HomeMy WebLinkAbout2007-06-04 - Committee of the Whole - Agenda and Reports.pdfCorporation of the District of Maple Ridge
COMMITTEE OF THE WHOLE
A GENDA
June 4, 2007
1:00p.m.
Council Chamber
Committee of the Whole is the initial venue for review and debate of issues. No
voting takes place on bylaws or resolutions. A decision is made to send an item
to Councilfor debate and vote or to send an item back to stafffor more
information or clarification.
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
it 1. DELEGATIONS/STAFF PRESENTATIONS
2. PUBLIC WORKS AND DEVELOPMENT SER VICES
Note: Owners andlor Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Note: The following items have been numbered to correspond with the Council Agenda:
1101 RZI090/04, 10552 Jackson Road and 248th Street, First Extension
Staff report dated May 24, 2007 recommending that a one year extension be
granted for rezoning application RZ/090/04 to permit future development into
approximately 208 units made up of 87 single family homes and 121 townhouses.
Committee of the Whole Agenda
June 4, 2007
Page 2 of 4
1102 RZ/084106, 10630 248 Street, RS-3 and A-2 to RM-1
Staff report dated May 24, 2007 recommending that Maple Ridge Zone
Amending Bylaw No. 64 82-2007 to permit construction of a 13 unit townhouse
development, be read a first time and forwarded to Public Hearing.
1103 DP/D VP/i 12/06, 23840 River Road
Staff report dated May 25, 2007 recommending that the Manager of Legislative
Services be authorized to notify qualifying property owners that approval of
DVP/1 12/06 to vary the minimum width of a maneuvering aisle and to vary to
maximum percentage of permitted small car spaces will be considered by Council
at the June 26, 2007 meeting and that upon favourable consideration of
DVP/1 12/06, the Corporate Officer be authorized to sign and seal DP/1 12/06 in
support of a two-storey building.
1104 DPIDVP/033/06, 12329, 12339 Hillside Street, 22210, 22214 124 Avenue
V
Staff report dated May 25, 2007 recommending that the Manager of Legislative
Services be authorized to notify qualifying property owners that approval of
DVP/033/06 for variances required to fit this development into a restrictive site
will be considered by Council at the June 26, 2007 meeting and that upon
favourable consideration of DVP/033/06, the Corporate Officer be authorized to
sign and seal DP/033/06 to permit a 29-unit townhouse development.
1105 Excess CapacityfExtended Services Agreement LC 119/07, Jackson Road and
Kimola Way
Staff report dated May 22, 2007 recommending that Latecomer Charges be
imposed and that the Mayor and Corporate Officer be authorized to sign
Latecomer Agreement LC 119/07.
1106 2 nd Annual Iron Mountain Half Ironman
Staff report dated May 28, 2007 recommending that the use of municipal streets
be authorized for the 2 d Annual Iron Mountain Half Ironman on Sunday, June 24,
2007.
Committee of the Whole Agenda
June 4, 2007
Page 3 of4
FINANCIAL AND CORPORATE SER VICES (including Fire and Police)
1131 Disbursements for the month ended April 30, 2007
Staff report dated May 25, 2007 recommending that the disbursements for the
month ended April 30, 2007 be approved.
COMMUNITY DEVELOPMENTAN1) RECREATION SER VICES
1151
CORRESPONDENCE
1171
OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
June 4, 2007
Page 4 of 4
8. COMMUNITY FORUM
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to speak with Council
on items that are of concern to them, with the exception of Public Hearing by-laws
that have not yet reached conclusion.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the podium).
The total time for this Forum is limited to 15 minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
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 andlor Chief Administrative Officer in a
private meeting.
Other opportunities to address Council may be available through the office of the
Manager of Legislative Services who can be contacted at 463-5221 or by e-mail at
cmarlomapleridge.ca .
Checked by:______
Date:
CORPORATION OF THE DISTRICT
ovmw~~~: OF MAPLE RIDGE
MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: May 24, 2007
and Members of Council FILE NO: RZ/090/04
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Rezoning - First Extension
10552 Jackson Road & 248 Street
EXECUTIVE SUMMARY:
The applicant for the above noted file has applied for an extension to this rezoning application under
Maple Ridge Development Procedures Bylaw No. 5879-1999 before the date of expiry. This application
is to rezone the subject property from RS-3 (One Family Rural) Residential and A-i (Upland
Agriculture) to R-3 (Special Amenity Residential District), R-i (Residential District) and RM-1
(Townhouse Residential), to permit future development into approximately 208 units made up of 87
single family lots and 121 townhouses.
RECOMMENDATION:
That a one year extension be granted for rezoning application RZ/090/04 and that the following
conditions be addressed prior to consideration of final reading:
Consolidation of the site to include additional servicing works to be done as part of
the Rezoning Servicing Agreement;
Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement.
A Statutory Right of Way plan and agreement must be registered at the Land Title
Office;
Road dedication along Jackson Road as required;
Park dedication as required;
Registration of a Covenant at the Land Title Office stating that the three separate
townhouse sites shall be created at the first phase of the subdivision and that the
townhouse sites will show attached units;
Registration of a Geotechnical Restrictive Covenant.
DISCUSSION:
a) Background Context:
Applicant: Symphony Development Corp.
Owner: R C B Enterprises Ltd
Legal Description: Lot 10, Block: 3&5, Section 10, Township 12, Plan
18280 & Lot C, Section 11, Township 12, Plan
21213
-1-• 1101
Surrounding Uses
North:
South:
Use:
Zone:
Designation
Use:
Zone:
Designation:
East Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Previous Applications:
b) Project Description & Progress:
OCP:
Existing: Albion Area Plan, Medium Density Residential,
Urban Reserve & Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential), A-2 (Upland
Agricultural)
Proposed: R-3 (Special Amenity Residential District), R-1
(Residential District) & RM-1 (Townhouse
Residential)
Residential
RS-3 (One Family Residential) & A-i (Upland
Agricultural)
Albion Area Plan, Suburban Residential, Medium
Density Residential & Conservation
Gravel Operation, Residential
RS-3 (One Family Residential), A-I (Uplands
Agriculture)
Albion Area Plan, Medium Density Residential,
Conservation & Urban Reserve
Residential
A-I (Upland Agriculture)
Urban Reserve
Settling Ponds
RS-2 (One Family (suburban) Residential)
Albion Area Plan, Low Medium Density Residential
Vacant
Residential
17.409 Hectare (174089.99 m 2)
Jackson Road
To be provided through a Rezoning Servicing
Agreement
N/A
This application is to permit future development into approximately 208 units (87 single family lots and
121 townhouses.)
The following dates outline Council's consideration of the application and Bylaw/s 6375 -2005 and 6374
-2005:
. December 13, 2005- consideration of the First Reading report (Appendix A);
• December 13, 2005- First Reading was granted
• January 17, 2006- Public Hearing was held
• January 24, 2006- Second and Third reading was granted.
Application Progress:
• The original applications for this site were submitted by "Pivotal Development Ltd". Once the
third reading was granted, the property and files changed hands to Symphony Development Corp.
Some Bylaw infractions with respect to the Watercourse Protection Bylaw and disturbance to
land within 50 meters of the top bank of a watercourse without an approved Watercourse
Protection Development Permit have occurred. The applicant is working with the District to
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rectify previous clearing and sediment and erosion problems experienced last winter. Regrading
of the site occurred last summer and revised Sediment Control Plans have been submitted by
Envirowest Consultants on April 24, 2007 which have been reviewed by the District's
Environmental Planner. Comments have been conveyed to the applicant who is working to
rectify the problems.
Through the regrading works a rock outcrop/bluff, not previously identified, was discovered.
This rock outcrop has forced the applicant and the District staff to rethink the site geometry for
the eastern portion of the site. To assist in this effort, the applicant has hired Civitas Consultants,
the original designer for the site, to provide professional advice and direction on how to proceed
with the development in order to ensure that no further degradation of the slope would occur
while still respecting the established zoning boundaries. While this has required a revised
geometry the intent of the application remains as before.
• The applicant has completed most of the zoning requirements with the exception of the road and
park dedication plan to be registered in the Land Title Office and the rezoning servicing
securities to be paid. A separate development for 13 townhouse units added to this project on a
one acre lot to the north end of the site is also underway.
The applicant will be seeking a PLA for Phase I (R-3 lots) of the multi-phase project proposal.
Alternatives:
Council may choose one of the following alternatives:
Grant the request for extension;
Deny the request for extension; or
Repeal Third reading of the Bylaw and refer the Bylaw to Public Hearing.
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied for
a one year extension. It is anticipated that this proposal will be seeking final reading within the next few
months.
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Approved by: /Frank Quinn, MBA, P.Eng
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Concurrence: J.L. im) Rule
Chief Administrative Officer
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THE DISTRICT OF
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CORPORATION OF
MAPLE RIDGE ic N4A.PLE RIDGE PLANNING DEPARTMENT
______ DATE: Jun 23, 2006 FILE: SD1090104 BY: PC
+_, ? 6 % 0^= CORPORATION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: q,2OO
and Members of Council FILE NO: RZ/090/04
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Bylaw 6374-2005 and Bylaw 6375-2005
10552 Industrial Ave and property directly east on 248 St.
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family
Rural) Residential and A-i (Upland Agriculture) to R-3 (Special Amenity Residential
District), R-1 (Residential District) and RM-1 (Townhouse Residential), to permit future
development into approximately 192 units made up of 79 lots and 113 townhouses.
-This application will require an Official Community Plan Amendment to reflect the
development boundaries.
RECOMMENDATIONS:
That, acknowledging that Maple Ridge Official Community Plan Amending
Bylaw 6374-2005 has been considered in conjunction with the Capital
Expenditure Plan and Waste Management Plan, Maple Ridge Official
Community Plan Amending Bylaw 6374-2005 be read a first time and
forwarded to Public Hearing;
That Maple Ridge Zone Amending Bylaw 6375-2005 be read a first time and be
forwarded to Public Hearing; and
That the following terms and conditions be met prior to final reading.
Registration of a Rezoning Development Agreement including the
deposit of security as outlined in the Agreement - this may require
consolidation of the site;
A Statutory right of way plan and agreement must be registered at the
Land Title Office;
Road and Park dedication as required;
>i4rJvJ__IHcIuiw Atka_itp mm Sewer tre "&!.
v) Compliance with the Ministry of Environment's requirements under the
Contaminated Site Regulations of the Environmental Management Act;
and
/
-• C'
vi) A Covenant must be registered at the Land Title Office that restricts the
townhouse sites to attached units and that the three separate townhouse
sites are created at the first phase of the subdivision.
DISCUSSION
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation
West: Use:
• Zone:
• Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Wayne Jackson
RCB Enterprises Ltd
Lot 10, Block: 3&5, Section 10, Township
12, Plan 18280 & Lot C, Section 11,
Township 12, Plan 21213
Compact Housing (30 & 40 upnh),
Neighbourhood Commercial, Reclamation,
& Urban Reserve
Compact Housing (30 & 40 upnh), Urban
Reserve & Conservation.
RS-3 (One Family Rural Residential), A-2
(Upland Agricultural)
R-3 (Special Amenity Residential District),
R-1 (Residential District) & RM-i
(Townhouse Residential)
Residential
RS-3 (One Family Residential) & A-i
(Upland Agricultural)
Compact Housing (30 & 40 upnh),
Neighbourhood Commercial, Reclamation,
Suburban Residential
Gravel Operation, Residential
RS-3 (One Family Residential), A-I
(Uplands Agriculture)
Compact Housing (30 & 40 upnh), Urban
Reserve.
Residential
A-I (Upland Agriculture)
Urban Reserve
Settling Ponds
RS-2 (One Family (suburban) Residential)
Single Family Residential (18 upnh)
Vacant
Residential
17.409 Hectare
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Access:
Servicing:
Previous Applications:
b) Project Description:
Site History:
Industrial Avenue
To be provided through a Rezoning
Development Agreement
N/A
The site was logged but undeveloped prior to the 1950's. It was operated as a gravel
mine until 1991. No asphalt or concrete manufacturing was conducted on the site;
however evidence of asphalt rubble were observed in the northwest portion of Lot C of
the site, no mining actives were conducted on the southeast portion of the site. After
1991 the gravel mining operation ceased and the site became overgrown. In recognition
of the previous uses, a site profile was prepared and sent to The Ministry of
Environment who required that, under the Contaminated Site Regulations of the
Environmental Management Act, it would be necessary for the proponent to obtain and
provide the municipality with a copy of one of the following instruments:
• A determination that the site is not a contaminated site;
• A voluntary remediation agreement;
• An approval in principle of a remediation plan; or
• A certification confirming the satisfactory remediation of the site
The applicant is working towards receiving one of the above, which will be necessary
prior to final reading of the Zone Amending Bylaw 6375-2005.
Site Characteristics:
The subject site consists of two separate parcels and is 17.409 hectares in size with
access from Industrial Avenue and the unconstructed 248 Street right of way which also
separates Lot 10, the (2.222 hectares) parcel, which fronts on Industrial Avenue from
Lot C, (15.409 hectares) parcel. The unconstructed right of way for 104 Avenue is
adjacent to the south side of Lot C.
Lot C (15.409 hectare parcel):
The western 8.8 hectares of Lot C is within the Urban Area Boundary (Appendix A)
and is the subject of this rezoning application. This area slopes from the east towards
the northwest to 248 Street with an elevation change of approximately 60 meters
which recognized the mining activity and where the localized contamination has
been identified and remediation works are taking place. This area will require major
regrading to obtain the desired 2:1 finished slope and to match the neighbouring
property to the south. A preliminary geotechnical report has been received, it will,
however be necessary, at the subdivision stage, for a detailed geotechnical
-3-
assessment of the site be provided to satisf' the Approving Officer that the land can
support the intended use.
The eastern 6.6 hectares portion of Lot C is within the Urban Reserve designation
and is relatively flat and has not been subject to mining activity. There is a tributary
to Thomvale Creek which runs along the northeast portion of the site. The area
required for habitat protection will be dedicated as park as a condition of rezoning
the site.
Lot 10 (2.222 hectare Darcel)
This site is adjacent to Industrial Avenue and is relatively flat. It contained the
settling ponds in support of the gravel mining and has localized depressions where
these pond areas were. The development proposal indicates that these areas will be
filled in to make the site ready for urban development.
Project Description:
Lot 10 and the western portion of Lot C are the subject of this development application.
This respects the Urban Boundary of the 1996 Official Community Plan. The area east
of the Urban Boundary is not included in this development proposal.
The development proposal is for approximately 197 units using three separate zones. It
is the applicant's intention to phase the development from east to west. The proposal
also provides for a multi-use trail which will be constructed as part of the development
of the site. This trail network will be included in an area which will be dedicated as
park land.
The applicant proposes to phase the development in three phases. The first phase is
proposed for the eastern portion of the development site, the R- I (Residential District)
lots, which would see the construction of the existing 248 Street and the creation of the
three RM-1 lots. The second phase would see the development of the RM-1
(Townhouse Residential) lots and the third phase would finish with the R-3 (Special
Amenity Residential District) lots, adjacent to Industrial Avenue.
Phase One - R-1 (Residential District):
The eastern portion of the site proposes 37 lots using the R-I (Residential District) zone.
These lots are all larger than the required 317 m 2 with the range from 413 m 2 to 787m2
to better accommodate the slope in this area.
Phase Two - RM-1 (Townhouse Residential):
The total number of townhouses proposed is 113, to be done in three separate parcels
and identified as Parcel A which proposes 36 attached units, Parcel B which proposes 26
attached units and Parcel C which proposes 51 attached units. Each townhouse site will
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T) )
have its own playground area and on site amenities located in the middle of the site.
This form of development will allow for more flexibility in dealing with the slope
transition. Through the proposed regrading of the site the townhouses will be stepped
down the hillside from east to west and buildings and floor levels will be designed to
accommodate this.
The townhouse sites will be included into Development Permit Area XXI to ensure the
project addresses the Objectives and Guidelines of the Development Permit Area prior
to a Building Permit being issued. This will require separate Development Permit
applications which, in turn will require review by the Advisory Design Panel prior to a
report being prepared for Council's consideration.
It is recommended that prior to final reading that the applicant be required to register a
Section 219 Covenant at the Land Title Office which will restrict the proposed
townhouse development to that of attached townhouses and that as a condition of the
first phase of subdivision of the site that the three townhouse sites be created. This will
ensure that the development, as proposed, will be achieved.
Phase Three - R-3 (Special Amenity Residential District):
A new road access will be constructed from Industrial Avenue to the proposed 42 R-3
(Special Amenity Residential District) lots. The construction of the existing 248 Street
right-of-way will provide access to this Phase. The area of the site will be relatively flat
after regrading takes place and will allow for this small lot development.
The R-3 lots will have lane access and are proposed to be a minimum of 8 meters in
width with several of the proposed lots wider than that. These lots will be included into
Development Permit Area XLI and will require Council to approve a Development
Permit to ensure the Objectives and Guidelines of the Development Permit Area, for the
form and character of the development, are met prior to a building permit being issued.
c) Planning Analysis:
Official Community Plan:
Schedule "B":
As noted previously in this report, the subject site is bisected by the Urban Area Boundary,
and the proposed amendment only relates to lands within the Urban area. The properties
within the Urban Area Boundary are designated Reclamation, Compact Housing (30
upnha), Compact Housing (40 upnha) and Neighbourhood Commercial on "Schedule B" of
the Official Community Plan. The development proposal requires an amendment to
"Schedule B" and proposes the elimination of the Reclamation and Neighbourhood
Commercial designations, and a realignment of the Compact Housing (30 upnha) and
Compact Housing (40 upnha) designations. The following applies to each of the proposed
amendments:
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Reclamation Designation:
The Reclamation designation identifies lands that require rehabilitation as a result
of gravel activity historically occurring on the site. The majority of these lands are
proposed to be placed in the Conservation designation and will not be developed,
the area of that can be developed, as a result of reclaiming the site will be included
into the Compact Housing Designation (30 upnha). As noted earlier in this report,
the applicant is working with the Ministry of Environment to confinn that the site
has been reclaimed to their satisfaction.
Neighbourhood Commercial Designation:
Approximately, 3% (670 m2) of Lot 10 is designated Neighbourhood Commercial
in the Official Community Plan. This proposal would eliminate the Neighbourhood
Commercial designation on the property and redesignate the site Compact Housing
(40 upnha). This Neighbourhood Commercial Centre comprises portions of three
parcels, totalling approximately 3400 m2 in area. The elimination of the
Neighhbourhood Commercial portion on the subject site will result in a remaining
2700 m2 Neighbourhood Commercial centre to the north, which is sufficient to
support a commercial development in the future.
In addition to the subject property there are 3 commercial centres in the Albion
Growth Area, designated as follows:
• Village Commercial centre on 102 nd Avenue;
• Neighbourhood Commercial site at 112 Ih Avenue and Lockwood Street; and
• Neighbourhood Commercial site at 2401 Street and 112th Avenue.
Also, the Official Community Plan has designated a Neighbourhood Commercial
and Service Commercial centre at 2401h Street and 1 l2thAvenue and a Rural
Commercial centre at 2401h Street and Lougheed Highway (Bruce's Market) which
are intended to be the primary focal point of commercial activity in the area.
As a component of the Official Community Plan review a consultant was retained
to examine the District's commercial requirements. The report identifies that a
Neighbourhood Commercial centre should range in size from 93 m 2 (1000 ft) to
929 m2 (10000 ft2), and would serve a population of 5000. Given that the estimated
population for the Albion Growth Area is approximately 9000 residents, it can be
concluded that the population could service 2 neighbourhood commercial centres in
the future. Based on this estimate there is over-supply of designated commercial
land in this area. To address this issue the proposed Official Community Plan has
eliminated the subject Neighbourhood Commercial site.
Compact Housing Designations:
The proposed Official Community Plan amendment realigns the Compact Housing
30 upnha and Compact Housing 40 upnha land use designations. Generally, the
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amendment "reverses" the Compact Housing densities in order that the higher
density is located on the western portion of the site, and the lesser density is
adjacent to the proposed Conservation area.
Conservation Designation:
The Conservation Designation will indicate the location and protection area for
Thornvale Creek and the area of the steeper areas of the site where the future trail
system will be constructed.
Schedule A & H:
It will be necessary to amend Schedules A and H of the Official Community Plan to:
• include the Intensive Residential R-3 (Special Amenity Residential District) lots
into Development Permit Area XLI to ensure the form and character of the
intensive residential use at the Building Permit Stage; and
• include the townhouse sites into Development Permit Area XXI to ensure the
form and character of the multi family residential use at the Building Permit
Stage.
Schedule E:
Thornvale Creek is located on the northeast portion of the site and is shown on Schedule
E of the Official Community Plan as a watercourse designated for special treatment
under Development Permit Area XXX. This watercourse is also shown on the District
Streamside Setback Map with a habitat protection area of 30 meters from the top of
bank to be protected; that protection area will be dedicated as Park as a condition of
zoning the site.
Schedule E also shows a small watercourse on the southwest portion of Lot C which is
noted as "To Be Confirmed". The District's Environmental Consultant has reviewed
this and has confirmed that it is not a watercourse.
Schedule F:
Schedule F of the Official Community Plan shows a shoulder (interim) trail on
Industrial Avenue although currently the unopened 248 Street right of way is used for
this purpose. It is the intention with this application to provide for a new trail which
will ultimately provide for the permanent location of this trail network. (Appendix F).
This trail network has been discussed with the Manager of Parks and Open Space and is
part of the overall Albion Guide Plan. The overall goal for the trail network in the
Albion Area will be to eventually provide for an equestrian trail that is off the roads.
This will occur as development takes place but, in the meantime the interim trail will be
retained.
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Zoning Bylaw:
There are three separate zones that have been applied for with this application. They
are:
The R-3 (Special Amenity Residential District) Zone:
This zone was established to permit intensive residential development using fee
simple residential lots. The minimum lot size is 213 m 2. The development proposal
is for 42 lots which will require approval of a Development Permit to ensure the
form and character of the development prior to a Building Permit being issued.
The P.M-i (Townhouse Residential):
This zone provides for low density townhouses. The development proposal shows
three separate P.M-i (Townhouse Residential) sites for a total of 113 units in three
separate strata lots. A requirement of final reading of the zone amending bylaw will
be to have a Section 219 covenant registered at the Land Title Office that:
• Requires that the development of the townhouse site is by using attached units;
and
• That at the first phase of subdivision, the three separate townhouse sites are
created.
The R-1 (Residential District) Zone:
This zone provides for lots with minimum area of 371 m 2, all of the proposed lots
are larger than the minimum 371m 2. The development proposal is for 37 lots.
Development Permits:
The property will be subject to three Development Permit Areas:
Development Permit Area XXI:
This Development Permit Area has been established to govern the building form and
character for multi-family residential development. As a condition of rezoning the site
the Official Community Plan will be amended to include it into Development Permit
Area XXI. Prior to a building permit being issued and through the Development Permit
application process, the project will have to be reviewed by the Advisory Design Panel
and received Council approval. The Objectives of that Development Permit are:
To facilitate orderly development of the areas and to encourage coordination in the
siting, form and character and volume of multi-family development.
To create a development that provides a high degree ofpedestnan accessibility.
To properly site buildings to address site characteristics and adjoining uses.
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To minimize visual disruption to the neighbourhood and ensure proper integration.
To provide appropriate amenities to enhance the character of development and
strengthen the sense of neighbourhood.
To retain natural vegetation wherever possible to enhance the existing character or
the area.
Development Permit Area XXX:
The site is subject to Development Permit Area XXX and is impacted by Thornvale
Creek on the northeast. This Development Permit Area was established for the
preservation, protection, restoration and enhancement of the natural environment. The
habitat protection area for the site has been established and will be dedicated as Park as
a condition of zoning the site. It will be necessary to issue a Development Permit prior
to any on site works taking place within 50 meters of the top of the bank from the
watercourses.
Development Permit Area XLI:
This Development Permit Area was established to address the form and character of
intensive residential development for densities ranging from 3 0-60 units per net hectare
with fee simple or bare land strata lots. It will apply to the R-3 (Special Amenity
Residential District) lots. A Development Permit will be required to ensure that the
form and character of the building meet the Objectives and Guidelines of the
Development Permit Area prior to a Building Permit being issued.
Advisory Design Panel:
The Advisory Design Panel will consider the development application for the RM-1
(Townhouse Residential) lots as a condition of a Development Permit application and
prior to a report being prepared for Council.
Development Information Meeting:
A Development Information Meeting was held on August 25, 2005. The minutes from
that meeting are attached as Appendix D. The concerns raised by the attendees were:
• The owners of the property to the north were concerned about the townhouse
units being built near their home; they were however favourable to the fact that
the townhouse layouts proposed had open space along the frontage near their
home.
• The homeowner to the north of the small lot did not want small lots to be near
his home. He would prefer to see larger lots as his home and his neighbours to
the north of him are large homes on large lots.
• One person commented favourably on the inclusion of the equestrian/pedestrian
greenway link.
o The neighbour to the south wanted the developer to ensure that the slopes were
stable and safe. As well he wanted the proposed property purchaser to be made
aware of the industrial operation adjacent to the site.
Citizen/Customer Implications:
The development of this site will see the permanent location of a portion of the multi-use
trail secured. This trail network has been discussed with the Manager of Parks and Open
Space and is part of the overall Albion Guide Plan. The overall goal for the trail network
in the Albion Area will be to eventually provide for an equestrian trail that is off the roads.
This will occur as development takes place. In the meantime, the interim trail on Industrial
Avenue will be retained.
Interdepartmental Implications:
Engineering Department:
The Engineering Department has advised that all the services required to support
the proposed land use do not exist to the site. It will, therefore, be necessary for
the owner to register a Rezomng Development Agreement under Section 219 of
the Land Title Act and deposit security to do the works prior to final reading of the
zone amending bylaw. This review was based on the two parcels being
consolidated; if this is not the case servicing issues will need to be re-examined to
ensure that each parcel will have urban services provided to it.
Industrial Avenue is an arterial road and it will be necessary to have a 3 meter
portion of the frontage dedicated road to ensure that it is 26 meters wide. This will
have to be done as a condition of zoning.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision
is completed they will be responsible for maintaining the Street trees. In the case
of this project it is estimated that there will be approximately 130 trees; final
subdivision design will provide exact numbers. The Manager of Parks & Open
Space has advised that the maintenance requirement of $25.00 per new tree will
increase their budget requirements by $3250.00.
The Manager of Parks and Open Space has been working with the Haney
Horsemen with respect to achieving a permanent trail network in the Albion Area.
The development proposal will see a portion of that permanent system being
included into a Park area and security being taken for its construction.
Fire Department:
The Fire Department has no concerns with the development proposal.
-10-
1) Intergovernmental Issues:
School District Comments:
The School District has indicated that the catchment area for school children will
be Albion Elementaiy School and Samuel Robertson Technical School. They are
also in the process of securing a new school Site for the Albion Area for
elementary school aged children.
Local Government Act:
An amendment to the Official Community Plan requires the local government to
consult with any affected parties and to adopt related bylaws in compliance with
the procedures outlined in Section 882 of the Act. The amendment required for
this application will realign the Compact Housing (30 upnh and 40 upnh)
boundary to reflect the actual development proposal as well as eliminate the
Reclamation and Neighbourhood Commercial designations and include a
Conservation designation to respect the watercourse on the northeast portion of the
site, the steep slopes and is considered to be minor in nature. It has been
determined that no additional consultation beyond existing procedures is required,
including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the
Waste Management Plan of the Greater Vancouver Regional District and
determined to have no impact.
g) Environmental Implications:
In recognition of the mining uses and the receipt of a site profile pertaining to the
property the Ministry of Environment required that under the Contamination Site
Regulations of the Environmental Management ACt a detailed site investigation be
prepared. Pursuant to the Local Government Act this decision has suspended
approval of the rezoning application until the proponent has applied for and obtained
one of the following Environmental Management Act instruments:
. A determination that the site is not a contaminated site,
• A voluntary remediation agreement,
• An approval in principle of a remediation plan or
• A certification confirming the satisfactory remediation of the site.
Thurber Engineering Ltd. has provided a Stage 1 and Stage 2 Preliminary Site
Investigation as well as a Detailed Site Investigation for this site. Remediation works
have taken place on the site and the applicant is working towards receiving one of
the above, which will be necessary prior to final reading of the zone amending
bylaw.
CONCLUSION:
Geotechnical and environmental consultants have reviewed the portion of this site that is
subject to the rezoning application; their findings indicate that residential use is feasible;
however, the appropriate instrument from the Ministry of Environment, with respect to
the site contamination will be required before final adoption. The Official Community
Plan Amendment is supported and it is recommended that first reading be granted to
Maple Ridge Official Community Plan Amending Bylaw No. 6374-2005 and Maple
Ridge Zone Amending Bylaw No. 63 75-2005 and that the application be forwarded to
Public Hearing.
;-
N-Q\
Prepared by: Gay McMillan
P1nnin2 Technician
Approved by:
Concurrence:
GM/bjc
, MCIP
//
;% &-
Frank Quinn, P.Eng., PMP
GM: Pub7Works
~~ 7\
J. V (Jim) Rule
hf Administrative Officer
Services
The following appendices are attached hereto:
Appendix A - Subject Property Map
Appendix B - Site Plan
Appendix C - Development Information Meeting Minutes
Appendix D - Official Community Plan Amending Bylaw 6374-2005
Appendix E -Zone Amending Bylaw 6375-2005
Appendix F - Schedule F - Equestrian Trail location & Subject property future trail location
Appendix G - Map showing existing Land Use Designations on Schedule B of the OCP.
- 12 -
CORPORATION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: May 24, 2007
and Members of Council FILE NO: RZ/084/06
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6482-2007
10630 248 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) and A-2 (Upland Agricultural) to RM-1 (Townhouse Residential), to permit the
construction of a 13 unit townhouse development on the one acre part (Lot 4). This site will
eventually form a part of lands to the south which have been granted third reading under application
RZ/090/04 (accompanying file is SD/090/04). This application is in compliance with the Official
Community Plan and the Albion Area Plan.
RECOMMENDATIONS:
That Maple Ridge Zone Amending Bylaw No. 6482-2007 be read a first time and be
forwarded to Public Hearing; and
That the following term(s) and condition(s) be met prior to final reading.
Registration of a Rezo fling Servicing Agreement including the deposit of security as
outlined in the Agreement;
Registration of a Geotechnical Restrictive Covenant stating the suitability of the site
for the proposed development;
Road dedication as required;
Consolidation of the development site;
Removal of the existing buildings.
DISCUSSION:
a) Background Context:
Applicant: Symphony Development Corp
Owner: Gurmel S Kainth
Malkit S Johal
Legal Description: Lot: 4, Section: 10, Township: 12, Plan: 12923
OCP:
Existing: MRES (Medium Density Residential)
Proposed: MRES (Medium Density Residential)
1102
Zoning:
Existing: RS-3 (One Family Rural Residential), A-2 (Upland
Agricultural)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses
North: Use: Residential & Agricultural
Zone: A-2 (Upland Agricultural) and RS-3 (One Family
Rural Residential)
Designation Suburban Residential, Conservation, Medium density
Residential and Low/Medium density Residential
South: Use: Residential & Agricultural (Proposed RM-1 as per
accompanying file RZ/090/04)
Zone: A-2 (Upland Agricultural)
Designation: Urban Residential, Medium density Residential and
Conservation
East: Use: Residential & Agricultural
Zone: A-2 (Upland Agricultural) and RS-3 (One Family
Rural Residential)
Designation: Suburban Residential, Conservation, Medium density
Residential and Low/Medium density Residential
West: Use: Residential
Zone: RS-lb (One Family Urban Residential-Medium
Density)
Designation: Low/Medium Density Residential
Existing Use of Property: One Family Rural Residential
Proposed Use of Property: Multi-Family Residential (Townhouses)
Site Area: 0.405 HA (4049.99 m2)
Access: 248th Street
Servicing: to be provided through a Rezoning Development
Agreement for RZ/090/04 of which this application is a
part.
Companion Applications: RZ/090/04 and SD/090/04
b) Project Description:
Site Characteristics:
The subject site is 0.405 HA (4049.99 m2) in size and the main access is from 248 th Street. The site
slopes upwards from the northwest (248th Street) to southeast with a slope of 1:2 (V: H) upwards
towards the southeast. Significant grading will have to be done to match the neighboring property to
the south. A preliminary geotechnical report has been submitted with appropriate recommendations
for the development.
This application is a part of the larger proposal to the South (RZ/090/04) which has received third
reading from Council. The applicant proposes to phase that development in three phases.
The first phase is proposed for the R-3 (Special Amenity Residential District) lots, on the western part
of the site adjacent to Jackson Road., which would see the construction of the existing 248th Street.
-2-
The second phase would see the development of the R-1 (Residential District) lots on the eastern
portion of the site, and the third phase would finish with the RM-1 (Townhouse Residential) lots
along 248th Street.
The total number of townhouses proposed is 134, to be done in three separate parcels, out of which
this is a part proposing 13 townhouse units on the northern end of the site. Each townhouse site will
have its own playground area and on site amenities located in the middle of the site. This form of
development will allow for more flexibility in dealing with the slope transition. Through the proposed
regrading of the site the townhouses will be stepped down the hillside from east to west and buildings
and floor levels will be designed to accommodate this (Appendix Q.
Currently a house with an accessory building is located on site and will have to be removed as a
condition of final reading.
c) Planning Analysis:
Official Community Plan:
The subject site is in the Albion Area Plan. The Official Community Plan designation is MRES (Medium
Density Residential) which allows the proposed RM- 1 (Townhouse Residential) zone as per Section
10.2.7 of the Official Community Plan.
Zoning Bylaw:
The subject site is currently zoned RS-3 (One Family Rural Residential, 60 %) and as A-2 (Upland
Agricultural, 40 %). The RM-1 zone allows a density of 0.6 times the net lot area. The proposed density
is 0.52 times the net lot area and it matches with the proposal on the south (Appendix Q.
Parking Bylaw Requirements:
As per the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, the RM-1 zone requires 2
parking spaces per dwelling unit and the proposed development has 26 parking spaces for 13 units
proposed. It also requires a visitors parking of 0.2 spaces per dwelling unit for multi-family residential
uses. This component has to be looked at with the whole townhouse development on the south (of which
this is apart). Total numbers of townhouse units are 134 and the total visitor parking required is 26.8
spaces. 28 visitor parking stalls have been proposed (Appendix Q.
Development Permits:
The proposed development will be subject to Multi-Family Development Permit guidelines as per the
Official Community Plan to address form and character. This development combined with the
townhouse sites proposed to the south of the subject property, will be reviewed at a later stage.
Advisory Design Panel:
The Advisory Design Panel will consider the Multi-Family development application for the RM-1
(Townhouse Residential) lots as a condition of a Development Permit application and prior to a report
being prepared for Council. Comments from ADP will be incorporated in the Development Permit
report.
-3-
Development Information Meetin2:
In accordance with Council Policy No. 6.20 this application does not require a Development Information
Meeting as it is in compliance with the Official Community Plan and is for rezoning of the land to
construct 13 townhouse units only.
However, a Development Information Meeting was held on August 25, 2005 for the proposed rezoning
on the south (to R-1, R-3 and RM-1 lots as per the accompanying file RZ1090/04) of which this is a small
part.
CitizenlCustomer Implications:
The development of this site will see the permanent location and development of the Horse Trail (which
has been discussed with the Manager of Parks and Open Space and is part of the overall Albion Area
Plan) and the construction of a part of 248th Street as part of Phase-I development. This will be a
condition of final reading as a part of the Rezoning Servicing Agreement.
Interdepartmental Implications:
Engineering Department:
The Engineering Department has advised that all the services required to support the proposed land use
do not exist to the site. It will, therefore, be necessary for the owner to register a Rezoning Development
Agreement under Section 219 of the Land Title Act and deposit security to do the works prior to final
reading of the zoning bylaw.
The lots will have to be consolidated prior to final reading for servicing purposes. Jackson Road is an
arterial road and thus a 3.0 m wide road dedication is required which will be a condition of the final
reading.
Parks & Leisure Services Department:
For the accompanying application RZ/090/04 the Parks & Leisure Services Department have
identified that after the subdivision is completed they will be responsible for maintaining the street
trees. In the case of this project, it is estimated that there will be approximately 130 trees; final
subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that
the maintenance requirement of $25.00 per new tree will increase their budget requirements by
$3250.00.
Fire Department:
The Fire Department has no concerns with the development proposal.
Intergovernmental Issues:
School District Comments:
The School District has indicated that the catchment area for school children will be Albion
Elementary School and Samuel Robertson Technical School. They are also in the process of securing
a new school site for the Albion Area for elementary school aged children.
-4-
1) Environmental Implications:
Preliminary geotechnical and environmental consultants have reviewed the portion of this site that is
subject to the rezoning application and conclude that residential use is feasible and that the site can be
developed safely for its intended use.
CONCLUSION:
As this application is part of the bigger rezoning application (RZ/090/04) which has received third
reading by Council, it is recommended that this be given favorable consideration so that it can enhance
the adjoining proposal. The applicant has been working towards meeting the final reading conditions and
has requested an extension for the same.
Prepared by: Rasika Atharya
Planner II
MCIP
Approved by/ Frank Quinn, MBA, P.Eng
V GM: Public Works & Development Services
ConcurrenceV J. L. (Jim) Rule
Chief Administrative Officer
The followjuig appendices are attached hereto:
Appendix A - Subject Property Map
Appendix B - Zone Amending Bylaw No. 6482-2007
Appendix C- Site Plan and Site Section
-5-
Mcct tj5960 '
61 129 130 131 132 10727 105 10728 104 P 21213
io 10717 00
10718 1- 103 83
C"
107
10708
C 10707 B
< 108 102
Co I- 10698 113 112
19097
( 115 \4 10690 123 109 101
k_- 110 100
10686 10683 10682 10681
\116122
- 117 120 10679 1 111
10678
99
10617 10676 121 -_._. 118
106 0 03
j06 119 Rem.D 10673
P 20280
BCP 24067 4
PCL. A
10630
10621 10616
Ptn of
83 N1/2of SE 1/4
10607 SK 6504F
10601 11
P 18280
10606
P 18280
10
10552
P 21213
P12923
Distn of
Pitt Meadows
va8sy 10630-248 St -
CORPORATION OF HnSy9
THE DISTRICT OF
District of
Langley
Aibo MAPLE RIDGE N4APLE RIIYE PLANNING DEPARTMENT
DATE: Sep 8, 2006 RZ/084106 BY: JV SCALE 1:2,500
IWV&r ______
490"Cli* 118 '
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6482-2007
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
This Bylaw may be cited as 'Maple Ridge Zone Amending Bylaw No. 6482-2007.'
That parcel or tract of land and premises known and described as:
Lot 4, Section 10, Township 12, New Westminster Plan 12923
and outlined in heavy black line on Map No. 1393 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse Residential)
Maple Ridge Zoning Bylaw No. 3510- 1985 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the day of , A.D. 200.
PUBLIC HEARING held the day of , A.D. 200.
READ a second time the day of , A.D. 200.
READ a third time the day of , A.D. 200.
RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 200.
MAYOR CORPORATE OFFICER
4i¼t&'ThX R'
f "L)LU 10697
0698
109 101
0690 10689
110 100
0682 ,' 10681
111 99 r)23.1 0676 10677 tfl
139 o
138 0
140
37 10706
141
142
/
P 12923
143 4
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ON
-
0.405 ha.
10616
Ptnof (I)
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(N SK 5504F
_
39911 0.405 ha
11
18280
-05 ha
H
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6482-2007
Map No. 1393
From: RS-3 (One Famfly Rural Residential) and
A-2 (Upland Agriculture)
T,- L). RM-1 (Townhouse Residential) 10 ,
AMAPLE RIDGE 1:1500
rj .vI/c
104th Avenue
c)
Sketch P/on Showing The Proposed Subdivision Of Lot ID P/on 18289
Of Lot C P/on 21213 And Of Lot 4 Plan 12923 All Of Section 10
rownship 72 New Westminster District
17
-
10
,
210 t
21
/
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2
(1\ Terra Pacific
Y 1d Sor./q Ltd
St. fl - fiNS - INS M.t 5.n
Scnphony Developments
70552 Jackson Road Maple Ridge
10630 248th Street Map/c Ridge
248th Street & 1041h Ave Maple
S
339•
Appro.. 41 UnIte 1 1.19 hsctams Appox. 34 UnIte I 0.95 h.ct...
81 UnIt, I 2.04 h.t.r.*
PARKING REQUIRED:
1011. S2 UnIt. 02 ..nnk. S2UnII, Dip.onht. 1S4 p.1dn stall, 17 VI.lIon.t.11.
52 to 125 nIt, 2 SIC .t.UA (Inalanla. VISIt..)
LOT 2. 52 UnItS 02 pan lInS. 104 panldng Stall.
S2Unit.00.2p.nanit. 261.1$ linUs 11 Vt.Itan.I.lI. I SIC stalls (InnIanIv. VIsit,,)
TOTAL PARKING REQUIRED 296 psAIng .1.11
TOTAL PARKING PROVIDED 256 p.AIng stall. (Is be ..nIlnn.d)
".._!_Jt
----------- --------- ----
24IThYMALE RIDG
IPLUNORREU1EWOT&T
I ELI C.TUOES ARE APPROXIMATE
SUSSEX, UKOTECESICAL MID CIVIL EIRORS4ATION IS REQUIRED
3 SETBACKS INCLUDE BASIS BUILDING FACADE ONLY
SETBACKS DO NOT INCLUDE ENCRDACYITIA EtEAPUTS
-ENTRY CXI SCANS
LOT-I AREAI 204.00374 TIE (1.606 IT.)
APPROX. (3)I 17340.23 LUI it
APPROX. TOTAL LOT II 221,423.07 .qft (2.057 IT.)
62 UnIt. 12.057 ITSEt....
LOT I M.,t. FAR (SM-I) 50.5 - 132,654.4 .q ft
I 1 LOT .2 *65k 132,401.55 TI ft
APPROX. (4) 7,114.04 .qft
APPROX. TOTAL LOT 2 140264.5 .qfl
.D 52 UnIt, E 1.303 h4.PR.
J LOT ZtM... F.A.R (RM.1( 00.6 64110.1 .q ft
(L011 A LOT 2-TOTAL UNETI 1341
RE-ZONING - MAY 25/ 2007
?PEN 'C
z ck 90
APPROX. AREA # TOTAL
A 1,963SF 1
B 1,656SF 7
C 1,751 SF 4
D 1,963SF 1
13 22.522 SF
FAR 0.52
P
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SECTION PROFILE N-S (LOT 1)
0
SECTION PROFILE N-S (LOT 1)
Ip,ox.
- 7
J- SECTION PROFILE N-S (LOT 1)
SITE SECTIONS
FEBRUARY 1212007
Qozw~t::: CORPORATION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: May 25, 2007
and Members of Council FILE NO: DPIDVP/112/06
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Development and Development Variance Permit
23840 RIVER RD
EXECUTIVE SUMMARY:
A Watercourse Protection Development Permit Area application has been received for the
above noted property in support of a two storey building adjacent to the Fraser River. As
required under the Watercourse Protection Development Permit Area Guidelines, a permit
must be approved by Council and the required environmental security deposited with the
District prior to any on-site works being undertaken within 50 meters of the top of bank of the
watercourse. This application is also subject to the Development Permit Guidelines for
Industrial Development as outlined in the 2006 Official Community Plan.
Two development variances are being sought to the Off Street Parking and Loading Bylaw No.
4350-1990. A variance request to the minimum width of a maneuvering aisle from the required
7.3 metres to the proposed 6.87 metres and a variance to the maximum percentage of permitted
small car spaces from 10% to the 20% proposed resulting in a total of 8 "small car" spaces to
maintain the minimum number of required parking stalls on a reduced width maneuvering aisle.
RECOMMENDATION:
That the Manager of Legislative Services be authorized to notify qualifying property
owners that approval of DVP/1 12/06 respecting property located at 23840 River Road
will be considered by Council at the June 26, 2007 Council Meeting; and
That the Corporate Officer be authorized to sign and seal DP/112/06 respecting property
located at 23840 River Road subject to approval of DVP/058/06.
DISCUSSION:
a) Background Context:
Applicant: Acedco Investments Ltd.
Owner: Acedco Investments Ltd.
Legal Description: Lot: 4, D.L.: 405, Plan: 7324
OCP:
Existing: Industrial
1103
Zoning:
Existing: M-2 (General Industrial)
Proposed: M-3 (Business Park Zone)
Surrounding Uses
North: Use: Railway Con-idor; Highway; Residential
Zone: RS-3, RS-1, M-2
Designation Industrial
South: Use: Fraser River
Zone: N/A
Designation: N/A
East: Use: Ferry Terminal
Zone: M-2 (General Industrial)
Designation: Industrial
West: Use: Industrial
Zone: M-2 (General Industrial)
Designation: Industrial
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
b) Project Description:
Small take-out restaurant
Restaurant and brew pub
0.380 Ha (.94 acres)
River Road
Full Urban
RZ/l 12/06
A development permit application has been made in support of a development plan for a two
storey building with a 140 seat restaurant and brew pub located on the main floor and office
space and storage located on the second floor. There are two decks, one covered and one
open, located off of the restaurant and microbrewery facing the Fraser River. Access will be
off of River Road. Due to the Fraser River flood risk, the building has been raised so all the
habitable space is above the minimum floodplain elevation, thus leaving a 3.3 m (510") high
crawl space below the main floor. This increase in floor elevation has been accommodated
with a wheelchair accessible ramp and stairs leading up to the entrance.
The building's exterior will be a mix of vertical hardiplank "kaki brown" siding and stone
detailing with cedar facia and fibre glass shingles. There will be a Kingfisher's sign
prominently displayed on the building exterior facing River Road. A new 6 foot chainlink
fence will be provided along the eastern property line adjacent to the Albion Ferry staff
parking. Additionally, a 3 foot split-rail fence will be provided to delineate the watercourse
protection covenant area. A future 1.8 metre walkway from the parking area down to the
Fraser River is shown on the site plan with future intentions of building a marina to make the
restaurant more accessible to boat traffic.
Landscaping has been provided for both aesthetic appeal and for sensitive area protection.
Landscape enhancement within the Fraser River riparian area along with sections of grasscrete
payers in the parking areas are designed to aid in stormwater site source controls. Appendixes
are provided with details on both landscape plans.
-2-
c) Environmental Implications:
The site has a watercourse identified on Schedule 'C' of the Official Community Plan and is
included in the Watercourse Protection Development Permit Area Guidelines that were
established for the preservation and protection, restoration and enhancement of watercourse
and riparian areas. A Development Permit is required for all development and subdivision
activity or building permits within 50 meters of the top-of-bank of all watercourse and
wetlands as shown on Schedule C - Natural Features Map.
A security has been posted in accordance with Council Policy for Performance Security for
Environmental Protection to ensure that the Watercourse Protection Development Permit Area
Guidelines are met.
This property is also subject to the guidelines applicable to Section 8.9 Watercourse
Protection Development Permit Area Guidelines of the Official Community Plan for the
preservation, protection, restoration and enhancement of watercourse and riparian areas. This
development respects the key guideline concepts as outlined in this section.
A. Watercourse Protection Area Establishment:
Watercourse protection areas are to be established in accordance with their habitat value
and the potential impacts proposed by adjacent development. The District ofMaple
Ridge, the Department of Fisheries and Oceans and the Ministry of Environment, Lands
and Parks have endorsed the proposed watercourse protection boundaries as shown on
the District's Streamside Setback Map.
Setbacks from the Fraser River have been established in conjunction with the District's
Streamside Setback Map.
The watercourse protection areas are to be dedicated where possible into public
ownership for conservation purposes.
• restrictive covenant has been registered for habitat protection of the conservation area.
The boundaries of the watercourse protection areas are to be physically located on the
ground by a B.C. Land Surveyor prior to site disturbance.
• BC Land Surveyor has located the watercourse protection area on the ground.
Temporary barrier fencing will be installed adjacent to watercourse protection areas
prior to any construction activity and should be replaced with permanent post and rail
fence upon development completion.
• temporary barrier fence has been installed adjacent to the watercourse protection area. This
will be replaced with a permanent three foot post and rail fence upon completion of the
development.
All lots must provide the required minimum lot dimensions as set out in the Zoning Bylaw
exclusive of the watercourse protection boundaries.
The lot meets the required minimum lot dimensions.
-3-
B. Erosion Control:
6) All work is to be undertaken and completed in such a manner as to prevent the release of
sediment to any ravine, watercourse or storm sewer. An erosion and sediment control
plan that involves implementation prior to land clearing and site preparation and the
careful timing of construction is to be provided in accordance with the requirements of
the District 's Watercourse Protection Bylaw 6410 - 2006
The applicant has provided a report by Lefts Envirowise Ltd, Environmental Consultants
assurances through Schedule A of the Watercourse Protection Bylaw that their Erosion and
Sediment Control Plan is in accordance with the requirements of the Maple Ridge Watercourse
Protection Bylaw No. 6410-2006; and
In support of watercourse protection, a signed letter from the environmental consultant has been
submitted with assurances that the stormwater management plan for the site will meet the DFO
Urban Stormwater standards for water velocity, volume, and water quality.
7) Temporary fencing should be erected to prevent any encroachment or disturbance into
the watercourse protection area prior to any clearing or construction on the site.
This is a requirement of the Watercourse Protection Bylaw and a Watercourse Protection DP site
plan has been submitted demonstrating compliance with these requirements.
8) Cutting and filling adjacent to watercourse protection areas is to be kept to a minimum
incorporating appropriate structuralfill material and blending graded areas with natural
slope, as supported by the Hillside Policies of the OCP.
A grading plan has been prepared and submitted to the District in support of the development.
9) The District may require environmental impact studies, enhancement works, and
monitoring in support of development proposed to be located within a Watercourse
Protection Area. Supporting documentation, technical studies, and recommendations
with respect to impacts of the proposed development may include the following:
A geotechnical slope stability report,'
A flood protection report,'
C. An erosion and sediment control plan,'
A stormwater management concept plan;
A groundwater impact assessment report,'
f Wildlife habitat assessment report,'
Vegetation impact assessment report,' and
A detailed trail plan.
In support of the above, the following reports were required and have been received; Sediment
and Erosion Control Plan, Stormwater Management Plan,
C. Vegetation Management:
10) Natural vegetation is to be retained wherever possible to ensure minimum disruptions to
the environment and to protect against slope failure. Land clearing adjacent to the
watercourse protection areas is to be restricted to a phased construction schedule.
WE
The conservation area has been protected through a conservation covenant. A fence will be
installed along the property line to define the clearing limitations.
Habitat restoration landscaping of all bare or sparse riparian areas within the
watercourse protection area may be required. Vegetation species should be native of the
area and be selected for erosion control andfIsh and wildlife habitat values.
A cost estimate, security bond, and enhancement plans for water course improvement adjacent
to the Fraser River has been received by the District.
Stormwater outflows to the stream or leave area should have water quality and erosion
control features so as to minimize their impacts on fish habitat and in compliance with
the Districts stormwater management plans.
The developer shall provide copies of all necessary approvals (and supporting information) from
senior agencies for all new stormwater outfalls located within setback areas.
A letter of confirmation from the environmental consultant has been received stating that his
stormwater management plan meets DFO stormwater management standards for volume,
velocity, and water quality as required by the Watercourse Protection Bylaw.
In addition, the environmental consultant must demonstrate compliance with current
Provincial and GVRD site source controls where possible. Calculations demonstrating
compliance with the three tier system may be required.
D. Monitoring:
The implementation and maintenance of environmental mitigative controls or measures
approved by the District are to be monitored by a qualified environmental monitor.
Environmental monitoring will be a key element of the development of this site. Letts Envirowise
Ltd. will be the environmental monitors for the project and will ensure performance meets with
the standards established by the Watercourse Protection Bylaw. Monitoring will occur daily
during construction in rainfall events, and weekly at all other times during the construction period
to ensure compliance with the permit. A record of all monitoring data shall be made available to
the District upon request.
The Environmental Monitor has been provided with written authority to modify and/or halt
any construction activity necessary to ensure compliance with Maple Ridge Watercourse
Protection Bylaw No. 6410-2006.
The erosion and sediment control works approved by the environmental consultant and the
environmental monitor, shall be inspected, maintained and operated by the property owner
and/or contractor performing the construction work set out in the Erosion and Sediment
Control Plan until a Certificate of Acceptance has been issued by Director of Development
Engineering or an Occupancy Permit has been issued by the Building Department..
Staff has reviewed the guidelines established for the Watercourse Protection Development
Permit Area Guidelines and feel that these have been satisfied by the applicant.
-5-
Performance Security:
In support of the restoration works required in or around the Fraser River the amount
of security that will be required is $2,452.00 as per the Cost Estimate provided from
Letts Envirowise Ltd.
Performance security may also be required for environmental protection purposes at
building permit stage.
d) Planning Analysis:
Official Community Plan:
This property is subject to the guidelines applicable to Section 8.6 Industrial Development Permit
Area Guidelines of the Official Community Plan that aim to regulate the form and character of
development located within industrial areas. This development respects the key guideline
concepts as outlined in this section.
Provide a street presence with entrances and architectural interest in building designs
fronting public streets.
The landscaping provided along River Road provides visual interest at the entrance of the lot.
The building elevation facing River Road has a clearly defined entranceway, planters in the front,
and a mixture of exterior finishes with a double roof line that adds to attractiveness of the
building design.
Loading facilities should be located away from public streets and into the rear or the
interior of a site.
There are no loading facilities that front onto River Road.
Outdoor storage and less attractive structures such as accessoiy buildings should be
screened with fencing or landscape.
There is no outdoor storage. Storage space is located on the second storey of the building.
The transportation needs of diverse users should be accommodated though amenities such
as bicycle facilities, and accessible design for the mobility impaired.
There is a parking space designed for people with disabilities located near the front entranceway.
The form and treatment of new buildings should reflect the desired character and pattern
of development in the area by incorporating appropriate architectural styles, features,
materials, proportions and building articulation.
Due to the recently heightened minimum floodplain elevation, the proposed building is slightly
higher than the Albion Ferry building to the east. Structural consistency is created, however, with
the pitch of the roof that is designed to be the same as the ferry building. The design of the
proposed restaurant and brewpub maximizes the uniqueness of the subject lot with large windows
and patios overlooking the view of the Fraser River.
-6-
e) Development Variance Permit
A variance request has been received to vary the minimum width of a maneuvering aisle from
the 7.3 metres required to the 6.87 metres proposed and a variance to the maximum percentage
of permitted small car spaces from 10% to the 20% proposed resulting in a total of 8 "small
car" spaces to maintain the minimum number of required parking stalls on a reduced width
maneuvering aisle.
To accommodate the 4 metre road dedication required by the District on River Road, the
parking area was reduced and the drive aisle parallel to the road was constricted. In an effort
to maintain the minimum number of lots required for this development, the applicant chose to
have a smaller drive aisle with small parking spots rather than eliminate the total number of
parking spaces.
1) Advisory Design Panel:
The proposed project was reviewed by the Advisory Design Panel on December 12, 2006 and
was given general support by the group. The following recommendations were made:
that consideration be given to upgrading the fence to the ferry side;
The applicant will replace the existing damaged chainlink fence with a new 6 foot chainlink
fence. Currently, ferry staff park in the adjacent parking lot which sits slightly lower than the
subject property. A consequence of the difference in grade is that the fence gets damaged from
the parking vehicles. As there is no visual parking barrier on the ferry parking side, vehicles tend
to overestimate the parking stall and drive into the fence. The applicant is open to the idea of
building a wooden fence when the ferry is no longer in operation when the likeliness of damage
would be reduced.
2. that the applicant consider using permeable paving materials in the parking area other
than the grasscrete that is proposed.
The grasscrete payers are a part of the stormwater management plan as submitted for on site
source controls and allows water to infiltrate the property. The environmental consultant feels
that this is a superior option than having excess water drain into the Fraser River or into the
Storm Sewer.
g) Financial Implications:
A refundable security totaling $2,452.00 will be required for restoration and enhancement
related works as noted above for the Watercourse Protection Development Permit.
A refundable security for landscaping works in the amount of $ 9,863.00 will be required with
the Industrial Development Permit.
-7-
CONCLUSION:
The applicant has provided the information as set out in the Council Policy for Environmental
Protection. It is recommended that DP/l 12/06 be approved.
Prepared by: \Jen Csikos
gnig Technician
rifector of Planniffig MCIP
Approved by: / Frank Quinn, MBA, P.En
(: Public ks & velo ent Services
Concurrence: J. . (Jim) Rule E
lef Administrative Officer
JCIdp
The following appendices are attached hereto:
Appendix A - Subject Property
Appendix B - Site Plan
Appendix C - Elevations
Appendix D - Landscape Plans
Appendix E - Watercourse Protection Development Permit Area Plan
Appendix F - Ripanan Area Planting Plan and Cost Estimate For Restoration Works &
Enhancement area
Appendix G - Sediment and Erosion Control Plan
Appendix H - Stormwater Management Plan
-8-
SUBJECT PROPERTY
fjppend;x
LOUGHEED HWy.
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-proposed development
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3,688.97 m2
35705 S.F.
original lot area
proposed restaurant & micro-brewery
E
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EN
V(ST ELEVATION
NORTH ELEVATION ( RIVER ROAO)
0
0
10,
0
K I SOUTH ELEVATION ( FRASE RIVER)
OFFICE
PLANT LRiT
.ie.rr emnbeiy otantcai tinme orrmnrsrr Beer. .. spacing
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OVERALL REFERENCE PLAN
NOTES
Nt plants and planting to coctonrr to BCSLNBCNTA
Landscape Stdndordi Letert Edition.
N growing medium to be tented by PSAI (604273-8228)
and amended accordingly If necessary, and to be tested again
at Substantial Completion.
MInimum planting medium depths
Iewn-81150mt,,
gnoundomer 8
eirrubs-18/450mm
t,ees-12l300mm. all around the rootbolt
For detailed brIe wee apedllcaftone
N plant materiel elrelt ineet ndnlrrrum size requirements 91
Indicated In plant tint
Copyright rweyrvwd Tics drowirrg and deSign is Ond
all time. remnoifln lire eectzsire property ot J-IL
sign Group Inc.orrd cnnnot be used without the
,d.00e orchitecis written consent.
JHL Design Group Inc. 23940 Rinse Rood
lendscapeAzdrtiecture + Urban Design MorcC. 07 Maple Ridge. BC L- I
OVERALL REFERENCE PLAN
PLANT LIST
Fat
ilel-
FENCED
PARKING 10
z
PARKING 101
Uj
Con
on-
cHANL I
- z
__
GRS KITCHEN
PAVERS
/ I I L ferry LJ ] (,RAVIL I - -------Jl'1L--- -í buIlding
propose1i (existing)
OM
restaur I - If e 565 it. ICROBREWERY —
-.
PARKING LOT I CORED-- nrrK
JHL Design Group Inc. " t/8-t-O ProPosed Kingfisher Restaurant
ight ,eseeued. This d,oeing Oed design 5 Ond 5' 23540R
i,nns rennains the eenlu,iun pnopety of .541 lendscapeAtddtecture • U,ban DesIgn sench. 07 R., BC
Ceoup Inc and nonnot be used e,thosjt the •370 . Su.M. •O flit! —
e onchitocts enitten consent so IANDSCPAE PLAN! PLANTING PLAN
c-
L-2
I
PARKING LOt
bo
con
k1 jLj
concrete wolk
±_' r
fI GRASSERETE PAYERS ii 1t3 II IYP.-- SEE CIVIL ENGS ITVGS----1 El 1J 0
:j GRASSCRETE 7 KITCHEN
PAVERS
or II GRAVEL - garbage
propose
restai!!a![
- CJ f.f.e. 5.85 ICR0BREWtRY 71
LL
ii LLr iI
II PARKING LOT COWRED
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II - - o -
PATIO
cy
Of
0 75 EA /3 IO BE PLANTED o 1I LINE 06
WITH NATIVE MATERIAL
a-
ferry
building
(existing)
C
- - -
I JHL Design Group Inc. Proposed Kingfisher Restaurant
outirnes rennwns the eocIuiv p,opnrtyot I Lantfsca$A,&tIoctUre 0 Uthon Dewign Uo,ch. 07 MopI. Rtdge. BC
sign Goup Incond connot be used without the I I 0Th. 0.0. st w.0.w. it bit!
iduope onchitOcts written consent. 00Th't' ________________ LANDSCPA PLAN/ PLANTING PLAN
I I
L-3
bos
REFERENCE PLAN OF C-4NANT
OVER PART OF LOT 4, EXCEPT:
'PART DEDICATED ROAD ON PLAN
BCP-, D.L. 405, GROUP 1,
N. W.V., PLAN 7324.
PURSU4NT 7D SEC71ON 219 OF THE LARD liThE ACT
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Kingfisher Revised Riparian Planting PIan.doc
LETIS RO Box
.
.Maple Ricl2e. BC Envirowise Ltd. \'2X
Environment Consultants
S F: 604467.8972
April 16" 2007
Kingfisher Ent. Ltd.
Clo: Ted FJume
19677 Wildwood Crescent
Pitt Meadows, B.C.
V3Y 1N6
Attention: Ted Hume
Re: Habitat Enhancement - Riparian Planting Plan for development of: 23840
River Road in Maple Ridge, B.C.
Summary
As per your request we provide for your information the following revised riparian planting plan
outline for works at the above mentioned property. These riparian planting works are required
and will facilitate you towards the development of your property.
Habitat enhancement works involve the area adjacent to the Fraser River and equate to an
approximately 226m2 area. Habitat enhancement works will now involve planting 12 native trees
and 217 shrubs. These works include the north bank of the Fraser River. In addition to planting
native trees and shrubs, all exposed soils within the setback area will be seeded with a seed mix,
which is conducive to that environment. This vegetation will help maintain stability of the
sandlsoil substrate and increase the biological diversity of the area. Organic debris currently
located on-site will be retained and placed back onto the area once works are complete. This Plan
is to be included with your Development Permit XXX Application.
Riparian Planting Details
Thc setback area of the Fraser River will be located and flagged / marked off and existing
impervious and non-native materials removed to a depth no less than 300mm. Absorbent
landscaping soils will then be incorporate throughout the entire setback area. If practicable, the
absorbent soil layer will be deep enough to store the mean annual rainfall (24-hour duration).
Achieving this target will require a soil depth of no less than 300 mm. In addition, and to ensure
the type of hydrologic characteristics required for rainfall capture, the topsoil medium will meet
the BC Landscape Standard.
'C. bx 295. Maple li1ze. AC \2; 0V2 O 604466.8172 C: 604.320.2972 F: 604.467.8972
Kingfisher Revised Ripanan Planting Plan.doc
Invasive vegetation within the riparian setback area will be removed and replaced with native the
following species:
Common Name Scientific Name Number Comments
black cottonwood Populus balsam ifera 4 1 .5m height
red osier dogwood Comus sericea 7 1 .5m height
bitter cherry Prunus emarginata 8 _1 .5m height
black twinberry Lonicera involucrate 15 _1 .5m height
common snowberry Symphorocarpus albus 19 _1 .5m height
black hawthorn Crataegus douglasii 40 5 gallon pot
red elderberry Sambucus racemosa 19 5 gallon pot
salmonberry Rubus spectabillis 49 5 gallon pot
nootka rose Rosa nutkana 42 5 gallon pot
stink current Ribes bra cteosum 18 2 gallon pot
hardhack Spiraea douglasil - 8 2 gallon pot
pacific willow Sallx lucida spp. Lasiandra 160 2 gallon pot
scouler's willow Salix scouleriana 160 2 gallon pot
TOTAL (trees I shrubs) 229
Recommended seed mix for any exposed soils.
22% Annual Ryegrass 10% Perennial Ryegrass
20% Tall Fescue 8% White Clover
16% Timothy 8% Alsike Clover
12% Orchardgrass 4% Red Top
Planting Guidelines
• All works shall be conducted in accordance with the sediment control provisions of the
"Land Development Guidelines for the Protection of Aquatic Habitat" jointly published
by the provincial Ministry of Environment, Lands & Parks and the Federal Department
of Fisheries & Oceans.
• All materials, labour and plant installation shall be conducted in accordance with the BC
Landscape 3landazd jointly produced by the BC Society of Landscape Architects and thc
BC Nursery Trades Association.
• All debris and / or excess materials from landscape operations shall be collected and
disposed of in accordance with all regulatory requirements.
• All soils to be used as part of the riparian landscaping shall comply with the BC
Landscape Standard.
o Topsoil will also be used and will be dependant on the condition of native soil.
o A minimum of 300mm of topsoil is to be placed around each rootball and / or container
grown plant. This requirement involves all shrubs and trees to be planted throughout the
east side of the site. Additional topsoil will not be required for the off-site west side
planting works.
o All deciduous trees up to 12cm calliper and coniferous trees up to 3m height: 2 stakes per
tree,
P.O. Box 29568. MapL Ridge. BC V2X 0V2 0: 604.466.8172 C: 604.329.2972 - F: 604.467.8972
Kingfisher Revised Riparian Planting Plan.doc
• Deciduous trees larger than 12cm caliper and coniferous trees larger than 3m height: 3
guy wires spaced equally around each tree.
• The contractor shall provide no less than one year of plant maintenance. Plant
survivorship shall equal 100% one (1) year from planting. Replacement of dead stock
may be required to fulfill this specification.
• A qualified environmental professional should either carry out or oversee the above noted
works through to completion.
• The planting works should be carried out and completed during the spring or fall of 2007.
• All exposed soils to be seeded with native seed.
• No soils, clay, sand, gravel, concrete or any other non-native material deleterious to
aquatic life should ever be dumped, placed or stored within the setback area or be
allowed to enter the adjacent watercourse.
All planting works are to be carried out by hand. No track machinery is to travel within
5m of the top of bank.
It is recommended that 3 annual post-planting inspections be carried out by the environmental
professional commencing one year from the date planting works are completed. Plant survival
will be at least 80% for ground cover, forbs and shrubs, and 100% for trees for the duration of
the monitoring program. Should plant survival not meet this requirement during the monitoring
program then, replacement planting will be undertaken by the landowner during the first planting
season following survivability fmdings.
Additional Recommendations
The following recommendations should be implemented prior to the development of this
property.
• The non-native material and debris must be removed from the entire setback area prior to
planting works.
• A row of silt fence must be installed along the top of bank for the entire width of the
property (east west). Silt fencing is to be installed prior to any works within the setback
area commences and will remain in place until groundcover is well established.
No soils, clay, sand, gravel, concrete or any other non-native material deleterious to
aquatic life should ever be dumped, placed or stored within the setback area or be
allowed to enter the adjacent watercourse.
Once planting works are complete, a row of silt fence must be secured along the planting
area setback boundary (inward from top-of-banks). All silt fences will be maintained by
the landowner and remain in place until ground cover is well established throughout
setback areas.
The affected setback area will be seeded immediately after planting works are completed.
Custom seed mix seed mix (ground cover).
All works shall be conducted in accordance with the sediment control provisions of the
"Land Development Guidelines for the Protection of Aquatic Habitat" jointly published by
the provincial Ministry of Environment, Lands & Parks and the Federal Department of
Fisheries & Oceans.
r.o. Box 29568. MapI Ridge. BC \2X 0V2 0: 604.466.8172 C: 604.329.2972 - F: 604.467.8972
Kingfisher Revised Riparian Planting Plan.doc
All materials, labour and plant installation shall be conducted in accordance with the BC
Landscape Standard jointly produced by the BC Society of Landscape Architects and the
BC Nursery Trades Association.
All debris and / or excess materials from landscape operations shall be collected and
disposed of in accordance with all regulatory requirements.
All soils to be used as part of the riparian landscaping shall comply with the BC
Landscape Standard.
Plants shall not be planted in non-native sand. All non-native sand and material shall be
removed from riparian areas and replaced with native material.
Landowner is responsible for ensuring all plants planted are watered regularly.
No fertilizers or chemical shall be used at any time. Any invasive species will be
li.4noved by hand only.
Plants will only be guaranteed nursery stock and each shall be labelled with durable identity
tags.
Rip arian area shall be graded in such a fashion that no water ponds or pools within riparian
areas.
Please note that all works in and about a stream may require completion and submission of a
Notification(s) pursuant to Section 44 of the Provincial Water Act to provincial and federal
agencies. A final site inspection/review may also be required to verify that the aforementioned
works have been carried out and are acceptable.
Sin re
Gary etts - Principal
LETTS-ENVIRO WISE LTD.
P.O. Box 29568. Mapk Ridge. BC V2X 0V2 0: 604.466.8172 C: 604.329.2972 - F: 604.467.8972
RIVER ROAD
FflU •1
I;.
• 1fii
— RR
DV.t: 1:luu
><
Of a.
V PARKING LOT
04
T10 lOp.
propoa.d
r.stursnt 1a000 .
I zCROIIREWERY
I 1i 'U
COVERED
DECK
PENDECK L
SCALE: 1:500
PLAN VIEW OF PROPOSED DEVELOPMENT AND SETBACKS PLAN VIEW OF RIPARIAN PLANTING DETAILS
RMIV)LaSVUAIaIAII
'ININWN, II 4 VIlN?P
IVLaIIWVRNI
MlL, LawAtI' vvLa dw C.—INN 7 IAM lAM
IT4MTIFflE7L ILL 3 daV RMInPLa I IbVVLI7M7.P
VMny L.W—ftoft VI 2jl - RRVMLR.PLLaM II 2VL
LataV DIL4I L 1II
LNA,y II 2pA
0 'I 41
II I
*RILVIIaNNIL LI 2IL
0 --- W—dmbw • • La • La
TOTAL SETBAO( AEA 221m2
TOTAL NATIVE P1)1115 .VLn
avIlIanvalw,mIS
Mn PRIWN1ITLCS La wota*meaallT.
LIVE STXE INSTALIATKN DETAil. (IRIIV ALA)
Oval
2. M.0SIU01 04S 11
& y(4*INd
i •SS.Wlw S.S t*db
• MtSSIWdN.tI4SS*hE
V —"pNlft.-tN,-wddo.
Sllm%(flgV,02, '.tdSS
I •SSkS.g,NS bsse1
I
Revised Riparlan Planting Plan - 23840 River Road In Maple Ridge, B.C.
Total flevegetation Area (Out from TOB) Area m°
Plant SpecIes 226 % of Area Total Area (m°) No. of Plants Needed Plant Size and Approximate Cost (gal pots)
Plant Name - Trees Latin Name Spacing
(/m) Tree Size Shrub
Size
Seedilng
Size Tree Shrub - Trees Shrubs Tree Cost!
Size Tree Cost 5ub
Size
Cost!
Shrub Cost TOTAL
black cottonwood Popu!usbalsami(era 3.0 5% 11 4 1.5m $28.00 $105.47 -
red osier dogwood Comus sericea 1.6 5% 11 7 1.5m $28.00 $197.75 - -
bitter cherry Prunusemarginata 1.5 5% - 11 8 1.5m $28.00 $210.93 - -
black twinberry Lonicera involucrate 1.5 10% 1 23 - 15 2gal $8.50 $130.68 - -
common snowberry Symphorocarpus albus 1.2 10% 23 - 19 $8.50 $160.08
black hawthorn Crataegus douglasii 0.6 10% 23 - 40 2 $8.00 $322.86
red elderberry Sambucus racemosa 1.2 10% 23 - 19 2 $8.00 $150.67
satmonberry Rubus spectabillis 0.5 10% - 23 - 49 2 $8.00 $393.04
nootka rose Rosa nutkana 0.8 15% 34 42 2 $8.00 $339.00
stink current Ribes bracteosum 0.6 5% II 18 2 $8.00 $141.25
hardhack Spiraea douglasii 1.5 5% - 11 - 8 2 $800 $60.27
pacific willow Salix lucida spp. Lasiandra 0.5 5% 11 160 live stakes 160 $0.75 $120.00
scoulers willow Salix scouleriana 0.5 5% - 11 160 live stakes 160 $0.75 $120.00
TOTALS 35% 65% 79 147 53 176 $101.00 $804.91 $49.50 $1,647.08 $2,452.00
100% 226 229
. LETTS
Envirowise Ltd.
Environment Consultants
DATE: OrIgInal. October 151h, 2006 Revised April 13m 2007
NOTE: The above mentioned costs do not Indude taxes and taxes will be applicable.
Prices subi ccl to availability of stodc. Delivery d,argea may also apply.
File: Hume
Affandix
LETTS P.O
- . .
M"" R' nvtrowise Lcd. \72X
Environment Consultants
F: 1)04.46 7 .972
Sediment and Erosion Control Plan
23840 River Road, Maple Ridge
The following measures will be implemented to meet the requirements of the District of Maple
Ridge's Watercourse Protection Bylaw 6410-2006.
SUMMARY
The purpose of this project is to construct a restaurant and associated parking area at 23340 River
Road. This property lies adjacent to the Fraser River and at this time the property is primarily
asphalt.
The purpose of this Sediment and Erosion Control Plan (S&EC) is to protect the soil surface from
erosion where possible and intercept and manage off and onsite runoff during all phases of the
project. The following sediment and erosion control measures are intended to reduce the amount
of sediment generated. The following sediment control practices if installed correctly and
maintained, will operate by reducing flow velocity and volumes thus reducing the carrying
capacity of runoff and improving water quality. Water management will occur on-site and insure
that no excessive sediment laden waters will be released to the Municipal drainage System or into
the neighboring watercourse.
STRATEGY
The strategy for this S&EC Plan is to protect the soil surface from erosion, control the amount and
velocity of runoff, and capture all sediment on-site for the duration of the construction activities.
The strategies for controlling erosion and sedimentation have considered and are not necessarily
limited to the following elements:
Schedule activities - The most cost-effective control strategy is to coordinate the
installation of sediment and erosion control measures with completion of the project.
Therefore, sediment control measures must be in place prior to construction activities.
Control surface runoff - Surface runoff from undisturbed areas will be diverted away
from disturbed areas. Any sediment-laden water will be diverted to sediment control
structures. All outlets and channels will be stabilized for the intended flow.
Capture sediment on-site - Sediment control structures will be in locations which will
divert sediment laden waters to adequate sediment trapping devices and I or temporary
storage facilities throughout the site.
S&EC Plan, 23840 River Road, MR
Access, Staging Areas and Soil Protection
The following measures will be implemented on site to protect soils and provide access to the site:
Soils and other materials will not be stockpiled on curbs, sidewalks or roadways and will
not be placed within 2m or any sediment and erosion control facilities (i.e. ditches, silt
fences, etc.)
Access to the site will be via existing paved roads and paved parking lot. This parking lot
is large enough to facilitate staging and cleanup of heavy construction machinery. Vehicles
will only be permitted on existing road/parking lot areas.
No major grade changes are proposed for this site.
All exposed soils will be stabilized when not immediately being used. All material stock
piles, and exposed excavation areas will be covered with polyethylene to prevent erosion
and all exposed erodable soils will be covered with polyethylene, which will be weighted
down, during rainfall events.
Riparian areas will be revegetated (seeded) immediately after final grading and planting
works.
Primary Sediment and Erosion Control Measures
The following measures will be completed before construction activities are initiated:
Environmental Monitor will inspect the site prior to initiation of construction activities to
ensure S&EC plan and facilities have been implemented and are operational. The
contractor shall construct all necessary siltation and erosion control systems, including
installation of protective fencing and straw bales, before commencing any other on-site
construction. No construction activities will take place until Monitor is confident that
contractor has completed all requirements.
Silt fencing and orange snow fence to be placed along the setback boundaries.
In the event that rains are expected or construction area will not be used for 2-3 days, all
erodable soils will be covered with durable polypropylene.
Construction operations will be organized to minimize environmental impacts and may be
suspended when heavy rainfalls are expected.
Existing vegetation within the setback area will be retained wherever possible.
No supplies or equipment will operate or be stored within the setback area.
All runoff will be filtered through a exfiltration trench along the western side of the
property.
Straw bales will be placed along the eastern and western property lines to contain and
direct surface flow to treatment facilities.
All crew members and contractors carrying out works on the subject property will be
informed with the sediment and erosion control requirements prior to each commencing
works on the subject property.
No alterations or enhancements to any sediment and erosion control facilities will be
carried out without the consent of the Environmental Monitor.
LETTS-ENVIROWISE LTD.
S&EC P'an, 23840 River Road, MR
Maintenance
Roads in front of the worksite (River Road) will be swept and kept free of soils/sediments
(a minimum of once a day during rain events).
Exposed aggregate and concrete washed from machinery will not be directed to any
drainage system.
Inspection of the erosion and sediment control measures onsite by the contractor and/or
environmental monitor will be completed on a regular basis.
Additional Protection Measures
Setback Areas
Revegetation of the setback area will be completed according to the prepared Riparian Planting
Plan.
Silt Fences
Silt fences will be installed along the setback boundary and enhanced with clean sediment free 1"
to 2" (25 to 50mm) diameter Coho gravel (rounds) A small gravel berm will be placed along the
upsiope side of all silt fences. Coho gravel height will not exceed 9" (23cm).
All silt fences will be checked and maintained no less than weekly during non-rainy periods and
daily during rain events. At least 3 additional rows of silt fence will be stored on site for the
duration of construction works.
Solid Waste Disposal
The contractor shall provide on-site disposal facilities at all times. These disposal facilities shall be
removed and disposed on a regular basis and at authorized disposal areas. Solid waste includes but
is not limited to; vegetation debris (trees, shrubs, branches), wood and paper from packaging and
building materials, beverage cans, coffee cups, cigarette packages, lunch wrapping paper and
plastic, left-over food and aluminum foil, sanitary wastes, rubber, and plastic and glass.
Chemical and Other Pollutants
Controlling chemical pollutants is critical. Every effort will be made to not allow chemicals used
during construction activities to be carried by sediment and runoff from this site. Chemical
pollutants include but are not limited to; hydraulic fluid, fuel and oil.
All flammable fuel products will be stored in locked container sheds. Refueling of all machinery
and equipment shall be done no less than 30m from the wetted edge of all watercourses or
drainage channels. No re-fueling will be permitted on any impervious surface (roads or
driveways). If this in unachievable then fueling areas will be encompassed by a berm and refueling
will take place within the berm area.
Construction Scheduling
Appropriate sequencing of construction activities can be an effective way to reduce the negative
impacts of the proposed development. It should also be recognized that a phased construction
LETTS-ENVIROWISE LTD.
S&EC Plan, 23840 River Road, MR
schedule must reflect an iterative or adaptive approach whereby information, impacts (or potential
impacts), and control may need to be changed at each phase in order to meet municipal sediment
control requirements.
Spill Control
Each piece of machine will carry one (1) spill-kit at all times. The lead contractor will be
responsible to ensure that all persons carrying out works (including deliveries), will be made
aware of the on-site spill control plan and requirements should a spill of a dangerous or hazardous
waste occur.
Any spill that occurs, regardless of the size and / or type must be immediately reported to the
appropriate agencies and environmental monitor. In addition, the contractor and on-site monitor
will be aware of and provide specific containment clean-up instructions. Immediate contaimnent,
demobilization and clean-up steps would include:
o plug all drain inlets, which could convey dangerous or hazardous waste materials,
o turn off or divert any incoming water,
o cover the spill with absorbent material such as kitty litter or sawdust (do not use straw),
and
o remove all used absorbent materials and or soils affected to an authorized disposal
facility.
Discharge Performance Target Control
The discharge of water from the subject development site will strive to meet Maple Ridge Bylaw
No. 6410-2006 Schedule "D" requirements for sediment, sediment-laden water, and turbid waters:
The total suspended solids (TSS) level must not be greater than 25 mg/L during dry
weather and less than 75 mg/L during the wet season, turbidity levels must not be greater
than 20 NTU, and pH of the water discharged from the site should fall between 6 and 9.0.
Effluent outside this range must be neutralized prior to discharge.
Suspended Solids: Total suspended solids should not exceed (TSS) 25 milligrams per litre
(mg/L)
Visual Clarity / Turbidity: Turbidity should not exceed 20 nephelometric turbidity units
(NTU).
Readings in excess of the above mentioned amounts will result in immediate steps taken by the
on-site monitor or the contractor under the direction of the on-site monitor to determine the source
of sediment, then to modif', repair or implement additional sediment control facilities as required
and until readings are below allowable limits. All sediment and erosion control facilities will be
kept free and clean of construction materials at all times.
Gary LetPrincipal
LETrS-WIROWISE LTD.
LETTS-ENVIROWISE LTD.
SLTOMDVAMT
.D VATflE
&OEIePflIC1D.
CONSTFACTMAlOtHERTHANFAULINOTARM
----U
SSTATTDI4FWIDI DET?&
SCALE 1:50
PROFILE OF RIPARLAN SETBACK AREA
iLl
POWER POLE Im c ,qIOBERELOCAItO
S&TAT1I,cO,ff.IESES
! I? /
MPWLT ( _sw AREA
r STRAW
Eli? / aSLES
BALES
PROPOSED
I?
I ELY
SCALE 1:5 EXISTING DRAINAGE PATIERt4S AND MEASURES TO CONTROl. RUNOFF AND SEDIMENT
09/06/2006 15:14 6044659312 ASSOCIATED CEDAR PAGE 02
Sep 21 2006 6:4OPPI LETTS ENVIROIJISE 5044878972 p.2
SCHEDULE 'D
ESC PLAN MONITOR'S LETTER OP UNDERSTANDING AND RESPONSIBILITY
TO: District of Maple Ridge DATE:_jlP41ER Z
ATrENTJON: ApplJCatloD NO.______
wan &A R. V 41i3. costlrt that well have been retaIa.d
(Levi ooeivatal Móeftor'a earn.)
by 71_00 Pt _forth.DiatrtctProj.etNo.
(b.ve4p.r/Castraf tori airne prth$ed)
I undesnnd that iti a requirement for the dasignated environmental monitor 10
To provide inspection, maintaining, monitoring and repurting sorvices in accotdance with
the requirements of the Dletrict'a Ws*exvouree Proleotion Bylaw 6420 - 2006. ThIs
tricludi,f ruiremenI as well as the unconditional authority to modif, and,'or halt any
conitnctiopt activity neceasazy to ensure compliance with the said Bylaw and the
approved ESC Plan for Z3S4c, 1ir t1ArLE' ce (Locution orad1eiu of aft.)
Eniure th*t the designated env,yonznental monitot has reviewed the Erosion snd
SccfimentCootrol (ESC) Plan and have provided the District with a)ettri of issuance
that the proposed f.ciIiftea and conbola will most the requireneeti otthe Watercourse
Protection Bylaw.
Conf= )y meana of submitting a signed letter to the District that the BSC f)dilitmes and
cono1s oo site have been succeuiWly implenDnted, inspected, and are operational
beibre thC applicant will be issued a permit or approval to comniorice any construction
worka.
4. thipect, o?onhtor, and maintaw the facilities and controla on site to onaure compliance
with the Vatercouree Protecton Bylaw. This includes the requtremant to maintain
flcltitics so well as the unconditionAl authority to modlty indlor halt any corsmuton
activity noo.asaxy to ennui compliance with the Walnrcouree Protection Bylaw.
S. Provide afinal Inspection of the lot and a signed letter must be iubmitted by the
designated Environmental Monitor to cnawe the developer has sucoef1ly completed
the ESC plan and in in compliance with the Wstertoune Protection Bylaw before the
Disuici iüuce a final Certifioate of Acceptance, Occupancy Permit, or relevant lrin1
approval.
6. Provide bi-znonthly submission of ecvironmenlal mwdtorinZ repoila during the rainy
period (Otober 15 - May 15) to the Planning Depamnant. Environmental Techniciax
09/06/2006 15:14 6044659312
Sep 21 2006 844PP1 LETTS EIIVIROIJISE
ASSOCIATED CEDAR... - - PAGE 03
6044878972 p.3
Sau,le and analyse the waler being dischargI from the site dunng each site vi.zt wttere
spp1icabJe The total suapendad ioh (TSS) level most not be gloater than 25 ing/L
during 4rê weather and less than 75 mg/I.. during the wet season, turbidity levels must
not be greaser than 20 NTU, and pH of the water dischaiged from the site should fall
between 6 and 9.0. Effluent outside this range mur be teulralized prior to discharge.
Consult tha design engineer where there is an alteration of the !SC plan or where
faoilities am falling to comply, within 24 hours and ensure corrective measures are
implomcned immediately.
Notif' thCorporat1on of the Dutrict arMaple Ridge of any outtanding deficiencies or inénona (i.e. outstanding for more than I day) on or off site for bylaw enfoieinent.
If the infri6tion on site has not been remedied wIthin 24 houra after contact with the
Distrjct ofMsplo Ridge, a cease work order must ftnmediarefy take place. The District
may fine the responsible owner and/or use The applicant's environmental security funds to refliedythe situation.
avlro.aien tal Mo
Name: AA F4= VP L9fl.
Company; - - Rio
Ezn.rocy Contact Phone Number - 44- FX 1. Z' ? Z.
Owasr/D.veloper: In ezecuting this L.ettar c[Undcmsanding, I covenant that 3 have authority to md do
hereby seioond1tiocliy suthorias the nambd B vrnamenta] Monitor to ciny cut the above mentioned
rosponsibilities amid modify or belt any cunjmction activity is necessary ta ensure compliance with the
Wetcrconse5loiy on Bylaw.
signsture:(y
Nse:_G.
Company: )k_!1
Emergency Conict Phone Number _ S2' c(
09/06/2906 15:14 6044659312 PAG04
S.p 21 2006 6141PM LEITS ENVIRDUISE 804679972
SCREDULE
ESC MONiTOR'S LETTER A P/OINTMENT
TO; DlflrIct of Maple Ridge DATE; IM1g h —7ot,
ATTENTiON: E$C Plan PROJECT NO.
won LPt1T. -, oonftnn that we/I have been retained (EnvimnmteI Mc,ritor's name)
by 1) 4-t4 M Ir for the Dat)c Project No. (Developer'a TWIM pruned)
to pnwidc leapeclion, maintaining, mozaitoring and reporting service, in a000rdsacc with the requirvmts of tle DtDct's Wateivouy.e Protection Bylaw 6410 - 2006. This includes the requirement as well as the unconditional authority to tnocify sndfor halt any construction activity
necessary to anourp oompliance With the said Wateroouri Petection Bylaw 6410 - 2006. It also
include# the r,tpoiaibIlity to report to the Distnct if there are any changea with respect to the
appoinenerit of th,dijied enviroiunentgl ntonibr of record.
EnvIronmental
Signature:
Company:
Mdreae:
Professional Sal '(if applicable)
Developer; In eocfcutins this Lettn of Appuintnient 1 co
hereby uncondllqtaafly authonze the named Environrec
Consnucnoi, WQr1a as necessary to ensure cpiiance 'w
6410 - 2006. It allo includes the responsibility to rcpcii I
are any changes with reepect to the appointment of the
record.
Signs
Corxany1 t_L
4ds: I 7_lq,FCj
Aa-
nant that I have authority to and do
ii Monitor to modify or halt any
the Wstercourss Protection Bylaw
the Diamct within two days if the
se1ated environmental momtor of
,qp1,dx
Ted Hume - Kingfisher Ent. Ltd.
19677 Wildwood Crescent
Pitt Meadows, BC
V3Y 1N6
STORM WATER
Kingfisher Restau
October 30, 2006
GEMENT PLAN
Development
SUBMITTED
Kingfisher Ent.1 Ltd.
do Ted Hun?e
19677 Wildwood Crescent,
Maple Ridge, BC V3Y 1N6
STORMWATER REPORT SUBMITTED BY:
Letts-Envirowise MGMT ervices Ltd.
P.O. Box 29568
Maple Ridge, BC
V2X 0V2
STORMWATER DETAILS AND SCHLMATIC SUBMITTED BY:
October 251h 2d06
LETTS
'
Envirowise LtcIL
Environment Consultants
P.O. l3o. 29508. Maple Ridge. B.C. 0: (U4.466.8] 72 C: &)4.329. 2972 F: 604.467J972
LIETTS P.O B o x
.
S Maple Ride. BC Envrowise
.
Ltd.. \2X
• Environment Consultants
F: 604.46'i972
October 30th 2006
Rod Stott - Environmental Planner
District of Maple Ridge
11 996 Haney Place,
Maple Ridge BC,
V2X 6A9
Attention: Rod Stott
Re: Stormwater Management Plan for Kingfisher Restaurant at 23840 River Road,
Maple Ridge, BC
Please find enclosed the Stormwater Management Plan for the above mentioned Development.
This Stormwater Management Plan has been prepared by Letts-Envirowise and John Curran
Neville Graham Assoc for Ted Hume of Kingfisher Ent. Ltd.
The integrated system of conveyance and treatment structures supported by a range of BMPs
outlined in this Stormwater Management Plan and within the recently prepared Sediment and
Erosion Control Plan facilitates the satisfactory treatment of stormwater entirely within the
subject property. Therefore, we confirm that the approach used to manage and treat run-off from
this development meet or exceed the GVRD and Department of Fisheries and Oceans criteria for
Stormwater Management.
Please do not hesitate to contact us at either 604.329.2972 or 604.466.8172 should you require
more information or have any questions.
Yours
Gary Lefts - Principal
LETTS-ENVIRO WISE LTD.
Cc: Ted Hume - Kingfisher Ent. Ltd.
Bx 21)6. MapI Ridw. BC V2X 0V2 0: 6O4.4o6. 172 C: 604.32Q.2972 F: 604.467.8972
Ted Hume - Kingfisher Ent. Ltd. October 30, 2006
19677 Wildwood Crescent
Pitt Meadows, BC
V3Y 1N6
Stormwater Management Plan
Kingfisher Restaurant Development
23840 River Road, Maple Ridge, BC
Executive Summary
The Stoimwater Management Plan (SMP) for the Kingfisher Development incorporates
ed stormwater management prescriptions to address current expectations for
environmentally sustainable stormwater management A number of strategies have been
developed specifically for the Kingfisher site as part of this applied sustainability approach.
The stormwater management plan is one that ensures that pre-development water quantity and
quality will remain unchanged. This Stormwater Management Plan has been designed to
manage stormwater generated from I property. I
The permeable gravel and sandy-loam soils that under1lie this site offer optimal opportunity to
dispose of storm drainage (infiltration) within the subj:ect property and will not result in a rise in
the groundwater table nor create a potentially critical degradation of the stability of the bank of
the Fraser River.
The major structural stormwater components for the }ingfisher Development include piping, 3
Grasscrete payers, two rock pits and catch basins. More specifically, three 1 9m long by 3m wide
Grascrete Payers, two 42m 3 (each) sub-surface rock pits. Four catch basins complete with silt
sump and trapping hoods, and disconnected roof leadrs, which will drain runoff to rock pits,
The District of Maple Ridge has endorsed the Kingfisher proposal on the condition that
Kingfisher design a Stormwater Management System (SWS) that would adequately and
ultimately manage the stormwater generated from the subject property. Calculations prepared by
John Curran are included in this report./
The subject property is approximately 3795m2 in size (0.94 acres or 0.38 hectares)
arrnroximately half of which extends into the Fraser River. The owners are proposing to upgrade
the existing restaurant facility on the property with a new building, deck, and additional parking.
The site is sensitive environmentally because it is bor 4ered on south by the Fraser River. Unless
carefully managed, runoff discharged from the proposed development 'could' impact salmon and
other aquatic species within the adjacent environment. A Sediment and Erosion Control Plan is
included with this Stormwater Plan Report.
The existing biophysical features (watercourse and riprian zone) and natural topographical
configuration of the subject property is such that extra 1protective measures have been established
to ensure there is no adverse impact to water quality in the surrounding area (Fraser River). This
Stormwater Management Plan together with the recently prepared Sediment and Erosion Control
91a "ils all of the protective environmental measuies which will be employed prior to, during
construction, and upon completion of the project. The following Stormwater Management Plan
I3ox 29568. Maplc Ridic. BC V2X 0V2 0: 604.468172 C: 604.329.2972 -. F: 604.467.8972
Ted Hume - Kingfisher Ent. Ltd. October 30, 2006
19677 Wfldwood Crescent
Pitt Meadows, BC
V3Y1N6
incorporates established stormwater management prescriptions to address current expectations
for environmentally sustainable stormwater management.
The main sensitivity for proposed development of the site is related to the integrity of the Fraser
River and its associated riparian zone. Although the existing riparian zone is primarily formed by
asphalt, and has yet to be re-constructed, the main environmental impacts associated with the
proposed development are expected to be erosion and sedimentation risks during any excavation
and grading works for building construction. In addition, post-development stormwater
discharges could increase the incidence of erosion and periodic episodes of poor water quality
draining toward the Fraser River, which could impact fish habitat. During site preparation,
exposed sand and fine soils would be readily erodable and pose a risk for off-site siltation to the
Fraser River. Substantial sediment and siltation control measures would be required to protect
this watercourse. Protection of the Fraser River during development and implementation
processes of the Kingfisher Stormwater Management Plan requires an intricate and integrated
approach. Primary protective measures include:
• Route small, frequently occurring runoff to areas where combined physical and
biological processes improve runoff water quality.
• Establish adequate no-disturbance setbacks measured from the plotted top of
bank to retain full function of riparian corridor as critical fish and wildlife habitat
immediately adjacent to the development.
• Establish rock pits and sand filtration systems.
• Rehabilitate adjacent riparian buffer zone.
The main concern with this site is the treatment of surface runoff. The impacts that may result
from draining the site, such as increased sediment loading and / or hydrocarbon discharge, can be
reduced. To manage surface runoff from this site will require a series of rock pits, sand beds, silt
fences and straw bales to treat runoff from exposed areas over the various stages of site
development. The construction of stormwater treatment facilities should take place first.
Building construction and grading should only begin after erosion and sediment control measures
are in place.
The recently prepared Sediment and Erosion Control. Plan provides detail with respect to Solid
Waste Disposal, Spill Control and Response and Chemicals and Other Pollutants.
Stormwater Management System
The stormwater management system outlined here and as illustrated in the included Curran
drawing addresses stormwater drainage through a combination of drainage design elements,
BMPs and SMP techniques. Three areas have been chosen within the site for the placement of
permeable payers (Grasscrete Payers).
These equate to a total area within the site of approximately 171 m 2. Grasscrete payers will be
placed at the northeast corner, the central area and along the riparian setback boundary.
Porous pavement is a permeable pavement surface with an underlying stone reservoir that
temporarily stores surface runoff before infiltrating into the subsoil. This porous surface replaces
P.O. Box 29568. Maple Ridzc, BC V2X 0V2 0: 604.466.8172 C: 604.329.2972 - F: 604.467.8972
Ted Hume - Kingfisher Ent. Ltd. October 30, 2006
19677 Wildwood Crescent
Puff Meadows, BC I
V3Y1N6
traditional pavement, allowing parking lot runoff to ikfiltrate directly into the soil and receive
water quality treatment. Grass payers are concrete interlocking blocks or synthetic fibrous grid
systems with open areas designed to allow grass to &ow within the void areas.
Integrating the proposed development into the sites e'dsting features required careful planning.
Additionally, strict adherence to the sites Sediment and Erosion Control Plan is essential.
The typical 3 Tier Approach is found in the Ministry f Water, Land and Air Protection's
Stormwater Planning Guidebook for British Columbi 1a and involves rainfall capture (source
control), runoff control (detention), and flood risk management (contain and convey).
Tier 1 (A) Events are small rainfall events that are less than 50% of the mean annual rainfall
event. These represent about 75% of all rainfall evens. These events should be captured at
source to reduce runoff volume and provide rainfall +Pe. Tier 2 (B) Events are larger rainfall
events that are greater than half the size of the mean annual rainfall events. These represent about
10% of the rainfall events. Typically these events are t be detained. Tier 3 (C) Events are the
extreme rainfall events that may or may not occur in any given year. These events can be
released as long as the 100 year storm is managed to prevent threats to public safety or property.
The design of the Stormwater Plan is one whereby firt flush events (Tier I) will be absorbed by
the permeable payers, which will contain a layer of sand. Cleansed water will then be directed
from the permeable payers to over-sized rock pits (Tir II and III), which will be contained in the
natural subgrade. Water within the rock pits will percolate into the natural subgrade. Overflow
from the permeable payers will also be directed to th rock pits via catch basins. Rock pits have
been over-sized by approximately 27% and will more' than adequately manage a 10 miii duration
1 in 100 year event. Excess runoff will be conveyed along the west side to a lawn basin, which
will serve as an overflow from the system in a 1/100 s torm.
The existing asphalt that forms the surficial medium of the riparian zone will be removed
including 0.3m of the subsurface gravels. Topsoil will then be brought in and placed throughout
the riparian zone. This area will then be graded at approximately 2% (to drain south) and planted
with a dense assemblage of native trees and shrubs. ARiparian Planting Plan has been prepared
and included within the Kingfisher application. I
The riparian zone will be protected from disturbance and preserved to the greatest extent
possible. If correctly preserved, graded and landscaped, this area will provide additional
infiltration.
This integrated system of conveyance and treatment structures supported by a range of BMPs
outlined in this Storrnwater Management Plan and within the recently prepared Sediment and
Erosion Control Plan facilitates the satisfactory treatment of stormwater entirely within the
Kingfisher property.
Gary Lefts - Principal
LE'TTS-ENVIROWISE LTD.
Cc: Ted Hume - Kingfisher Ent. Ltd.
P.O. i3ox 20569. Maple Ridec, BC V2X 0V2 0: 604.466.8172 C: 604329.2972 -- F: 604.467.972
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A
CORPOR&TION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: May 25, 2007
and Members of Council FILE NO: DP & DVP/033/06
FROM: Chief Administrative Officer I ATTN: C of W
SUBJECT: Development Permit and Development Variance Permit
12329 Hillside Street, 22210 124 Avenue, 22214 124 Avenue, and
12339 Hillside Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject propthies from RS-1 (One Family Residential)
to RM-1 (Townhouse Residential), to permit a 29-unit townhouse development. The site is within the
Town Centre Area, and this redevelopment is consistent withthe overall goals of the Town Center
Concept Plan. The rezoning application (RZ/033/06) is curreitly at third reading and will be
presented for final adoption concurrently with the Development Variance Permit.
A number of variances are being sought by the applicant in order to fit this development to this
restrictive site.
RECOMMENDATION:
That the Manager of Legislative Services be authorized to notify qualifying property owners
that approval of DVP/033/06 respecting properties located at 12329 Hillside Street, 22210 124
Avenue, 22214 124 Avenue, and 12339 Hillside Street will be considered by Council at the June
26, 2007 Council Meeting; and
That the Corporate Officer be authorized to sign and sealDP/033/06 respecting property
located at 12329 Hillside Street, 22210 124 Avenue, 22214124 Avenue, and 12339 Hillside Street
subject to approval of DVP/033/06.
DISCUSSION:
a) Background Context:
Applicant: EFS (Hillsid) Developments Ltd.
Owner: Michael S. McBride
Legal Description: Lot 22, Plan16012; Lot 16, Plan 1112; Lot 35, Plan
27048 & Lot
NWD
32, Plan 26005 all of D.L.399, Gp. 1,
OCP:
Existing: Urban ResidFntial (Regional Town Cente Study Area)
Proposed: No Change
Zoning:
Existing: RS-1 (One Fmily Urban Residential)
Proposed: RM-1 (Towrhouse Residential)
1104
Surrounding Uses
North:
South:
East:
West:
Use:
Zone:
Designation
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Single-Family Residential
RS1-b (One-Family Urban Residential)
Urban Residential (Regional Town Cente Study Area)
Vacant & Single-Family Residential
RS-1 (Single-Family Residential)
Urban Residential (Regional Town Cente Study Area)
Single Family Residential
RS-1 (Single-Family Residential)
Urban Residential (Regional Town Cente Study Area)
Vacant & Single-Family Residential
RS-1 (Single-Family Residential)
Conservation, Urban Residential (Regional Town Cente
Study Area)
Single-Family Residential
Townhouse
0.388 FIA (.96 acres)
124 Avenue & Hillside Street
Full Urban
RZ/SD/DVP/033/06
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
b) Project Description:
The site is located close to the corner of 124 6' Avenue and Hillside Street, with access to the site from
both of these streets. This narrow L-shaped site is bordered by a creek and riparian setback area to the
west and a single-family residential property to the east. The development proposal is for a 29-unit
townhouse complex utilizing a craftsman style design. The units will be three storeys with either a
double garage or a tandem garage. The applicant will also be dedicating approximately 23% (18,963.60
sq. ft.) of the site area to the District as park.
This Development Permit will guide the form and character of multi-family residential development and
address development issues related to watercourse protection.
A number of variances are being sought in order to realize this development.
c) Planning Analysis:
Official Community Plan
The subject property is designated Urban Residential, and within the boundaries of the Regional
Town Centre Study Area. This proposed development generally complies with the goals of the Town
Centre Concept Plan, which was adopted on April 12, 2005, and is used as a guide for development in
the town centre area.
This form of development is subject to the Multi-Family Development Permit Area Guidelines. The
key guideline concepts for Multi-Family Development Permit Area Guidelines are:
1. New development into established areas should respect private spaces, and incorporate
local neighbourhood elements in building form, height, architectural features and massing.
With its craftsman styling, and ground oriented residential units, the proposed development is
compatible with many residential styles including those found in established neighbourhoods. The
-2-
surrounding context should be considered in transition. Higher density low rise residential
development may be supportable at adjacent sites to this location. The Town Centre Concept Plan
suggests single family development to the south of the subject properties, but further investigation is
needed to verifi the appropriateness of this residential style ai this location.
Transitional development should be used to bridge areas of low and high densities, through
means such as stepped building heights, or low rise 'round oriented housing located to the
periphery of a higher density developments.
The proposed development maintains the appearance of a single family neighbourhood with its
ground oriented housing style. Most of this development will not be visible from either public street
due to the shape of the site and its limited street frontage.
Large scale developments should be clustered and given architectural separation to foster a
sense of community, and improve visual attractiven4ss.
Each residential unit is defined with a separate ground orientd entrance, avoiding the appearance of a
large single structure.
Pedestrian circulation should be encouraged with attractive streetscapes attained through
landscaping, architectural details, appropriate lighting and by directing parking
underground where possible or away from public vi4w through screened parking structures
or surface parking located to the rear of the property.
The units that face Hillside Avenue and 124 0' Street have theii front entrances oriented to the street,
thereby providing an attractive streetscape. Parking will be provided with each unit, thereby avoiding
the creation of a vast expansive parking lot.
Maple Ridge Town Centre Concept Plan
The development site is within the Regional Town Centre and: is guided by the Town Centre
Guidelines in the Official Community Plan. The project architect has submitted a LEEDs
(Leadership in Energy & Environmental Design) green buildiig report for the proposed development.
Registration of a Section 219 Covenant indicating the LEED' components included in the project
design has been made a condition of final reading for the assoiated rezoning application.
The low impact development objectives are addressed in the Landscape Plan, with permeable surfaces
in driveways and patios, and the use of native vegetation in th planting scheme.
Development Variance Permit
In order to realize this development, a number of variances to the Zoning Bylaw would be required.
These include:
Setbacks:
The required front and rear setbacks in the RM-1 zone are 7.5 netres from the property lines. The site
constraints and difficult lot geometry of this site would requir4 significantly reduced setbacks, to a
minimum of 3.5 metres for the rear yard, and 1.12 metres for the front yard. These setbacks include
both a covered deck in front and a covered porch at the rear. In both cases, the actual distance to the
building face is greater, 4.67 metres for the rear yard, and 2.82 metres for the front yard. The Town
Centre Concept Plan encourages reduced setbacks in the Town Centre, and on this basis, the variance
may be justified. Neighbourhood impacts of these variances should be considered minimal, as the
street frontage is minimal, and the rear setbacks face the watercourse protection area.
-3-
Building Massing:
The height of the residential units will remain within the maximum permitted height regulations.
However, the buildings will be a full 3 storeys, while 2.5 storeys is the maximum permitted by bylaw.
The justification for this variance is due to the need to provide all required off street parking within
the building footprint. The full 3 storeys are required to provide a reasonable floorspace for the units.
In addition, the roofline of these units, combined with second storey porches maintains the appearance
of a 2.5 storey structure.
Common activity area:
Based on the Zoning Bylaw provision of 5 m 2 activity area per residential unit, a 29 unit development
would require common activity areas totaling 145 m2. The applicant indicates an activity area of
138.4 m2, which is slightly less than required. However, this activity area is well designed to provide
on-site recreational facilities. Two school sites and playground areas are within 500 meters of the
subject site. In addition, 23% of the site will be preserved in a natural state which will visually
benefit the new residents.
Parking Provisions:
Required off-street parking is 58 stalls. This proposed development will provide 67 parking spaces;
however, due to the site constraints 12 of these, or 21 per cent of the total required parking will be
small car spaces. The Zoning Bylaw permits a maximum of 10% small car allowance. For this
reason, the applicant is requesting a variance to allow a higher proportion of small car stalls. The
applicant is also requesting a variance in the driveway aisle from the required 7.0 metres to 6.0
metres. These access areas are relatively flat, and do not pose difficulties based on visibility or
maneuvering. In addition, the applicant has provided a no parking covenant on this thoroughfare in
order to provide sufficient clearance at all times to address fire safety concerns. For these reasons,
this variance may be justified.
1) Advisory Design Panel:
The proposed project was reviewed by the Advisory Design Panel on June 13 0 , 2006 and was given
general support by the group. The following recommendations were made:
That the landscape screening north and south of the east wing be resolved;
That garbage/recycling areas be resolved;
That there be a reduction of fence height along the south-east corner.
The applicant has addressed these concerns through improvements to the landscape plan.
g) Environmental Implications:
The site is located near a watercourse identified on Schedule 'C' of the Official Community Plan. For
this reason, the site is included in the Watercourse Protection Development Permit Area that was
established for the preservation and protection restoration and enhancement of watercourse and
riparian areas. A Development Permit is required for all development and subdivision activity or
building permits within 50 metres of the top-of-bank of all watercourse and wetlands as shown on
Schedule "C" - Natural Features Map (Appendix A).
This watercourse, described as "Stream T2", is a tributary of the South Alouette River. This tributary
runs in a north/south direction parallel to the western edge of the site area. The vegetation of the site
combines native and introduced species, is not considered unique, but is recognized for its role in
supporting local fish populations. Key actions relating to protecting these values include maintaining the
forest canopy, its understory, in order to stabilize the stream bank on its eastern side.
-4-
The submitted development plan indicates some encroachment into the stream setback area along the
southern portion of the site, which has continuous vegetative cover. The applicant is proposing
compensation for this stream setback adjustment through rehabilitation of the riparian area along the
western edge of the site.
A Habitat Protection Agreement has been registered as a restr!ctive covenant for these works.
Security will be posted in accordance with Council Policy for Performance Security for
Environmental Protection to ensure that the Watercourse Protection Development Permit Area
Guidelines are met.
The Watercourse Protection Development Permit Area Giidelines may be varied with supporting
documentation from a qualified professional at the discretion of Council. The District's Environmental
Planner has reviewed and supports the requested setbacks, stramworks, and documentation.
WATERCOURSE PROTECTION DEVELOPMENT PERMIT GUIDELINES:
A. Watercourse Protection Area Establishment:
Watercourse protection areas are to be established in accordance with their habitat value
and the potential impacts proposed by adjacent development. The District of Maple Ridge,
the Department of Fisheries and Oceans and the ¶inistry of Environment, Lands and Parks
have endorsed the proposed watercourse protection boundaries as shown on the District's
Streamside Setback Map.
Setbacks from the described watercourse have been estabished in conjunction with the District's
Streamside Setback Map.
The watercourse protection areas are to be dedicatd where possible into public ownership
for conservation purposes.
The watercourse protection area is estimated to be 1735 m2 of which 743.7 m 2 will be protected through
a combination of park dedication and the remainder through arestrictive covenant.
The boundaries of the watercourse protection areas are to be physically located on the
ground by a B.C. Land Surveyor prior to site disturbance.
• BCLS has located the watercourse protection area on the gijound.
Temporary barrier fencing will be installed adjacent to watercourse protection areas prior to
any construction activity and should be replaced with permanent post and rail fence upon
development completion.
• permanent post and rail fence will be installed adjacept to the watercourse protection area as
development occurs.
All lots must provide the required minimum lot dimensions as set out in the Zoning Bylaw
exclusive of the watercourse protection boundaries.
The development meets the required minimum lot dimension as required in the Zoning Bylaw.
-5-
B. Erosion Control:
6. All work is to be undertaken and completed in such a manner as to prevent the release of
sediment to any ravine, watercourse or storm sewer. An erosion and sediment control plan
that involves implementation prior to land clearing and site preparation and the careful
timing of construction is to be provided in accordance with the requirements of the District's
Watercourse Protection Bylaw 6410 - 2006.
The applicant has submitted an Erosion and Sediment Control Plan) in accordance with the
requirements of the Maple Ridge Watercourse Protection Bylaw No. 6410-2006. In support of
watercourse protection, the stormwater management plan has been developed in collaboration with a
qualified engineer for the site in order to meet the DFO Urban Stormwater standards for water velocity,
volume, and water quality.
7. Temporary fencing should be erected to prevent any encroachment or disturbance into the
watercourse protection area prior to any clearing or construction on the site
This is a requirement of the Watercourse Protection Bylaw and a Watercourse Protection DP site plan
has been submitted demonstrating compliance with these requirements.
8. Cutting and filling adjacent to watercourse protection areas is to be kept to a minimum
incorporating appropriate structural fill material and blending graded areas with natural
slope, as supported by the Hillside Policies of the OCR
A phased construction schedule has been submitted in order to mitigate potential adverse effects of the
proposed development. Where possible, existing vegetation is to be retained.
9. The District may require environmental impact studies, enhancement works, and
monitoring in support of development proposed to be located within a Watercourse
Protection Area. Supporting documentation, technical studies, and recommendations with
respect to impacts of the proposed development may include the following:
A geotechnical slope stability and erosion control report;
A groundwater impact assessment report;
ii. Wildlife habitat assessment report;
e. Vegetation impact assessment report; and
In support of the above, the following reports were required and have been received:
• Geotechnical Report,
• Stormwater Management Plan,
• Erosion and Sediment Control Plan,
• Environmental Assessment (wildlife and vegetation) Report.
C. Vegetation Mana2ement:
10. Natural vegetation is to be retained wherever possible to ensure minimum disruptions to
the environment and to protect against slope failure. Land clearing adjacent to the
watercourse protection areas is to be restricted to a phased construction schedule.
The conservation area has been protected through Park dedication and restrictive covenant. A fence
will be installed along the property line to define the clearing limitations.
An Environmental Assessment report with recommendations for tree retention has been submitted for
the Watercourse Protection Development Permit Area.
Habitat restoration landscaping of all bare or sparse riparian areas within the
watercourse protection area may be required. Vegetation species should be native of the
area and be selected for erosion control and fish and wildlife habitat values.
Habitat restoration includes retention of existing vegetation 'ihere possible as well as enhancement
plantings within riparian areas on the site.
A cost estimate for watercourse improvement adjacent to theidentified watercourse has been
received by the District, and is attached as Appendix E.. A performance security for environmental
protection will be be received prior to issuance of the Development Pennit.
Storm water outflows to the stream or leave area should have water quality and erosion
control features so as to minimize their impacts onfish habitat and in compliance with the
District's storm water managem ent plans.
The submitted Stormwater Management Plan outlines approiriate best management practices to
mitigate adverse runoff effects in conjunction with the Erosi9n and Sediment Control Plan.
The developer shall provide copies of all necessary approvals (and supporting information) from
senior agencies for all new stormwater outfalls located within setback areas.
In addition, the engineer of record must demonstrate compliance with current
Provincial and GVRD site source controls where possible. Calculations demonstrating compliance
with the three tier system may be required.
D. Monitoring:
The implementation and maintenance of environmental mitigation controls or measures
approved by the District are to be monitored by a jualfied environmental monitor.
Environmental monitoring will be a key element of the develpment of this site. Letts-Envirowise
Ltd.and Webster Engineering Ltd. will be the environmental 'monitors for the project and will ensure
performance meets with the standards established by the Watrcourse Protection Bylaw. Monitoring
will occur daily during construction in rainfall events, and wekly at all other times during the
construction period to ensure compliance with the permit. A 'record of all monitoring data shall be
made available to the District upon request.
The Environmental Monitor has been provided with written authority to modify and/or halt any
construction activity necessary to ensure compliance with M4ple Ridge Watercourse Protection
Bylaw No. 6410-2006. I
The erosion and sediment control works approved by the engineer of record and the environmental
monitor, shall be inspected, maintained and operated by the poperty owner and/or contractor
performing the construction work set out in the Erosion and Sediment Control Plan until a Certificate
of Acceptance has been issued by Director of Development Engineering or an Occupancy Permit has
been issued by the Building Department.
The Watercourse Protection Development Permit Area Guidlines have been reviewed and it is felt
that these have been satisfied by the applicant.
-7-
Parks Department
The Parks Department requires that the park area be cleaned up, rehabilitated and revegetated prior to
the land being dedicated as Park.
1) Financial Implications:
A refundable secUrity will be required for restoration and enhancement related works.
CONCLUSION:
The applicant has addressed form and character and watercourse protection guidelines outlined in the
Official Community Plan. It is recommended that DP/020/07 be approved.
Prepared by: 'Diana Hall
Planner U.
aneiQkerinCP, MCI1'
Approved by:/ Frank Quinn, MBA, P.Eng
/ ,,GM: PubjjeWorks & Development Services
Concurrence:/ J. L. (Jim) Rule
i Chief Administrative Officer
DHIdp
The following appendices are attached hereto:
Appendix A - Subject Property
Appendix B - Site Plan
Appendix C - Development Plan
Appendix D - Landscape Plan
Appendix E - Ripanan Improvements Cost Estimate
__ 33
/ I CRES.
gi
Appendix A — Subject roperty ____
__
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12439 12438
177
19 12451
0.
174 17!
)_153 3 20 32 4 I ____________________ 12431 12430 0. I
12441 12444 'U
21 12429
0. (9 P614
166 C' 244D
12423 12422 12424
22 LMP 12h01 P7501)0 161 160 ('1 I 159 158 15 155 154
)
A
12411 12414 I Rem3
23 10,1 2 1 2
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124 AVE.
12392 j
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MP27048
REM.A
ID
P7696 Rem35 248
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12382 [SUBJECT PROPERTIES_LJ .........._.J (P26005)
12370
4
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12350 EP13727
208 I
n75
12350
12342 ('1
209 z -. 32 6 39 E 0.
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210 C'4 22 7
12329 0. 12330 N. F— 12228 a, w
211 21 ô 8 Rem - A
12318 12320 1 -J 12314
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20 9
LMP4403 P8031
212 12313 12312
213 12297 19
12301 12308 -
RemSl/216 LMS6O8
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9 2 12285
12
123 AVE.41
13
122756
P16012
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*2255 12258
14
3 12 12286 I
123 AVE.
OD 12240 I N.13 12238 Ii
District of
swervalley 22210, 22214 124 AVENUE &
12329, 12339 HILLSIDE STREET
CORPORATION OF
THE DISTRICT OFgakswwam
N'tAPLE IRII)GE PLANNING DEPARTMENT
NLangley
SCALE 1:2,00
River
_____________ DATE: Apr 4, 2006 FILE:DP/033/06 BY: PC
ENVIRNONMENTALLY SENSITIVE AREA BETVVEN
PROPERTY LINES & 15 m (49.2') EAST CREEK SETBACK:
18676.86 sgft
I I
cl
ft
:EA
ft
Is
GARAGE £HTRIES: 85.
BASEMENTS 55.5
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S.R.W. LIII 0 Ba SITE AREA
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7
Appendix E
Riparian Improvements Cost Estimate
Landscaping Cost Estimate - Copperstone Ridge ESA
Maple Ridge, B.C.
for EFS Developments
(Rnr>ARIA t...f)
Based upon Dwg. 12 ESA - dated December 11 2006
Prepared by Forma Design Inc 604 E 11-Oct-06
ON SITE
Item SOFT LANDSCAPE Unit Coat Total Cost
PI.ANT MATERIAL
OUAN COO BOTANICAL NAME COMMON NAME SIZEICI ROOT
TREES
8 AC Acerccinatum Vine Maple 2.5m PIt. BIB $50.20 $401.50
3 AC AVs more Red Aider 5cm cal. BIB $135.90 $407.70
2 AM Acer maerophlum Broadleal Maple Sctn.cak BIB $155.30 $310.60
21 AMA Ananchlerain#OlLa Downy SaikalOon 1.2nlht BIB $50.40 $1068.40
2 AMC Amelan1rsrcanaden5l& Downy Saskaloon 12mM BIB $5040 $100.80
2 0E2 aettaajacquemontl) Hindayan birch Scm.osl. BIB $13590 $271.80
12 CR0 Cqaleagua douplaali Biacli Henlhome 5 em. cal. BIB $149.20 $1790.40
21 MAF Malus lusca PaCthc CrabAgle 5 em. Cal. BIB $18590 $2858.90
12 PSI Pcea sitchenale Silks Spsuce 3.Srnhl. BIB $258.80 $3081.60
10 SOA Sorbusaucupaca MountlalAsil 5arr.cal. BIB $135.90 $1359.00
2 SSC Salix slicnensls PacllCWIIow San. cal SIB $13590 $271.80
$11907.60
Plant material Installalion at x 1.0 - 811098.30
Sub-Total Tree $23005.90
SHRUBS
42 Cs Con,ua aencea Redosiar Dogwood 12 Pot Cant. $8.90 $373.80
19 KII Kalatovar. Mountain Laurel #2 Pot Call. $1280 $230.40
142 N Matiofla nervose Long leal Maltonla 82 Pot Cont $9.70 $1377.40
53 Ma MahO,1a*qaidfta Oregon Grape 02 Pot Cont. $970 $514.10
76 Phc Pttysocaipuscapltatus PacilicNlneba& IS Pot Cant. $18.40 $1398.40
16 PvI Prunus vIrnana Choke Ctieny 03 Pot Cant $16.20 $259.20
38 Rg Rosa gyrinocarpa Wood Rose #2 pot Coil. $8.90 $338.20
8 Thn Rtodo rnacophy6um Rhododendron 02 pot Cont. $10.90 $87.20
27 Rle R*es aang'nium Red Flowerlog Current 02 Pot Cant. $8.90 $240.30
70 Rg Rosa gyirnocaipa Wood Rose #2 Pot Coil. $890 $623.00
13 Rn Rosa nulkana Nootka Rose 02 Pot Coil $8.90 $115.70
10 Rr Rosa rugosa Hedgehog Rose 02 Pot Cont. $8.90 189.00
28 Rus Rubus spectablus Satmonbeuy 02 pot Corn. $8.90 $249.20
71 Sam Sarnbija r. calIcaipa Red Elerbeny #3 Pot Coil SI 6.20 $1150.20
66 Syrn S11rPxwicalpus elba Snowberry 92 pot Cant $8.90 $587.40
80 Vac VaccinivmpaMlolum Huckleberry 02 POt Coil. $9.70 $776.00
38 Va Vacdniurnovalum EGHuckieberly 02 Pot Cont $9.70 $988.80
$8778.10
Plant material installation at x .75 - $6583.58
Sub-Tote I Shrubs $1 5361.68
GROUND COVERS • FERNS
63 blo Blethnum spicant Deer Fern *1 pat Coil $4.50 $238.50
13 gp Gau1Ceda procumbens Wliterberry 01 Pot Cont. $5.90 $76.70
231 ga Gautitada ehalbi Sotal 11 Pot Cant. $5.90 $1362.90
126 pal Poiysticflum munhlum Western Sword Fern 81 pot Cont. $4.50 $587.00
$2245.70
Plant matenal bnstaUatlon at x .5 $1 122.55
Sub-Total Ground COVerS $3367.65
Sub-Total Plants $41735.23
TOPSOIL
786 TopeoUShrubsU ISCEwn M3 $32.00 $25166.77
Sub-Total Topsoil $25.186.77
ON SITE Sub-Total Soft $41,735.23
TOTAL $41,735.23
em Lonk CORPORATION OF THE
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: May 22, 2007
and Members of Council FILE NO: E08-015-1033
FROM: Chief Administrative Officer E0l-052-00l
ATTN: CofW
SUBJECT: Excess Capacity/Extended Services Agreement LC 119/07
EXECUTIVE SUMMARY:
A developer has subdivided land at Jackson Road and Kimola Way. Part of the subdivision servicing is
considered to be excess or extended servicing in accordance with the Local Government Act. The
extended servicing benefits adjacent properties. Latecomer Agreement LC 119/07 provides the
municipality's assessment of the attribution of the costs of the excess or extended servicing to the
benefiting lands.
RECOMMENDATION:
That with respect to the subdivision of lands involved in subdivision SD 64/05 located at Jackson
Road and Kimola Way, 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 staff report dated May 22, 2007; and further
That the Mayor and Corporate Officer be authorized to sign and seal Excess Capacity
Latecomer Agreement LC 119/07 with the subdivider of the said Lands.
DISCUSSION:
a) Background Context:
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 shown
on attached Schedule A.
in addition, a copy of Excess Capacity Latecomer Agreement LC 119/07 is also attached for information
purposes.
1105
Strategic Alignment:
Administration of excess or extended services legislation complies with the Smart Managed Growth
element of the Corporate Strategic Plan. The administration procedure supports the requirement for a
developer to construct municipal infrastructure in support of land development and recognizes that the
infrastructure may provide benefit to other land.
Policy Implications:
Part 26, Division 11, of the Local Government Act provides 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.
Latecomer Agreement LC 119/07 will provide such determination for Subdivision SD 64/05.
CONCLUSION:
A developer has provided certain services in support of Subdivision SD 64/05. Some of the services
benefit adjacent lands therefore, it is appropriate to impose Latecomer Charges on the benefitting lands.
Latecomer Agreement LC 119/07 summarizes the municipality's determination of benefitting lands and
cost attribution and also establishes the term over which such Latecomer Charges will be applied.
Prepared by: T
& Development Engineering
Reviewed by: AndeWood, MEng., PEng.
TMZlEner
Approved kv: Oank Quinn, MBA, PEng.
tM: Public W s & Development Services
Concurrence: J.LJ(Jim) Rule
Chidf Administrative Officer
ljlIbc
Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
ONSITE SERVICE FOR ADJACENT PROPERTY
SERVICE # BENEFITTING COST OF
LOTS BENEFIT
COST PER BENEFIT
LOT ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Sanitary Sewer 9 $38,700.00 $4,300.00 Lot 6, Plan 75957
Statutory ROW 1 x $4,300.00
EXTENDED NOMINAL SERVICE
SERVICE # BENEFITT1NG COST OF COST PER BENEFIT
LOTS BENEFIT LOT ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Storm Sewer 12 $23,208.00 $1,934.00 Part N 1/2 SE ¼, Plan
Jackson Road 6504F
4 x $1,934.00
Lot Li, Plan 18280
1 x $1,934.00
Storm Sewer 8 $7,800.00 $ 975.00 Lot Rem B, Plan 21213
248 Street 5 x $975.00
A total of all of the aforementioned services for each property is as follows:
Part N 1/2 of SE ¼, Sec 10, Tp 12, Plan 6504F, NWD $ 7,736.00
Lot 11, Sec 10, Tp 12, Plan 18280, NWD
S 1,934.00
Lot 6, Sec 10, Tp 12, Plan 75957, NWD
$ 4,300.00
LotRemB,Sec 11,Tp 12,P1an21213,NWD $ 4,875.00
4
Page 1
PARK
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I_I SUBDIVISION BOUNDARY c......:.....':..:..... BENEFITTINC PROPERTIES
EXCESS CAPACITY/EXTENDED
SERVICES AGREEMENT
LC 119/07 SD 64/05
CORPORATION OF THE
ROM DISTRICT OF MAPLE RIDGE
MAPLE RIDGE ENGINEERING
Incorporated 12 September, 1874 DEPARTMENT
FILE/DWC No 1 C 119-2007 I DATE: MAY 2007
A
SCALE:
N.T.S.
EXCESS CAPACITY LATECOMER AGREEMENT
LC 119/07 - SD 64/05
TillS AGREEMENT made the day of , 2007:
BETWEEN:
No. 236 Seabright Holdings Ltd.
20 1-20050 Stewart Crescent
Maple Ridge BC V2X 0T4
(Hereinafter called the "Subdivider")
OF THE FIRST PART
CORPORATION OF THE DISTRICT OF MAPLE RIDGE, a Municipal
Corporation under the "Local Government Act", having its offices at 11995 Haney
Place, in the Municipality of Maple Ridge, in the Province of British Columbia
(Hereinafter called the "Municipality")
OF THE SECOND PART
WHEREAS:
The Subdivider has subdivided certain lands and premises located within the
Municipality of Maple Ridge, in the Province of British Columbia, and more
particularly known and described as:
Lot D, Plan 20280, Lot A, Plan BCP24067 and Lot 83, Sec 10, Tp 12, Plan
BCP17976, NWD
(Hereinafter called the "said lands")
In order to facilitate the approval of the subdivision of the said lands, the Subdivider
has constructed and installed the sanitary sewer and storm sewer services shown on
the design prepared by Damax Consultants Ltd., Job No. S-98-216.5/5294.5, (Sheets
1 to 10) dated November 2005, reviewed as noted May 30, 2006. Project No. E08-
0 15-1033
(Hereinafter called the "Extended Services");
The extended services have been provided with a capacity to service the said lands
and other than the said lands;
The Municipality considers its cost to provide the Extended Services to be
excessive;
The Subdivider has provided the Extended Services in the Amount of $61,908.00.
13
Page 1
The Municipality has determined that the following properties:
Part N '/2 of SE '/4, Sec 10, Tp 12, Plan 6504F, NWD
Lot 11, Sec 10, Tp 12, Plan 18280, NWD
Lot 6, Sec 10, Tp 12, Plan 75957, NWD
Lot Rem B, Sec 11,Tp 12, Plan 21213, NWD
(the "Benefitting Lands") will benefit from the Extended Services;
The Municipality has imposed as a condition of the owner of the Benefitting Lands
connecting to or using the Extended Services, a charge (the "Latecomer Charge") on
the Benefitting Lands in the following amounts:
Part N V2 of SE ¼, Sec 10, Tp 12, Plan 6504F, NWD
o $1,934.00 per lot, to a maximum of $7,736.00, for connection to or use
of the storm sewer on Jackson Road
Lot 11, Sec 10, Tp 12, Plan 18280, NWD
o $1,934.00 for connection to or use of the storm sewer on Jackson Road
Lot 6, Sec 10, Tp 12, Plan 75957, NWD
o $4,300.00 for connection to or use of the sanitary sewer that runs from
the lane west of Jackson Road to the east property line of 106 Avenue.
Lot Rem B, Sec 11, Ip 12, Plan 21213, NWD
o $975.00 per lot, to a maximum of $4,875.00, for connection to the
storm sewer on 248 Street, from 68 meters north of the south property
line of Lot Rem B, Plan 21213 to 16 meters north of the south property
line of Lot Rem B, Plan 21213.
plus interest calculated annually from the date of completion of the Extended
Services as certified by the General Manager - Public Works and Development
Services of the Municipality (the "Completion Date") to the date of connection by
the Benefitting Lands to the Extended Services;
The Latecomer Charge when paid by the owner of the Benefitting Lands and
collected by the Municipality shall pursuant to Section 939 (7) of the Municipal Act
R.S.B.C. 1996, c.323 be paid to the Subdivider as provided for in this Agreement.
NOW THEREFORE AS AUTHORIZED BY Section 939 (9) of the Local Government Act
R.S.B.C. 1996, c. 323, The parties hereto agree as follows:
The Latecomer Charge, if paid by the owner of the Benefitting Lands and collected
by the Municipality within ten (10) years of the Completion Date shall be paid to the
Subdivider and in such case payment will be made within 30 days of June 30th and
December 31St of the year in which the Latecomer Charge is collected by the Municipality.
This Agreement shall expire and shall be of no further force and effect for any
purpose on the earlier of the payment of the Latecomer Charge by the Municipality to the
Subdivider, or ten (10) years from the Completion Date, and thereafter the Municipality shall
be forever fully released and wholly discharged from any and all liability and obligations
herein, or howsoever arising pertaining to the Latecomer Charge, and whether arising before
or after the expiry of this Agreement.
Page 2
The Subdivider represents and warrants to the Municipality that the Subdivider has
not received, claimed, demanded or collected money or any other consideration from the
owner of the Benefitting Lands for the provision, or expectation of the provision of the
Extended Services, other than as contemplated and as provided for herein; and further
represents and warrants that he has not entered into any agreement with the owner of the
Benefitting Lands for consideration in any way related to or connected directly or indirectly
with the provision of the Extended Services. The representations and warranties of the
Subdivider herein shall, notwithstanding paragraph 2 of this Agreement, survive the expiry
of this Agreement.
The Subdivider (if more than one corporate body or person) hereby agrees that the
Municipality shall remit the Latecomer Charge to each corporate body or person in equal
shares.
If the Subdivider is a sole corporate body or person, the Municipality shall remit the
Latecomer Charge to the said sole corporate body or person, with a copy to the following
(name and address of director of corporate body, accountant, lawyer, etc.):
In the event that the Subdivider is not the owner of the said lands, the owner shall
hereby grant, assign, transfer and set over unto the Subdivider, his heirs and assigns, all
rights, title and interest under this Agreement.
IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective Corporate
Seals, attested by the hands of their respective officers duly authorized in that behalf, the day•
and year first above wntten.
The Corporate Seal of
No. 236 Seabright Holdings Ltd.
Authorized Signatory - Subdivider
Authorized Signatory - Subdivider
The Corporate Seal of the CORPORATION OF
THE DISTRICT OF MAPLE RIDGE was
hereunto affixed in the presence of:
Mayor - Authorized Signatory
Corporate Officer - Authorized Signatory
Page 3
CORPORATION OF THE
DISTRICT OF MAPLE RIDGE
MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: May 28, 2007
and Members of Council FILE NO: E01-035-001 .5
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: 2 Annual Iron Mountain Half Ironman
EXECUTIVE SUMMARY:
A request has been made for permission to use municipal streets for the 2nd Annual lion Mountain Half
Ironman on Sunday, June 24, 2007 between 7:00 AM and 3:00 PM. Authorization from Council is
required to allow the event to occur in Maple Ridge. Road closures are not anticipated for this event.
RECOMMENDATION:
THAT use of municipal streets be authorized for the 2 nd Annual Iron Mountain Half Ironman on
Sunday, June 24, 2007, provided the conditions outlined in Schedule 'A' attached to the staff report
dated May 28, 2007 are met.
DISCUSSION:
a) Background Context:
From time to time, the Municipality is requested to allow the use of municipal streets for
organized events. Unless there are some unusual safety implications, approval is usually given on
condition that the Municipality be indemnified against any liability for injury or damage resulting
from the event. The conditions of approval of the event are attached as "Schedule A".
The lion Mountain - Half Ironman begins at 7:00 AM and is divided into three courses:
swimming, cycling and running.
Swim course - participants will start their swim at Whonnock Lake and transition to cycling from
this location.
Bike course - participants will continue to travel west on 112 Avenue from Whonnock Lake,
turning northbound on 272 Street towards Dewdney Trunk Road (DTR). On DTR participants
will travel east towards Mission, crossing over Stave Lake then loop back around and cross back
into Maple Ridge at the Hayward Dam Crossing, turning southbound onto 287 Street towards
Lougheed Highway. Participants will travel westbound on Lougheed Highway towards 272
Street. On 272 Street participants will continue north back to 112 Avenue and Whonnock Lake.
Whonnock Lake is where participants will transition from cycling to running.
Run Course - from Whormock Lake transition area, participants will travel west on 112 Avenue
towards 272 Street, proceed north on 272 Street, turning west on Ferguson Avenue, continuing
west through Kanaka Creek Park to Grant Avenue. Participants continue north onto 260 Street to
112 Avenue to complete a loop in Kanaka Creek Park and return to Whonnock Lake for the
finish.
1106
Strategic Plan:
Permitting of Maple Ridge street events promotes community development and often highlights
Maple Ridge's natural and built features.
Citizen/Customer Implications:
This event does not require road closures. However, permission to use municipal streets may
cause some delays and inconveniences to other road users. Traffic control will be provided by
the event organizers.
interdepartmental Implications:
The road use permit establishes that the event organizer must obtain the approval of RCMP, for
traffic control and must notify the Fire Department and BC Ambulance Services as well as
coordinate with Coast Mountain Bus Company (transit service). The organizer must also attain
permission to use Ministry of Transportation facilities, Maple Ridge Municipal park facilities and
the District of Mission roads.
Business Plan/Financial Implications:
The Business Plan recognizes that the District processes requests for use of municipal streets as
part of its services. The financial impact of the specific road use is limited to staff processing
effort.
1') Policy Implications:
Permission to use municipal streets is grantable under the District's policy practices.
g) Alternatives:
The District could refuse to permit the event to occur. In this event, the organizer would have to
cancel the event or arrange for alternatives.
CONCLUSION:
From time to time, the District is requested to allow the use of municipal streets for various events and
activities. The Iron Mountain Half Ironman was held last year without incident.
Submitted by: MEng., PEng.
Mudicipal Engineer
Approved by: Frp'nk Quinn, MBA, PEng., PMP
GM: Public Works & Development Services
Concurrence: i4. (Jim) Rule
Chief Administrative Officer
AW/mi
-
Schedule 'A' To Council Memorandum Dated May 28, 2007
Annual Iron Mountain Half Ironman
Condition of Approval
Approval for the event is given on condition that the organizers:
provide all necessary traffic controls, parking and emergency access acceptable to the
R.C.M.P., and the Corporation of the District of Maple Ridge (the District);
notify local Fire Department, and Ambulance Services of the event;
make arrangements with Coast Mountain Bus Company for any required rerouting of buses;
obtain any required permits from the District of Maple Ridge Parks and Leisure Services Department
for park facility use;
obtain any required permits from the Ministry of Transportation for use of Highways and facilities;
obtain any required permits from the District of Mission for use of their facilities;
advertise the event in a local newspaper and notify all surrounding businesses and residents of the
event (a minimum of one week prior to the event date);
make arrangements for all surrounding businesses and residents for access purposes during the
event;
must maintain access for emergency services to the effected areas at all times.
hold and save harmless the District from and against all claims, and damages arising out of or
in any way connected with the event;
obtain and maintain during the term of this event a comprehensive general liability insurance
policy providing coverage of not less than $5,000,000.00, naming the Corporation of the
District of Maple Ridge as an additional named insured and MUST have the following
statement written in the policy:
"Naming the District as an additional insured and providing that the said policy
shall not be cancelled, lapsed or materially altered without 30 days notice in writing
to the District."
Policies without this statement or an altered statement will NOT be accepted. The policy shall
also include a Cross Liability Clause. A copy of such policy shall be delivered to the
Corporate Officer prior to the event; and
refurbish all municipal infrastructure to an equal or better condition than that which existed
prior to the event, all within 24 hours of the completed event, to the satisfaction of the District.
The corporation of the District of Maple Ridge reserves the right to withdraw permission to use
municipal streets for this and future events should the organizers fail to comply with the above
requirements.
Chief Administrative Officer
4
RECEIVED IN
ENGNJEEF:NG DEPT
MAR 2 $ 2007
- ARON MOUNTAIN
• TRIATHLON
Dean Stanton
Race Director
Iron Mountain Triathion
www.ironmountaintriathlon.com
info@ironmountaintnathIon.com
604.983.8433
Attn:
Matthew Li - Traffic Technician Safer City Project
& District Of Maple Ridge Council
The Second Annual Iron Mountain Half Ironman competition will take place on June 24 "
2007.
I am looking for approvals for the race.
Please note that they will not be closed for the public
I would also like to be present at the council meeting to present this and also answer any
questions district council might have. However, I would need at least 48 hours notice so
I can coordinate my work and get to the meeting on time.
When and where are the scheduled meetings held?
I am also looking for at least one member(s) of Maple Ridge District Council to be
present to help give out the awards in the afternoon.
I can set this up with the person(s) as we get closer to the event.
Sincerely
&IRON MOUNTAIN
TRIATHLON
Dean Stanton
Race Director
Iron Mountain Triathion
www.ironriiountaintriathlon.com
info@lronmountalntriathlon.com
604.983.8433
Attn:
District Of Maple Ridge Council
The Second Annual Iron Mountain Half Ironman competition
will take place on June 24' 2007.
I am looking for road approvals for the race.
PLEASE NOTE:
They will not be closed to the public
The swim will be 2 1km laps on Whonnock Lake followed by a 90km ride with several
challenging loops ride on Dewdney Trunk Road through Stave lake and back and then a
challenging out and back 21 km run through roads and trails.
Currently there are no other certified half ironman races in the Lower Mainland. A
similar race in Victoria brings in a lot of tourism from the United States and Lower
Mainland and the Interior and the long term plan is to bring in racers from afar to
challenge themselves and the course and stay for a few days in Maple Ridge.
Each year some of the proceeds of the race will go back into the local community and it's
community groups.
The race is also a fundraiser for cancer research.
Anyone who is located on the route is welcome to cheer on all of the competitors.
Details of the route and race are enclosed with the request.
Dean Stanton
AI
RON MOUNTAIN
TRIATHLON
IRON MOUNTAIN HALF IRONMAN
RACE COURSE DESCRIPTIONS
Swim: Whonnock Lake
start from beach area
start time is 7 AM sharp
Distance approx 2kms
Nice warm water and a 2 loop course.
Counter clockwise two loop course you must exit the water and re-enter after the
first loop
Bike Course (please refer to map)
Distance approx 90kms
A challenging bike course with some uphills but there are also some nice flat
sections and fast downhill areas as well
It is a 2 loop course
PLEASE NOTE: The roads are open to the public
Marked with flag people and chalk on roads
Exit via Graham road
Turn right on 112 ave
Turn right on 272nd
Turn right on Dewdney Trunk Road
Please slow down a watch for the rail track when crossing the Stave Lake Dam.
There will be a volunteer to warn you and also warnings on the road.
Up over the hill long downhill turn right on Keystone
Down a fast hill turn right on Hayward?
Up a short hill
Over the one lane bridge
Turn left on Wilson
Turn right on Lougheed Hwy
Stay to the right.
Turn right on 272nd
Gradual steeped climb back past turn to start finish area
do one more lap
then turn right on 112 ave
Turn left on Graham St
and into transition area
Run Course: (please refer to map)
Distance approx 21 kms
A beautiful run course with a mixture of trails and roads that is mostly flat with a
few small hills in it.
It is an out and back course.
PLEASE NOTE:
The roads are open to the public
Exit onto 113 ave
Then left on 276th st
Then right on 112
Cross 272 the go north on west side to
Ferguson
Right on Ferguson
Follow ferguson down around to trail entrance follow trail for quite awhile
Please not a small stream crossing and a steep short uphill
Traile will be marked with chalk.
Out of trails onto Grant Ave
Follow Grant ave to 260st
Left on 112 ave
Right on Palmer Rolph St
Left on 112 ave
Enter Kanaka Creek trails to the run turn around then come back.
IRON MOUNTAIN
TRIATHLON Bike Course Map
WHONNOCK LAKE, MAPLE RIDGE 2 Loop Course
June 24th, 2007
ewdney Trunk Road
ionnock
'S V.,
112 ày
I/lIT Oe
Lojigheed Hwy*
*please note the map is not to scale
*please Note:
Riding only on the paved right shoulder
that will be coned off
Controlled interstion
Police Controlled intersections
Copytight 0 2006-7 ironmountaintrlattilon Map created by = Stanton Oesiqn Studio
AI
RON MOUNTAIN N
TRIATHLDN
WHONNOCK LAKE, MAPLE RIDGE
June 24th, 2007 Run Course Map
Dewdnev Trunk Rd u n k Rd I <7
Whonnock
C12
-,
o 0 0 r.J
r1i
112 Ave
•1
*please note the map is not to scale
Controlled Intersections
Run Turn Around
Run Outward leg
Run Return Leg
AId Stations
Copyright 02000-7 Ironmountaintrlathion Map created by &Stanton Design Studio
FORM 'A'
Details of the Event Date::?AACi Z,Z 2s-
Contact Person: 9 e4ax____________
P.M z *I --.% "MMIN
• -
ketch of Traffic Control Plan:
RCMP concurrence for the proposed Traffic Control Plan
The following agencies have been advised and acknowledge the event:
BC Transit
Fire Department
Ambulance Services -.-- -
Tt) .'I'fl4-J'J
Other
03/09/2007 10:12 FAX 604 467 7633 RCIIF RIDGE MEADOWS
Royal Candian Gendaerie royale
Mounted Police du Canada
FACSIMILE !MESSAGE EN VOl D'UN MESSAGE
TRANSMITTAL PAR TELECOPIEUR
TO Mr. Dean STANTON
A Iron Mountain Triathion
Race Director
FOR YOUR
lNlO.
POUR VOTRE
INFORM.
lIUuL,uuL
Page 1 of/do I
Secuilty CIasslflcationID.signatlOfl
Ciasslfication/dèslgnation
Precidence . Prioriti
2007-03.09
R.f.rsnc• No.- W de
Your File . Vowe n do dossier
FROM Name. Nom Our Fit. - Notre n do dossier
DE
CpI. R.E. LEMON - NCO 11c Traffic Services
Div. - - Sub-Div.. S.-dlv. Branch. Service PIRS 0111 cric oftl J OSR . RSO
Section
Ridge-Meadows Dat
SENDER. EXPEDITEUR
Fa; No. . N' de téléc. Tel. No. N' do tél.
604467- 7633 604-463-6251
SUBJECT
OIIJET Iron Mountain Triathlon
Unit. Unite Coil. - Code d'int.rciass. do uiv.
RECIPIENT - DESTINATAIRE -
Fsz No. - N' do tSléc. Bus. Tel. No. . N' do tél. bur. Res. T.l. No. - N' do téL rés.
604-924-9943 I 604-983-8433
Total number of pages Including this on.:
Nombis total do pag.s, y compits. cults-cl
COMMENTS
COMMENTAIRES
I have reviewed your Traffic Plan, routes, etc. as they pertain to your event slated for Juno 24th, 2007, In and
around the Whonnock Lake area. I approve of your Plan, from our standpoint and hope you have a
s
aMON)Cpl.
(t
NCO lIc Traffic Services
Ridge-Meadows Det.
This message Is lntsndd for the use of the address... C.tto communication eat excluslvemont destine, C out she sat adr.ssée.
Disclosure of message content may breach one or La divulgatlon do eon contenu p.ut constituer uns Infraction C tine ou
more laws. If you have received this communication plusieurs lois. SI vous avez rsçu cette communication par orrsur, v.ulll.z
in error, notify the sender Immediately by telephone. an aviser ImmCdlat.m.nt l'.xpédit.ur par téléphone.
Operator - Opérateur I Tslephon. No. - N' do téléphone I Daily No. - N' quotidl.n
To BE DEL JERED av Oat. Time- Hour. Authorizing SIgnstur. . Slgnstufe d. rspprobat.ur
A. uvcn o,a t,c 2007-03-09
FZMY REQUED BY 1 Time - H.ur.
éPONSE DICI LE
Canad
-
From: bmorris@mapleridge.org
Subject: RE: Iron Mountain Triathion
Date: February 28, 2007 12:49:16 PM PST
To: dstanton@telus.net
Dean,
Every thing appears to be taken care of and in order, so
good luck in the race and I hope the weather is in your
favour and all contestants have a great day.
Brett Morris
Assistant Fire Chief
Fire Prevention Officer
From: Dean Stanton [mailto:dstanton@telus.net] _Sent: Feb 28, 2007 12:19_To: Brett
Morris_Subject: Iron Mountain Triathion
Hi Brett.
Nice to talk with you on the phone.
Iron Mountain Triathion
June 24th, 2007
Whonnock Lake, Maple Ridge
I am looking for your approval.
There will be St Johns ambulance with 2 crews and 1 ambulance at the race.
I think there is a volunteer fire house on 112 Ave which would have to be informed.
The race is also putting partial proceeds towards cancer research.
Attached is a map of the bike and run routes.
There will be police and volunteer controlled intersections.
The bike course closes at 12:30 and the course will be open to all traffic when the race is on.
From:Martin.Flick@coastmountainbus.com
Subject: Re: Iron Mountain Half Ironman Race
Date: February 28, 2007 12:44:19 PM PST
To: dstanton@telus.net
Hi Dean,
I have no service on Sundays in that area so there is not problem with transit.
Marty Flick
Special Events
Transit Communications Centre
martin.flick@coastmountainbus.com
Ph. No. 604-953-3505
Fax No. 604-953-3509
Original Message-----
From: Dean Stanton [mailto :dstanton @telus.net]
Sent: Wednesday, February 28, 2007 11:59 AM
To: Flick, Marty
Subject: Iron Mountain Half lronman Race
Hi Martin,
Iron Mountain Triathion.
June 24th, 2007
Whonnock Lake, Maple Ridge
To inform you of the race and if it affects any bus routes in June 24th 2007
Attached is a map of the bike and run routes.
There will be police and volunteer controlled intersections.
There will be signs.
The bike course closes at 12:30 and the course will be open to all traffic when
the race is on.
6047373076
01:01:28 p.m. 05-28-2007 1 /1
4SPORT INSURANCE MARKETING LTD.
Maple Ridge 467-7331
Mission 1604 826-1363
Triathlon BC (111)
CERTIFICATE OF INSURANCE
THIS IS TO CERTIFY THAT POLICIES OF INSURANCE AS HEREIN DESCRIBED HAVE BEEN ISSUED TO THE INSURED
NAMED BELOW AND ARE IN FORCE AT THE DATE HEREOF:
THIS CERTIFICATE IS ISSUED AT THE REQUEST OF: NAME OF INSURED
CORP. OF THE DISTRICT OF MAPLE RIDGE, CITY OF PITT TRIATHLON BC & MEMBER CLUBS
MEADOWS, RIDGE MEADOWS PARKS & LEISURE SERVICES
COMMISSION, SCHOOL DISTRICT 42
DISTRICT OF MISSION
ABOVE ARE ADDED AS ADDITIONAL INSURED, BUT SOLELY
WITH RESPECT TO THE LIABILITY WHICH ARISES OUT OF
THE ACTIVITIES OF THE NAMED INSURED
LOCATION AND OPERATIONS
TO WHICH THIS CERTIFICATE APPLIES
MAPLE RIDGE, BC
IRON MOUNTAIN TRIATHLON"
JUNE 24, 2007
'O WHOM NOTICE WILL BE MAILED IF SUCH INSURANCE IS CANCELLED
)R IS CHANGED IN SUCH A MANNER AS TO AFFECT THIS CERTIFICATE
KIND OF POLICY POLICY NO. INSURERS J LIMIT OF LIABILITY
GENERAL LIABILITY AS1535 AVIVA INSURANCE COMPANY OF CANADA $5.000,000.00 inclusive limit
tDEDUCTIBLE $500.00
POLICY EXTENSIONS
CROSS LIABILITY CLAUSE INCLUDED
*PARTICIPANT COVERAGE INCLUDED
*SUBJECT TO 30 DAYS WRITTEN NOTICE OF CANCELLATION
-. 'E INSURANCE AFFORDED IS SUBJECT TO THE TERMS, CONDITIONS AND EXCLUSIONS OF THE APPLICABLE POLICY.
ALL SPORT INSURANCE MARKETING LTD.
May 28, 2007 AUTHORIZED 4EPRESENTATIVE
Ins2 507. 1367 West Brodw' ,,,,. 0t \LI A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: May 25. 2007
and Members of Council FILE NO:
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended April 30, 2007
EXECUTIVE SUMMARY:
Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor. together
with the Director of Finance. Council authorizes the vouchers for the following period through Council
resolution. The disbursement summary for the past period is attached for your information. Expenditure
details are available to any Council member for review in the Finance Department.
RECOMMENDATION:
That the "disbursements as listed below for the month ended April 30, 2007 now be approved"
GENERAL S 7,318,160
PAYROLL $ 1,066,830
PURCHASE CARD $ 63,992
S 8.448.982
DISCUSSION
Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
Business Plan / Financial Implications:
1. None
Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended April 30, 2007 have been reviewed and are in order.
Prepared by: G'Ann Rygg
Accounting Clerk II
/
Approved by: Dennis Sartorius, CA
Municipal Accountant
Approved hi: PaGBA. CGA
GM - Corporate & Financial Services
9. 012-,
Concurrence: J.i/. (Jim) Rule
CJief Administrative Officer
gmr
t CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - PERIOD 4, 2007
BC Hydro Hydro charges April 70.504
BC SPCA Contract April 21.054
BDO Dunwoody 2006 Financial statement audit 31.414
BG Controls Chlorine analyzers for water pump stations 17,904
Bynett Construction Services Community Safety Building 235.322
Standby Power System 229.155 464.477
CUPE Local 622 Dues - pay periods 07/07 & 07/08 17,405
Ceed Centre Society School neighbourhood garden 31,500
Chevron Canada Ltd Fuel 52,660
City of Pitt Meadows Refund of Parks & Recreation costs 2006 21,064
Co-Pilot Industries Tandem dump rentals 21,774
Day Advertising Group Inc. Recruitment 16.895
EBA Engineering Consultants Industrial Avenue environmental land clean up 38,940
Emco Limited Water meter connections 15.280
Emergency Communications Dispatch levy - first quarter 253.620
Graham Hoffart Mathiasen Archt Fire Hall No. 1 expansion 174,941
Greater Vanc Water District Water consumption Jan 1 - Jan 3 1/07 292,532
Greater Vancouver Regional Dis Debt payment 2,341,976
Water sample analysis 500 2,342,476
Hewlett Packard Canada Co Annual maintenance contract 32.388
Holmes & Brakel (BC) Inc. RCMP workstations 23,384
Identica Branding program 17,225
Kedco Constructors Ltd 236 & 256 Street pump stations 75,835
Maple Ridge Historical Society Quarterly fee for service payment 17,380
ledical Services Plan Employee medical & health premiums 22,056
Municipal Pension Plan BC Pension remittance 193,310
Pitt River Quarries Ltd Gravel 39.592
Receiver General For Canada Employer/Employee remit PP07/07 & 07/08 490,097
Ridge Meadow Comm Arts Council Art Centre grant May 36.87 1
Program revenue Mar 22.020
Theatre rental 2.053 60,944
Ridge Meadows Seniors Society Quarterly operating grant Apr - Jun 36,450
Ridgemeadows Recycling Society Monthly contract for recycling Apr 72.603
Weekly recycling 206
Litter pick-up contract 1.910 74,719
Staples McDannold Stewart Land acquisition: Parkland 1,499,576
Terasen Gas Gas April 33,618
Weir Canada Inc Chlorine analyzers for water pump stations 16,266
Westview Sales Ltd Meter boxes 17,826
Workers Compensation Board BC Employer/Employee remittance 1st qtr 2007 70,402
Disbursements In Excess $15,000 6,605,508
Disbursements Under $15,000 712,652
Total Payee Disbursements 7,318,160
Payroll PP 07/08 & 07/09 1,066,830
Purchase Cards - Payment 63,992
TOTAL PERIOD 4 2007 DISBURSEMENTS 8.448,982
GMR
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