HomeMy WebLinkAbout2007-08-20 - Committee of the Whole - Agenda and Reports.pdfDistrict of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
August 20, 2007
1:00 P.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 Council for debate and vote or to send an item back to staff for
more in formation or clarification.
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
DELEGATIONS/STAFF PRESENTATIONS
PUBLIC WORKS AND DEVELOPMENT SER VICES
Note: Owners and/or 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 RZ/088/06, 11237 236 Street, RS-3 to R-1
Staff report dated July 23, 2007 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 6504-2007 and Maple Ridge Zone
Amending Bylaw No. 6498-2007 to permit a 14 lot subdivision, be given first
reading and forwarded to Public Hearing.
1102 R7/104/04, SE Corner 124 Avenue and 264 Street, RS-3 to RS-2
Staff report dated July 27, 2007 recommending that Maple Ridge Zone
Amending Bylaw No. 6497-2007 to permit subdivision into 8 lots, be read a
first time and forwarded to Public Hearing.
Committee of the Whote Agenda
August 20, 2007 V
Page 2 of 3
1103 RZ/040/06, 11943, 11935, 11929 Burnett Street, RS-1 to RM-2
Staff report dated August 8, 2007 recommending that Maple Ridge Zone
Amending Bylaw No. 6484-2007 to permit the construction of a 65 unit
apartment building, be read a first time and forwarded to Public Hearing.
1104 RZ/102/03, 25274 Bosonworth Avenue and 25183 108 Avenue, A-2 to RG-2
Staff report dated August 9, 2007 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 6499-2007 and Maple Ridge Zone
Amending Bylaw No. 6500-2007 to permit subdivision into 106 single-family
strata lots, be read a first time and forwarded to Public Hearing.
1105 VP/045/07, 22589 121 Avenue
Staff report dated July 23, 2007 recommending that the Corporate Officer be
authorized to sign VP/045/07 to waive the requirement for concrete curb and
gutter, sidewalk, boulevard treatment and the requirement to upgrade streets
fronting the site to a Collector street standard.
1106 Award of Contract, Watermain Crossings, Lougheed Highway at Laity Street
and Ridge Meadows Hospital 240 M East
Staff report dated August 10, 2007 recommending that Contract 0-2007-51
be awarded to Kamloops Augering and Boring Ltd. and that the Mayor and the
Corporate Officer be authorized to sign and seal the contract.
1107 Excess Capacity/Extended Services Agreement LC 123/07, Mclvor Avenue
and 202 Street
Staff report dated July 16, 2007 recommending that Latecomer Charges be
imposed and that the Mayor and the Corporate Officer be authorized to sign
and seal Latecomer Agreement LC 123/07.
1108 Terry Fox Run, Use of Streets
Staff report dated August 7,2007 recommending the use of municipal streets
be authorized for the Terry Fox Run on Sunday, September 16, 2007.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131
Committee of the Whole Agenda
August 20, 2007
Page 3 of 3
COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
CORRESPONDENCE
1171
OTHER ISSUES
1181
ADJOURNMENT
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 and/or 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 cmarlo@maleride.ca .
Checked by:___________
Date: 7[o'/f5
DISTRICT OF MAPLE RIDGE
-:
MAPLE RIDGE
British CoLumbia
Oi
FROM:
His Worship Mayor Gordon Robson
and Members of Council
Chief Administrative Officer
DATE: July23,2007
FILE NO: RZ/088/06
ATTN: CofW
SUBJECT: First Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6504-2007
Maple Ridge Zone Amending Bylaw No.6498-2007
11237 236ST
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to R-1 (Residential District), to permit a 14 lot subdivision.
This application will require an amendment to the Official Community Plan to update the
conservation boundary based on the future park boundary established for this proposal.
RECOMMENDATIONS:
That Official Community Plan Amending Bylaw No. 6504-2007 be given first reading
and be forwarded to Public Hearing;
That Zone Amending Bylaw No. 6498-2007 be given first reading and be forwarded
to Public Hearing; and
That the following term(s) and condition(s) be met prior to final reading.
I) Approval from the Ministry of Transportation;
Registration of a Rezoning Servicing Agreement including the deposit of
security as outlined in the Agreement;
Amendment to Schedule "B'T of the Official Community Plan;
A Statutory right of way plan and agreement must be registered at the Land
Title Office:
Council Approval of a variance to reduce the sideyard setback of the existing
house on the property from the 4.5 metres required to the existing 4.21
metres provided.
Registration of a Section 219 Restrictive Covenant for future park land
dedication.
Road dedication as required;
Park dedication as required.
1101
DISCUSSION:
a) Background Context:
Applicant: DAMAX CONSULTANTS DAVID LAIRD
Owner: CHRISTIANUS A DUWESTh'N
KANAKA GREENHOUSES LTD
Legal Description: Lot: 22, Section: 16, Township: 12, Plan: 39988
OCP:
Existing: Urban Residential, Conservation
Proposed: Urban Residential, Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District)
Surrounding Uses
North: Use: Single Family Residential, Conservation
Zone: R-1 (Residential District), RS-3 (One Family Rural
Residential)
Designation Urban Residential, Conservation
South: Use: Single Family Dwelling
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential, Conservation
East: Use: Single Family Residential
Zone: R-3 (Special Amenity Residential District), RS-3
(One Family Rural Residential)
Designation: Urban Residential, Conservation
West: Use: Conservation
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
Existing Use of Property: Farm
Proposed Use of Property: Single Family Residential
Site Area: 2.818 HA
Access: 236th Street and proposed 112A Avenue.
Servicing: Full Urban
Companion Applications: DP/088/06, SD/088/06
Ma
b) Project Description:
Site Characteristics:
The entire subject property is 2.818 hectares in size, however, the actual development site covered
under this rezoning application is located on the northwestern corner of the subject parcel and is
approximately 9048 m 2 (2.23 acres) in size. To the west there is a single family residence on a
1.5ha. lot. The lot to the south has a current application for a mix of townhouse and single family
units. The area to the north is a R-1 (Residential District) subdivision created in 2003 and lands to
the east are vacant as they are designated conservation in the Official Community Plan. The area
adjacent to 2361h Street is relatively flat; the eastern portion of the site consists of a moderately
steep slope.
According to the District's mapping system, there are three known tributaries of Cottonwood Creek
on the western portion of this property. The riparian protection area will be dedicated as park as a
condition of zoning the site.
Development Proposal
The applicant is proposing to rezone a portion of the subject property to allow for a 14 R-1
(Residential District) lots no less than 371m 2 in area. In an effort to preserve the watercourses
located on the property the applicant will be dedicating 1.1 hectares of land located on the western
portion of the property to the municipality as Park which will be designated "Conservation" on the
Official Community Plan. Access to the proposed subdivision will be off of 2361h street and a new
112A Avenue will be built to provide access to the western lots.
The southern portion of the site will remain "undeveloped" for the time being as the current property
owners would like to continue to live in their existing house. The greenhouse operations that once
occurred on this property have moved to a larger facility, however, the owner still utilizes the
southern portion of the property for bulb storage, office and other uses supporting of their off-site
greenhouse operations. The owner is delaying the dedication of a portion of land located between
the subdivision and the Park dedication in an effort to maintain farm status in support of operations
on the southern portion of the property. The applicant will be required to register a Restrictive
Covenant at Land Titles to ensure that this piece of land will be dedicated to the District at such time
the southern portion of the property develops.
It is the intention that when the current owner decides to move from the existing dwelling they will
apply to subdivide the southern area of the subject property. The subdivision layout must be in a
manner consistent with the current application and the piece of land located between the park and
the current subdivision would be dedicated to the municipality. An application for rezoning will be
required to go before Council at such time an application is made.
-3-
Although the southern portion of the site will remain 'undeveloped" the applicant will be required to
up upgrade the existing road infrastructure to meet current Subdivision and Development Servicing
Bylaw No. 4800-1993 along both the 236 Street and the 112 Avenue frontages. Upgrades include
road widening, construction of a curb and gutter, sidewalks on the west side of 236th and the north
side of 112th, street lighting and street trees. The applicant will enter into a Rezoning Development
Agreement with the District to ensure the services will be provided.
c) Planning Analysis:
Official Community Plan:
The site is designated Urban Residential and Conservation. The proposed R-1 (Residential District)
zone correlates with the Urban Residential designation. It will be necessary to include a larger area,
from the western portion of the site, into the Conservation designation. This is based on the actual
environmental assessment for the area and the District Streamside Setback map. The conservation
area will provide the protection for the Cottonwood Creek tributaries found in this section of the
subject property.
Zoning Bylaw:
The rezoning proposal requests a portion of the site be rezoned to R-1 (Residential District) with the
remainder of the site maintaining the current RS-3 (One Family Rural Residential) zone.
This proposal requires the need for one variance to the zoning bylaw. A survey has found that the
existing house located on the southern portion of the property retaining the RS-3 (One Family Rural
Residential) zone is located 4.21 metres from the side property line where 4.5 metres is required.
The variance request will be formalized for Council's consideration when the Development Permit
and Variance Permit application is presented for consideration.
Development Permits:
The site is subject to Watercourse Protection Development Permit. As per Section 8.9 of the Official
Community Plan, it will be necessary for the applicant to obtain a Watercourse Protection
Development Permit prior to any works occurring within 50 meters of the top of bank of any of the
tributaries of Cottonwood Creek. The applicant will be providing park land dedication for the riparian
area for protection of this watercourse as a condition of rezoning the site. The Development Permit
will ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas and a Security may be taken as a condition of issuance of the Development Permit to uphold
the conditions outlined in the permit. The applicant will be providing park land dedication for the
riparian area for protection of this watercourse as a condition of rezoning the site.
-4-
Interdepartmental Implications:
Engineering Department:
The Engineering Department has identified that all of the services required in support of the
rezoning do not exist to the site. It will, therefore, be necessary for the applicant to enter into a
Rezoning Development Agreement and post the required security to complete the necessary works
prior to final reading.
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 an additional 9 trees which is based on one tree per lot; 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
$225.00.
Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. As the amendment required for this application 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.
Environmental Implications:
Three tributaries of Cottonwood Creek is located on western side of the subject property and has a
required 30 metre setback from top-of-bank. It is the intention to dedicate the environmentally
sensitive area located within the environmental protection setback area to the Municipality as park.
As part of the Watercourse Protection Development Permit the applicant will be required to provide
an environmental assessment. The focus of the environmental assessment will be to providing an
enhancement and restoration plan for the riparian area, mitigation measures for possible retention
and replacement of trees, recommendations for timing of the construction works, and a conceptual
Stormwater management plan that meets the current watercourse protection bylaw requirements.
WhIE
CONCLUSION:
As the proposed development complies with the Official Community Plan, it is recommended that
this application be favourably considered and be given first reading and forwarded to Public Hearing.
Prepared by: J Csikos -
tnink Technician
-
P1<eg, MCP, MCIP
ctor of Plannin,
'Approved by: Frank Quinn, MBA, P.Eng
GM Publif Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Bylaw 6504-2007
Appendix B - Bylaw 6498-2007
Appendix C - Subject Property
Appendix D - Zoning Boundary Map
Appendix E - Proposed Subdivision
mom
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6504-2007.
A Bylaw to amend the Official Community Plan
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment Bylaw No. 6504-2007."
That parcel or tract of land and premises known and described as:
Lot: 22, Section: 16, Township: 12, Plan: 39988
and outlined in heavy black line is hereby redesignated to Urban Residential and that portion
shown hatched is hereby redesignated to Conservation as shown on Map No. 732, a copy of
which is attached hereto and forms part of this Bylaw.
Maple Ridge Official Community Plan Bylaw No.6425-2006 is 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
I
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AE HDCE OPPCAL COMMUNTY ELAN AMENDNC
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C: UOon Residential
cod Conservation (shown hatcned)
4 *
1:2500
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6498-2007
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 6498-2007."
That parcel or tract of land and premises known and described as:
Lot 22 Section 16 Township 12 Plan 39988 New Westminster District
and outlined in heavy black line on Map No. 1403 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1(Residential District)
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
PUBLIC HEARING held the day of
READ a second time the day of
READ a third time the day of
APPROVED by the Minister of Transportation this
RECONSIDERED AND FINALLY ADOPTED, the
A.D. 2007.
A.D. 2007.
A.D. 2007.
A.D. 2007.
day of , A.D. 2007
day of , A.D. 2007.
MAYOR
CORPORATE OFFICER
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District of
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11237 236 STREET
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THE DISTRICT OF
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District of Mbiw MAPLE RIDGE
SCALE 1:3,000
CORPORATION OF
MiAPLE11TK.E PLANNING DEPARTMENT
DATE: Sep 15, 2006 FiLE: R7J088106 BY: PC
.ioUtIto i_LU.
312 50 Thrminal Ave °
Vancouver, B.C. V6A 2M5
PARK teL 224-6827 Fax 689-3880 SIRATA PLAN LMS3308
ri All I 0135464
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REM. 19
PLAN 35300
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ECEIVED
JUN 29 2007
MAPLE RIDGE
PLANNING DEPARTMENT
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Damax Consultants Ltd.
312 - 750 TermInal Ave
Vancouver, B.C. V6A 2M5
tel. 224-6827 Fax 689-3880
REC IVE7
JUL 112007 112 AVENUE
MAPLE RIDGE PLANNING DEPARTMENT
RMAM
liPLE RIDGE DISTRICT OF MAPLE RIDGE
British
TO: His Worship Mayor Gordon Robson DATE: July 27, 2007
and Members of Council FILE NO: RZ/104/04
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No.6497-2007
S/E corner 124 Avenue & 264 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential) to permit the subdivision of 8 lots not less
than 4000m 2 (1 acre). This application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6497-2007 be given first reading and be forwarded to
Public Hearing; and
That the following terms and conditions be met prior to final reading.
Road dedication as required;
Park dedication as required.
DISCUSSION:
a) Background Context:
Applicant: Damax Consultants David Laird
Owner: Meadow Green Development Co Ltd
Legal Description: Lot: 8, Section: 19, Township: 15, Plan: 8097
OCP: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses
North: Use: Vacant (14-lot subdivision application received)
Zone: RS-2 (One Family Suburban Residential)
Designation Suburban Residential
1102
South: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
East: Use: Vacant
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Companion Applications:
b) Project Description:
Vacant
Single Family Residential
3.855 HA
12411 Avenue
SD/104/O4
Application RZ/104/04 requests to rezone the property located at the Southeast corner of 264th
street and 124th Avenue from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban
Residential) to permit subdivision into eight parcels not less than 1 acre (4000m 2) in area. ABM
Engineering Services completed an initial investigation on septic feasibility for the poposed
subdivision and have concluded that all 8 lots are serviceable by septic systems.
C) Planning Analysis:
Official Community Plan:
This neighborhood is currently designated Suburban Residential in the Official Community Plan. The
proposed RS-2 (One Family Suburban Residential) zone correlates with this designation.
Zoning Bylaw:
The proposed subdivision complies with the minimum lot width, depth and area requirements
prescribed for RS-2 lots as specified by the zoning bylaw.
Development Permits:
The site is subject to Watercourse Protection Development Permit. It will be necessary for Council to
approve a Development Permit prior to any works occurring within 50 meters of the top of bank of
Mogley Creek. The applicant will be providing park land dedication for the riparian area for
protection of this watercourse as a condition of rezoning the site.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department conducted a rezoning application review and concluded that there are
no servicing deficiencies. The proposed lots will be served by the municipal water system and have
on-site sewage disposal systems. The proposed sewage systems must be registered with the Fraser
Health Authority. Details of the servicing issues will be dealt with through the subdivision process.
-2-
Environment Department:
Mogley Creek is located on western edge of the subject property and has a required 30 metre
setback from top-of-bank. It is the intention to dedicate the environmentally sensitive area located
within the environmental protection setback area to the Municipality as park.
As part of the Watercourse Protection Development Permit the applicant will be required to provide
an environmental assessment. The focus of the environmental assessment will be to providing an
enhancement and restoration plan for the riparian area, mitigation measures for possible retention
and replacement of trees, recommendations for timing of the construction works, and a conceptual
Stormwater management plan that meets the current watercourse protection bylaw requirements.
The applicant will also be required to retain a qualified environmental monitor who will submit
reports directly to the Environmental Department for any cleaning, grubbing, or construction on site.
CONCLUSION:
As the proposed development complies with the Official Community Plan and Zoning Bylaw, it is
recommended that this application be favourably considered and be given first reading and
forwarded to Public Hearing.
Prepared by: JnCsikos
( FlJngTechnician
çyed MCIP
Director of Planning
I'V~e 4L
Approved by: Frk Quinn, MBA, P.Eng
Glc.4: Public Works & Development Services
Concurrenc J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Bylaw 6497-2007
Appendix B - Subject Property
Appendix C - Proposed subdivision
-3-
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6497-2007
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. 6497-2007"
That parcel or tract of land and premises known and described as:
Lot 8 Section 19 Township 15 Plan 8097 New Westminster District
and outlined in heavy black line on Map No. 1402 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
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. 2007.
PUBLIC HEARING held the day of A.D. 2007.
READ a second time the day of A.D. 2007.
READ a third time the day of A.D. 2007.
RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 2007.
MAYOR CORPORATE OFFICER
1AE PDCE ZONE AMENDNC
3ycw No. 64972007
Moo No. 1402
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ILJt1lI.1e) DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: August 8, 2007
and Members of Council FILE NO: RZ/040/06
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading Report
Maple Ridge Zone Amending Bylaw No.6484-2007
11943, 11935, 11929 BURNETT ST
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential), to permit the construction of an
apartment building with 65 units. This development will be subject to the Multi-Family
Development Permit Guidelines to address the form and character of the proposed development,
as per the Official Community Plan. Two setback variances will be required for this building if
approved.
RECOM M ENDATIONS:
11
1. That Bylaw No. 6484-2007 be given first reading and be forwarded to Public Hearing; and
2. That the following term(s) and condition(s) be met prior to final reading.
Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement;
A geotechnical report which addresses the suitability of the site for the proposed
development;
Road dedication as required;
Consolidation of the development site;
Removal of the existing building(s);
Registration of a Restrictive Covenant for LEEDs Checklist.
DISCUSSION:
a) Background Context:
Applicant: GEOFF LAWLOR ARCHITECTURE INC GEOFF LAWLOR
Owner: CHELSEA PARK HOLDINGSLTD
C
1103
Surrounding Uses:
North:
South
East:
West:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
b) Project Description:
Legal Description: Lot: 3, Section: 17, Township: 12, Plan: 22046
Lot: 4, Section: 17, Township: 12, Plan: 22046
Lot: 5, Section: 17, Township: 12, Plan: 22046
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Commercial
CS-i
Town Centre Commercial & Service Commercial
Single Family Housing
RS-1 (One Family Urban Residential)
Urban Residential
Single Family Housing
RS-1 (One Family Urban Residential)
Urban Residential
Vacant & Commercial
RM-3 (High Density Apartment),
Urban Residential & Commercial
Single Family Dwellings
Apartment
0.404 HA (4039.99 m2)
Burnett Street
Full Urban
DP/040/06 and DVP/040/06
The subject site totaling 4039.99 m2 comprises three lots located on the west side of Burnett
Street, immediately south of the commercial development occupied by Lordco and east of the
proposed 16 storey tower. The applicant, Mr. Geoff Lawlor, is proposing to rezone the subject
properties from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential) which will permit the construction of an apartment building with 65 units. This site is
within the Regional Town Center and will be subject to the Multi-Family Development Guidelines and
the Smart Growth on Ground principles. The existing houses have been demolished and the three
lots will be consolidated as a condition of final approval.
C) Planning Analysis:
Official Community Plan:
The Official Community Plan currently designates this property as "Urban Residential" and further
defines it having a neighborhood residential designation. However, Policy 3-23 of the Official
-2-
Community Plan indicates that properties within the Regional Town Centre may be increased as
follows: In order to further the development of the Regional Town Centre in conjunction with
community goals, Maple Ridge will engage in the preparation of an Area Plan. In the interim the
Maple Ridge Town Centre Concept Plan will be used as a guide for development. Opportunities to
increase residential densities in the Regional Town Centre may be supported if the proposed
development is consistent with adjacent land uses; and complies with the policy objectives in the
Maple Ridge Town Centre Concept Plan and Official Community Plan.
Policy 3-22 of the Official Community Plan also identifies that a priority will be placed on residential
development within the Regional Town Centre. Hence, higher density development will be
encouraged in appropriate locations.
Maple Ridge Regional Town Centre Concept Plan:
The Regional Town Centre Area Plan process was approved by Council earlier this year and will be
based on the goals and recommendations outlined in the Maple Ridge Town Centre Concept Plan
and the Smart Growth on Ground principles. It encourages higher density residential development
and a range of housing forms in the core area in order to help increase the population base to
support local businesses and transit and to increase public safety in relatively complete
communities like the Town Centre that allows residents to live, work, play and shop. The Concept
Plan indicates that this property be utilized for Multi-Family Housing. The proposal aligns with the
Maple Ridge Town Centre Concept Plan in the following ways:
The development proposal is for a medium density apartment residential building, with a
mix of one, two and three bedroom dwelling units;
• Each dwelling unit contains a balcony area, providing opportunities for informal
surveillance within the development and to the street and surrounding area;
• The applicant has submitted a green building report and the checklist outlining the
components from the LEED (Leadership in Energy and Environmental Design) Green
Building Rating System they believe the project can achieve.
Additionally, the location of this proposal next to the 16 storey tower on the west and the
commercial use on the north, the proposed higher density seems like a good fit within this
neighborhood. The front façade along Burnett Street has been stepped down to three and two
storeys to minimize impacts on the existing single family dwellings on the east.
Green Building Design:
The project architect has submitted a green building rating system checklist and a report for the
proposed development (Appendix E) and will endeavor to achieve a total of 33 LEED points (note:
the applicant is not intending to certify the building). Some of the sustainable development concepts
for this proposal include on-site erosion and sediment control during construction, heat-island effect
on the site due to proposed underground parking, landfill waste reduction by providing recycling
options, use of durable material strategy, natural light and ventilation through building orientation,
installation of carbon dioxide monitors, use of energy star appliances, potable water reduction by
use of dual flush water closets and reduced flow showerheads, water-efficient landscaping, control
of perimeter ventilation by use of operable windows, etc (Appendix E)
Zoning Bylaw:
The proposed RM-2 (Medium Density Apartment Residential) zone allows a medium density
apartment use and specifies a Floor Space Ratio of 1.8. The applicant has proposed a four storey
-3-
wood frame building with an FSR of 1.31 (total proposed built up area= 6097 m2). The RM-2 zone
requires a common usable open space of 20% of the net lot area and the applicant has proposed an
open space of 20.9%.
As per Policy 3-22 of the Official Community Plan, residential capacity within the Regional Town
Centre will be given priority to help accommodate the 7,000 new dwelling units anticipated by 2021.
This growth is expected to help revitalize the downtown area and provide a supportive population
base for local businesses and transit. A range of housing types and sizes also provides more
opportunities for rental housing and housing that may serve a variety of income levels. It provides
residents the opportunity to live in proximity to shops and services.
This proposal is an effort towards District's many efforts of achieving this residential density within
the Regional Town Centre.
Proposed Variances to the Zoning Bylaw:
The proposed building complies with the density and height requirements of the zone but some
setback variances will be requested. A variance of 1.52 m will be requested on the north side and a
variance of 1.91 m will be requested on the east side. The applicant has submitted a development
variance permit application in conjunction with the Development Permit application for Council to
consider the above variances to the RM-2 zone.
A Development Permit Report describing the compliance with the Multi-Family Development Permit
Guidelines and outlining the variances requested will follow for Council's review at a later date.
Parking Bylaw:
As per Maple Ridge Off-street Parking and Loading Bylaw No. 4350-1990, the proposed RM-2
(Medium Density Apartment Residential) zone requires 1.5 parking spaces per apartment plus 0.2
spaces per unit for visitors parking. This project requires 97.5 parking spaces for residents and 13
spaces for visitors, totaling 110.5 spaces. The applicant has proposed 111 parking spaces of which
13 are for visitors.
Development Permits:
The subject site is located within the Regional Town Center area. The 2006 Official Community Plan
policies speak to managing growth within the Urban Area Boundary with the highest density
occurring in the Regional Town Centre. This proposal of a 65 unit apartment building is subject to
the Multi-Family Development Permit Guidelines. The applicant has proposed to achieve 33 points
in LEED and submitted a green building report (Appendix E).
The "C" form of the building (Appendix C) is proposed with the south side open allowing sunlight into
the central courtyard/ open space. All the parking (except three visitor parking stalls) is proposed in
an underground parkade to minimize visual impact. Access to the parkade is from the south east
corner of the property, minimizing vehicular traffic intrusion onto the site. The four storey portions of
the building are located along the north and west boundaries with a stepped down of floors to 3 and
2 on the east side of the boundary, facing Burnett Street to minimize impact on existing single family
housing on the east across Burnett Street.. A Development Permit Report describing the compliance
with the Multi-Family Development Permit Guidelines and outlining the variances requested will
follow for Council's review at a later date.
Advisory Design Panel:
-4-
On June 12, 2007, the Advisory Design Panel reviewed the proposal and was supportive of it due to
its location and form. The panel had the following comments:
1. Revisions with streetscape improvements and enhanced landscaping at the entry point are
recommended to be submitted to the Planning Department.
The applicant has submitted the suggested revisions and it will be a part of the Development Permit
report.
Development Information Meeting:
On July 31, 2007, the applicant held an Open House followed by the Development Information
Meeting at the Fraser Valley Regional Library on Dewdney Trunk Road. This meeting was attended
by 12 residents of the community and they were supportive of the project. Comments from
concerned citizens were via telephone calls and hand-written sheets. They were as below:
• Lordco on the north of the subject site commented that because they have had some
break-ins from the south before, they are happy that a project like this is being proposed
which will offer greater security for their own property.
• Some residents wanted to assess the value of their property and consider selling their
property to redevelop it in a similar way.
• Some residents commented that it is a good project in the right location, close to public
amenities within the Regional Town Center.
• Some others questioned why the project is not four-storeyed all around and why it is two
and three storeyed along Burnett Street.
The applicant has provided these residents with answers to questions mentioned above and other
questions related to the details of the project itself.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and has the following comments:
• Road dedication of 1.5 m across the Burnett Street frontage is required to make it an
Urban Collector Standard road. This needs to match the road width to the road
immediately on the north of the subject site.
• Relocate the yellow painted center line as required at the widening area.
• Sidewalk, curb and gutter required on Burnett Street fronting the property.
• Upgrade any roads or equipment as identified in the Traffic Impact Report by Ward
Consulting Group, dated January 2007.
• Upgrade any sanitary system deficiencies to the existing sanitary sewer on Burnett Street
to the manhole no. 185 at the statutory right-of-way near the south property line of 11750
Burnett Street. This has to be reviewed by the applicant's Professional Engineer. A site
service connection and manhole are required.
• Storm Water Management Plan (SWMP) is required for storm sewer/ drainage detention
on-site. Catch basins and a site connection with a manhole are required. A Cleanout (SD
C10) on the north end of the existing ditch enclosure pipe at the south side of the site on
the west side of Burnett Street requires to be installed. If deficiencies are noted by the
applicant's professional Engineer, the system must be upgraded.
-5-
Any deficiencies in the existing water system require to be upgraded. Burnett Street has a
150 mm diameter existing water main and the Engineer of record has confirmed a
deficiency in the fire flow quantity. This needs to be resolved and can be done by
upgrading the water main to get the required flow and providing an on-site fire pump and
emergency generator to get the required water pressure. A site water connection is
required. Relocation of the existing hydrant at the south side of the site to suit the road
works maybe required.
Street Lighting: A mast arm luminaire is required on the power pole at the south side of the
site, west of Burnett Street. The District will request BC Hydro to install it and the
developer will bear all costs before BC Hydro installs it. There will also be an operating
cost payment of $ 750.00 required to be made to the District.
Street Trees are required and the estimated cost will be included in the Rezoning Servicing
Agreement.
The concern of inadequate fire flow through the existing Municipal Water System on Burnett Street
is being resolved by the engineer of record with the District's Engineering Department and Building
Permit Department. The Engineer of record is working currently on a study with recommendations
for proposed solution to resolve this. The applicant proposes to up-grade the water main to provide
a hydrant flow of 264 I/sec which the FUS calculation indicates is required for the larger of the 2
halves of the building if divided by a 2 hour firewall. He awaits the results of a computer simulation
of flows in an upgraded main and will reapply these results to the sprinkler system calculations.
This will hopefully eliminate the requirement for a fire pump and generator. The proposal will be
reviewed by the Engineering Department and covered as a part of the Rezoning Servicing Agreement
which is a condition of Final Reading.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the rezoning is completed they
will be responsible for maintaining the street trees. In case of this project it is estimated that there
will be an additional 8 trees to be maintained as per the proposed Landscape Plan (Appendix E)
Fire Department:
The Fire Department has reviewed the proposal and has the following comment:
The existing Municipal water system if inadequate to supply the required fire flow quantity
for the proposed development requires to be upgraded by providing a bigger water main
from the south end of the property to the point where it meets Dewdney Trunk Road.
Providing a fire pump and emergency generator is not the right solution, keeping in mind
several other multi-family development applications on Burnett Street.
e) Financial Implications:
As per a Council resolution passed on September 10, 1990, there will be a bonding for 2.5% of the
estimated total construction cost of the project as Landscape Security, to be paid at the
Development Permit stage. This security is also intended to ensure the form and character aspect
of the development permit along with the proposed landscaping works. The project architect has
-6-
been asked to provide us with an approximate estimate of the total project cost and this security will
be paid by the applicant at the Development Permit stage.
CONCLUSION:
The proposed project is centrally located in the Regional Town Centre with respect to many public
transport choices, services and amenities. It is compatible with the surrounding uses and fits well
with the policies of promoting maximum density within the Regional Town Center as stated in the
Official Community Plan. The proposed apartment building features articulated facades with
materials such as stone veneer and metal roofing panels chosen for its durability and aesthetic
appearance. The "C" form of the building promotes maximum natural light and ventilation with a
central Courtyard/Open Space and the parkade underground minimizes impact on surrounding
uses. The Green Building report by the architect outlines proposed sustainable building practices for
this project.
Although the applicant has requested the setback variances to accommodate this development, the
project reinforces the Official Community Plan vision for the regional town centre area which states
that a priority will be placed on residential development within this area hence higher density
development will be encouraged in appropriate locations. Therefore, it is recommended that the
property located at 11943, 11935, 11929 Burnett Street be favorably considered and that Maple
Ridge Zone Amending Bylaw No. 6484-2007 be read a first time and forwarded to Public Hearing.
Prepared by: Rasika
Pla nf1
y: Ja Piker nCP, MCIP ,7Director of Plapning ,,,7
Approved by: Frank Quinn, MBA, P.Eng
(~GM: Public Works & Development Services
Concurrenc J. L. (Jim) Rule
'çt Chief Administrative Officer
RA/rz
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Bylaw No. 6484-2007
Appendix C- Architectural Plans
Appendix D- Landscape Plans
Appendix E- LEEDs Checklist & Green Building Report
-7-
11964
SUBJECT PROPERTIES
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CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE MAPLE REDGE PNNING DEPARTMENT
DATE: Apr 26, 2006 FILE: RZ/040/06 BY: PC
AP?ENb,x
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6484-2007
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. 6484-2007."
Those parcels or tracts of land and premises known and described as:
Lot 3, Section: 17, Township: 12, Plan: 22046 New Westminster District
and Lot: 4, Section: 17, Township: 12, Plan: 22046 New Westminster District
and Lot: 5, Section: 17, Township: 12, Plan: 22046 New Westminster District
and outlined in heavy black line on Map No. 1395 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment
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. 2007.
PUBLIC HEARING held the day of , A.D. 2007.
READ a second time the day of , A.D. 2007.
READ a third time the day of , A.D. 2007.
APPROVED by the Minister of Transportation this day of , A.D. 2007.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2007
MAYOR CORPORATE OFFICER
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T o: PM-2 (Medium Density Apartment Residential)
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Map1cRidc.B.C. Chelsea Park Apartments V2W 1Y6
11929, 11935 & 11943 Burnett Street, Maple Ridge i1. (604)462-7936
thi (604) 462-7937
RZ and DP/040!06 cU (601)217-0403
Green Building Report
The following green items will be provided by this development, either as a result of the site location and
redevelopment or as a construction solution.
1. Erosion and sedimentation control during construction to prevent:
loss of during construction by water run-off or wind erosion
sedimentation of storm sewer or receiving streams
air pollution with dust and particulate matter
2. Location of site has low environmental impact with respect to the following:
site is not part of agricultural or forest reserve
site was previously developed
site is not ecologically sensitive
site does not provide habitat for endangered species
site is not within 30.5 m of any wetland
site was not previously part of a public park
3. Development increases local density and is within the town centre core which the OCP has designated for
higher density.
4. Site is located conveniently for alternative transportation (buses).
5. Storm water run-off will be designed to limit disruption and pollution of natural water flows.
6. 'Heat island' effect of site area reduced by placing more than 50% of parking stalls underground.
7. Light pollution to be reduced by the following measures:
exterior lighting levels will not exceed IIESNA recommended practice RP_33-99.
all exterior lighting fixtures to be shielded to prevent their light from crossing property lines.
the maximum candela value of interior lights shall fall within the building and not cross property lines.
8. Water efficient landscaping material.
9. Potable water reduction by use of dual flush WCs and reduced flow showerheads.
10. Zero use of HCFCs in refrigeration units.
11. Use of'energy star appliances.
12. Landfill waste reduction by providing recycling material storage area.
13. Regional material use of wood and wood based products.
14. Use of 'durable building strategies:
partial use of overhanging eaves.
rain screen wall assemblies.
continuous air barrier system.
15. Positive ventilation of individual apartment units.
16. Prohibition of common area tobacco smoking in building.
17. Installation of carbon dioxide monitors.
18. Dust control during construction.
19. Use of low VOC adhesives and sealants.
20. Use of low VOC paints and coatings.
21. Use of low VOC carpets.
22. Use of entryway gates to intercept dirt at all pedestrian entries.
23. Control of perimeter ventilation by use of operable windows.
24. Thermal comfort control by use of humidistat controlled exhaust ventilation of bathroom and kitchen spaces
and temperature control of individual units.
25. Daylight and views from all occupied day spaces in each apartment.
26. Solar gain control by use of low-E glazing.
Geoff Lawlor, MAIBC
Principal, Geoff Lawlor Architecture Inc.
APFicm 'E
*LEED
Project Checklist
Sustainable Sites 14 Possible Points
'DD Prereq i Erosion & Sedimentation Control Required
RfOO credit i Site Selection 1
Ø'DD Credit 2 Development Density 1
DOD Ciedit3 Redevelopment of Contaminated Sites 1
L1tJ 0 Credit 4.1 Alternative Transportation, Public Transportation Access
DOD Credit 4.2 Alternative Transportation,
Bicycle Storage & Changing Rooms
DOD Credit 4.3 Alternative Transportation, Alternative Fuel Vehicles 1
DOD Credit 4.4 Alternative Transportation, Parking Capacity
DOD Credit 5.1 Reduced Site Disturbance,
Protect or Restore Open Space 1
DOD Credit 5.2 Reduced Site Disturbance, Development Footprint 1
D 0 Credit 6.1 Stormwater Management, Rate and Quantity 1
DOD Credit 6.2 Stormwater Management, Treatment 1
0 C1it 7.1 Heat Island Effect, Non-Roof 1
'DD Credit 7.2 Heat Island Effect, Roof 1 7 E60D Credit 8 Light Pollution Reduction 1
Water Efficiency 5 Possible Points
Credit 1.1 Water Efficient Landscaping, Reduce by 50% 1
DOD C1it 1.2 Water Efficient Landscaping,
No Potable Use or No irrigation 1
["D 0 Credit 2 Innovative Wastewater Technologies 1
Crelit 3.1 Water Use Reduction, 20% Reduction
DOD Credit 3.2 Water Use Reduction, 30% Reduction
Energy & Atmosphere 17 Possible Points
DD Prereq i Fundamental Building Systems Commissioning Required
prereq 2 Minimum Energy Performance Ruired
DD Prereq 3 CFC Reduction in HVAC&R Equipment Required
[1]DD Crerlit 1 Optimize Energy Performance I - 10
DOD Credit 2.1 Renewable Energy, 5% 1
DOD Credit 2.2 Renewable Energy, 10% 1
DOD Credit 2.3 Renewable Energy, 20% 1
DOD Credit 3 Best Practice Commissioning I
RfO 0 Credit 4 Ozone Protection
Canada Green Building Council
8
*LEED
0 credit 5 Measurement & Verification
DOD Credit 6 Green Power
Materials & Resources 14 Possible Points
'DD Prereq i Storage & Collection of Recyclables Required
DOD Credit 1.1 Building Reuse:
Maintain 75% of Existing Walls, Floors, and Roof
DOD Credit 1 -2 Building Reuse:
Maintain 95% of Existing Walls, Floors, and Roof I
DOD Credit 1.3 Building Reuse:
Maintain 50% of Interior Non-Structural Elements
idO 0 Ciedit 2.1 Construction Waste Management:
Divert 50% From Landfill
DOD Credit 2.2 Construction Waste Management:
Divert 75% From Landfill
DOD Credit 3.1 Resource Reuse: 5% 1
DOD Credit 3.2 Resource Reuse: 10% 1
DOD Credit 4.1 Recycled Content:
7.5% (post-consumer + '/2 post-industrial)
DOD Credit 42 Recycled Content:
15% (post-consumer + '/z post-industrial) 1
0 Credit 5.1 Regional Materials:
10% Extracted and Manufactured Regionally I
0 Credit 5.2 Regional Materials:
20% Extracted and Manufactured Regionally
'D 0 Credit 6 Rapidly Renewable Materials 1
DD Credit7 Certified Wood
£'
Eaf 1 30
Credit 8 Durable Building
Indoor Environmental Quality is Possible Points
0 Prereq i Minimum IAQ Performance Required
'DD Prereq 2 Environmental Tobacco Smoke (ETS) Control Required
Ø'DD Credit I Carbon Dioxide (CO2) Monitoring
'D 0 Credit 2 Ventilation Effectiveness 1
1D 0 Credit 3.1 Construction TAQ Management Plan:
During Construction
KOO Credit 3.2 Construction fAQ Management Plan:
t/ Testing Before Occupancy 1
11 Credit 4.1 Low-Emitting Materials: Adhesives & Sealants 1
DD Credit 4.2 Low-Emitting Materials: Paints and Coating 1
Credit 4.3 Low-Emitting Materials: Carpet 1
LEED® Canada-NC 1.0
9
A PPEtcx
ØLEED
'DD Credit 44Low-Emlttmg Materials:
Composite Wood and Laminate Adhesives
'DD credit 5 Indoor Chemical & Pollutant Source Control
I'DD credit 6.1 Controllability of Systems: Perimeter Spaces
I"DD credit 6.2 Controllability of Systems: Non-Perimeter Spaces
tI [ 0 Credit 7.1 Thermal Comfort: Compliance
b 0 Ciit 7.2 Thermal Comfort: Monitoring I
4.... l'D 0 Credit 8.1 Daylight & Views: Daylight 75% of Spaces I
I I DOD Credit 8.2 Daylight & Views: Views 90% of Spaces I
Innovation & Design Process 5 Possible Points
DOD Credit 1.1 Innovation in Design
DOD Credit 1.2 Innovation in Design
ODD Credit 1.3 Innovation in Design
DOD Credit 1.4 Innovation in Design
DOD Credit 2.1 LEED Accredited Professional
Project Totals 70 Possible Points
DOD Certified 26-32 points
DOD Silver 33-38 points
DOD Gold 39-51 points
ODD Platinum 52-70points
Canada Green Building Council
10
MAPLE RIDGE DISTRICT OF MAPLE RIDGE
CoLumbia
TO: His Worship Mayor Gordon Robson DATE: August 9, 2007
and Members of Council FILE NO: RZ/102/03
l;T.1 Chief Administrative Officer ATTN: CofW
SUBJECT: First Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6499-2007
Maple Ridge Zone Amending Bylaw No. 6500-2007
25274 BOSONWORTH AVE and 25183 108 AVE
EXECUTIVE SUMMARY:
The property located on Bosonworth Avenue has had a number of development proposals and
application through the years. More recently, in December 2004, Council deferred consideration
of a First Reading report for an application and directed staff to continue working with the
applicant. Staff met many times with the applicant to discuss development related issues and
address Official Community Plan policies. An update on the density bonus aspect of this
application was provided to Council in October 2005, and Council directed that staff continue to
work with the applicant on clarifying the related details. The density bonus proposal involves
permitting an increase in the number of lots that can be accommodated on the Suburban
Residential portion of the site, through the reduction of lot sizes, in exchange for dedication of the
lands designated as "Forest" and "Park" in the Official Community Plan into public ownership.
Following a valuation review, almost half of the property (48%) would come into public ownership.
The development proposal entails rezoning the subject property from A-2 (Upland Agricultural) to
RG-2 (Suburban Residential Strata Zone), to permit the subdivision of 106 single-family strata
lots. The site is 62.7 hectares (154.93 acres), of which or 32.604 hectares (80.56 acres) is
designated "Suburban Residential", 19.437 hectares (48.03 acres) is designated "Forest", and
10.659 (26.34 acres) is designated "Park" in the Official Community Plan. The Suburban
Residential designated lands have slopes that are less than 25% and a significant portion of the
Forest Reserve and Park designated lands are greater than 25% slope. Of the proposed 106 lots,
55 are between 1/3 acre and 1/2 acre, 40 are between 1/2 acre and one acre, and 11 are one acre
or greater in size.
There are a number of creeks and a grove of significant trees identified in the northwest corner of
the site and therefore, a Development Permit for Watercourse Protection and Natural Features
will be required. The total area identified for watercourse protection and tree retention within the
Suburban Residential designation, which together are proposed as a dedicated Conservation
area, is 3.7 hectares (9.1 acres).
This site is outside of the GVRD Fraser Sewer area. Under the provisions of the Strata Property
Act, Bare Land Strata Regulations, the applicant has opted to provide a private septic system that
'4
will be owned by the strata corporation, who in turn will contract a qualified professional to
monitor and maintain the system. The proposed septic system is located above the 25% slope
demarcation line, and is 2.67 hectares (6.6 acres) in size.
A portion of land that is located within the Forest designation is proposed for re-designation as
Suburban Residential and rezoning to RG-2, to help increase the lot size of some lots backing
onto the Grant Hill slope. Most of this area proposed for re-designation as Suburban Residential
will be retained as a Tree Retention Area and protected through a covenant. Although this would
result in a loss to the size of the Forest designated area, the total amount of protected area on
this site is recouped through the dedication of the watercourse setbacks and tree retention area.
Therefore, the end result is that 52% of the site is proposed for development, which corresponds
with the 52% Suburban Residential designation, and 48% of the site is proposed as dedicated
protected area, which corresponds with the 48% total for Forest and Park designations.
RECOMMENDATIONS:
That Maple Ridge Official Community Plan Amending Bylaw No. 6499-2007 be given first
reading and be forwarded to Public Hearing;
That Council considers it unnecessary to provide any further consultation opportunities
under Section 879 of the Local Government Act in respect of Maple Ridge Official
Community Plan Amending Bylaw No. 6499-2007, except by way of holding a public
hearing on the bylaw;
That Maple Ridge Official Community Plan Amending Bylaw No. 6499-2007 be considered
in conjunction with the Capital Expenditure Plan and Waste Management Plan;
That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6499-
2007 is consistent with the Capital Expenditure Plan and Waste Management Plan;
That Zone Amending Bylaw No. 6500 - 2007 be given first reading and be forwarded to
Public Hearing; and
That the following terms and conditions be met prior to final reading.
I) Approval from the Ministry of Environment, Environmental Protection Division, for
the on-site sewage treatment system;
Approval from the Ministry of Water, Land and Air Protection, Fish and Wildlife
Branch, for relaxation to the stream setback requirements;
Approval from the Ministry of Health, for the on-site sewage treatment system;
Confirmation that the applicant has contracted with a company who has expertise
in maintaining privately owned advanced treatment septic systems (Type 3) as
proposed in this application;
-2-
Registration of a Rezoning Servicing Agreement including the deposit of security as
outlined in the Agreement;
Completion of a Preliminary Letter of Approval for the proposed subdivision of the
subject lands;
All relevant geotechnical reports and hydrology reports which address the suitability
of the site for the proposed development and sewage system, are to be registered
through a Restrictive Covenant;
A Statutory right of way plan and agreement must be registered at the Land Title
Office;
Road dedication as required;
An Amenity Restrictive Covenant for tree retention area above 25% slope
demarcation line, as identified on the attached site plan, must be registered at the
Land Title Office;
A Restrictive Covenant for stormwater management design that will maintain
predevelopment flow regimes must be registered at the Land Title Office;
Park dedication into public ownership as required;
Conservation area dedication into public ownership as required;
Forest Reserve area dedication into public ownership as required;
Lot consolidation as required.
DISCUSSION:
a) Background Context:
Applicant: PAUL HAYES
Owner: U G S CONTRACTORS LTD
FIRST NATIONAL PROPERTIES LTD
Legal Description: Lot: 9, Section: 11, Township: 12, Plan: 1363
Section: 11, Township: 12
OCP:
Existing: Suburban Residential, Forest, Park
Proposed: Suburban Residential, Forest, Park, Conservation
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Zo n n g:
Existing: A-2 (Upland Agricultural)
Proposed: RG-2 (Suburban Residential Strata Zone), P-i (Park &
School Zone)
Surrounding Uses
North: Use: Single-Family
Zone: RS-3 (One Family Rural Residential)
Designation Suburban Residential
South: Use: Forest
Zone: A-2 (Upland Agricultural)
Designation: Park
East: Use: Single-Family, Undeveloped, and Utility
Zone: A-2 (Upland Agricultural)
Designation: Suburban Residential, Forest Reserve, &
Institutional
West: Use: Single-Family
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential & Low/Med Density
Residential
Existing Use of Property: Forest
Proposed Use of Property: Suburban Residential Strata, Forest, Park, &
Conservation
Site Area: 61.413 HA
Access: Bosonworth Ave. & 108th Ave.
Servicing: None
Previous Applications: RZ/037/92
b) Project Description:
A rezoning application for this property went to Council for consideration of First Reading on
December 14, 2004, wherein the application was deferred. Council directed staff to work with the
applicant on revising the development proposal.
An update was provided to Council on the density bonus aspect of this application, in October 2005,
and Council directed staff to continue working on the details related to the density bonus, based on
a land valuation appraisal, completed by Hooker, Umlah, Craig, Lum, Real Estate Appraisers, that
would permit increasing the maximum allowable density in exchange for dedication of the areas on
the site designated as Forest and Park. Since then, community concern has arisen regarding
development over aquifers, development in the Suburban Residential designated areas, and private
septic systems. These concerns resulted in much public debate and discussion.
While these issues could not have been anticipated in the fall of 2005, the application has
proceeded as directed by Council and significant effort was made by the applicant to address the
issues related to the density bonus and the private septic system.
-4-
The primary issues pertaining to this proposal are:
• Protection of the aquifer and the nearby creeks, including Kanaka Creek;
• Ensuring geotechnical concerns are addressed;
• That predevelopment flow regimes will be maintained through an effective and innovative
stormwater management design;
• That the environmentally sensitive areas and significant environmental features are
identified and appropriate measures are taken for enhancement and protection.
The applicant was required to obtain professional expertise in each specific area to address the
above issues. Since, October 2005, the applicant has provided the following:
• Three Aquifer Impact Reports, prepared by Piteau Associates, Geotechnical and
Hydrogeological Consultants, dated September 7, 2006, May 2, 2007, and July 26, 2007;
• Two Geotechnical Reports, prepared by Valley Geotechnical, dated December 5, 2006 and
December 19, 2006;
• An Arborist Report, prepared by Arbortech, dated May 3, 2006 (which is a follow-up to the
original report dated June 15, 2004);
• Site Plan and preliminary stormwater management design for the development (see
attached).
In March 2006, the applicant provided the attached site plan for 106 single-family suburban
residential bare-land strata lots with a proposed RG-2 (Suburban Residential Strata) zoning. A text
amendment is also proposed for the RG-2 Zone, to permit the density bonus. The areas designated
Forest and Park are proposed for dedication into public ownership, in exchange for the additional
density. The density bonus will result in an additional 40 extra lots and therefore, the existing
permitted density of 2.5 units per net hectare will not be dense enough to accommodate the bonus
lots.
Through the density bonus calculation, discussed below, approximately 48% of the site (29.89
hectares; 73.9 acres) will be dedicated in public ownership. Ofthattotal, 15.64 hectares (38.6
acres) will be dedicated as Forest, 10.538 hectares (26 acres) will be dedicated as Park, and 3.7
hectares (9.1 acres) will be dedicated as conservation area. A horse trail is proposed for the area
designated as Park and the design and construction of this item will be secured through the
Rezoning Development Agreement.
The proposed conservation area, containing three creeks and a tree retention area, is located in the
northwest corner of the site and is subject to a Watercourse Protection Development Permit. The
tree retention area is an environmental feature consisting of a stand of trees that are predominantly
Western Red Cedar. An arborist report, dated June 15, 2004 and prepared by Arbortech Consulting
Ltd., has rated this stand of trees in "good health and without major defects" and recommends that
they be retained. The proposed tree retention area is approximately 2 hectares and the total area of
watercourse protection and tree retention area is approximately 3.7 hectares (9.1 acres).
- 5 -
A band of trees, running along the rear of the properties that will back onto Grant Hill, has been
identified for a Tree Retention Area below the septic system area and will be protected through a
covenant.
On-Site Septic System
The site is situated outside of the GVRD Fraser Sewer area and the applicant is proposing to service
the development through an on-site sewage treatment system that will be located on a bench above
the 25% slope demarcation line. While the traditional septic tank (defined as a Type 1 system) on
individual single-family lots is commonplace in the suburban areas of Maple Ridge, this is the first
large-scale private septic system using advanced treatment (defined as a Type 3 system) proposed
for the municipality.
The regulations regarding septic systems of this type and size are administered by the Province
through the Health Act, Sewerage System Regu/ation and the Environmental Management Act,
Municipal Sewage Regulation (MSR). The proposed treatment system will be designed for in-ground
disposal of high quality secondary (Class A) effluent, defined in the Provincial regulations as a Type 3
system. Such a system is required to meet the criteria set out in the Municipal Sewage Regulation
(MSR) and the Sewerage System Regulation. The Province will require the applicant to provide a
financial assurance for any potential replacement, in whole or in part, of the septic system in the
event of a system failure.
The applicant has contracted Piteau Associates, Geotechnical and Hydrogeological Consultants, to
undertake the hydrogeological studies to determine the feasibility of developing and operating the
proposed septic system on the slope above the proposed development and also to determine the
potential impacts of the proposed septic system on the aquifer and nearby creeks.
Piteau has provided three reports, wherein they assess potential impacts to the aquifer from the
proposed septic system and they have concluded that site conditions are suitable for such a system.
A more detailed synopsis of the Piteau reports is attached as Appendix A.
A professional company with expertise in maintaining and monitoring large-scale on-site septic
systems will be contracted to manage the system. The strata corporation that will be created for the
development will take full ownership of the septic system and be responsible for the costs
associated with maintaining and monitoring the septic system over the long-term. The applicant has
agreed to inform and educate the new property owners living within this development on the
benefits of using only environmentally friendly products in their household and the applicant will
encourage the strata to enforce the use of environmentally-friendly products by incorporating the
use as a requirement into the strata bylaws.
The area proposed to contain the septic system is 2.67 hectares in size.
Slope Stability
A geotechnical report, dated December 19, 2006, was prepared by Valley Geotechnical Engineering
Services Ltd. to address slope stability, wherein consideration was given to the operation of a septic
system upsiope from the proposed development. It was concluded in the report that the "proposed
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site is feasible from a geotechnical standpoint providing that the final grading plan does not
dramatically alter the original grade". The report concludes further "that the slopes above the
proposed development, as well as slopes within the proposed roads and lots, downslope of the
septic area are stable under both static and seismic conditions based on the 1998 BC Building
Code."
Density Bonus & Park Dedication
In October 2005, Council was advised of the density bonus aspect of this application and directed
that staff proceed to work out the details with the applicant. The applicant is requesting an increase
in density on the Suburban Residential designated area of the site in exchange for dedication of
most of the area designated as Forest, all of the area designated as Park, and for a proposed
conservation area in the northwest corner of the site that contains watercourses and a significant
stand of trees. At that time, the 1996 Official Community Plan contained a Policy 21, which
supported this request, however, this policy did not outline any guidance on how to calculate a
density bonus. The approach taken in 2005 was a valuation of density, wherein the value of the
bonus density is calculated and compared to the value of the Forest and Park designated lands if
each were to be developed under the existing A-2 (Upland Agricultural) Zone. A land value appraisal
was completed by Hooker, Umlah, Craig & Lum in September 2005, which estimated the value of
the Forest Reserve and Park at $4 million. This $4 million value translated into a density bonus of
approximately 40 lots, based on an average lot size of 0.23 hectares (0.58 acres) for a total of 95
lots.
Of the 106 lots proposed for this development, 55 are smaller than the 0.23 hectares lot size
assumption that was used in the land value appraisal. Because of the smaller lot sizes, the
applicant is proposing 11 more lots than the 40 lots recommended in the land valuation appraisal,
for a total of 51 density bonus lots.
The land value appraisal has not been updated since the September 2005 report, based on the
assumption that land values have risen concurrently.
c) Planning Analysis:
Official Community Plan:
The 2006 Official Community Plan designates the subject site as Suburban Residential, Forest, and
Park. Lot sizes in the Suburban Residential designation are generally expected to be 0.4 hectares
(0.988 acres) in size.
A boundary line adjustment for the Forest designated area and the inclusion of a Conservation area
are proposed as minor amendments to the Official Community Plan in conjunction with this
application.
City water is required for Suburban Residential land use and will be extended to service the subject
development. Surrounding the subject site are many existing suburban residential lots that are
-7-
currently on well water. Of these lots, those that are located within a sufficient range of the
extended water service will have the option to abandon their well and connect to City water.
Policy 6-69 - Density Bon using:
Policy 6-69 of the 2006 Official Community Plan supports the density bonus proposed within this
development application as follows:
To protect ecological diversity and the integrity of forested lands, Maple
Ridge will retain parts of the northern slope of Thornhill as Forest.
Innovative development proposals that protect unique site
characteristics, ecologically sensitive areas, or amenities on lands
designated Forest and within private ownership, may be considered for a
density bonus. The value of the density bonus will be at Council's
discretion, in return for the development providing an identified
community benefit.
As discussed above, the approach taken to calculate the density bonus was determined in 2005 to
be a land valuation of the development potential of the Forest and Park lands if they were
developed under the A-2 zone and what the equivalent value would be in 0.58 acre sized lots. The
writer of the report (Hooker, Umlah, Craig, Lum, Real Estate Appraisers) concluded that 40 lots, at
0.58 acres in size, would be an appropriate bonus density value that would be relatively equal to the
value of developing the Forest Reserve and Park designated lands.
If this application does not proceed through the Rezoning process, the applicant has the option to
develop the Forest and Park reserve lands under the existing A-2 (Upland Agricultural) zoning. This
zone would permit the subdivision of lots at a minimum 4 hectares (9.8 acres) in size. However, it is
uncertain how many lots the applicant would be able to create, due to the steep grades (greater
than 25%) that prevail over the Forest and Park designated areas.
The Forest and Park designated lands provide a benefit to the community. These areas are well
forested with semi-mature second growth deciduous and conifer species. As noted in an arborist
report, prepared by Arbortech Consulting Ltd., dated June 15, 2004, the Forest designated area
contains a number of "veteran" Cedar and Maple trees that were not removed when the site was
last logged and these "scattered individuals" have an interesting array of broken tops and hollow
stems that support "a wide spectrum of native wildlife". The writer of the report further comments
that the Forest has "the feel of an old growth forest".
The proposed protection of the creeks and cedar stand of trees, as conservation area, is also a
valuable community benefit, as it provides fish and wildlife habitat and will also become an integral
part of the stormwater management design for the site. More in-depth investigation of these issues
will need to occur if the development moves forward.
These areas have an existing equestrian trail route, that will be formalized through the dedication of
the lands into public ownership and the area will continue to be ideally suited for recreational hiking.
Wl
Policy 5-37 - Groundwater Protection:
A key issue related to this application is the protection of groundwater. Part of the ongoing work,
since October 2005, was for the applicant to obtain professional expertise to comment on any
potential impacts to the groundwater, nearby streams, or slope stability due to the long-term
operation of the on-site septic system. Policy 5-37 in the Official Community Plan requires that the
following conditions be met in the protection of groundwater:
Maple Ridge will require an evaluation of groundwater flows, conducted by a
qualified environmental professional, for new development that is adjacent to
areas reliant on well water. Development proposals that cannot ensure
adequate groundwater flows, sufficient water quality or mitigate potential
impacts to existing and surrounding well water systems will not be supported.
The two reports prepared by Piteau Associates, geotechnical and hydrogeological consultants,
concluded that the proposed septic system operation is not foreseen to have any negative impacts
on the groundwater or the nearby streams. Additionally, two reports prepared by the principal
geotechnical engineer at Valley Geotechnical concluded that the development can be developed
safely if no significant changes are made to the existing grades.
In order to ensure adequate groundwater and creek habitat flows, the applicant has agreed to a
stormwater management design that will maintain predevelopment flow regimes, by adopting
source based management as a first principle with a goal of limiting the total impervious area of the
development to a maximum of 15% equivalency to existing site conditions.
Proposed Bylaw Amendment to Official Community Plan:
A Bylaw amendment will be required to facilitate this development and involves adjusting the lot
lines for the Suburban Residential and Forest designations and designating the area containing the
creek setbacks and tree retention area as Conservation.
Zoning Bylaw:
Proposed Text Amendment to RG-2 (Suburban Residential Strata) Zone:
The designation of this site for Suburban Residential supports the proposed zoning amendment to
the RG-2 (Suburban Residential Strata) zone. However, in order to achieve the density bonus the lot
sizes are reduced to accommodate the additional lots. Therefore, the proposed total density of 3.64
units per net hectare exceeds the permitted maximum density of 2.5 units per net hectare within the
RG-2 zone and a text amendment is requested to accommodate this increase in density at this
location only. The proposed development has a total area of 31.472 hectares and the net area,
minus the public roads is 29.1 hectares.
Development Permits:
A Watercourse Protection Development Permit is required for the three creeks identified on the
northwest portion of the site. A 30 metre seback is required from the top of bank of the creek
closest to the west property line. Two tributaries have been identified off of the mainstem and will
require 15 metre setbacks from the top of bank.
Some concessions to stream setbacks are being proposed to some of the creeks in exchange for an
innovative stormwater management design, prepared and sealed by a professional engineer, that
meets the District's 2006 Watercourse Protection Bylaw, and the standards and guidelines within
the GVRD's 2005 Stormwater Source Control Design Guidelines, as well as meeting the
performance measurements from the District's 2005 Master Municipal Construction Document
(MMCD) stormwater guidelines and Best Management Practices. This means that the applicant will
need to provide a stormwater management design that is intended to maintain predevelopment flow
regimes and adopt source-based management as a first principle with a goal of limiting the total
effective impervious area of the site to a maximum of 15%.
Other features that will be incorporated into the stormwater management plan include:
• Ensuring that development occurs in an orderly, phased process that permits effective
management of environmental impacts of development;
• Ensuring that the accompanying development plan is responsive to the physical
characteristics of the site, including preservation of watercourses, rock outcroppings, mature
trees, and steep slopes;
• Retaining and integrating mature trees into the developed area, where possible;
• Using native vegetation that is appropriate for swales, bioretention ponds, erosion and
sediment control, and for fish and wildlife habitat values;
• A design that is based on objectives for effective reforestation within 10 years that includes
criteria for the maintenance of pervious soils to meet objectives of stormwater management.
Development Information Meeting:
A Development Information Meeting was held on November 8, 2006 at Planet Ice. Approximately 54
people attended the meeting and were provided with an information sheet, a small map showing the
proposal, and a comment sheet.
Thirty-seven comment sheets were received and the general comments were as follows:
Favourable Comments:
• The large park dedication
• The innovative and creative lot layout
• The preservation of the rural" look of the neighbourhood
• The provision of a horse trail to connect with other trails in the neighbourhood
• The provision of municipal water to the area with the opportunity to connect to that
system
-10-
• The positive difference between this project and other developments in the urban
area of the municipality (lot size, green setting)
• The provision of small acreage lots
• The innovative storm water management proposal
• The preservation of the watercourse and forested area
Unfavourable Comments:
• The quality of well water could be impacted
• There will be an increase of traffic on the roads
• The need for a municipal sewer to service the proposed development
Citizen/Customer implications:
The proposed development will bring municipal water service to the properties along Bosonworth
Avenue and these property owners will have the option of hooking into this service and abandoning
their wells.
Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the attached site plan and provided the following
comments:
• A Rezoning Development Agreement is required for off-site water works.
• Road improvements are required on Bosonworth Avenue and road construction is required
on 108t1 Avenue, internal municipal road, and 25611, Street fire access.
• Curb, gutter, and sidewalks are required on Bosonworth Avenue, 108t Avenue, internal
municipal road, and 108th Avenue.
• Sewage disposal is expected to be provided by on-site means pursuant to the Municipal
Sewage Regulations (MSR). Extension of the municipal sewage collection system is not
supportable for the RG-2 form of development.
• Stormwater management concept for the development is required and will be an integral
part of the subdivision servicing design. Works are currently underway on this topic with the
consultants collaborating with staff in this regard. The concept plan preparation including
impact assessment will be a requirement of rezoning.
• Extension of the municipal water distribution system to the property is required. This is an
off-site work that the developer will be responsible for. All costs associated with provision of
this service will be the responsibility of the developer.
• Street lighting is required on Bosonworth Avenue, 108 Avenue, and internal municipal road.
• Underground wiring is a utility requirement of the RG-2 zone and will be addressed at the
subdivision stage.
• Confirmation is required of the owner with respect to existing dwellings and structures.
- 11 -
• Consideration will be given to the extension of the municipal water distribution system and if
any part of the extension works are eligible for DCC consideration, staff will look to allow the
applicable forgiveness to flow through to the subdivision stage.
• Geotechnical considerations apply.
• Latecomer considerations will be addressed at the subdivision stage.
• There are Schedule E watercourses on the property for which senior agency notification or
approvals may be required.
• Ministry of Health approval - EBS: Professional assurance of compliance with senior agency
processing pursuant to the Municipal Sewage Regulations is required.
• The issue of dedication of the proposed municipal street through the property will be
considered in respect of the rezoning process. It may be desirable to have the road
dedicated at this stage of the process. Road dedication on the 25611 Street corridor needs
to be reviewed to determine whether or not the road exists and whether or not dedication of
part of the corridor is needed to support servicing of the development.
• Statutory ROWs in support of servicing may be required in support of the rezoning. This will
be determined when the servicing design is available.
• Underground utilities are a requirement of the RG-2 zone and all lots in the future
subdivision will be serviced by underground means.
• An estimate for both off-site and on-site services (in support of Rezoning Development
Agreement) is required and will be prepared once the servicing design is available.
• Park and forest reserve issues including applicable dedication will be addressed in support
of rezoning. A hydro-geological assessment and environmental assessment of the property
are required to address issues of development impacts on the Thornhill aquifer,
neighbouring properties and the environment in general. Piteau Associates and EnviroWest
Consulting are retained to undertake these assessments. A stormwater management
concept for the property is also required and will be undertaken by the engineer of record
working with other support sub-consultants including those already mentioned.
Parks & Leisure Services Department:
An equestrian trail is proposed through the areas that are to be dedicated as Forest and Park.
Equestrians are also expected to ride along Bosonworth to access the park trails, so a road
shoulder will be required for this purpose as part of this rezoning application. The Haney
Horseman would also like a road shoulder along 112t1 Avenue, as a future trail improvement, to
access the park trails from the opposite direction. These items will be addressed through the
Rezoning Development Agreement.
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 an additional 106 trees, which is based on one tree per lot; 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
$2,650.00.
- 12 -
S
Fire Department:
The Fire Department reviewed the attached site plan and provided the following comments:
Due to steep slopes on the hill it would be advantageous to have Fire Department access to the
upward area for interface fire protection. If any trail is proposed then it can be utilized as an
emergency access and developed to a standard that would support the use of ATV vehicles (for
emergency purposes).
A site plan showing locations of fire related infrastructure, some of which is outlined below, is
required. This is to include the locations of fire hydrant, road carriage widths, strata road widths
slopes and turning radius etc.
Fire Department Access:
• All fire department access routes must be rated for minimum of 35,000 Kg with a minimum
force of 70 P.S.I.
• Lane to be posted "no parking - tow away zone".
• Be a minimum carriageway of 6 metres wide.
• Any required hammerhead turnaround to be minimum 6 metres wide and 8 metres in depth.
Fire Hydrants:
• Preferred location of fire hydrants is at main road entrances and on corner lots.
• Private hydrants are to be lime-yellow with white caps.
• Measures are to be in place to ensure landscaping does not encroach on access and
visibility and that fire hydrants can be kept clear in all weather conditions.
f) Intergovernmental Issues:
Local Government Act:
An amendment to the Official Community Plan (OCP) 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 is an adjustment of the
boundary to the Forest designation and also the inclusion of the Conservation Area and these are
considered to be minor in nature, under Bylaw No. 6499-2007. 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.
Section 882(3) of the Local Government Act also requires that the local government consider the
Financial Plan and Waste Management Plan when adopting an OCP amendment.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and is considered to be consistent
with both documents.
- 13 -
-5.. -
CONCLUSION:
The subject development has been many years in the making due to the complexity of the
development proposal and its location. The applicant has retained the appropriate professionals to
respond to the issues related to preventing contamination of the aquifer and watercourses, slope
stability, and the protection of the watercourses and significant trees. If it is deemed that these
issues have been sufficiently addressed at this stage of the process, then the development proposal
hinges on the density bonus aspect.
Through the density bonus provision of the Official Community Plan policy that was in place at the
time the application was submitted, 48% of the site, which will be dedicated, is equal to the amount
of land that is currently designated Forest and Park in the Official Community Plan, in exchange for
an increase in development density and ultimately a bonus of 51 additional, albeit mostly smaller,
lots.
Public ownership of the lands designated Forest and Park and additionally the proposed
conservation area would provide a benefit to the community and to fish and wildlife. This is the
desired outcome that would result in a gain for both the public and private interests if the key issues
related to this application can be resolved.
Prepared by: L48iZosiak
Planner
Approved by: Jane,p1kering, MCP, MCIP
Direct of Planning
Approved by: prank Quinn, MBA, P.Eng
GM: Public Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
/
- 14 -
The following appendices are attached hereto:
Appendix A - A Synopsis of Reports Prepared By Piteau Associates
Appendix B - Location Map
Appendix C - Official Community Plan Amending Bylaw 6499-2007
Appendix D - Zone Amending Bylaw 6500-2007
Appendix E - Proposed Site Plan
Appendix F - Stormwater Management Concept Plan
- 15-
Appendix A
A Synopsis of Reports Prepared by
Piteau Associates Engineering Ltd., Geotechnical and Hydrogeological Consultants
Piteau Associates prepared three reports, which each discuss phases of Piteau's work related to an
aquifer impact assessment on the subject site.
In a report prepared by Piteau Associates, entitled "Aquifer impact Study for On-Site Wastewater
Disposal" and dated September 7, 2006, they advise that an absorption trench must be set back at
least 300 metres from a water well in an unconfined aquifer, as required in the MSR. Piteau
provided a map showing the locations of the wells in relation to the proposed septic system area
and noted that of the five closest wells to the proposed septic system absorption trench, four are
registered and located approximately 330 metres downslope. The fifth unregistered well is located
only 110 metres below the proposed absorption trench and Piteau notes that this well will have to
be abandoned in order to meet the MSR setback requirements.
In a Hydrogeological Assessment and Environmental Impact Study", dated May 2, 2007, Piteau
Associates outlines how the treated effluent from the on-site sewage disposal system is expected to
disperse and infiltrate through the soil. Water tests conducted on the site last spring indicated that
most of the treated effluent will flow through fractured bedrock into the aquifer below.
The treated wastewater is expected to flow northward, "away from the absorption field within the
upper bedrock" and possibly resurface at lower grades as surface water. If the effluent does not
resurface downslope, then it is expected to continue moving as interflow or groundwater toward
Kanaka Creek. Piteau anticipates that no negative effects on groundwater supplies on the north
side of Bosonworth or Kanaka Creek will occur as a result of in-ground effluent disposal." This
conclusion is based on the following from the Piteau report:
• Processes such as physical straining and absorption within the soil matrix
remove harmful bacteria, protozoa, and other pathogens present in the
waste within a short distance from a properly constructed and operated
absorption trench system. In this instance, given that the bulk of these
pathogens would be removed during the pre-treatment stage (i.e. prior to
discharge), there is therefore even a higher level of confidence that
groundwater seepage emanating from the disposal area will not
compromise groundwater supplies on the north side of Bosonworth
Avenue.
• Perhaps the most common contaminant associated with sewage effluent
disposal to ground is nitrate. This is formed by the nitrification of
ammonium ions in sewage effluent, and is a relatively stable compound
that is attenuated in groundwater primarily through dilution. Given that
effluent pre-treatment will achieve a nitrate concentration of equal to or
less than the 10 mg/L maximum allowable concentration (MAC)
recommended in the Canadian Drinking Water Quality Guideline (Health
Canada), and that the concentration will be diluted when the effluent from
the treatment plant mixes with groundwater and infiltrating precipitation,
the potential for increasing nitrate concentrations in drinking water wells
above the MAC is not a concern.
Although some fill is required within the septic system area to ensure sufficient soil depth for
effective effluent infiltration, Piteau has recommended that "the soils in the drainfield area should
not be subjected to significant disturbance". Therefore, Piteau recommends that "for this reason
and given the relatively steep slope, the distribution trenches should be constructed using hand
digging tools or light equipment only." Piteau further recommends that large trees should be left in
place, and the seepage trenches should be oriented to avoid the trees. The May 2nd Piteau report
concludes that "conditions at the site are suitable for in-ground disposal of up to 90 m 3/day of
Class A effluent into an absorption field system", but also recommends "that a knowledgeable
contractor and careful monitoring during construction are important aspects of a successful
project."
Subsequent to Piteau's May 2nd study, the applicant met with an engineering design consultant who
advised that the septic system should be designed to accommodate in-ground disposal of
133.5 m3/day of effluent. Piteau then reviewed their May 2nd hydrogeologic assessment, in a report
dated July 26, 2007, and determined that they did not need to make any changes to their
recommendations regarding the layout of the disposal field, but they did recommend an increase in
the minimum soil thickness beneath the absorption trenches from 0.7 to 0.8 metres.
FSUBJECT PROPERTY
District of
PIttMeadows_. 25274 BOSONWORTH AVENUE
I9 Haney
_____
CORPORATIONOF
N District of PLANNING DEPARTMENT
Langley
SCALE 1:5,000 _
____
DATE: Aug 9,2007 FILE: R102J03 BY: PC
Rivpr
C)
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6499-2007.
A Bylaw to amend the Official Community Plan
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan
Amendment Bylaw No. 6499-2007."
That parcel or tract of land and premises known and described as:
The North East Quarter, Section 11, Township 12, Except: Firstly part subdivided by Plan
23771; Secondly: Parcel A (Statutory Right-of-Way Plan LMP 1489); New Westminster
District
and as shown on Map No. 731, a copy of which is attached hereto and forms part of this
Bylaw, the area outlined in heavy black line is hereby redesignated to Suburban Residential
and the area shown hatched is hereby redesignated to Conservation.
Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 2007.
PUBLIC HEARING HELD the day of , A.D. 2007.
READ A SECOND TIME the day of , A.D. 2007.
READ A THIRD TIME the day of , A.D. 200.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200.
MAYOR CORPORATE OFFICER
M I _________
- N UN - - 648 P T
ILI 100, -- I =0
DISTRICT OF MAPLE RIDGE
BYLAW NO. 6500 - 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. 6500 - 2007.
That the following amendment be made to Section 610, RG-2 Suburban Residential
Strata Zone, B. Regulations for Permitted Uses, by deleting item #1 and inserting the
following:
1. The permitted density of residential use in this zone shall not exceed 2.5
dwelling units per net hectare except where expressly permitted.
a) That area being 29.1 hectares, delineated in heavy black line on the
sketch plan annexed hereto and forming part of this Bylaw, may
despite any regulation to the contrary be used to a density up to but
not exceeding 3.64 dwelling units per net hectare.
That item #2 be deleted from Section 610, RG-2 Suburban Residential Strata Zone,
B. Regulations for Permitted Uses and that the subsequent item be renumbered
accordingly.
That those parcels or tracts of land and premises known and described as:
Lot: 9, Section: 11, Township: 12, New Westminster District, Plan: 1363; and
The North East Quarter, Section: 11, Township 12, Except: Firstly part subdivided by
Plan 23771; Secondly: Parcel A (Statutory Right-of-Way Plan LMP 1489); New
Westminster District
And as shown on Map 1404, a copy of which is attached hereto and forms part of
this Bylaw, the area outlined in heavy black line is hereby rezoned to RG-2 Suburban
Residential Strata Zone and the area shown hatched is hereby rezoned to P-i (park
and School) Zone.
5. 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
PUBLIC HEARING held the day of
READ a second time the day of
READ a third time the day of
RECONSIDERED AND FINALLY ADOPTED, the day of
A.D. 2007.
A.D. 2007.
A.D. 200.
A.D. 200.
A.D. 200.
MAYOR
CORPORATE OFFICER
I
IL3
P1363 J Rem N E
3.925 ho
32
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1 oãi yE. L
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6500-2007
Map No. 1404
From: A-2(UpInd Agricultura
To: RC-2(Suburban Residential Strata)
and P-1(Park and School) shown hatched
.1
I 6 51 I
BOSON WOR rlA ANUE -
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DESIGN CRITERIA AND COMPLEXES WITH INSTREAXI FISH RAATTRT FEATURES
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Mapte Ridge, BC
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INFILTRATION BASINS, AND INFILTRATION SWALE
SCALE 1100
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TYPICAL PLAN FOR TYPICAL PIPE PLAN FOR
INFILTRATION FEATURES INFILTRATION FEATURES'
SCALE 1:750 SCALE 1:500
FIRST NAtIONAL I
2-11455 201A Street INFILTRATION BASIN AND
Maple Ridge, BC INFILTRATION SWALES DETAIL
GRANT HILL ENVIRONMENTAL CONSULTANTS 00
STORMWATER MANAGEMENT PLAN I os o t Li__Onstoso
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(WEIR SECTIONJ SCALE 125
TYPICAL LONGITUDINAL SECTION OF ROADSIDE INFILTRATION SWALE
SCALE 1:75
NOTES.
I EIvrn, pEd r -gSuSI pmf4e m rSI. FIlS1 NAtIONAL I RO I
2-11455 201A Street ADSIDE INFILTRATION BASIN AND
Maple Ridge, BC INFILTRATION SWALE DETAILS
GRANT HILL [NVIRONM[NTM CONSUlTANTS
STORMWATER MANAGEMENT PLAN TI, _-! --
I I 2oM 689-08M3
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ON-LOT INFILTRATIONDETENTION
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FIRST NATIONAL - -
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Maple Ridge, BC FACILITY DETAIL
GRANT HILL ENVIRONMENTAL CONSUIJANTS us zvi M&A
STORMWATER MANAGEMENT PLAN 4-11 •5
I ll'lI ASSIIOWO
8-05 6-I 6-ne 6 5006 689-0
TYPICAL LANDSCAPE PLAN FOR OPEN CHANNEL
FISH HABITAT FEATURES
SCALE 130
TYPICAL LANDSCAPE CROSSSECTION OF ROADS, SIDEWALK,
INFILTRATION BASINS AND INFILTRATION SWALE
SCALE 1100
I
I! II I,
H
TPICAL LANDSCAPE CROSS-SECTION OF
BIW LOTS INFILTRATION SWALE
SCALI12O
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II
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TYPICAL LANDSCAPE DETAIL FOR
INFILTRATION AND CHANNEL FEATURES
PJW,MG MAA
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J6898W6
-::
•rJu*1I,IcI
DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: July 23, 2007
and Members of Council FILE NO: VP/045/07
FROM: Chief Administrative Officer ATTN: CoW
SUBJECT: Development Variance Permit
22589 121 Avenue
EXECUTIVE SUMMARY:
The applicant proposes to vary two sections in the Maple Ridge Subdivision and Development
Servicing Bylaw No. 4800-1993 that require certain improvements as a condition of obtaining a
building permit. The two proposed variances are as follows:
To waive the requirement in Section IV, General Requirements, B. Highways, (2), "Schedule A
- Services and Utilities" to provide concrete curb and gutter, sidewalk, boulevard treatment
and street tree planting.
To waive the requirement in Section IV, General Requirements, B. Highways, (3) to upgrade
streets fronting a site with an Institutional use to a Collector street standard.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal DVP/045/07 respecting property
located at 22589 121 Avenue.
That the following condition be met prior to authorization of the Variance Permit.
i) A Statutory Right Of Way plan and Agreement must be registered at the Land Title
Office.
DISCUSSION:
a) Background Context
Applicant: Toews Warner Bissky Architecture
Owner: Roman Catholic Archbishop Of Vancouver
Legal Description: Lot: 24, Section: 20, Township: 12, Plan: 1161
OCP:
Existing: Institutional
Zoning:
Existing: P-2 (Special Institutional), P-4 (Church Institutional)
Surrounding Uses
North: Use: Eric Langton Elementary School / Ridge Meadows
College
Zone: P-i (Park and School)
Designation Institutional
South: Use: Single Family Residential
Zone: RS-i (One Family Urban Residential)
Designation: Urban Residential
East: Use: Vacant
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family and Multi-Family Residential
Zone: RS-1 (One Family Urban Residential) and
RM-2 (Medium Density Apartment Residential)
Designation: Urban Residential
Existing Use of Property: Church, School
Proposed Use of Property: Church, Expanded School
Site Area: 1.91 ha (4.72 acres)
Lot Size: 1.91 ha (4.72 acres)
Requested Variance: Road requirements, off-site servicing improvements
b) Variance Description:
The subject property is located in the Maple Ridge Regional Town Centre and abuts three roads:
Edge Street to the west, 121 Avenue to the south and 2271 Street to the east. The applicant
proposes to construct a one-storey building on the subject property. Section 938 of the Local
Government Act, specifies that a building permit application can trigger improvements on the
portion of a highway immediately adjacent to a site under application. 227 Street is currently built
to collector street standard, however, Edge Street and 121 Avenue do not meet the road and
servicing improvement standards outlined in the Subdivision and Development Servicing Bylaw No.
8420-1993.
Therefore, the applicant has applied to vary two sections of the Bylaw to waive the requirement to
upgrade the surrounding highway infrastructure to meet the Bylaw standards:
Section IV (General Requirements) B (Highways):
2. Any dedicated but undeveloped highway within or immediately adjacent to a proposed
subdivision or development shall be improved by the applicant in accordance with Schedule "A'.
-2-
3. Where lands are being improved for Commercial, Industrial, Institutional or Multi-Residential
use the street or streets fronting the development site must be constructed to collector street
standards as set out in the standard drawing and specifications of the District of Maple Ridge.
The standard width of a collector road is 11.6m. from curb to curb, incorporating two travel lanes
and a parking lane on each side. In total, a collector road has a 20m. right-of-way to incorporate
amenities such as sidewalks, boulevards, and street trees.
The existing road on Edge St is approx. 7.2m. wide which allows for two way traffic but there are no
parking lanes as there would normally be on a collector road. There is also a narrow sidewalk on the
eastern side of the road.
The constructed road on 121 Avenue varies in width but is mostly about 4.0m. wide. It currently
provides for one-way (eastbound) traffic only. This one way traffic arrangement has been in place
for many years and according to our traffic section in the Engineering Department it operates
acceptably. Both road allowances are lOm. wide and the constructed roads are in both cases built
to the property lines of the school leaving no room for widening.
Planning Analysis
The existing sidewalk on the east side of Edge Street was constructed partially on the church/school
property. Since this is an important path for public access to the properties north of St. Patrick's and
to ensure the Municipality has a continued ability to maintain the sidewalk, a statutory right-of-way over
that portion of the property will be required.
C) Interdepartmental Implications:
Engineering Department
The Building Permit application for a new classroom building for St. Patrick's School at the above
address has been reviewed by the Engineering Department. The Subdivision and Development
Servicing Bylaw 4800-1993 requires that the standard of the roads adjacent to a proposed building
development be improved by the owner to the standard in the bylaw. The narrow width of the road
carriageway, the lack of concrete curb and gutter and sidewalks and absence of street trees on both
121 Avenue and Edge Street are deficiencies according to the requirements of the bylaw. However,
since none of these works can be constructed within the space allowed by the existing narrow road
allowance, the Engineering Department is prepared to support a Development Variance Permit to waive
the off-site servicing improvements.
-3-
CONCLUSION:
Given that the proposed new building on this lot will not significantly change the current traffic flow in
this area and with the Engineering Department's support, it is recommended that VP/045/07 be given
favorable consideration.
Preparedby' JenCiks
Pta hnician
Ap'provedb)?:j'TV1C MCIP
Approved by/ Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
Concurreipce: J.L. (Jim) Rule
Chief Administrative Officer
J C/d p
The following appendices are attached hereto:
Appendix A: Subject Property Map
Appendix B: Site Plan
-4-
/
P 80477
PARK
LMP 21095
PARK
P4213s I i I in AVE.
238 256 255 254 253 252 RP84324
12227
6 12239
237 I22AvE
77 7219
6 Rem.
236 / 235
228 Rem.A
P421 12219
4
12211
12195
a-
2
12187
PcL A 12177
RP 56793 12167
0/ C, N-
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AU a:
CTPROPER 2j1j112157
12138
P23392
305
P46852
712155 5
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P 7875
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7; 8 9 10
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121 AVE.
12080
290 10 11 8121 112 3
287 288 269
a- P80 1 P 843 P4446 P 5724 291
12087
P 4724
N-
292 P 3081 P 843
—r
P4446
296 295 294 12077
9 8 7 6 5 4 6 5 4
.12095
/52
RP 84340
BROWNAVE BROWNAVE.
6P79869 6 0 0 8 M 5 5 6 6 8 8
3006
4 6 LOTA 5 7 8 9 297 298 299 12047
12038 P 081 446 P43 24 301
109 P 6 2 HLJ P 96j L44
DEWDNEY TRUNK ROAD
/t\
PittMeadows /i/ 22589 121 AVENUE
[ 4 CORPORATION OF
4 THE DISTRICT OF
MAPLE RIDGE Albion
istiictot '-TEJ __JI Th11L1 PLANNING DEPARTMENT
Langley
SCALE 1:2,500
T DATE: Jun 14, 2007 FILE: VP/045/07 BY: PC
River
17
P
18
679
19 20
12085
P
14
679
13 12
_iii
1 2
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Building Code Summary
ConaInIaAo.lAddlaaa 22509 121 S/roIl
t..o.J Da.colp000l 10124,5009,20. tn 12. AWO, 01.8 Plant 161 LECMEI4I1 App//cold. Boi/d1.g coda BCDC 2OD5 PIll 3 Noon/carol 8/r..l.Fa0419 2 SpeAddenad NFPAI3 . Site Plan 0 Occrç.nry Groom 22 5000091 dorm0 Woter Va/ce.............. F A 2 ' 000emant load da..rooer. I.Bsnllpao.c.r 70 p0/lIon. 0 rnuIOporpc.M 00010 .od/4ry 0a 020 San/tory Manhole N09SIIo/.. 1 Storm Manhole I4a1/o 14,,. Hydro Pole 0 Brdl*,gAr.. 475.0 no2 Fence A,..o4lMF/oot 475.0002 Catch SOS/n Ar.aolMaoo.o*,00rtoft N/A . F
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NEW WESTMINSTER DISTRICT PLAN 11 61 ACEd 3.142 A 2 3 A-4 Sections A-S Wall Sections Ill. co.roo.//r 0109.00010101 0.09. t/d9 Site Reconciliation A-6 Window Schedule, Door Schedule, (all no A..0000l. / 46IM /04 01,, A-7 Millwork Elevations, H.C. Washrooni Details
111511001/pROF/c/coo? C0/°nn0///1 2006. oo(EJ
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Floor Spac. Palo Mao. Ato,.o.tAo..0.3 0064 ,.19,00995 3,0042002
Actual 2,3036,1,2
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01101100.1cc, a4oconoanl 01Mar11, 15. 2005
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•Acal/00 .o040rlolnl 100.10,1.4,011,011 oF 0/Iron 15,7005 Tool Roqr/d MO Mall
P150,1.11 101 MIMI.
Bra/Avg HaighI F2.amn,000 Al/cooed 18,0
Note: Survey plan provided by James R. Enders, B.C. Land Surveyors. Dated Jan. 10, 2006 'crc01d 74111
Areas and distances are calculated from this plan. SoclrocGn09'o/oPL fle050 7100
Acluol a'/a /2.ro
JUN 2 62007
MAPLE RIDGE
NNING DEPARTMEf
4
Ijrnsii.iejs
Deep Roots
Greater Heights
TO:
District of Maple Ridge
His Worship Mayor Gordon Robson DATE: August 10, 2007
and Members of Council FILE NO:
FROM Chief Administrative Officer ATIN: CofW
SUBJECT: Award of Contract 0-2007-51- Watermain Crossings
EXECUTIVE SUMMARY:
The District is committed to providing reliable and sustainable infrastructure to its citizens. Part of
that commitment includes the replacement of aging and deteriorating watermains. Contract 0-2007-
51 includes the replacement of a watermain that services the Ridge Meadows Hospital. This report
recommends award of Contact 0-2007-51. The industry wide escalating construction costs also
require that the project funding be augmented from the Water Utility Reserve
RECOM MENDATION:
That contract 0-2007-51- Watermain Crossing be awarded to Kamloops Augering and Boring Ltd and
. that the Mayor and Corporate Officer be authorized to sign and seal the contract;
That the funding requirements for Contract 0-2007-51 identified in this report be approved.
DISCUSSION:
Background Context:
The capital water projects that form Contract 0-2007-51 are designed to rehabilitate and upgrade
the existing water distribution system. Long term capital project # 8119 is the replacement of one of
three water supplies to Maple Ridge Hospital. During the installation of a new water meter in 2004
at this location it was observed that the 150 mm water main under Lougheed Highway was leaking
through pinholes due to corrosion, the carrier pipe which is corrugated steel was also badly
deteriorated. This observation initiated the project.
Long term capital project # 8118 is one part of a fire flow grid improvement plan to create a
dependable backbone to our water distribution system. The portion to the south on Laity Street was
completed in 2005. The remaining section on Laity Street between Lougheed and Dewdney Trunk is
presently in the long term capital plan scheduled for 2010, LTC # 3025.
A copy of Paragon Engineering's, the District's engineering consultant, outlining the tender results is
attached.
Financial Implications:
The project costs were estimated using the actual costs for similar works completed recently
throughout the lower mainland. An allowance for inflation was also included. However the lowest
contract tender exceeds the allocated funding by $60,000. The major difference is due to the active
.../page 2
I.
construction market and the resulting escalated bids. It is recommended that the allocated funding
be augmented by Water Utility Reserve funds. The use of water reserve funds will not impact the
annual water rates.
Estimated Expenditures:
Contract $ 142,559.40
Engineering $ 20,000.00
Contingencies $ 17,440.00
Total: $ 180,000.00
Proosed Funding:
LTC # 8118 $ 60,000.00
LTC # 8119 $ 60,000.00
Water Utility Reserve $ 60,000.00
Total: $ 180,000.00
Desired Outcome:
The project is consistent with the Districts on-going commitment to infrastructure replacement and
renewal. The project reduces water loss, improved water quality, and provides reliable, improved fire
flow.
Citizen/Customer Implications:
The project provides improved customer service through ongoing maintenance and rehabilitation of
the water distribution system.
Alternatives:
One alternative is to collapse the tenders and bring the projects back as part of next year's Business
Plan. This is not recommended as costs are anticipated to continue to increase.
CONCLUSIONS:
The work included in Contract 0-2007-51 provides reliable water service to the Ridge Meadows
Hospital and the surrounding area. It is recommended that the contract be awarded to the low
tender. It is also recommended that additional funding be approved from the water Utility Reserve to
comtoct
Prepared by: Ed Mitchell, AScT
uper ten dent of Waterworks
Approv.áby: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
Concurrenc J.L. (Jim) Rule
Chief Administrative Officer
EM:sr
Attach.
l aLl PRRRDF1 ENGINEERING LTD.
consulting engineers
August 9, 2007
FILE NO: 2007-51
Mr. Bernie Sernè, AScT
District of Maple Ridge
23925 Dewdney Trunk Road
Maple Ridge, BC V4R IW1
Dear Bernie:
RE: CONTRACT 0-2007-51 - WATERMAIN CROSSINGS - LOUGHEED HIGHWAY AT
LAITY STREET and RIDGE MEADOWS HOSPITAL 240 M East
Tenders for the above referenced project were received at the offices of the District of Maple
Ridge at 2:00 p.m., August 8, 2007.
Three Tenders were received as follows:
TENDERER CONTRACT
ITEMS
GST
6%
TOTAL
TENDER
Kamloops Augering & Boring Ltd. $134,490.00 $8,069.40 $142,559.40
Directional Mining & Drilling Ltd. $198,460.00 $11,907.60 $210,367.60
Pacific Underground Installations
(1990) Ltd.
$230,000.00 $13,800.00 $243,800.00
The Engineer's estimate for the above work was $97,900.00 plus $5,874.00 GST for a Total
of $103,774.00
Items to note are as follows:
Prices received from the all three Tenderer exceeded the Engineer's Estimate (137% to
235%). The Engineer's Estimate was based on average prices received for recent
tendered projects in the Lower Mainland over the past few years. The Engineer's
Estimate was $36,590.00 (37%) below the low Tenderer's Price. The major difference
between the Engineer's Estimate and the Low Tenderer was due to overall lower unit
prices.
The tender submitted by the low bidder, Kamloops Augering & Boring Ltd. did not
contain Errors, Omissions, or Inconsistencies.
We have discussed the low Tender with Malcolm Bachand of Kamloops Augering &
Boring Ltd. and have established that based on their approach to the project, the
Tender submitted by Kamloops Augering & Boring Ltd. is representative of their
interpretation of works to be done.
Malcolm Bachand has also confirmed that Kamloops Augering & Boring Ltd. is
prepared to enter into a Contract with the District of Maple Ridge at the Tender price, as
submitted. We are familiar with Pacific Underground Installations (1990) Ltd.'s
capability and conclude (based on the submission with their tender) that they have the
competence, qualifications and relevant experience required to do the work.
The tender submitted by the other two Tenderers did not contain any Errors,
Omissions, or Inconsistencies.
PARAGON ENGINEERING LTD.
104 —1515 Broadway Street tel: (604) 944-0820
Port Co quit/am, B. C. V3C 6M2 fax: (604) 944-0815
www.paragOneng,neerinçQffi
page no. 2
August 9, 2007
Mr. Bernie Sernè, AScT
Based on the information provided in the Tender documents, the attached, and the above,
we recommend that the contract be awarded to the low Tenderer, Kamloops Augering &
Boring Ltd. at their Tender price of One Hundred Forty-Two Thousand, Five Hundred Fifty-
Nine Dollars and Forty Cents ($134,490.00 plus $8,069.40 GST or $142,559.40).
We trust that the above and attached is sufficient to allow the District of Maple Ridge an
opportunity to assess available options for award of contract.
Yours truly,
PARAGON ENGINEERING LTD.
JOHN KUPSKAY, P. Eng.
Project Manager
attachment: Comparison of Tenders
Tabulation of Tenders
- - RRRDfl
J1I,Ie1 District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Gordon Robson DATE: July 16, 2007
and Members of Council FILE NO: E08-015-862.2
FROM: Chief Administrative Officer E01-052-001
ATTN: CofW
SUBJECT: Excess Capacity/Extended Services Agreement LC 123/07
EXECUTIVE SUMMARY:
A developer has subdivided land at Mclvor Avenue and 202 Street. 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 123/07 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 75/05 located at Mclvor
Avenue and 202 Street, be it resolved:
That the cost to provide the excess or extended services are, in whole or in part, excessive
to the municipality and that the cost to provide these services shall be paid by the owners
of the land being subdivided, and
That Latecomer Charges be imposed for such excess or extended services on the parcels
and in the amounts as set out in the staff report dated July 16, 2007; and further
That the Mayor and Corporate Officer be authorized to sign and seal Excess Capacity
Latecomer Agreement LC 123/07 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.
1107
In addition, a copy of Excess Capacity Latecomer Agreement LC 123/07 is also attached for
information purposes.
b) 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.
C) 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 123/07 will provide such determination for Subdivision SD
75/05.
CONCLUSION:
A developer has provided certain services in support of Subdivision SD 75/05. Some of the services
benefit adjacent lands therefore, it is appropriate to impose Latecomer Charges on the benefitting
lands. Latecomer Agreement LC 123/07 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 b/T6rry Fryer, Eng.
/ pCorPorate & Development Engineering
Reviewed by: Andrew Wood, PhD., PEng.
Municipal Engine r
Approvecfby: Frank Quinn, MBA, PEng. / GM: Public Works & Development Services
Concurrence: J.L. (Jim) Rule
r Chief Administrative Officer
il/bc
Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
1. ONSITE SERVICE FOR ADJACENT PROPERTY
SERVICE #BENEFITTING COSTOF COSTPER BENEFIT
LOTS BENEFIT LOT ATTRIBUTED
BY PROPERTY
EXC LU DING
SUBDIVISION
Road 4 $17,944.00 $4,486.00 Lot 102, Plan 50054
3 x $4,486.00
Sanitary Sewer 4 $6,000.00 $1,500.00 Lot 102, Plan 50054
Main 3 x $1,500.00
Sanitary Service 2 $1,800.00 $900.00 Lot 102, Plan 50054
2 x $900.00
Storm Sewer Main 4 $8,000.00 $2,000.00 Lot 102, Plan 50054
3 x $2,000.00
Storm Service 2 $2,000.00 $1,000.00 Lot 102, Plan 50054
2 x $1,000.00
Water Main 4 $8,600.00 $2,150.00 Lot 102, Plan 50054
3 x $2,150.00
Water Service 2 $3,000.00 $1,500.00 Lot 102, Plan 50054
2 x $1,500.00
Road 9 $41,202.00 $4,578.00 Lot Rem 1, Plan 21483
1 x $4,578.00
Sanitary Sewer 9 $14,900.00 $1,656.00 Lot Rem 1, Plan 21483
1 x $1,656.00
Storm Sewer 9 $16,902.00 $1,878.00 Lot Rem 1, Plan 21483
1 x $1,878.00
Water Main 9 $17,199.00 $1,911.00 Lot Rem 1, Plan 21483
1 x $1,911.00
2. EXTENDED NOMINAL SERVICE
SERVICE # BENEFITTING COST OF COST PER BENEFIT
LOTS BENEFIT LOT ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Water Service 2 $4,600.00 $2,300.00 Lot 102, Plan 50054
Mclvor Avenue 1 x $2,300.00
Lot Rem 1, Plan 21483
1 x $2,300.00
Storm Sewer 2 $3,950.00 $1,975.00 Lot 102, Plan 50054
Mclvor Avenue 1 x $1,975.00
Lot Rem 1, Plan 21483
1 x $1,975.00
Page 1
SERVICE #BENEFITTING COSTOF COSTPER BENEFIT
LOTS BENEFIT LOT ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Sanitary Sewer 2 $6,300.00 $3,150.00 Lot 102, Plan 50054
Mclvor Avenue 1 x $3,150.00
Lot Rem 1, Plan 21483
1 x $3,150.00
A total of all of the aforementioned services for each property is as follows:
Lot 102, DL 263, Plan 50054, NWD
$44,633.00
Lot Rem 1, DL 263, Plan 21483, NWD $17,448.00
Page 2
co
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-
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Ln PcI. A Rem. 2
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• •
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\ \ / 14
McIVOR AVE. LMP 4\1518\ /
32
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°-30 35
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LMP 49634 )
I I SUBDIVISION BOUNDARY I.......:.......:.....:i BENEFITTINC PROPERTIES
EXCESS CAPACITY/EXTENDED
SERVICES AGREEMENT
LC 123/07 SD 75/05
CORPORATION OF THE
DISTRICT OF MAPLE RIDGE
MAPLE RIDGE ENGINEERING
1ucorported 12 September, 1874 DEPARTMENT
FILE/DWC No LC 123-2007 DATh JUNE 2007
MAku
SCALE:
N.T.S.
EXCESS CAPACIT't' LATECOMER AGREEMENT
LC 123/07 - SD 75/05
THIS AGREEMENT made the day of , 2007:
B ETWEE N:
S.H. 2 Development Corporation
116-998 Harbourside Drive
North Vancouver, BC V7P 3T2
(Hereinafter called the "Subdivider")
OF THE FIRST PART
AND:
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 2, DL 263, Plan 21483 and Lot 101, DL 263, Plan 50054
(Hereinafter called the "said lands")
In order to facilitate the approval of the subdivision of the said lands, the Subdivider
is required to construct and install the road and sanitary sewer and storm sewer and
water services shown on the design prepared by Citiwest Consulting Ltd., Job No.
05-2161 (Sheets 1 to 40), dated July 2006, reviewed January 2, 2006. Project No.
E08-015-862.2.
(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 $152,397.00.
Page 1
V
The Municipality has determined that the following properties:
Lot 102, DL 263, Plan 50054 NWD
Lot Rem 1, DL 263, Plan 21483, 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:
Lot 102. DL 263, Plan 50054, NWD
$4,486.00 per lot, to a maximum of $13,458.00, for access to the road on
201 Street.
$1,500.00 per lot, to a maximum of $4,500.00, for use of the sanitary sewer
main on 201 Street.
$900.00 per lot, to a maximum of $1,800.00, for use of the sanitary sewer
service connections on 201 Street.
$2,000.00 per lot, to a maximum of $6,000.00, for use of the storm sewer
main on 201 Street.
$1,000.00 per lot, to a maximum of $2,000.00, for use of the storm sewer
service connections on 201 Street.
• $2,150.00 per lot, to a maximum of $6,450.00, for use of the water main on
201 Street.
$1,500.00 per tot, to a maximum of $3,000.00, for use of the water service
connections on 201 Street.
• $2,300.00 for use of the 38mm water service connection on Mclvor Avenue.
• $1,975.00 for use of the storm sewer service connection on Mclvor Avenue.
• $3,150.00 for use of the sanitary sewer service connection on Mclvor
Avenue.
Lot Rem 1, DL 263, Plan 21483, NWD
• $4,578.00 for access to the road on Allison Street without extension of the
road.
• $1,656.00 for use of the sanitary sewer system on Allison Street without
extension of the sewer main.
• $1,878.00 for use of the storm sewer system on Allison Street without
extension of the sewer main.
• $1,911.00 for use of the water system on Allison Street without extension of
the water main.
• $2.300.00 for use of the 38mm water service connection on Mclvor Avenue.
• $1,975.00 for use of the storm sewer service connection on Mclvor Avenue.
• $3,150.00 for use of the sanitary sewer service connection on Mclvor
Avenue.
plus interest calculated annually from the date of completion of the Extended
Services as certified by the General Manager - Public Works and Development
Page 2
Services of the Municipality (the "Completion Date") to the date of connection by the
Benefitting Lands to the Extended Services;
H. 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.
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.):
Page 3
6. 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 written.
The Corporate Seal of S.H. 2 Development
Corporation was affixed in the presence
of:
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 4
41
IJ!1iI'I] District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Gordon Robson DATE: August 7, 2007
and Members of Council FILE NO: E01-035-001
FROM: Chief Administrative Officer ATIN: C of W
SUBJECT: Terry Fox Run
EXECUTIVE SUMMARY:
The committee for the Terry Fox Foundation is requesting permission to use municipal streets for the
Maple Ridge/Pitt Meadows Terry Fox Run on Sunday, September 16, 2007. A map showing the run
routes is attached.
Authorization from Council is required in accordance with the "Maple Ridge Highway and Traffic By-
law 3136-1982" to allow the event to occur in Maple Ridge
RECOMMENDATION:
THAT use of municipal streets be authorized for the Maple Ridge/Pitt Meadows Terry Fox Run on
Sunday, September 16, 2007, provided the conditions outlined in Schedule 'A' attached to the staff
report dated August 7, 2007 are met.
DISCUSSION:
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 Terry Fox Run will start and finish at Hammond Stadium. The run starts at 10:00 AM and
will consist of three venues: a 1 Km, 5 Km and a 10 Km run. A map showing the routes is
attached to Form A' along with the letter of request. Participants will be utilizing the road
shoulders or sidewalks; and as such there will be no road closures.
Strategic Plan:
Permitting of Maple Ridge street events promotes community development and often
highlights Maple Ridge's natural and built features.
Citizen/Customer Implications:
Permission to use municipal streets may cause some delays and inconveniences to other
road users. However, 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 ROMP
for traffic control and must notify the Fire Department and BC Ambulance Services as well as
Coordinate with Coast Mountain Bus Company (transit service).
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.
Policy Implications:
Permission to use municipal streets is grantable under the District's policy practices.
Alternatives:
The District could refuse to permit the run to occur. In this event, the organizer would have
to cancel the event.
From time to time, the District is requested to allow the use of municipal streets for various events
and activities. The Terry Fox Run was held in Maple Ridge last year without incident.
Submitted by: Ae&iJoo PhD., PEng.
MurdciDaI Engineer
Approve,9/by: Frank Quinn, MBA, PEng.
GM: Public Works & Development Services
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
AW/ ml
Schedule 'A' To Council Memorandum Dated August 7, 2007
Terry Fox Run
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;
make arrangements with the City of Pitt Meadows for use of their roads;
make arrangements for all surrounding businesses and residents for access purposes
during the event;
notify the Golden Crossing Constructors Joint Venture (Theresa Fernandez, 604-377-9237)
of the event and ensure traffic control is provided and adequate safety precautions are
taken;
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);
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;
11.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
12. 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
The Terry Fox Run For Cancer Research
Engineerin g Dept. July 20th 2007
District of Maple Ridge,
11955 Haney Place,
Maple Ridge, B C
The Maple Ridge-Pitt Meadows Terry Fox Run will be held on Sunday,
September 16th• 2007 . The Run starts at 10.00 a.m. and the route starts and
finishes at Hammond Community Centre as in previous years.
I am enclosing RCMP approval of the route, the Certificate of Insurance and
a map of the route and we look forward to receiving approval from Council.
Sincerely,
Betty
4122 22611 116th• Ave.,
Maple Ridge, B C V2X 0W7 2C
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terryfoxrun - org
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44
FORM 'A'
Details of the Event Date:: U' la - _oo _T
Contact person:E1 LEhiJ S Phone L 3 7 Fax k 7-'131;7
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Sketch of Traffic Control Plan:
The following agencies have been advised and acknowledge the event:
BC Transit
Fire Department
Ambulance Services
Other
d
DEWDNEY TRUNK RD,
HAMMOND ROAD
LOUG NEED HWy,
N,~"j in I THORNE AVE. 117
:ROAA
STA/flNtSH I Please note: the run 1 will start from field -
heading directly east
onto 207th Street.
113 B AVE.
tOk
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TERRY FOX RUN
2001
ROUTE
CORPORATION or TME Qlalm D1S7RIP OF MAPLE RIDGI
ENOUEERUG
DEPARTMENT
Ii
116' A
I
Client Focused Risk Solutions CERTIFICATE OF INSURANCE (A)
THIS CERTIFICATE CONSTITUTES A STATEMENT OF THE FACTS AS OF THE DATE OF ISSUANCE AND ARE SO REPRESENTED AND WARRANTED ONLY To THE
CERTIFICATE HOLDER: OTHER PERSONS RELYING ON THIS MEMORANDUM DO SO AT THEIR OWN RISK. THIS CERTIFICATE IS ISSUED AS A MA TTER OF
INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AMEND, EXTEND OR ALTER THE
COVERAGE AFFORDED BY THE POLICIES LISTED BELOW.
INSURED
The Terry Fox Foundation
46165 Yale Road. Suite 303
Chilhwack. B.C.
V2F 2P2
Re: Evidence of insurance - Terry Fox Run
CERTIFICATE HOLDER - Name and Addreu
District of Maple Ridge
11995 Honey Place
Maple Ridge, BC
V2X 6A9
Insurance as described herein has been arranged on behalt of the insured named herein under the following policy)ies) and as more tully described by
the terms, conditions, exclusions and provisions contained in the said policy)ies) and any endorsements attached thereto.
COVERAGE INSURER POUCY NO. EXPIRY DATE COMBINED BODILY INJURY &
PROPERTY DAMAGE
Commercial General Liability ING Insurance 501095221 October 31. 2007 $5,000,000 each occurrence
Inckiding: Cross Liability
Umbreila Liability ING Insurance 501113605 October 31, 2007 $10,000,000 excess of
$5,000,000
AddItional Insured and Cross LiabilIty: It is hereby understood and agreed that the following are added as additional insureds but only with respect to
the acove and arising out of the Named Insured's Operations. The policy limits are not increased by the addition of such Additional Insured and remain
as staled in this Cerfiticafe. Further, the policy shall apply to each Insured in the same manner and to the some extent as Ito separate policy had been
issued to each.
The District at Maple Ridge
Cancellation: Should any of the above described policies be cancelled or materially changed before the expiration date thereof, the issuing company
will endeavor to mail thirty 30) days written notice to the above named certificate holder, but assumes no responsibility for failure to do so.
Broker: Purves Redmond Limited
390 Bay Street, Ste. 800
Toronto, Ontario M5H 2Y2
Authorized Representative: Date: June 5, 2007
PJJRVES REDM D IMITED
PERK.
District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Gordon Robson DATE: August 14, 2007
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: C.O.W.
SUBJECT: Maple Ridge Bowling Green renovation loan
EXECUTIVE SUMMARY:
The Maple Ridge Lawn Bowling Club recently started their project to replace the artificial surface on
the bowling green. The club's executive were successful in attracting competitive bids for the work
involved, and have entered into agreements for the civil work and the supply and installation of the
new synthetic surface. Most of the civil work has been completed and they are now waiting for the
delivery and installation of the new carpet which was shipped from Britain.
The carpet supplier recently visited the site, and has recommended that the Bowling Club Executive
consider adding an E-layer to the surface prior to laying the new carpet, and have indicated that
failing to do so may result in a high risk of accidental damage that would affect the level and
playability of the green. There is a fairly significant cost involved in doing this work, although the club
would still be on budget for the project. This additional work would use up the money they had
identified as a contingency fund. The club has requested that the Municipality consider extending
their loan in this regard by an additional $15,000 under the same terms and conditions as the
original loan, for use as a contingency fund (please see attached report for Terms and Conditions).
RECOMMENDATION(S):
That the Maple Ridge Lawn Bowling Club's request for an additional $15,000 to be added to the
original loan amount of $30,000, for use as a contingency fund for the bowling green carpet
replacement project be approved noting that it be subject to the same terms and conditions as the
original loan agreement.
DISCUSSION:
a) Background Context:
The Maple Ridge Bowling Club borrowed money from the Municipality to help pay for the bowling
facility at the Thomas Haney site several years ago, and entered into a loan payment plan over a
10 year period. The loan was paid in full by the club as per the terms of the agreement, with the
final payment being received in 2006.
The bowling club has raised over $60,000 towards the replacement of the artificial bowling
surface, and has also been successful in obtaining other grants for an additional $90,000. The
club anticipated that the project would cost approximately $180,000, and had previously
requested a loan of $30,000 in order to fully fund the project.
//31
Director, Parks and
Where the club has been successful in obtaining competitive bids for this project, and was
actually under budget to this point, an unexpected additional cost has caused the executive
some concern. The additional costs will use all of the funds in their contingency fund, although
they still anticipate completion on budget. The club would like to ensure that they have taken
reasonable steps to ensure any other minor issues that arise can be taken care of effectively.
Desired Outcome:
Completion of the resurfacing project without delay, incorporating the additional recommended
materials to ensure a long lasting and durable playing surface.
Interdepartmental Implications:
Coordinate with Finance Department Staff.
Business Plan/Financial Implications:
Extend the loan Agreement from $30,000 to $45,000.
Alternatives:
Some components of this renovation project may have to be delayed, if funding is not available
for any unforeseen aspects of the project.
CONCLUSIONS:
The club has worked tirelessly to raise funds for this project through club activities, as well as making
applications for grants and other funding opportunIties. The Lawn Bowling Club has demonstrated
through past agreements with the District that they are fully capable of meeting the terms and
conditions associated with this loan request.
Approved by: 'PauI Gill
General Manager, Corporate & Finance
/
Concurrenqe: J.L. (Jim) Rule
4[ Chief Administrative Officer
•1*'
DB
CORPORATION OF THE
MAPLE RiDGE DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Gordon Robson DATE: January 12. 2007
and Members of Council FILE NO:
FROM: Chief Administrative Officer ATTN: C.O.W.
SUBJECT: MAPLE RIDGE LAWN BOWLING CLUB - LOAN REQUEST
EXECUTIVE SUMMARY:
The District received the attached request in December, 2006.
The Club has the responsibility for replacing the artificial turf lawn bowling green and plan to do so this
year. The total budget for the project is $180,000. The Club has $150,000 of that total in place. $90,000 of
that funding (from the BC Gaming Branch) is conditional upon the project being started this spring.
Although the Club will continue with its fundraising efforts they need to have all of the required funding
in place in order to begin the work in March. They have asked for an interest free loan of $30,000 from
the District of Maple Ridge, noting that they have previously paid off a $75,000 loan from the District in
the amount of $7,500 per year. The Commission has reviewed and endorsed the following
recommendation:
RECOMMENDATION:
That a $30,000 interest free loan be considered for the Maple Ridge Lawn Bowling Club for the purpose
of installing new artificial turf for the lawn bowling green, noting that:
such loan shall only be advanced upon proof of expenditures for the turf being received by the District
along with an indication that no other fundraised support is available to the Club at the time of the
expenditure, and
the outstanding balance of the loan is to be paid off the earlier of:
$7,500 per annum payable on July 1" each year with the first payment due on July 1st, 2008 or
as funds raised specifically for the project from outside sources (such as service clubs) become
available.
DISCUSSION:
a) Background Context:
The Lawn Bowling Facility was opened in 1996 and has been operated by the Lawn Bowling Club
since that time. The project was funded with several grants from groups like the Haney Rotary Club,
the Provincial Government. the Operating Engineers Training Program and others as well as
Municipal funding. The Lawn Bowling Club committed $75,000 to the project to be raised over time
and paid back to the Municipality. Although the loan was not initially provided on an interest free
basis a later decision by District Council provided that benefit. The loan was paid off by the Club a
few years ago.
Along with the initial construction contribution the Club accepted ongoing responsibility for Club
operations and maintenance as well as responsibility for replacing the artificial turf lawn bowling
surface when it became necessary to do so. The initial life expectancy of the turf was anticipated at 10
years which has now passed.
b) Desired Outcome:
The desired outcome is to replace the artificial turf lawn bowling green in order to maintain an
appropriate playing surface for the sport of lawn bowling in Maple Ridge and Pitt Meadows.
C) Strategic Alignment:
Maintaining facilities which encourage active living on the part of all our citizens (of all ages) is part
of maintaining a safe and livable community. The Lawn Bowling facility in particular provides an
opportunity for older residents and those who are physically challenged to continue to be active at a
level which is appropriate to their ability.
Citizen/Customer Implications:
Participants will have the benefit of a newer surface which drains appropriately and doesn't limit play
to the degree that play is currently limited.
Business Plan/Financial Implications:
Council will need to consider where the additional funding can be provided for this purpose when the
project is considered at that level. Unfortunately the request was not received in time to be considered
in the current business planning cycle.
Initial discussions with Finance Department staff have suggested an adjustment to the District's
annual budget may be required at the point of final adoption of the amendment which is generally
made later in the year to reflect new information obtained between now and the time of setting the tax
rates. Since this request is for an interest free loan the impact and actual cost of responding positively
to the request is only the lost interest income on the amount advanced.
Since the Club has committed to continue its fund raising it will be important to include a requirement
in any resolution and loan agreement that the loan will be paid off as soon as possible as funds
become available to the Club.
Policy Implications:
A precedent has already been set with this approach having been utilized before for the initial
construction of the facility.
Alternatives:
The alternative would be to deny the request and require the Club to secure a bank loan with the
requirement for interest to be paid and personal guarantees provided by the membership.
CONCLUSIONS:
The Club has been functioning successfully for over ten years and has asked for a loan in order to meet its
obligations with respect to replacing the turf for the lawn bowling green. The Club has proven its ability
previously to pay off such a loan and, consequently staff are of the view that the request should be given
consideration.
Prepared by: Mike Murray
General Manager, Community Development
Parks & Recreation
Approved by: Paul Gill
General Manager, Corporate and Finance
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
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