Agreements;
• purchasing the Developer's interest in the municipal facilities at a
specified residual value; or
walking away, in accordance with the Lease Agreements.
The Developer has proposed annual lease rates, parking costs and residual values for
the municipal facilities to yield an annual return on total capital costs of 10% over the
25-year term of the leases. Parking costs are based on a monthly charge of $35 per
stall. Proposed annual payments by the District to the Developer for the first five
years of the leases are as follows:
Table 1
Leaseable Alicocated Basic Triple net Parking Total Basic
area parking rent costs charges costs rent per
(000s ft2) stalls ($000s) ft2 ($)
Office space 31.5 80 487.9 140.8 33.6 662.3 15.49
Library 30.0 85 411.2 - 35.7 446.9 13.71
Leisure centre 70.3 175 530.5 - 73.5 604.0 7.55
Youthcentre 13.0 50 145.4 - 21.0 166.4 11.18
Arts centre 43.0 180 792.0 - 75.6 867.6 18.42
Civic Parking - 220 - - 92.4 92.4
187.8 790 2,367.0 140.8 331.8 2,839.6 12.60
The basic rent and parking amounts are subject to inflation adjustments every five
years. Lease agreements for the arts centre, leisure centre, youth centre and library
Corporation of The District of Maple Ridge
August31, 1999
- Page6
may include rates to a maximum of five percent (5%) of the lease rates set out above
to fund a capital repair and replacement plan. Any surplus monies at the end of the
25-year lease period are returned to the District if the District acquires the facilities.
15. The proposed lease amounts are based on the Developer's incorporation of an interest
rate factor of 7.5%. Lease payments are subject to adjustment for interest rates
prevailing at the time of completion of financing. The entire financial package is also
conditional on the Developer being able to commence the design and construction of
each municipal building on the start dates set out in the following table. The overall
completion date for the Project is January 31, 2002.
Facility
Office building and library
Underground parking
Leisure centre and youth centre
Arts centre
Hotel
Completion date
Start date (if specified)
October11, 1999 November 15, 2000
October 11, 1999
December 1, 1999 March 1, 2001
December 1, 2000
January 2, 2001
The District may charge rent to users of its allotted parking facilities. However, any
revenues from these rentals accrue to the Developer. The Development Agreement
stipulates that any net revenues created from the parking facility in excess of a 10%
return on capital investment are subject to a split of 40% to the Developer and 60% to
the District.
The Partnering Agreement provides for a general profit sharing arrangement whereby
the Disthct will share equally in any profits from the Project in excess of a 10%
return on capital costs, net of the District's $4 million contribution. The mechanics of
• the profit sharing arrangement are not set out in any of the formal agreements that
form the basis of the Partnership. Nor do we know how this arrangement is impacted
by the specific profit sharing provision related to parking revenue. However, based
on a memorandum prepared by the Developer, we understand that the framework of
the general profit sharing arrangement will be as follows:
Corporation of The District of Maple Ridge
August 31,1999
Page 7
• Profits from the hotel and hotel parking would be excluded from this profit
sharing arrangement.
• In arriving at the profit available for distribution, the following costs would be
deducted:
. mortgage interest not to exceed 7.5%; and
• any operating and structural allowance costs that cannot be passed through to
the tenants.
• Profit sharing distribution would occur only after all buildings are completed and
fuliy occupied.
18. As set out in Article 2 of the Partnering Agreement, at the end of the 25-year facility
leases, the District will have the option to purchase the Developer's interest in any or
all of the buildings for fixed residual values. The proposed residual values, which are
based on 36% of the net capital cost of the buildings, are as follows:
(000s)
Office space
Library
Leisure centre
Youth centre
Arts centre
Parking
$ 1,774
1,509
1,946
553
2,967
400
$ 9,149
We understand that the sale price of the lands to be sold by the District to the
Developer will be $1.7 million, an amount based on prior appraisals obtained by the
District of municipal lands in the vicinity. However, the Developer has not yet
entered into a formal agreement to acquire the lands at that price. Prior to selling the
lands to the Developer, the District must obtain a current appraisal and must comply
with the notice provisions of the Municipal Act (British Columbia). The actual sale
price of the lands may differ from $1.7 million.
There is a possibility that the Developer may not build the hotel due to unfavourable
market conditions or other factors. In this event, the Development Agreement
Corporation of The District of Maple Ridge
August 31, 1999
Page 8
stipulates that the Developer must pay the District certain financial penalties, as
follows:
• If the Developer fails to secure a building permit, $100 thousand is payable on the
fourth and fifth anniversary dates, and $150 thousand at the sixth through
twentieth anniversary dates, of the Development Agreement.
• The Developer must obtain final occupancy approval within two years of issuance
of a building permit, or a financial penalty of $150 thousand per year is levied for
a nineteen-year period, or until an occupancy permit is issued, whichever is
sooner.
The penalty provisions are intended to compensate the District for loss of property tax
revenue if the hotel is not built. As an alternative to a financial penalty, the
Developer may propose an alternative development acceptable to the District.
Analysis
Approach
Our approach was to compare the present value of the proposed leases and buyout
options, that form the basis of the Partnership, to the cost of the District undertaking
the project on its on without a private sector partner. This technique is known as
"lease vs. buy" analysis and it is used to determine if leasing is a preferable method of
financing the acquisition of capital assets in comparison to purchasing the assets
outright. As described in more detail below, we discounted the projected annual lease
payments and residual buyout values by. the District's current long-term borrowing
rate to yield a present value of leasing. By comparing this value to the projected
capital costs of the Projectif the.Districtv .ere.to ..act on-. i.tsown we were-able-to-
determine if there is any financial advantage to leasing.
In addition to the financial analysis as summarized above, we also considered various
qualitative factors that should be considered in an overall analysis of the Project.
Assumptions
The two options that we have reviewed are referred to as:
Vt
Corporation of The District of Maple Ridge
August 31, 1999
Page 9
• Build/Buy - under this option the District either acts as its own contractor in
building the desired municipal facilities, or it requisitions design/build bids from
developers.
• Leasing - the District proceeds with the Project under the Partnering and
Development Agreements entered into with the Developer.
25. In order to compare the two options available to the District, we made a number of
simplifying assumptions as follows:
Build/Buy Option
The municipal facilities that the District would construct under this option would
be identical to the facilities that the Developer intends to construct under the
leasing option. District revenues, expenses and operating subsidies relating to
these facilities would be the same under both options.
• The capital costs of the Project as estimated by the Developer are reasonable and
are an accurate base upon which to project the costs that the District would incur
under the build/buy option. Under this option, we have assumed that the District
would pay a premium of 15% over the cost base estimated by the Developer. We
understand that this premium is attributable to a number of factors including:
• In completing the Project within a short time frame, the Developer will be
able to take advantage of certain economies of scale. If the District were to
build the Project, it would likely be phased out over an extended period of
time, resulting in some duplication of effort as well as exposure to inflationary
cost increases.
• The Developer is experienced in the construction of similar projects, and the
Developer's size and purchasing power will enable it to reduce certain costs.
• The Developer has undertaken to complete the Project at its own financial
risk. Under the build/buy option, the District will not be shielded against cost
overruns arising from unsuitable soil conditions, work delays or other factors.
• Synergies between the various facilities in the Project also help reduce
construction costs. For instance, it would be more costly for the District to
construct a stand-alone library and office space than equivalent facilities
contained in the proposed office building. Parking structure costs are also
Corporation of The District of Maple Ridge
August 31, 1999
-- PagelO
reduced by the sharing of parking spaces among the municipal facilities, the
hotel and the non-municipal office tenants. The District would not construct
the hotel or office building under the build/buy option.
. The cost to the District to fund capital repair and replacement will be the same
under both options.
• The District would finance the cost of the Project with debenture debt issued
through the Municipal Finance Authority ("MFA"). The effective annual interest
for this financing would be approximately 7%.
Leasing Option
• The District will enter into facility leases with the Developer at the lease rates and
residual buyout values noted above.
• At the end of the 25-year lease term, the District will exercise its options to
purchase the various facilities for the residual buyout amounts.
• The rate of inflation over the 25-year lease term will be modest. For the purposes
of our calculations, we have assumed that the inflation over this period will
remain at the current rate of 1.5% per annum.
• The District will sell the parcels of land relating to the hotel and the office
building to the Developer for total proceeds of $1.7 million. We have assumed
that if not for the hotel and office building as proposed by the Developer, this land
would not be saleable and would remain undeveloped.
• The hotel and office building will generate tax revenue for the District in
perpetuity. For the purposes of our calculations, we have assumed that the
District's current tax rate on commercial property would continue into the future.
We have also assumed that, but for the Project, the hotel and office building
would not be built within the District.
• The construction of the hotel and the non-municipal portion of the office building
will generate incremental District fees, including DCCs, of $346 thousand. We
understand that the District will not incur any incremental costs that would offset
this incremental revenue.
Corporation of The District of Maple Ridge
August 31, 1999
- Pagell
• The Project will proceed in accordance with the timetable contained in the
Development Agreement.
• The District will initially occupy only 40% of its office space, increasing to 100%
in the thirteenth year of the lease. The District will sublease its unused space at
the same lease rate per square foot that it pays to the Developer.
Lease Versus Buy Analysis
Our lease vs. buy analysis is summarized in Schedule 1. We first calculated the cost
of the build/buy option to the District. The Developer has estimated the cost of
constructing the municipal facilities at $29.413 million. This figure is before the
District's $4 million cash contribution. We then added a municipal cost premium of
15% to arrive at a total cost for this option of $33.825 million.
We used present value analysis to calculate the cost to the District of the leasing
option. This technique determines the present value of a stream of future cash flows,
discounted at the organization's cost of capital. For purposes of our analysis we used
a discount rate of 7%, which is equal to the District's effective cost of borrowing
capital through the MFA.
Our present value calculations are summarized in Schedules 2-1 to 2-3, and yield the
following present values:
(000s)
• Lease and parking payments over the 25-year lease term $34,798
• Residual buy-out payments at end of the lease term 1,686
$36,484
We did not include the capital repair and replacements payments in our analysis as we
have assumed that this cost will not differ under the two options.
As noted in Schedule 1, the cost of the leasing option also includes the District's $4
million cash contribution. Against these costs, we have subtracted the $1.7 million
received by the District on its sale of lands to the Developer, as well as the capitalized
incremental municipal tax revenue of $3 .944 million and District fees (including
DCCs) of $346 thousand from the non-municipal portion of the office building, the
hotel and the purchased lands. We applied the District's current municipal tax rate to
Corporation of The District of Maple Ridge
August 31, 1999
Page 12
the cost of these premises on the assumption that cost is a fair proxy for future
assessed value. The resulting incremental tax revenue would be $217 thousand per
annum.
A capitalization rate converts a perpetual stream of future cash flows into a present
value. Our incremental municipal tax calculation uses a capitalization rate of 5.5%,
which is equal to the District's cost of capital at 7% less an inflation factor of 1.5%
per annum. We have assumed the District will increase its municipal tax rates
commensurate with inflation.
After making these adjustments, the total net present cost to the District of leasing is
$34.494 million, or $669 thousand in excess of the cost of the build/buy option. This
financial disadvantage to leasing is largely attributable to the fact that the District is
able to finance the build/buy option at an MFA borrowing rate of 7% per annum,
while under the leasing option, payments by the District to the Developer are intended
to provide the Developer with a rate of return of 10%. In fact, our analysis indicates
that the Developer's internal rate of return from the proposed cash flows, before
consideration of the Developer's operating expenses and financing costs, will be
10.94% (Schedule 2-3). If the District were to undertake the build/buy option, its
annual MFA interest and sinking fund payments would be $2.564 million, based on a
principal amount of $29.825 million (build/buy cost of $33.825 million less $4
million cash) amortized over 25 years at an approximate effective rate of 7% per
annum. Under the leasing option, the annual lease and parking payments total $2.840
million.
However, this financial analysis does not consider qualitative factors such as the
degree of risk associated with each option. The higher rate of return required by the
Developer reflects the financial and business risks associated with the Project that
have been assumed by the Developer.
Our financial analysis does not include the impact of the Goods and Services Tax
("GST"). GST considerations under the leasing option are somewhat complex given
the Project's unique structure involving exchanges of a barter nature. We
recommend that the District seek further advice in this regard. Generally speaking,
however, GST would apply to lease, parking and capital repair and replacement
payments made by the District to the Developer. GST will also apply to the residual
value buyouts at the end of the 25-year lease term. The District will be able to claim
Corporation of The District of Maple Ridge
August 31, 1999
Page 13
input tax credits ("ITCs") on the portion relating to commercial activities. Payments
relating to the exempt portion of the facilities, such as the municipal office space and
library, will be eligible for a 57.14% municipal rebate. Under the build/buy option,
the District will also be exigible for GST, but may claim ITCs in relation to the
commercial portion, and the 57.14% municipal rebate in respect of the remainder.
Qualitative Factors
35. Our present value calculations do not incorporate several qualitative factors, which
although not easily quantified, would be considered in a broader economic impact
analysis of the Project. We summarize several of these factors as follows:
• In order to finance the construction of these facilities on its own, the District
would have to incur a sizeable debt which would be counter to the District's
current "pay as we go" approach to financing municipal infrastructure projects.
Under the proposed Partnership, the Developer will be responsible for obtaining
fmancing for the project and will bear all of the direct fmancial risk.
• In addition to the financial risks as noted above, the Developer will also bear most
of the other risks associated with development of the Project including:
• All risk in relation to completion of the municipal buildings including risk of
delay, cost overruns, faulty design and third party claims for failure of
performance by contractors or subcontractors.
• Any and all responsibility and liability for sub-surface conditions, including
load bearing characteristics.
• It is unlikely that the District acting alone would construct the proposed facilities
in the same time frame or configuration being proposed by the Developer. We
understand that the District would likely phase in the various facilities over a
much longer period of time leading to gaps in service for the potential users of the
facilities.
• If the District were to undertake this development on its own, it would not
construct the proposed hotel and office tower. Both of these facilities will likely
generate many positive spin-offs for the community and may stimulate further
commercial development in the town centre core;
Corporation of The District of Maple Ridge
August 31, 1999 - - Page 14
• We have not taken into account the likely synérgies that may occur from hotel
guests and office tower tenants using the new municipal facilities. The
Development Agreement stipulates that the hotel shall use the arts centre for
convention facilities and the leisure centre for aquatic and other sports and leisure
use, unless such facilities exist in the hotel. Office tower tenants may use the arts
centre for purposes of meetings and the leisure centre for fitness activities. The
overall need for parking facilities is also reduced because a single stall may be
shared by, for instance, a library patron in the daytime, and an arts centre patron
in the evening. We understand that District staff estimate that the incremental
revenue to the District from such synergies may be in the order of $65 thousand
per annum.
A redeveloped town centre may attract new commercial enterprises to the area
and may provide an incentive to existing enterprises (such the as adjacent
shopping centre) to upgrade. This is expected to lead to a revitalization of the
town core, an increased property tax base and increased usage of the Project's
recreational, arts and other facilities. Such potential "spin-off' benefits cannot be
quantified at this time.
• We have also not taken into account the potential for the District to share in the
profits from certain commercial aspects of the Project. Profit sharing if it occurs,
will help to defray the District's annual leasing costs.
Our analysis indicates that if these qualitative factors produce a total net financial
benefit to the District of at least $50 thousand per annum, this would be sufficient to
offset the above-noted $669 thousand net disadvantage of leasing, in present value
terms.
Should you wish to discuss the..resui.ts-o.four findings or require further clarification
in this matter, we would be pleased to meet with you at your convenience. If we can
be of further assistance, please contact us.
Yours truly,
BDO Dunwoody LLP
J. Terry Gordon, CA, CBV / Margaret C. McFarlane, LLB, CA, CBV
Table of Contents
Page
Assignment.........................................................................................................................1
Summaryof Conclusions .................................................................................................... 1
Restrictions and Qualifications...........................................................................................2
Scope of Review and Assumptions.....................................................................................3
Summary of Proposed Partnership and Project ..................................................................3
Analysis...............................................................................................................................8
Approach..................................................................... . .................................................... 8
Assumptions....................................................................................................................8
Build/Buy Option ......................................................................................................... 9
LeasingOption .......................................................................................................... 10
Lease Versus Buy Analysis ..........................................................................................11
Qualitative Factors ........................................................................................................ 13
Corporation of The District of Maple Ridge
Financial Assessment Report
Report Date: August 31, 1999
14 Corporation of The District of Maple Ridge
Scope of Review
Appendix A
In preparing this report we reviewed and relied on the following information:
• Maple Ridge Town Centre Redevelopment Partnering Agreement dated July 13,
1999, between the District and the Developer.
• Maple Ridge Town Centre Project Development Agreement dated August 30, 1999,
between the District, the Developer, Voth and P3
• Memoranda and letters prepared by the Developer outlining various aspects of the
Project, dated as follows:
• August 6, 1999
• August 12, 1999
• August 20, 1999
• August 27, 1999
• Letter prepared by Ramsay-Ferguson Consultants Inc. dated August 11, 1999.
• Maple Ridge Town Core Community Impacts and Benefits report dated January
1999, prepared by Harris-Hudema Consulting Group Limited
• Business plans for the Maple Ridge Youth Centre, Arts Centre and Leisure Centre
Expansion dated February 18, 1999, January 15, 1999 and January 18, 1999,
respectively.
• Complete Summary Appraisal of 11995 Haney Place and 22500 Block McIntosh
Avenue, Maple Ridge, BC, as of October 29, 1997, prepared by Penny &
Keenleyside Appraisals Ltd - -
We had various meeting and telephone conferences with the following individuals:
Corporation of The District of Maple Ridge
Scope of Review
Appendix A
District
• Robert Robertson, AICP, MCIP
• Mike Murray
• Paul Gill, CGA
• Jake Rudolph, AICP, MC]P
Developer
• Ken Voth
• Don Voth
• Grant Turnbull, PEng
• Michael Hines, CA
Other -- - -
• Jonathan Huggett, PEng
We conducted a review of information relating to various taxation issues as well as other
publicly available information relatingto this matter. We completed such other
investigation and analysis as was necessary to complete this report.
I