HomeMy WebLinkAbout2011-08-29 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge
COMMITTEE OF THE WHOLE
AGENDA
August 29, 2011
1:00 P.M.
Council Chamber
Committee of the Whole is the initial venue for review of issues. No voting
takes place on bylaws or resolutions. A decision is made to send an item to
Council for debate and vote or to send an item back to staff for more
information or clarification before proceeding to Council.
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair. Acting Mayor
1. DELEGATIONS/STAFF PRESENTATIONS - (10 minutes each)
1.00 p.m.
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: Owners and/or Agents of Development Applications maybe 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 Golden Ears Transition Initiative (GETI) Fest
Staff report dated August 29, 2011 recommending that the use of municipal
streets be authorized for the GETI Fest on Saturday, September 24, 2011.
Committee of the Whole Agenda
August 29, 2011
Page 2 of 6
1102 RZ/091/10, 24371 and 24471112 Avenue, RS-3 to RS-1b and R-1
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6770-2010 be rescinded and that Maple Ridge Zone
Amending Bylaw No. 6855-2011 to permit subdivision into 84 residential
properties be given first reading and that the applicant provide further
information as described on Schedule (A-H) of the Development Procedures
Bylaw No. 5879-1999.
1103 2011-050-RZ, 21165 River Road, IRS-1 to RS-1b
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6846-2011 to permit subdivision into approximately
seven lots be given first reading and that the applicant provide further
information as described on Schedules B and E of the Development
Procedures Bylaw No. 5879-1999.
1104 2011-063-RZ, 20974 123 Avenue, IRS-1 to RS-1b
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6854-2011 to permit subdivision of property into six
single family lots be given first reading and that the applicant provide further
information as described in Schedule B of the Development Procedures Bylaw
No. 5879-1999.
1105 2011-077-RZ, 27540 128 Avenue, RS-3 to RS-2
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6848-2011 to permit future subdivision into 2 lots be
given first reading and that the applicant provide further information as
described on Schedules B and G of the Development Procedures Bylaw No.
5879-1999.
1106 2011-078-RZ, 24205 Alouette Road and 24440 128 Avenue, RS-3 to RS-2
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6859-2011 to permit future subdivision into 20 lots be
given first reading and that the applicant provide further information as
described on Schedules A, B, F and G of the Development Procedures Bylaw
No. 5879-1999.
Committee of the Whole Agenda
August 29, 2011
Page 3 of 6
1107 2011-084-RZ, 11133 and 11185 240 Street, RS-3 to RST, R-1, R-2 and C-1
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6853-2011 to permit subdivision into 25 RST (Street
Townhouse Residential) lots, 37 single family lots and 1 commercial property
be given first reading and that the applicant provide further information as
described on Schedules A-H of the Development Procedures Bylaw No. 5879-
1999.
1108 2011-086-RZ, 20240 Lougheed Highway and 11871203 Street, CS-1 to C-2
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6849-2011 to permit construction of a shopping mall be
given first reading and that the applicant provide further information as
described on Schedules C and D of the Development Procedures Bylaw No.
5879-1999 and a site impact analysis for traffic.
1109 2011-097-RZ, 20337 Dewdney Trunk Road and 12025 203 Street, RS-1 to
RM-1
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6852-2011 to permit future construction of 8 townhouse
units be given first reading and that the applicant provide further information
as described on Schedules C, D and E of the Development Procedures Bylaw
No. 5879-1999
1110 RZ/063/10, 11655 Burnett Street, RS-1 and C-3 to RM-2
Staff report dated August 29, 2011 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 6752-2010 to adjust conservation
boundaries be given first and second readings and be forwarded to Public
Hearing and that Maple Ridge Zone Amending Bylaw No. 6751-2010 to allow
future construction of a four -storey apartment building with 21 units be given
second reading and be forwarded to Public Hearing.
1111 RZ/079/10, 26610 124 Avenue, IRS-3 to RS-2
Staff report dated August 29, 2011 recommending that Maple Ridge Official
Community Plan Amending Bylaw No. 6763-2010 to adjust conservation
boundaries be given first and second readings and be forwarded to Public
Hearing and that Maple Ridge Zone Amending Bylaw No. 6764-2010 to
permit future subdivision of 13 single family residential parcels not less than
0.40 hectares each in area be given second reading and be forwarded to
Public Hearing.
Committee of the Whole Agenda
August 29, 2011
Page 4 of 6
1112 2011-057-RZ, 11885, 11873 and 11865 Burnett Street, RS-1 to RM-2
Staff report dated August 29, 2011 recommending that Maple Ridge Zone
Amending Bylaw No. 6831-2011 to permit a future construction of a four -
storey apartment building with 75 units be given second reading and be
forwarded to Public Hearing.
1113 2011-076-DP, 23352 McKay Avenue
Staff report dated August 29, 2011 recommending that the Corporate Officer
be authorized to sign and seal 2011-076-DP to permit construction of a
composting facility.
1114 2011-088-DP, 22565 Lougheed Highway
Staff report dated August 29, 2011 recommending that the Corporate Officer
be authorized to sign and seal 2011-088-DP to permit renovation of an
existing commercial building zoned C-3 (Town Centre Commercial zone).
Note: Item 1115 was deferred from the July 26, 2011 Council Meeting
1115 2011-083-SP, 28487 108 Avenue, Soil Deposit Permit, Amended Staff Report
Staff report dated August 29, 2011 recommending that Application 2011-
083-SP for a fill permit for property at 28487 108 Avenue not be forwarded to
the Agricultural Land Commission.
1116 Excess Capacity/Extended Services Agreement LC 145/11, 240 Street and
121 Avenue
Staff report dated August 26, 2011 recommending that the Corporate Officer
be authorized to sign and seal Excess Capacity Latecomer Agreement
LC 145/11.
1117 SD/075/09, 5% Money in Lieu of Parkland Dedication, 23553 Larch Avenue
Staff report dated August 29, 2011 recommending that the owner of the
subject property pay an amount that is not less than $150,000.00.
1118 Terry Fox Run, Use of Streets
Staff report dated August 29, 2011 recommending that the use of municipal
streets be authorized for the Maple Ridge/Pitt Meadows Terry Fox Run on
Sunday, September 18, 2011.
Committee of the Whole Agenda
August 29, 2011
Page 5 of 6
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Disbursements for the month ended June 30, 2011
Staff report dated August 29, 2011 recommending that the disbursements for
the month of June 2011 be approved.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
5. CORRESPONDENCE
ROWAN
6. OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
August 29, 2011
Page 6 of 6
8. COMMUNITY FORUM
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to ask questions of
Council on items that are of concern to them, with the exception of Public Hearing
by-laws that have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the
podium). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. The total time for this Forum is limited to 15
m i n utes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk's Department at 604-463-5221 or clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
Checked by:
Date:
MAPLE RIDGE
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
Chief Administrative Officer MEETING:
Golden Ears Transition Initiative (GETI) Fest
EXECUTIVE SUMMARY:
August 29, 2011
E01-035-001
C of W
A request has been received from the Golden Ears Transition Initiative (GETI) to use municipal
streets between 3:30 pm and 5:00 pm for the GETI Fest on Saturday, September 24, 2011 and a
copy of the request is attached.
GETI is a newly formed local group that encourages sustainability around a resilient localized
economy and the group is planning an awareness raising event (titled GETI Fest) that includes an
artisan fair, barbeque and music in Memorial Peace Park. In addition to these activities, the event
organizers would like to hold a "People in Motion" parade during a portion of the day that will require
a road closure from 3:30 pm to 5:00 pm.
Staff have reviewed the proposed road closure and authorization from Council is requested to allow
the "People in Motion" parade to occur in Maple Ridge.
RECOMMENDATION:
THAT use of municipal streets be authorized for the GETI Fest on Saturday, September 24, 2011,
provided the conditions outlined in Schedule 'A' attached to the staff report dated August 29, 2011
are met.
DISCUSSION:
a) Background Context:
From time to time, the Municipality is requested to allow the use of municipal streets for
organized events. Unless there are some unusual safety implications, approval is usually
given on condition that the Municipality be indemnified against any liability for injury or
damage resulting from the event. The conditions of approval of the event are attached as
Schedule "A".
GETI, a newly formed local group that encourages sustainability around a resilient localized
economy, are planning an awareness raising event (called GETI Fest) that includes an artisan
fair, barbeque and music in Memorial Peace Park. Organizers have received permission to
hold the event in the park. In addition to the activities in the park, the event organizers would
like to hold a "People in Motion" parade that will require road closures around the park
between 3:30 pm and 5:00 pm.
1101
GET] Fest will be held in Memorial Peace Park on Saturday, September 24, 2011 from 12:00
noon to 9:00 pm. For the "People in Motion" parade, the following road closures are
required from 3:30 pm to 5:00 pm:
• 224 Street, from the north side of 119 Avenue up to the north side of McIntosh
Avenue, inclusive
• Haney Place road surrounding Memorial Peace Park
• Fraser Street from Dewdney Trunk Road to McIntosh Avenue
Barricades will beset up by the organizers to manage this closure.
b) Strategic Alignment:
Permitting of Maple Ridge street events allows the District to manage road infrastructure and
associated risks but yet allows events that promote community development and highlight
Maple Ridge's natural and built features.
c) Citizen/Customer Implications:
Permission to use municipal streets may cause some minor delays and inconveniences to
other road users. However, traffic control will be provided by the organizers. In addition, the
organizers will be distributing an information letter to affected businesses and residents.
d) Interdepartmental Implications:
The road use permit establishes that the event organizer must obtain the approval of RCMP
and Fire Department for traffic control and management and must notify BC Ambulance
Services as well as Coordinate with Coast Mountain Bus Company (transit service) on any
rerouting requirements.
e) 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.
f) Policy Implications:
Permission to use municipal streets is grantable under the District's policy practices.
g) Alternatives:
The District could refuse to permit the "People in Motion" event to occur at this location. In
this event, the organizer may wish to select an alternative location within or outside the
municipality, or make alternate plans.
CONCLUSIONS:
From time to time, the District is requested to allow the use of municipal streets for various events
and activities. The GETI Fest organizers have requested permission to hold their "People in Motion"
event on municipal streets for 2011.
Should Council grant permission to use the streets and since this will be the first event for the
organization, staff will monitor and evaluate the use of the streets for the parade.
Submitted by. ndrew Wood, PhD., PEng.
Municipal Engineer
Approved by: Fnk Quinn, MBA, PEng.
General Manager: Public Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
Schedule 'A' To COUnciI Memorandum Dated August 29, 2011
G ETI Fest
Conditions of Approval
Approval for the event is given on condition that the organizers:
1. provide all necessary traffic controls, parking and emergency access acceptable to the
RCMP, Fire Department and the Corporation of the District of Maple Ridge (the District);
2. notify local Ambulance Services of the event;
3. make arrangements with Coast Mountain Bus Company for any required rerouting of buses;
4. 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);
5. notify all affected businesses in the area of closures as soon as possible (per letter provided by
the District);
6. obtain the required permits from Parks & Leisure Services for use of their facilities;
7. make arrangements for all surrounding businesses and residents for access purposes
during the event;
8. must maintain access for emergency services to the effected areas at all times.
9. hold and save harmless the District from and against all claims, and damages arising out
of or in any way connected with the event;
10.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
11. 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
LETTER OF REQUEST
Attention: Ruby Tam, Maple Ridge Engineering Dept.
From: Blake Handford
re: The "GETI FEST" parade proposed for Saturday, Sept. 24th/11, from 3:30 to 5:00
The Golden Ears Transition Initiative (GETI), as part of larger event described below, would
like to organize a parade on Saturday, Sept. 24/11 from 3:30 to 5:00. This will require use of the
Memorial Park loop and the closure of part of 224th and Dewdney Trunk Road, as described in
the note below. I have hard copies of the maps of the parade route and legend, and Form"A".
Rather than e-mail these documents I would prefer to drop revised copies off to you at the M.R.
Engineering Department. I could probably e-mail most of the documents, but the hand -drawn
"Sketch of Traffic Control Plan" with Form "A" would be difficult to send. New maps to
follow.
This event is being organized by the Action groups of GETI (Golden Ears Transition Initiative),
including the CEED Centre. The festival is on September 24th, 2011 from 12:00 to 9:00. It has
four parts, afternoon interactive workshops given by the GETI "Action" groups/Artisan Group
Craft Fair, the parade, a barbecue and live music and a dance in the evening. More details can be
attained from Gerry Pinel.
Here is a description of the GETI Fest PARADE (People in Motion) and the route:
The Recreation Centre loop will be closed for parade marshaling from 3:30 to 5:00.
Barricades will be set up at the locations shown on the map, with trained volunteers at each
barricade to direct traffic. Note additions on the north side of Dewdney Trunk (parking lot
exits).
A RCMP vehicle will be requested to be stationed at the corner of Dewdney Trunk Road (DTR)
and 224th street.
There will be a no left turn sign at DTR and 224th to direct west bound traffic on DTR right on
to 224th.
The east lane of 224th st. north bound will be open to allow cars to be diverted here.
There will be a no right turn sign south bound at 223th and DTR.
There will be no parking on 224th st. between 119th ave. and DTR and on DTR between 224th
and 223th during the time of the event as noted.
Here is a further description of the event. On Saturday, September 24th from 3:30 to 5:00, we
are planning to have a non -gas powered vehicle parade and walk/run as part of "GETI Fest".
Participants will be riding bikes, skateboards, roller blades, walking, running or using electric
vehicles in the parade. We will begin to marshal the registered and non -registered participants
on the road loop around the Memorial Peace Park gazebo at 3:30 and start the parade at about
4:00. We will proceed North on 224th to a left (West) on to Dewdney Trunk Road keeping to
the north side, then doubling back at 223rd on the south side of DewdneyTrunk, then turning
right (south) on 224th to dispersal at the Peace Park. A map of the marshalling area and the route
is included in the package. We want people to participate safely in the activity such as wearing
bike helmets if riding and listen to and follow the directions of volunteers. People will be
encouraged to decorate themselves and/or their bikes and vehicles and to bring a noise maker or
musical instrument.
Staging/marshalling and dispersal areas: This will happen at the loop around the Gazebo, in
front of the Recreation Centre, starting at 3:30,with the parade starting at 4:00 and going until
about 5:00. Participants in the non -fossil fuel people in motion parade will be encouraged to
register on line before the event but people will be able to join at the time. People can walk, run,
cycle, rollerblade, skateboard, use electric vehicles and any other form of non -gas powered ways
to move. This event coincides with a world wide "virtual" event called 350.org. dealing with
"peak" oil and the need to transition to more localized and sustainable economies. The Farmers
Market is also on at the park in the morning and early afternoon.
I have been in touch with Ineke of the Downtown Business Association, who will take
information about the event to the businesses affected by the road closures. We will be
attempting to involve them in this event.
We realize that we will need lots of volunteers to make this happen safely. We are working on
getting the necessary volunteers. Apparently construction is starting in August on the section of
lawn next to the Zeller's parking lot, but this is not supposed to affect us. Thanks for your help
with this event. If you have any questions please contact Blake Handford at 463-4548.
Sincerely,
B. Handford (GETI Events Committee)
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Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
Chief Administrative Officer MEETING:
First Reading
Maple Ridge Zone Amending Bylaw No. 6855-2011
24371 and 24471 112 Avenue
EXECUTIVE SUMMARY:
August 29, 2011
RZ/091/1O
CofW
An application was originally submitted and granted First Reading to rezone 24371 112 Avenue from
RS-3 (One Family Rural Residential) to RS-1b (Urban Residential District) Zone and R-1 (Residential
District) Zone to permit subdivision into 55 residential properties. Since that time the applicant has
purchased the adjacent property (24471 112 Avenue) and would like to include this property in the
application for rezoning from RS-3 (One Family Rural Residential) to RS-1b (Urban Residential
District) Zone and R-1 (Residential District) Zone. This will permit potential subdivision into 84
residential properties.
In order to accommodate this Maple Ridge Zone Amending Bylaw No. 6770 - 2010 must be
rescinded.
The current application is not in compliance with the Official Community Plan and will, therefore
require an amendment. To proceed further with this application additional information is required as
outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 6770-2010 be rescinded; and
That Zone Amending Bylaw No. 6855-2011 be given First Reading; and;
1102
That.the applicant provide further information as described on Schedule (A-H) of the Development
Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant: CIPE Homes Inc.
Owner: Joanne H Montgomery
Ronald J Montgomery
Lillian J Montgomery
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation:
West: Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Project Description:
Lot: 1. Section: 15, Township: 12, Plan: 7709
Low -Medium Density Residential and Conservation
Medium Density Residential
RS-3 (One Family Rural Residential)
RS-1b (Urban Residential District) Zone and
R-1(Residential District) Zone
Single Family Rural Residential
RS-3 (One Family Rural Residential)
Agricultural
112 Avenue, beyond which Single Family Rural
Residential
RS-3 (One Family Rural Residential)
Low/Medium Density Residential, Conservation
Single Family Rural Residential
RS-3 (One Family Rural Residential)
Low/Medium Density Residential, Conservation
Single Family Rural Residential
RS-3 (One Family Rural Residential)
Low/Medium Density Residential, Conservation
Single Family Rural Residential, Agricultural
Single Family Urban Residential
3.76 HA (9.29 acres)
112 Avenue
Urban
On October 5, 2010 an application was submitted, proposing a rezoning from RS-3 (One Family Rural
Residential) Zone to R-2 (Urban Residential District) Zone to allow for future subdivision. Staff
Report dated January 4, 2011 was prepared for Committee of the Whole on January 10, 2011. The
staff recommendation from that report was "that Zone Amending Bylaw No. 6770 - 2010 not be
WIM
given First Reading". At the Council Meeting on January 11, 2011 the application was deferred back
to staff. The applicant then revised the proposal and reduced the overall density of the
development. On March 8, 2011 Council granted First Reading to Maple Ridge Zone Amending
Bylaw No. 6770 - 2010 to permit rezoning from RS-3 (One Family Rural Residential) to RS-1b (Urban
Residential District) Zone and R-1(Residential District) Zone to permit subdivision into 55 residential
properties. Since that time the applicant has purchased the adjacent property to the east and would
like to expand the current proposal to include this property. The current prososal seeks to rezone
the subject properties from RS-3 (One Family Rural Residential) to RS-1b (Urban Residential District)
Zone and R-1 (Residential District) Zone to permit subdivision into 84 residential properties. The RS-
1b (Urban Residential District) lots are proposed to be located along 112t" Avenue and to the north
of the subject property. The RS- 1b lots to the north of the property will act as a larger lot buffer to
the agriculatural land adjacent to the subject site. There is also parkland proposed along the
northern boundary of the property, this will provide an additional buffer to the agricultural land.
Further parkland is proposed for the protection of a tributary of Dunlop Creek.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The property is designated Low -Medium Density Residential on the Albion Area Plan. The current
proposal will require an Official Community Plan amendment to permit the R-1 (Residential District)
Zone on the subject property. An OCP amendment will also be required for the parkland proposed
for environmental conservation and agricultural buffer purposes. The OCP amendments will be the
subject of a future report to Council.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-1b (Urban Residential District) Zone and R-1 (Residential District) Zone to permit
subdivision into 84 residential properties.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
BE
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)
Engineering Department;
b)
Operations Department;
c)
Fire Department;
d)
Parks Department;
e)
School District;
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule B or Schedule C);
3. Watercourse Protection Development Permit Application (Schedule F);
4. Complete Subdivision Application
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is not in compliance with the Official Community Plan, however,
justification has been provided to support an Official Community Plan amendment. It is, therefore,
recommended that Council rescind Maple Ridge Zone Amending Bylaw No. 6770 - 2010 and grant
First Reading to Maple Ridge Zone Amending Bylaw No. 6855 - 2011 subject to additional
information being provided and assessed prior to Second Reading.
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the District's website, together with an invitation to the
public to comment. The application will be presented at Public Hearing should it be advanced to
Second Reading. It is, therefore recommended that Council not require any additional consultation.
-4-
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
Prepa by: Sarah Atkinson
Planning lechnician
r ved by. lane Pickering, MCP, MCIP
Director. of Pla nr-�i`
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
r
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
SA/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6855-2011
Appendix C - Site Plan
16'2
APPENDIX A
3
P 68166
3
P 77744
45
SUBJECT PROPERTIES
G
P 23217
11291
1 I P 22387 : •,,
A
P 6816. V -
1
m �
2 P 777 N P 7709 B /
fs235 Q I P23217 �� 1 J�
v 6452.
112 AVE.
Ci f Pitt
Mea ows 24371 & 24417 112 AVENUE
c
I'uo_i
__- F- _ { o * CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
N District of
Langley € 1 I PLANNING DEPARTMENT
SCALE 1:2,500 _ I•�•
PRASERIF{ DATE: Aug 16, 2011 FILE: RZ/091/10 BY: PC
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6855-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6855-2011."
2. Those parcels or tracts of land and premises known and described as:
Lot A Section15 Township 12 New Westminster District Plan 22387
Lot 1 Section15 Township 12 New Westminster District Plan 7709
and outlined in heavy black line on Map No. 1541 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1b (One Family Urban
(Medium Density) Residential), R-1 (Residential District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6855-2011
Map No. 1541
From: RS-3 (One Family Rural ResidenJal)
To: 0 R-1 (Residential District)
® RS-1 b (One Family Urban (Medium Density) ResidenTial
MAPLE RIDGE
Rnri5h COlumhi7
N
SCALE 1:3,500
APPENDIX C
Damax Consultants Ltd.
103-1600 West 6th Ave.
Vancouver, B.C. V6J 1R3
Tel. 224-6827 Fax 689-38,"9.
ZE-051. to
'111,
M'=111
a
R
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
Chief Administrative Officer MEETING:
First Reading
Maple Ridge Zone Amending Bylaw No. 6846 - 2011
21165 River Road
EXECUTIVE SUMMARY:
August 29, 2011
2011-050-RZ
CofW
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision into
approximately seven lots. To proceed further with this application additional information is required
as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6846-2011 be given First Reading; and;
That the applicant provide further information as described on Schedules B and E
of the Development Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant: C.I.L. Contracting Ltd.
Owner: Robert W Jones
Gordon J Kehler
Legal Description: Lot: 3, D.L.: 249, Plan: 75991
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1(One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use:
Single Family Residential
Zone:
RS-1(One Family Urban Residential)
Designation
Urban Residential
South: Use:
Single Family Residential
Zone:
RS-1 (One Family Urban Residential)
Designation:
Urban Residential
1103
East: Use:
Single Family Residential
Zone:
RS-1 (One Family Urban Residential)
Designation:
Urban Residential
West: Use:
Single Family Residential
Zone:
RS-1(One Family Urban Residential)
Designation:
Urban Residential
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Single Family Residential
Single Family Residential
0.457 HA.
River Road and River Wynd
Urban Standard
The property is a large lot located along River Road, within the Fraser River Escarpment Area.
Project Description:
The applicant proposes to rezone the subject property from RS-1 (One Family Urban Residential) to
RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision into approximately
seven lots.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations, and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The Official Community Plan designates the property Urban Residential, and is subject to the magjor
corridor infill policies of the OCP. These policies require that development be compatible with the
surrounding neighbourhood, with particular attention given to site design setbacks and lot
configuration with the existing pattern of development in the area. The proposed rezoning to RS-1b
(One Family Urban (Medium Density) Residential) is in conformance with the Urban Residential
designation and infill policies.
Zoning Bylaw:
The application proposes to rezone the property located at 21165 River Road from RS-1 (One Family
Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision
into 7 lots.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
-2-
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department; and
d) Parks Department.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule B); and
2. Subdivision Application, as per attached requirements.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
f) Engineering:
The current application must comply with Council Policies;
i. 6.24 Subdivision of, or building on, Land within 300 Metres of the Crest of the Fraser River
Escarpment; and
ii. 6.23 Control of Surficial and Groundwater Discharge in the Area Bounded by 207 Street, 124
Avenue, 224 Street and the Crest of the Fraser River Escarpment.
The subdivision application is between 100 and 300m of the Escarpment Crest. Under the above
policies, prior to the subdivision approval, the applicant will be required to provide a written report,
signed and sealed by a qualified geotechnical engineer, with a sufficient scope to consider both the
on and off site investigations addressing the stability and potential retrogression issues. In addition
the proposed development will be required to extend the existing storm sewer and confirm the
system capacity.
The engineering servicing requirements have not been reviewed at this stage. However, all
proposals must meet the requirements of the above two policies.
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading. It is expected that once complete information is received, Maple
WIN
Ridge Zone Amending Bylaw No. 6846 - 2011 will be amended and an Official Community Plan
amendment for Conservation boundary adjustment may be required.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
Prepared by: Sarah Atkinson
Planning Technician
roved by. Jane Pickering, MCP, MCIP
Directorof Planning
Approved by. rank Quinn, MBA, P.Eng
GM: Public Works & Development Services
Concurrence: I L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6846-2011
Appendix C - Site Plan
`432661 322 d a o P40 34 APPENDIX A
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Mea aws 21165 RIVER ROAD
0
CORPORATION OF
THE DISTRICT OF
'1n
_rr _ MAPLE RIDGE
N District of l' I PLANNING DEPARTMENT
Langley jR,
BY: PC SCALE 1:2,000 �: f �� ���_ DATE: May 9, 2011 FILE: 2011-050-RZ
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6846-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6846-2011."
2. That parcel or tract of land and premises known and described as:
Lot 3 Except: Part Subdivided by Plan LMP434; District Lot 249 Group 1 New
Westminster District Plan 75991
and outlined in heavy black line on Map No. 1533 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3. 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. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
ap
fi 177 176 479 °' 11677 11s7z 0i 109 108 107 106 105 104 103 384 385
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150 N 11654 11s51 RW 56469-
P 4 9 11649
169 435 89 P 44948
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116F1S � 116a5 O 18d[I N
196 �' T1842 r 11632
152 & 200 11639 68 d O 1 11641 0 B 0. 1 1641
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153
11624
67
$107 0 0 0 194 201 11629 116217626
166 �_ 18
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y 11628 11617 3:16l$ 0 2 11 P 58296 ti616
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f 26 54 P N 37 12521 34 6 ¢ N 11520 1
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P 112 P 41783 131 P 27978 11501 ns12 Halo ns15 Hasa
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3P 135 134 nsoa 210
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140 11461 a
N N 139 142 P 27 8 11466
7 378 136N 137 138 38 39 45 14
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6846-2011
Map No. 1533
From: RS-1 (One Family Urban Residential)
To: RS-1 b (One Family Urban (Medium Density) Residential)
N
MAPLE RIDGE
SCALE 1:2,500
APPENDIX C
BC LAND SURVEYORS PROPOSED SUBDIVISION AND D 5 10 15 20
TOPOGRAPHICAL SURVEY PLAN OF LOT 3 EXCEPT SCALE 1 : 250 DISTANCES ARE IN METRES
PART SUBDIVIDED BY PLAN LMP434; �
DISTRICT LOT 249 GROUP 1'
NWD PLAN 75991 PLAN LMP434
PID : 008-717-150
NOTE
Prellminary Loyvut, subject to approwl.
Areas and Dimensions are subject to detu/led
Legal Su y and calculations, and may very
y a1'S.YtD
1•�y
204
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PLAN 44587
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file plan doss not show non —plan
charges, liens or Mtenats
cols porn was propored / Inspection purposes and is
for the exdusiw use of our client the signor-,
accepts no --eibility or Ilobd)ty for any damages
that may be cuff—d by o third party os o —lt of
any decisions mode or actions token boxed m this
document This documents shows the rdatiw location
Me o/ —) d structuree and f tune with respect to
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DENO7 S UPLITY MANHOLE
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DENOTES CONIFEROUS iRfE
CIVIC ADDRESS
e
21165 - RIVER ROAD
am
DENOTES DECIDUWS PtEE
PITS TOPOGRAPHICAL SURVEY HAS BEEN PREPARED
IN ACCORDANCE WITH THE MANUAL OF STANDARD E
MAPLE RIDGE, B. C.
AND IS CERPFlED CORRECT 7H15 2nd DAY OF DECEM8FR.MBER. 20I0.
B.CL.S
LAKHJOT S. GREWAL
ELEVA71ON DERIVA77ON
GftVAL a ASOG1AT
ELEVA PONS ARE DERIVED FROM CITY
PROFESSWAL LAW SVRVEttRS
5825-128M S7RiFr
OF MAPLE RIDGE CONTROL MONUMENT
No. 85HO723 ELEVAnON=24.791m
SURREY, B.C. VJX 3 4
TEL : 604-597-6567
DATUM NAD83 (CSRS) 2005
FAX: 604-597-8566
FlLE: 1011-032
DWG : 1011-032 76
40
District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: 2011-063-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6854-2011
20974123 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit the subdivision of
the property into six single family lots. To proceed further with this application additional information
is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No.6854-2011 be given First Reading; and
That the applicant provide further information as described on Schedule B of the Development
Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant: Twin Brook Developments Ltd.
Owner: Twin Brook Developments Ltd.
Legal Description: Lot 107, District Lot 242, Group 1, NWD Plan 46729
A
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use:
Single Family Residential and Agricultural
Zone:
A-2 (Upland Agricultural)
Designation
Agricultural
South: Use:
Single Family Residential
Zone:
RS-1(One Family Urban Residential)
Designation:
Urban Residential
East: Use:
Single Family Residential
Zone:
RS-1 (One Family Urban Residential)
Designation:
Urban Residential
1104
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Single Family Residential
RS-1(One Family Urban Residential)
Urban Residential
Single Family Residential
Single Family Residential
0.41 ha (1 acre)
123 Avenue and 210 Street
Full urban servicing will be required
The subject property is 0.41 ha (1 acre) and is bound by single family residential properties to the
east, west, and south, and single family residential and agricultural land to the north. There is an
existing home on the property which is proposed to be demolished prior to subdivision.
Project Description:
The applicant is proposing to rezone the subject property from RS-1 (One Family Urban Residential)
to RS-1b (One Family Urban (Medium Density) Residential) to subdivide the property into six single
family lots.
At this time, the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
c) Planning Analysis:
Official Community -Plan:
The proposed rezoning to RS-1b (One Family Urban (Medium Density) Residential) is in accordance
with the subject property's designation as Urban Residential - Major Corridor in the OCP. Major
Corridor Residential general characteristics includes ground -oriented housing forms, such as single
detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small
lot intensive residential, subject to the compatibility criteria in the OCP. The compatibility criteria
place particular emphasis on the compatibility of the site design, setbacks, and lot configuration with
the existing pattern of development in the area. Given the proximity to agricultural lands and the
established single detached housing form in the area, the single family proposal is most appropriate.
An Agricultural Impact Assessment will need to be provided, as per the requirements of Section 6.2.2
of the OCP.
Zoning Bylaw:
The current application proposes to rezone the property located at 20974 123 Avenue from RS-1
(One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit
future subdivision into six lots. Preliminary review indicates that the dimensions of the proposed lots
meet the dimensions as required by the RS-1b zone. Lot coverage will be reviewed once a more
detailed, scaled subdivision plan is provided.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
No development permits will be required for this rezoning application, unless a Development
Variance Permit is required.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department; and
d) Building Department.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule B); and
2. A complete Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant First Reading, subject to additional information being provided and assessed prior to Second
Reading. It is expected that once complete information is received, Maple Ridge Zone Amending
Bylaw No.6854-2011 may be amended.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
3
rr%���
Prepared by: Michelle Bast, AScT
Planning Technician
q_ +pproved by: Jane Pickering, MCP, MCIP
Dir tar of Plann'
n
by: ! Frank Quinn, MBA, PEng
GM: Public Works & Development Services
currence: J. L. (Jim) Rule
Chief Administrative Officer
L UM•
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6854-2011
Appendix C - Proposed Subdivision Plan
4
I APPENDIX A
147
48
j 12311
149
12305
0 12301
12
0
146 mo
0
N
N
141 cn
145
12314
LO
144
142
12308
m
co
N
143
12300
0
N
N
N
O N ClO m
0)N N N N 1 ON
127 12
P 4818128
P 67 30
N
SCALE 1:1,500
o_ 2
N O
OD
N
N
Cl)
0
p
O
N Subject Property
55
54
53
P 467
9
107
58 59
60
61
62
P 46729
0
0
0
m
12270 N
N
N
N
STC
106
12247
it@R
rn 122
ti
104
122
103
122
102
122
101
122
93
�
o
69 �_
'
64
N
N
i
35
12223
31
92
12232
C 70
`N
65
12222
66
12218
91
12228
27
12219
71
90
12215
21
12224
72
67
12211
73
17
89 rn
of
12220
12214
20974-123 Ave
�t
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
.
PLANNING DEPARTMENT
DATE: Jun 2, 2011
2011-063-RZ BY: JV
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6854-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6854-2011."
2. That parcel or tract of land and premises known and described as:
Lot 107 District Lot 242 Group 1 New Westminster District Plan 46729
and outlined in heavy black line on Map No. 1540 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3. 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. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
,A.D. 20 .
CORPORATE OFFICER
229
rl
opNN236 235 234 233 232 231 230P 51 3 12390 51063
o LMP 8347P 48067
134 135 136 137 138 1 2 3
76
N N N N N N
ALPINE CRES.
o
157 N c N 147 146 N o
N
6 156 153 152 148 145 141 ro
158
49416
12311
12314
P 71710
59275
159
149
144
142
1
2
3
4
1
2
155
154
151
12305
12308
v�
160
—
150 12301
P 46487
143
�00_ —
—
—
°°
— — EP 46480 — — —g
EP46261
$
—
—
—
—
—
—
—
123 AVE.
N
N
O
m
N
m
w N
O
N
N
O
N
N
1 N
10
N
N
57 !
N
56
O
55 N
O
54 N
53
O
N 52 N
00
1 N
219 220N
m
P 467
9
r-
26 m
w rn
)
127
128
1
2
107
P 51072
a a
1L
P 67130
a! 2
P 46729
58
59
60
61
62
63
U
m
218 217
3
P 48 8
2 M
3 I
m
o
0
12270
N
�t
106
STONEHOUSEAVE.
12247
93 S
69
_
� 64
207 v
�
2216
o
N6
43
105
12235
92
N
208
I� 12229
= 12224
> N 215
12223
� 104
a 12231
12232
N 70
65
`�
12223
a 209
F
2
214
P 39712
91
a 1zz1s
6
12222
12218
103
12227
12228
71
m
66 a
210
102
12221
90
12224
12215
72
N 12218
- ♦2
211
d
212 213
BCP 27186
— — — — — —
101 12217
12220 89
73 11
12214
67
133 134
5 1071
135
136
_
100
a
88
12214
12207
68
0
�
0
12211
74
99
12207
87
12208
to 98
0
86
a
o
o
12201
N
12200
97
85
76
77
78
167
166
165
164
163
MAPLE
RIDGE
ZONE
AMENDING
Bylaw No.6854-2011
Map No.
1540
From:
RS-1 (One
Family Urban
Residential)
To:
RS-1 b (One
Family Urban
(Medium Density)
Residential)
� 1
MAPLE N
SCALE 1:2,500
APPENDIX C
.3
� L7 �.
C�l
G
6bs
5V\,<:�>(o
�ZS � b 1'Soa
Deep Roots
Greater Heights
TO:
a:Zi]LTA 9
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
Chief Administrative Officer MEETING:
First Reading
Maple Ridge Zone Amending Bylaw No. 6848-2011
27540 128 Avenue
August 29, 2011
2011-077-RZ
CofW
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 future subdivision. To proceed
further with this application additional information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6848-2011 be given First Reading; and;
That the applicant provide further information as described on Schedule B and G of the
Development Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant: Douglas Pastorek
Owner: Wendy Nixon and Douglas Pastorek
Legal Description: Lot: 44, D.L.: 6881, Group 1 NWD Plan: 57415
OCP:
Existing: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North:
Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation
Suburban Residential
South:
Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation:
Suburban Residential
East:
Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation:
Suburban Residential
West:
Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation:
Suburban Residential
1105
Existing Use of Property:
Single Family Residential
Proposed Use of Property:
Single Family Residential
Site Area:
0.809 hectares
Access:
128 Avenue
Servicing requirement:
Rural Standard
b) Site Characteristics:
Project Description:
The applicant proposes to rezone the property to permit for future subdivision into two single family
lots while maintaining the existing home. A number of easements are registered on the State of Title
regarding a community water system that was required in 1979 to enable the original subdivision.
Since this time, the water servicing has changed from a community water system to a municipal
water distribution system connected by trunk water mains. As this application proceeds, staff will be
seeking to release the following easements: R68261, R68262, R68263, R68264 from the subject
site's State of Title. Additionally, staff will be seeking authorization to remove the same easements
registered on original subdivision lots through future rezoning applications.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The subject site is designated Suburban Residential in the Official Community Plan which permits a
single detached housing form located outside of the Urban Area Boundary. The RS-2 (One Family
Suburban Residential) zone is in compliance with this designation, and requires city water and
sewage disposal provided by a private system.
Zoning Bylaw:
The applicant proposes to rezone the property located at 27540 128 Avenue from RS-3 (One Family
Rural Residential) to RS-2 (One Family Suburban Residential) to allow for future subdivision into two
(2) lots.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity for lands with significant natural
features to ensure the preservation, protection, restoration and enhancement for the natural
environment and for development that is protected from hazardous conditions for;
-2-
• All areas designated Conservation on Schedule "B" or all areas within 50 metres of an
area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
All lands with an average natural slope of greater than 15 percent;
• All floodplain areas and forest lands identified on Natural Features Schedule "C"
d) Interdepartmental Implications:
In order to advance the current application after First Reading, comments and input, will be sought
from the various internal departments listed below:
a)
Engineering Department;
b)
Operations Department;
c)
Fire Department;
d)
Parks Department.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule B);
2. Natural Features Development Permit Application (Schedule G);
3. Subdivision Application
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is
recommended that Council grant First Reading subject to additional information being provided and
assessed prior to Second Reading.
11111101
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
Prepared b . Amelia Bowden
Planning Technician
A�Jproved,lby: Jane 'ckering, MCP MCIP
Dir or Plan g
by: IFrank Quinn, MBA, P.Eng
GM: Public Works & Development Services
ce. J. L. (Jim) Rule
Chief Administrative Officer
AB/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6848-2011
ILI'm
APPENDIX A
P 34392
12776
23
1771 \
12707
675 /
0
12674
M
P 57415
32
31
P 57415
30
P 57415
24
r
N
25
^
N
P 57415
26
r
N
27
N
P 57415
28
r
N
P 7�
E
128 AVE.
0 0
N �
N
� N 12750
P 57415
44
Subject Property 45
29
7
12688
P 57415
46
43
12670
12685
47
P
P 57415
0
42
12638
P 57415
48
12643
12620
49
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6848-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6848-2011."
2. That parcel or tract of land and premises known and described as:
Lot 44 District Lot 6881 Group 1 New Westminster District Plan 57415
and outlined in heavy black line on Map No. 1535 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
Residential).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of
PUBLIC HEARING held the day of
READ a third time the day of
RECONSIDERED AND FINALLY ADOPTED, the
PRESIDING MEMBER
,A.D. 20 .
,A.D. 20 .
, A.D. 20 .
day of , A.D. 20 .
CORPORATE OFFICER
/ / v
— — — — — — — — — — RW 57416 —
RW 57416 — —
P 34392
rn
/ /
I
LN 7078
12776
/
23 �� %
/ IP 79563
P 57415
/ P 57415
P 57415
I
60 61
12771
/
24
25 26 27 28
22
/
co
`
128 AVE.
12707
0
ni 12750
21
P 57415
44 45
F 79563
29
71 70
12688
P 57415
12676
P 57415
46
30
43 12670
85
0
12674
12685 47
2
P 72838
lzszs
31
P 57415
a
42 m 12638 P 57415
86 2
21�p
2
48
P
12650
12643
87
/1 2620
MAPLE
[RIDGE
ZONE
AMENDING
Bylaw No.
6848-2011
Map No.
1535
From:
RS-3 (One
Family
Rural Residential)
To:
RS-2 (One
Family
Suburban Residential)
MAPLEN
SCALE 1:2,500
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: 2011-078-RZ
Chief Administrative Officer MEETING: C of W
First Reading
Maple Ridge Zone Amending Bylaw No. 6859 - 2011
24205 Alouette Road and 24440 128 Avenue
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 proceed further with this application
additional information is required as outlined below.
ITXifi u u ► - : OP►1�i
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 6859 - 2011 be given First Reading; and;
That the applicant provide further information as described on Schedules A, B, F and G of the
Development Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Citiwest Consulting Ltd.
Debbie L Raymond
Olga V Anas
1106
Legal Description: That portion of NW 1/4 Section 22, TP 12 lying east of the east bank of
the South Alouette River and East of Parcel "C" (Ex Plan 5712 and also
lying north of SRW 3041 NWD; and
Lot 1, Section 22, TP 12, NWD Plan 23770
OCP:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North: Use
Estate Suburban Residential,
Suburban Residential
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
Single Family Residential
Vacant
Zone:
RS-3 (One Family Rural Residential)
Designation
Estate Suburban Residential
Suburban Residential
South: Use:
Vacant Municipal lands
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
Designation
Estate Suburban Residential
Suburban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Alouette River
Common property for Single Family Strata Residential
Zone: RG-2 (Suburban Residential Strata)
Designation: Estate Suburban Residential
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Rural Residential
Suburban Residential
12.4 HA.
128 Avenue
Rural
The development site is located south and east of the Alouette River, south of the 128 Avenue road
right-of-way, and west of Alouette Road. The land slopes down to the Alouette River from the
embankment on the municipal lands to the south. A watercourse, pond and possible wetland area
are located on the west lot. There are trees located on both lots, with the east lot being more
densely vegetated. An equestrian trail and small watercourse are located within the 128 Avenue
road right-of-way, and recent construction activity for the sewer main extension on 128 Avenue
included improvements to them.
-2-
Project Description:
The applicant has submitted a proposal to rezone the property to RS-2 (One Family Suburban
Residential) and subdivide the lands into suburban residential lots of more than 0.4 ha each with a
new local road proposed on the site.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The site is currently designated Estate Suburban Residential and Suburban Residential. An
amendment to the Official Community Plan will be required to designate the watercourse protection
areas as Conservation.
The west lot is designated Estate Suburban Residential and can be serviced by municipal sewer. The
east lot is designated Suburban Residential and the lots must be serviced by septic systems. The
Estate Suburban Residential land use designation aligns with the Greater Vancouver Sewerage and
Drainage District's Fraser Sewer Area Map. Properties that are not included in the Sewerage Map
(i.e. designated Suburban Residential) cannot connect to the municipal sewer. The setback areas
for the watercourses and wetlands on the property and the adjacent Alouette River will be
designated as Conservation and dedicated as Park.
Zoning Bylaw:
The current application proposes to rezone the property located at 24205 Alouette Road and 24440
128 Avenue from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to
permit a subdivision of approximately 20 lots.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas.
Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit
application is required for all development and subdivision activity to ensure the preservation,
protection, restoration and enhancement for the natural environment and for development that is
protected from hazardous conditions for;
-3-
• All areas designated Conservation on Schedule "B" or all areas within 50 metres of an
area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
• All lands with an average natural slope of greater than 15 percent;
• All floodplain areas and forest lands identified on Natural Features Schedule "C"
to ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Parks Department; and
e) School District;
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule B);
3. Watercourse Protection Development Permit Application (Schedule F);
4. Natural Features Development Permit Application (Schedule G);
5. Subdivision Application, as per attached requirements.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal complies with the Official Community Plan designation of the lands,
however, an OCP amendment will be required for the watercourse issues. Justification has been
provided to support an Official Community Plan amendment. It is, therefore, recommended that
Council grant First Reading subject to additional information being provided and assessed prior to
Second Reading.
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the District's website, together with an invitation to the
-4-
public to comment. It is, therefore recommended that Council not require any additional
consultation.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
Prepared b . Ann Edwards, CPT
Senior Planning Technician
proved by: ane Pickering, MCP, MCIP
ctor of Planni
Approved by: % Frank Quinn, MBA, P.Eng
J GM: Public Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
AE/
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6859 - 2011
I'Z
ma-_
cl f Pitt _J 'y ! 24205 Alouette Rd
y
r�?a oW5 ' 24440-128th Ave
CORPORATION OF
THE DISTRICT OF
D
N - MAPLE RIDGE
District of
Langley 11 PLANNING DEPARTMENT
9 Y v ------ _ - -
SCALE 1:5,000 F - = _a-
+RAsER R- DATE: Jun 30, 2011 2011 078 RZ 8Y: JV
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6859-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6859-2011."
2. Those parcels or tracts of land and premises known and described as:
That portion of the North West Quarter Section 22 Township 12 lying East of the East
bank of the South Alouette River and East of Parcel "C" (Explanatory Plan 5712) and
also lying North of Statutory Right of Way Plan 3041 New Westminster District;
Lot 1 Section 22 Township 12 New Westminster District Plan 23770
and outlined in heavy black line on Map No. 1542 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-2 (One Family Suburban
Residential).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the
day of
, A.D. 20 .
PUBLIC HEARING held the
day of
, A.D. 20 .
READ a third time the
day of
, A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the
day of
,A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
P 32234
37
PM35
522 P 32234
33 32 31
F�
P3 35 r 1
2r �
3fi 3
P 2622
38 a Rem 29
128 AVE.
7 P 9364
14
Taffy
13 1
1R
P9
11 PART LYING EAST OF ALOUETTE RIVER
AND NORTH OF RIGHT-OF-WAY
0
P 43885
CP
P 30g1 71
LM3 3r5S
� r2
R
4 1
�
CA 141
�
1
r 2 tzszs
WiS 3755_
67
e6
\
ECP
1571
/ 5
/4
6
P
P 72087
3
P 4.85
3
I�3
$y
a5�
66
tzs
N
126 AVE.
J
w
z
Q
$
1 2
RG 47502
P 12 5
I
e
85
P S.
N 2
P43885 P43885 t25 t25�
83 80
ZONE AMENDING
P 865#
MAPLE
RIDGE
Bylaw No.6859-2011
Map No.
1542
From:
RS-3
(One
Family Rural Residential)
To:
RS-2
(One
Family Suburban Residential)
m
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District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: 2011-084-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6853-2011
11185 240 Street
11133 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RST (Street Townhouse Residential), R-1 (Residential District), R-2 (Urban Residential
District) and C-1 (Neighbourhood Commercial). To proceed further with this application additional
information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
I. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 6853-2011 be given First Reading; and
That the applicant provide further information as described on Schedule (A-H) of the Development
Procedures Bylaw No. 5879 - 1999.
DISCUSSION:
a) Background Context:
Applicant: Damax Consultants Ltd (Dave Laird)
Owner: George Mysel, Marlene A Mysel
Legal Description: Lot C & Lot D, D.L.: 404, Block: 8, Plan: 19825
1107
OCP:
Existing: Urban Residential, Commercial
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RST (Street Townhouse Residential), R-1 (Residential District),
R-2 (Urban Residential District), C-1(Neighbourhood
Commercial)
Surrounding Uses:
North:
Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation
Commercial
South:
Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation:
Urban Residential
East:
Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation:
Medium Density Residential, Neighbourhood
Commercial and Conservation
West:
Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation:
Urban Residential and Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential, Multi -Family Residential and
Commercial
Site Area: 1.693 HA.
Access: 112 Avenue
Servicing requirement: Full Urban Standard
b) Site Characteristics:
The subject properties are located on the south-west corner of 240th Street and 112 Avenue.
Rainbow Creek runs adjacent to the property and will require park dedication for watercourse
protection. The current application is to follow the road pattern for the area proposed under
application RZ/067/10 located at 23851 Kanaka Creek Road.
Project Description:
The current application proposes to rezone the property located at 11185 240 Street and 11133
240 Street from RS-3 (One Family Rural Residential) to RST (Street Townhouse Residential), R-1
(Residential District), R-2 (Urban Residential District) and C-1(Neighbourhood Commercial) to permit
subdivision into 25 RST (Street Townhouse Residential) lots, 37 single family lots and 1 commercial
property.
The applicant proposes access points off 112 Avenue from the north and a temporary access onto
240TH Street on the southern portion of the property. The temporary access will be removed when
the property to the south develops and provides an access road through to 240th Street.
WA
At this time the application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The properties are designated Urban Residential, Commercial and Conservation in the Official
Community Plan. The proposed rezoning to RST (Street Townhouse Residential) and R-2 (Urban
Residential District) is in accordance with the Urban Residential designation and the Major Corridor
Infill Policies. The C-1(Neighbourhood Commercial) is also in compliance with the Official
Community Plan, however, a OCP amendment is required as outlined below.
The current proposal requires the folllowing three Official Community Plan Amendments;
to reduce the amount of commercial space proposed on the property and increase the Urban
Residential designation. The commercial space is designated Commercial in the Official
Community Plan and is subject to the Neighbourhood Commercial Centre policies of the Plan.
These policies encourage the development of a Commercial Centre to support daily
convenience shopping and service needs of residents in the area. The commercial space in
The Neighbourhood Commercial Centre is intended to be less than 930m2 (10,OOOft2) in
area. The proposed commercial property totals 1792 m2 (19,289 ft2) in area and could
accomodate approximately 715m2 (7,715 ft2) of commercial space, which satisfies the intent
of the policy. The remaining commercial land is therefore supportable for residential use.
• to adjust the conservation boundaries to address the watercourse protection setback. This is
common practice to adjust the conservation boundaries to conform to onsite ground-truthing
of the required setback area.
to permit the RST (Street Townhouse Residential) Zone into the Urban Residential
Designation in the Official Community Plan Zoning Matrix. The RST (Street Townhouse
Residential) Zone is intended to create a new housing form for the District which permits fee
simple townhouse development. An amendment to include it in the Urban Residential land
use designation is supportable because it provides for an additional form and tenure of
housing in the community.
Zoning Bylaw:
The current application proposes to rezone the property located at 11185 240 Street and 11133
240 Street from RS-3 (One Family Rural Residential) to RST (Street Townhouse Residential), R-1
(Residential District), R-2 (Urban Residential District) and C-1 (Neighbourhood Commercial) to permit
subdivision into 25 RST (Street Townhouse Residential) lots, 37 single family lots and 1 commercial
property.
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
-3-
Development Permits:
Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit
application is required to address the current proposal's compatibility with adjacent development,
and to enhance the unique character of the community.
Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas.
Advisory Design Panel:
A Multi -Family Development Permit and a Commercial Development Permit are required and must be
reviewed by the Advisory Design Panel prior to Second Reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)
Engineering Department;
b)
Operations Department;
c)
Fire Department;
d)
Parks Department;
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. An Official Community Plan Application (Schedule A);
2. A complete Rezoning Application (Schedule B or Schedule C);
3. Development Permit Application (Schedule D);
ME
4. Watercourse Protection Development Permit Application (Schedule F);
5. Subdivision Application, as per attached requirements.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is requires amendments to the Official Community Plan and justification
has been provided to support these amendments. It is, therefore, recommended that Council grant
First Reading subject to additional information being provided and assessed prior to Second
Reading.
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the District's website, together with an invitation to the
public to comment. It is, therefore recommended that Council not require any additional
consultation.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
repared by. Sarah Atkinson
Planning Technician
(,A,djj
iproved by: Jane Pickering, MCP, MCIP
Director of P ning
Approvers by' Frank Quinn, MBA, P.Eng
f GM: Public Works & Development Services
Co� currence: J. L. (Jim) Rule
Chief Administrative Officer
SA/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6853-2011
Appendix C - Site Plan
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CORPORATION OF
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MAPLE RIDGE
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PLANNING DEPARTMENT
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ERASER R
DATE: Jul 11, 2011 FILE: 2011-084-RZ BY: PC
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6853-2011
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:
`I
2
This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6853-2011."
Those parcels or tracts of land and premises known and described as:
Lot "C" District Lot 404 Group 1 New Westminster District Plan 19825
Lot "D" District Lot 404 Group 1 New Westminster District Plan 19825
and outlined in heavy black line on Map No. 1539 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RST (Street Townhouse
Residential), R-1 (Residential District), R-2 (Urban Residential District), C-1
(Neighbourhood Commercial).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the
day of
, A.D. 20 .
PUBLIC HEARING held the
day of
AD. 20 .
READ a third time the
day of
, A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
, A.D. 20 .
CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDING
Bylaw No.6853-2011
Map No. 1539
From: RS-3 (One Family Rural Residential)
To: ®RST (Street Townhouse Residential) ®R-1 (Residential District)
OC-1 (Neighborhood Commercial) ®R-2 (Urban Residential District)
MAPLEN
HriflFh Columbia
SCALE 1:2,500
APPENDIX C
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zE-2
Damax Consultants Ltd.
103-1600 West 6th Ave.
Vancouver, B.C.1163 1R3
Tel. 224-6827 Fax 689-3880
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-;nmax consultants Ltd.
103-1600 West 6th Ave.
Vancouver, B.C. V6J IR3
Tel. 224-6827 Fax 689-3980
szy1
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11
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
Chief Administrative Officer MEETING:
First Reading
Maple Ridge Zone Amending Bylaw No. 6849-2011
20240 Lougheed Highway and 11871 203 Street
EXECUTIVE SUMMARY:
August 29, 2011
2011-086-RZ
CofW
An application has been received to rezone the subject property from CS-1 (Service Commercial) to C-2
(Community Commercial) to permit construction of a shopping mall. To proceed further with this
application additional information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 6849-2011 be given First Reading; and;
That the applicant provide further information as described on Schedule C and D of the Development
Procedures Bylaw No. 5879 - 1999; and;
That the applicant provide a site impact analysis for traffic in accordance with the Ministry of
Transportation and Infrastructure standards.
DISCUSSION:
a) Background Context:
Applicant: Wayne Bissky
Owners: Mussallem Realty Ltd
Rowan Industries Ltd
Legal Description: Parcel "One" except: part subdivided by Plan 68232 and Secondly: part
subdivided by Plan 69704, District Lot 222 Group 1, NWD Explanatory
Plan 62569
OCP:
Zoning:
Lot "D" District Lot 222 Group 1 NWD Plan 8687
Existing: Commercial
Existing: CS-1 (Service Commercial)
Proposed: C-2 (Community Commercial)
1108
Surrounding Uses:
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property
Site Area:
Access:
Servicing requirement:
b) Site Characteristics:
Highway Commercial
CD-2-98 (Comprehensive Development)
Commercial
Single Family Residential
RS-1(One Family Urban Residential)
Urban Residential
Highway Commercial
CS-1 (Service Commercial)
Commercial
Single Family Residential
RS-1b One Family (Medium Density) Residential
Urban Residential
Vacant, Drive - through restaurant
Commercial
2.645 hectares
Lougheed Highway and 203 Street
Urban Standard
The subject sites make up a significant sized parcel of undeveloped land in the west Maple Ridge
commercial district. The site's total area is 2.645 hectares, just 0.3 hectares less than the south portion of
the West Gate shopping mall (bounded by 119 Avenue, 203 Street, and Lougheed Highway). Currently, the
majority of the site is vacant, and a drive through restaurant is located on a leased portion of the site.
Project Description:
The applicant proposes to rezone the subject sites, to maintain the existing drive -through restaurant and
construct four (4) commercial buildings with new floor space of approximately 11,000 m2 (118,403 ft2).
The floor space of the proposed development is comparable to the floor space of the commercial buildings
in the West Gate shopping mall; with the exception of the Save-on-Foods/Shoppers Drug Mart building,
which is approximately 1250 m2 (13,508 ft2) larger than the largest proposed building. The existing
vehicular accesses to the site are proposed to be maintained, with an additional access at both Lougheed
Highway and 203 Street to accommodate additional traffic volumes.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need to be
made once full application packages have been received. A more detailed analysis and a further report will
be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields,
Official Community Plan designations and Bylaw particulars, and may require application for further
development permits.
-2-
c) Planning Analysis:
Official Communi Plan:
The subject sites are designated Commercial and are subject to the General Commercial policies of the
Official Community Plan. The General Commercial category in the OCP aligns with the C-2 (Community
Commercial) zone and the zone is therefore consistent with the Commercial designation.
Zoning Bylaw:
The current application proposes to rezone the properties located at 20240 Lougheed Highway and 11871
203 Street from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit construction of a
shopping mall.
Any variations from the requirements of the proposed zone will require a Development Variance Permit
application.
Development Permits:
Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit application is
required to address the current proposal's compatibility with adjacent development, and to enhance the
unique character of the community.
Advisory Design Panel:
A Commercial Development Permit is required and must be reviewed by the Advisory Design Panel prior to
Second Reading.
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought from
the various internal departments and external agencies listed below:
a)
Engineering Department;
b)
Operations Department;
c)
Fire Department;
d)
Parks Department;
e)
Ministry of Transportation
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule C);
2. Commercial Development Permit Application (Schedule D);
-3-
The above list is intended to be indicative only, other applications may be necessary as the assessment of
the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the Official Community Plan, therefore, it is recommended
that Council grant First Reading subject to additional information being provided and assessed prior to
Second Reading.
di6
Prepared by: Amelia Bowden
Planning Technician
P
Approved by: Jane Pickering, MCP, MCIP
y Dirgttor of Planning
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
Con urrence: J. L. (Jim) Rule
Chief Administrative Officer
LU1-A
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6849-2011
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20240 Lougheed Hwy
r r J ! � 11871-203 St
o 4 CORPORATION OF
THE DISTRICT OF
N �` — MAPLE RIDGE
District of I
Langley 1 PLANNING DEPARTMENT
SCALE 1:2,500
` - DATE: Jul 18, 2011 2011-086-RZ BY: JV
MASER
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6849-2011."
2. Those parcels or tracts of land and premises known and described as:
Parcel "One" Except: Firstly: Part Subdivided by Plan 68232 and Secondly: Part
Subdivided by Plan 69704, District Lot 222 Group 1 New Westminster District
Explanatory Plan 62569
Lot "D" District Lot 222 Group 1 New Westminster District Plan 8687
and outlined in heavy black line on Map No. 1536 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6849-2011
Map No. 1536
From: CS-1 (Service Commercial)
To: C-2 (Community Commercial)
N
SCALE 1:2,500
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin MEETING DATE:
and Members of Council FILE NO:
Chief Administrative Officer MEETING:
First Reading
Maple Ridge Zone Amending Bylaw No. 6852-2011
20337 Dewdney Trunk Road and 12025 203rd Street
EXECUTIVE SUMMARY:
August 29, 2011
2011-097-RZ
CofW
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential). To proceed further with this application additional
information is required as outlined below.
RECOMMENDATIONS:
That Zone Amending Bylaw No.6852-2011 be given First Reading; and;
That the applicant provide further information as described on Schedule C, D and E of the
Development Procedures Bylaw No. 5879 - 1999.
17E;�fl1J•*9Wal
a) Background Context:
Applicant: Wilson Chang, MAIBC
Owner: Conecon Holdings Inc.
Legal Description: Lot: M, D.L.: 263, Plan: 18612; PID: 003-888-053
Lot: L, D.L.: 263, Plan: 18612; PID: 004-630-017
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1(One Family Urban Residential)
Proposed: RM-1(Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1(One Family Urban Residential)
Designation: Major Corridor Residential (Urban Residential)
South: Use: Commercial and Dewdney Trunk Road
Zone: CS-1 (Service Commercial)
Designation: Commercial
East: Use: Church and 203,d Street
Zone: P-4 (Church Institutional)
Designation: Institutional
1109
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban Residential -Medium Density)
Designation: Major Corridor Residential (Urban Residential)
Existing Use of Property:
Vacant and Single Family Residential
Proposed Use of Property:
Multi -Family Residential (townhouses)
Site Area:
1849.99 m2
Access:
203rd Street
Servicing requirement:
Full Urban
b) Site and Project Characteristics:
The subject site consisting of two legal lots, located on the north-west corner of Dewdney Trunk Road
and 203 Street, is fairly flat. The corner lot had an older house that has been demolished. This
empty lot is overgrown with native shrubs and blackberries. Currently there is an older single family
house on the western property which will need to be demolished before final approval. Consolidation
of the properties will also be required as a condition of final reading on the rezoning.
The proposal shows 8 townhouse units with main vehicular access from 203rd Street, through a 7.5
metre wide lane and pedestrian access to individual units from Dewdney Trunk Road. Each unit is
proposed with a two car tandem parking garage that is accessed from the 7.5m wide lane. A total of
16 residential parking stalls and 2 visitor parking stalls have been proposed as required by the
proposed zone.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan and provide a land use assessment only. Detailed review and comments will need
to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to Second Reading. Such assessment may impact proposed lot
boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
c) Planning Analysis:
Official Community Plan:
The subject sites are designated "Major Corridor Residential' within the Urban Residential
Designation of the Official Community Plan. Dewdney Trunk Road and 203 Street are both identified
as major corridors in Figure 4 of the Official Community Plan. The objective of this designation is to
manage residential growth through infill and intensification in a manner that respects
neighbourhoods and the existing physical character of the surrounding areas.
The Major Corridor Residential designation is characterized by the following:
a) is not within the Town Centre Area or a neighbourhood with an Area Plan;
b) has frontage on an existing Major Road Corridor as identified on figure 4 of the Official
Community Plan or has frontage on a road built in whole or part to a collector, arterial,
TransLink Major road or Provincial Highway standard;
c) may be adjacent to Community Commercial Node or designated Commercial Centre. This
proposal complies with a) and b) above as it lies outside the Town Centre Area and outside a
neighbourhood with an Area Plan and has frontage on 203rd Street which is identified as a
Major Road Corridor on figure 4 of the Official Community Plan.
-2-
The Major Corridor Residential designation supports a variety of ground oriented housing forms such
as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments
or small lot intensive residential, subject to compliance with the Major Corridor Infill policies.
The proposed ground -oriented multi -family form of housing fits well on a major corridor node such as
the subject site. It is anticipated that the single family houses to the north of subject sites will re-
develop to ground -oriented multi -family development in the near future. This application is hence
dedicating a 7.5 metre wide lane that is anticipated to run parallel to all the northern properties, to
relieve 203 Street of any increased traffic as development occurs overtime.
Zoning Bylaw:
The current application proposes to rezone the properties from RS-1 (One Family Urban Residential)
to. RM-1 (Townhouse Residential) to permit future construction of 8 townhouse units.
The proposed RM-1 zone (Townhouse Residential District) is intended for low to medium density
townhouses and multi family residential buildings. A maximum density of 0.6 times the net lot area
is permitted along with a 50 m2 basement area per unit. This zone requires a minimum usable
space of 45 m2 for each three -bedroom and 30 m2 for each two -bedroom unit. This zone also
requires a Common Activity area of minimum 5 m2 per unit. The RM-1 (Townhouse Residential) zone
specifies the following setbacks: 7.5 metres from front, rear and exterior side yard; 4.5 metres from
an interior side yard for a wall with no windows to a habitable room and 6.0 metres from an interior
side yard for a wall with a balcony or a window to a habitable room. Maximum permitted height in
this zone must not exceed 10.5 metres or 2.5 storeys. Any variations from the height and setback
requirements of the proposed zone will require a Development Variance Permit application.
Some minor setback variances facing 203 Street on the east and the lane on the north have been
requested for this proposal. A Development Variance Permit application has been submitted and we
anticipate that this evaluation will take place between First and Second Reading.
Development Permits:
Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Advisor Design Panel:
A Multi -Family Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
Development Information Meeting:
A Development Information Meeting is not required for this application in accordance with Council
Policy 6.20.
Item
d) Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)
Engineering Department;
b)
Operations Department;
c)
Fire Department;
d)
Building Department;
e)
School District;
f)
Utility companies; and
g)
Ministry of Environment
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
e) Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 - 1999 as amended:
1. A complete Rezoning Application (Schedule B or Schedule C);
2. Multi -Family Residential Development Permit Application (Schedule D);
3. Development Variance Permit (Schedule E);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is on an important major corridor node and will serve as a gateway to
further development along 2031d Street. The 7.5 meter wide lane will serve as a great traffic -reliever
for 203rd Street and this proposal is anticipated to trigger development of this lane to be further
completed as properties on the north re -develop. It is in compliance with the Official Community
Plan, therefore, it is recommended that Council grant First Reading subject to additional information
being provided and assessed prior to Second Reading. It is expected that once complete information
is received, Maple Ridge Zone Amending Bylaw No. 6852-2011 may be amended.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the District of Maple Ridge's Approving Officer.
-4-
Prepared by. Raaika Acha a, &Arch, M-Tech, LID, LEED® AP
Planner II
Appro d by: Jane MCP, MCIP
r�or of Planning
ZL -
Approved by. Fp6nk Quinn, MBA, P.Eng
G :Public Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Maple Ridge Zone Amending Bylaw No. 6852-2011
1021
APPENDIX A
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DATE: Jul 29, 2011 FILE: 2011-097-RZ BY: PC
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APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6852-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6852-2011."
2. That/Those parcel (s) or tract (s) of land and premises known and described as:
Lot "M" Except Firstly: Part Road on Plan 71641; Secondly: Part Road on Plan
80491; District Lot 263 Group 1 New Westminster District Plan 18612
Lot "L" District Lot 263 Group 1 New Westminster District Plan 18612
and outlined in heavy black line on Map No. 1538 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1(Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE
RIDGE
ZONE AMENDING
Bylaw No.
6852-2011
Map No.
1538
From:
RS-1 (One
Family
Urban Residential)
To:
RM-1 (Townhouse
Residential)
N
SCALE 1:2,000
District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: RZ/063/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6751-2010;
First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010
11655 Burnett Street
AWA
On August 31, 2010 Council gave First Reading to this application and the applicant had one year to
submit all the pending reports/applications and present to the Advisory Design Panel. This has been
accomplished.
The proposal is to rezone the subject property from RS-1 (One Family Urban Residential) and C-3
(Town Centre Commercial) to RM-2 (Medium Density Apartment Residential) to allow future
construction of a four -storey apartment building with 21 units.
This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program under
the "New Residential Construction-4 storeys and higher" category falling within Sub Area 1 of the
Town Centre Area.
RECOMMENDATIONS:
1. That in accordance with Section 879 of the Local Government Act opportunity for early and
on- going consultation has been provided by way of posting Official Community Plan
Amending Bylaw No. 6752 - 2010 on the municipal website, and Council considers
it unnecessary to provide any further consultation opportunities, except by way of holding
a public hearing on the bylaws;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6752-
2010 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 be given First and
Second reading and be forwarded to Public Hearing;
5. That Zone Amending Bylaw No. 6751-2010 be given Second reading and be forwarded to
Public Hearing; and
1110
6. That the following terms and conditions be met prior to final reading.
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
iii. Amendment to Schedule "C" of the Official Community Plan;
iv. Registration of a Geotechnical Report as a Restrictive Covenant which addresses
the suitability of the site for the proposed development;
V. Road dedication as required;
vi. Removal of the existing buildings;
vii. Park dedication as required;
viii. Registration of a Habitat Protection Restrictive Covenant for environmentally
sensitive areas that will be outside the areas dedicated as park;
ix. Registration of a Restrictive Covenant protecting the Visitor Parking.
DISCUSSION:
a) Background Context:
Applicant: Wayne Bissky of W S Bissky Architect Inc.
Owner: Shishu P Sharma and Sheila Sharma
Legal Description: Lot: 10, Section: 17, Township: 12, Plan: 12197;
PI D: 008-956-278
OCP:
Existing: Low -Rise Apartment, Conservation
Zoning:
Existing: RS-1 (One Family Urban Residential), C-3 (Town Centre
Commercial)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Apartment
Zone: C-3 (Town Centre Commercial), RS-1 (One Family
Urban Residential)
Designation Low -Rise Apartment, Conservation
-2-
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low -Rise Apartment, Conservation
East: Use: Lougheed Highway and Burnett Street, beyond which
is Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Ground -Oriented Multi -Family
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
b) Site and Project Description:
Vacant dilapidated structures
Multi -Family (Apartments)
0.58 acre (2347.26 m2)
Burnett Street
Full Urban
DP/063/10; DVP/063/10; 2011-039-DP (WPDP)
The subject site located at 11655 Burnett Street, is trapezoidal in shape with an approximate area
of 2339.99 m2 (0.58 acres), located on the south-eastern edge of the Town Centre Area. An existing
vacant house was recently removed and an outbuilding situated at the northeastern portion of the
lot, exists in a dilapidated condition. The south and west edges of the property are impacted .by
Creek 33 and an unnamed tributary, designation 'conservation" in the Town Centre Area Plan. The
proposed apartment building is within 50 metres of the top of bank and requires a Watercourse
Protection Development Permit. It is anticipated that the riparian areas will be cleaned, enhanced,
re -vegetated and dedicated as "park".
This application is to rezone the subject property from RS-1 (One Family Urban Residential) and C-3
(Town Centre Commercial) to RM-2 (Medium Density Apartment Residential) to permit the
development of a four storey apartment building containing approximately 21 units. A similar
apartment building was recently completed to the north. A Geotechnical Report dated May 09,
2011 by Valley Geotechnical Engineering Services Ltd, has been submitted, noting that the site can
be safely used for the intended use. Main access to the site is proposed from Burnett Street.
Garbage and recycling bins are proposed in a weatherproof enclosed room adjacent to the driveway.
Landscaping is proposed to enhance semi -private areas and buffer adjacent uses.
This proposal is taking advantage of the reduced parking standards applicable for development
within Central Business District and the Sub -Area 1 of the Town Centre Incentives program and
proposes at grade parking stalls for residents and visitors. Main access to the site is from Burnett
Street. A Traffic Impact Analysis Report dated August 11, 2011 by OPUS International Consultants
Ltd. concludes that the existing intersection at Lougheed Highway and Burnett Street does operate
adequately and safely and that the proposed project does not negatively impact the existing traffic.
-3-
c) Planning Analysis:
Official Community Plan & the Town Centre Area Plan:
The subject property is located within the Central Business District and is designated "Low -Rise
Apartment" and "Conservation" in the Town Centre Area Plan. The proposed RM-2 (Medium Density
Apartment Residential) zoning aligns with the Low -Rise Apartment land use designation which is
intended to be 3 to 5 storey apartment form of housing with central access to all the units.
However, an amendment to schedule C of the Official Community Plan is required to adjust the
conservation boundary after significant portion of the environmentally sensitive areas is dedicated
as "park". In addition to this some environmentally sensitive areas outside the dedicated areas, will
be placed under a Habitat Protection Restrictive Coveanant.
Zoning Bylaw:
The current application proposes to rezone the property located at 11655 Burnett Street from RS-1
(One Family Urban Residential) and C-3 (Town Centre Commercial) to RM-2 (Medium Density
Apartment Residential) to permit the development of a four storey apartment building containing
approximately 21 units (1 and 2 bedroom units ranging from 56 m2 to 78.6 m2 unit size each).
The proposed RM-2 (Medium Density Apartment Residential) zone is intended for low to medium
density apartment use and permits a maximum floor space ratio of 1.8 times the net lot area. The
usable open space required in this zone is 20% of the consolidated net lot area and the required
common activity area in this zone is 1 m2 per unit. The maximum height permitted in this zone must
not exceed 15 metres and 4 storeys. The permitted minimum setback from all property lines for this
zone is 7.5 metres. The proposed zone also requires a minimum of a common usable open space of
20% of the net lot area and the applicant has proposed an open space of 328.6 m2. The zone also
requires a Common Activity Area of 1 m2 per unit. 38.7 m2 of Common Activity Area has been
proposed (Appendix D).
It is anticipated that some retaining wall height and setback variances will be required for the
proposed structure, due to significant portion of the lot that will be dedicated as "park". These will
be discussed in a future report for Council consideration.
Off -Street Parkina and Loading Bylaw:
This proposal is subject to the revised minimum parking standards applicable within the Central
Business District of the Town Centre Area due to location. The Town Centre Parking Strategy
completed in 2008 revisited parking standards for some uses within the Town Centre Area and
include revised parking standards for residents based on number of bedrooms for a multi -family
residential use. For this proposal, as per Section 10 of the Maple Ridge Off -Street Parking and
Loading Bylaw 4350-1990, a minimum of 1.0 space per one bedroom unit and 1.10 spaces per two
bedroom unit, is required to cater to the residents parking requirement and 0.2 space per unit for
the visitors parking (without off-street parking available) is required. Out of the total parking spaces
required, 10% of them may be for small cars. This proposal requires 22 resident parking spaces
and 5 visitor parking spaces, as per the ratios stated above. A total of 27 at grade parking spaces
(including one handicapped and two small cars), for residents and visitors have been proposed
-4-
(Appendix D). Section 10.3 of this bylaw also specifies long-term and short-term bicycle parking
required for all developments within the Town Centre Area. Based on the ratio of 6 spaces for every
20 units, 4 short-term bicycle racks have been proposed closer to the main entrance foyer of the
building, in a well -lit area visible to pedestrians and cyclists. Based on the ratio of 1 long-term
parking space for every 4 units, 6 long-term bicycle storage lockers have been proposed within the
at grade parkade, closer to the Common Activity Area (Appendix D).
Development Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas. The proposal is within 50 metres of the top of bank of Creek 33 and its unnamed
tributary; hence subject to Watercourse Protection Development Permit approval. This will be
approved after final reading by Council on the rezoning application.
The Town Centre area is divided into seven precincts and the subject site lies within the South of
Lougheed Highway (SOLO) precinct of the Town Centre Area, which supports development of a 3 to 5
storey apartment building. This proposal is for a four storey building. Pursuant to Section 8.11 of
the Official Community Plan the proposal is subject to the Town Centre Area Development Permit
guidelines to address the form and character of the development. This will be the subject of a
future Council report.
Advisory Design Panel:
On May 10, 2011, the Advisory Design Panel reviewed the proposal and resolved that the following
issues/concerns be addressed with the Planning Department and further that Planning staff forward
this on to the Advisory Design Panel for information:
• Consider reconfiguring the bike storage area;
• Consider addition of security around the parkade;
• Reconsider treatment of the front entrance; add an entry statement;
• Consider the addition of prominent features to the visible corners of the building;
• Re address the common activity area; include a backdrop element other then chain
link fence; architectural wall or screen;
• Consider addition of benches or other permanent furniture;
• Consider two storey culture stone elements where lower floor and upper floors align;
• Consider the addition of stone cladding to the exterior parkade columns;
• Consider relocating visitor parking closer to elevator lobby;
• Consider green wall element near visible elevations;
• Consider Reducing the prominence of fire fighter access stairwell;
• Reconsider the use of western red cedar adjacent to the building to a smaller more
appropriate building edge tree; more columnar;
• Consider simplifying the variety of planting species around building edge;
• On Drawing A07 correct the labeling of the South and West elevations.
-5-
The project architect has addressed the Panel's concerns and revisions have been sent to the Panel
for review. This will be discussed in the Development Permit report at a later date for Council
consideration.
Development Information Meeting:
As per Council Policy 6.20, a Development Information Meeting is not required for a proposal with
less than 25 units. This project is proposing 21 units.
d) Citizen/Customer Implications:
The affected parties/citizens will get an opportunity to express any concerns at the Public Hearing.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and has the following comments:
• West side of Burnett Street needs to be widened to the collector standard. At the south
property line the dedication would be approximately 4 metres and would curve or taper to
zero moving to the north. Exact road dedication will depend on the final road design;
• Other upgrades include the following: New curb, gutter and sidewalk on the west side of
Burnett Street fronting this property; A davit -arm street light on the west side of the road
near the south end of the site; Street Trees for the frontage of the subject site; under -ground
utilities; review existing water system in the area and confirm adequacy for the proposed
development;
Fire De artment:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The applicant has revised drawings to address concerns and ensured that all these will be
addressed through the Building Permit drawings at a later date.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. Revisions have been incorporated into the Geotechnical Report to address concerns
expressed. The applicant has ensured that any other concerns will be addressed through the
Building Permit drawings at a later date.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the development permit is
approved they will be responsible for maintaining the street trees. In the case of this project it is
estimated that there will be some additional trees which will be based on the landscape plan
submitted by the Landscape Architect and will be attached to the approved Development Permit.
"S
The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per
new tree will increase their budget requirements.
f) School District Comments:
A referral was sent to the School District Office and there was no response.
g) Intergovernmental Issues:
Ministry of Transportation:
On December 21, 2010, a referral was sent to the Ministry of Transportation. Preliminary approval
from the Ministry, for one year, was received on January 13, 2011.
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, (defining the conservation boundary)
is considered to be minor in nature. It has been determined that no additional consultation beyond
existing procedures is required, including referrals to the Board of the Regional District, the Council
of an adjacent municipality, First Nations, the School District or agencies of the Federal and
Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
h) Environmental Implications:
The subject site is impacted by Creek 33 (nutrient stream) and its unnamed tributary on the western
boundary (Appendix A). The proposal is within 50 metres of the top of bank and hence subject to
Watercourse Protection Development Permit approval. An Environmental Assessment Report dated
April 04, 2011 by TERA Planning Ltd. has been submitted along with the Water course Protection
Development Permit application that is being processed. This report identifies the riparian area
around the watercourse which will be cleaned of blackberry species and enhanced/re-vegetated
before dedicating as "park" to the District. Some areas outside the dedicated areas will be placed
under a `Habitat Protection Restrictive Covenant". Approximately 1006.3 m2 of the area will be
dedicated as "park" and 207.4 m2 of the area covenanted, for conservation purposes. The goal of
the enhancement is an environmental management concept which provides more water to the
stream, stabilize the ravine slopes and provide a riparian protection zone. Some enhancements
proposed include: clean up garbage/debris and re -slope eroding side -slopes of the ravine; eradicate
blackberry/invasive species; plan and restore the area. A refundable security to do these works will
be paid by the applicant to do these works and will have a 5 year maintenance agreement to ensure
the planting survives.
-7-
CONCLUSION:
The proposal is located within the south-eastern portion of the Town Centre Area and fits well with
Council's vision of increasing residential density within the Town Center Area. It is anticipated to
provide smaller units (1 and 2 bedroom units ranging from 56 m2 to 78.6 m2 unit size each);
substantial clean-up and enhance the riparian areas around Creek 33 & its tributary, including
increased conservation areas. The proposal qualifies for the Town Centre Incentive Program hence it
is recommended that this proposal be given Second Reading and forwarded to Public Hearing.
Prepared by: Rasika Acha . a, B-Arch, M-Tech, UD, LEEDO AP
Planner
r
�Jpproved by: Jane Pickering, MCP, MCIP
Director of Planning
A
Approved by., Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
ce: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - OCP Amending Bylaw 6752-2010
Appendix C - Zone Amending Bylaw No. 6751-2010
Appendix D - Proposed Site Plan
Appendix E - Proposed Elevations
Appendix F - Proposed Landscape Plan
III
Rem. 63 a S 1/2 1 A
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APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6752-2010
A Bylaw to amend Schedule "C" forming part of the
Official Community Plan Bylaw No. 6425-2006 as amended
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 "C" 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:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6752-2010
3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 10 Section 17 Township 12 New Westminster District Plan 12197
and outlined in heavy black line on Map No. 801, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adjusting Conservation boundary.
4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of A.D. 20 .
READ A SECOND TIME the day of A.D. 20 .
PUBLIC HEARING HELD the day of A.D. 20 .
READ A THIRD TIME the day of A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
7A.D.20.
CORPORATE OFFICER
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APPENDIX C
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6751- 2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6751- 2010."
2. That parcel or tract of land and premises known and described as:
Lot 10 Section 17 Township 12 New Westminster District Plan 12197
and outlined in heavy black line on Map No. 1488 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment
Residential)
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 31st day of August, A.D. 2010.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
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District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: RZ/079/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6764 - 2010
First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6763 - 2010
26610 124th Avenue
�7xti4�l9���1►� I►� I_1:�'fi
On October 12, 2010, Council granted First Reading to this rezoning proposal which is to rezone the
subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban
Residential) to permit a future subdivision of 13 single family residential parcels not less than 0.40
hectares each in area. The proposed RS-2 (One Family Suburban Residential) zone complies with
the OCP designation for the subject site.
RECOMMENDATIONS:
1. That in accordance with Section 879 of the Local Government Act opportunity for early and
on- going consultation has been provided by way of posting Official Community Plan
Amending Bylaw No. 6763 - 2010 on the municipal website, and Council considers
it unnecessary to provide any further consultation opportunities, except by way of holding
a public hearing on the bylaws;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 6763 - 2010 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6763 -
2010 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6763 - 2010 be given First
and Second reading and be forwarded to Public Hearing;
5. That Zone Amending Bylaw No. 6764 - 2010 be given Second Reading and be forwarded to
Public Hearing; and
6. That the following terms and conditions be met prior to final reading.
i. Amendment to Schedule "C" of the Official Community Plan;
ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses
the suitability of the site for the proposed development;
iii. Registration of a Habitat Protection Covenant on conservation areas outside the
park dedication areas;
iv. Approval from the appropriate authorities for septic disposal and water quality;
V. Park dedication as required, including construction of walkways and equestrian
trail.
DISCUSSION:
a) Background Context:
Applicant: Trevor Dueck of Premier Pacific Developments Ltd.
Owner: Premier Pacific Developments Ltd.
Legal Description: Lot: 9, Section: 19, Township: 15, Plan: 8097;
PI D: 011-286-253
OCP:
Existing: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses:
North: Use:
Single Family Residential and Agricultural
Zone:
A-2 (Upland Agricultural)
Designation:
Suburban Residential
South: Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation:
Suburban Residential
East: Use:
Single Family Residential
Zone:
RS-2 (One Family Suburban Residential)
Designation:
Suburban Residential
West: Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential) and RS-2 (One
Family Suburban Residential)
Designation:
Suburban Residential
Existing Use of Property:
Vacant
Proposed Use of Property:
Suburban Residential and Conservation
-2-
Site Area: 16.178 Hectares (39.97 acres).
Access: 1241h Avenue and 122nd Avenue
Servicing requirement: Community water and individual septic fields
Companion Applications: SD/079/10 and DP/079/10 (WPDP)
b) Project Description:
The subject site, 39.97 acres in size, is undeveloped acreage at the south east corner of 1241h
Avenue and 264th Street. The site generally slopes from east, down, towards the west and from
north, down towards the south. It is predominantly heavily wooded with mature second growth
conifers/deciduous species and impacted by McFadden Creek around which the environmentally
sensitive areas must be protected and enhanced. An estimated 22.7 acres will be dedicated as
park and covenanted for conservation. Proposed lots 4, 5,6,7,9,10,11 and 12 will have some areas
covenanted for conservation purposes (Appendix D). Sewage disposal for the development will be
provided with septic tanks and an Infiltration Restrictive Covenant registered on title as a condition
of final approval of the proposed subdivision. Any other approvals from the Ministry of Environment,
for storm ,outfalls into the watercourses, will be addressed at the subdivision stage, through a
Watercourse Protection Development Permit.
A Geotechnical Report dated July 26, 2011 by GeoPacific Consultants Ltd. has been submitted
noting the site is safe for the proposed land use and stating that there will be no negative impacts to
the surrounding properties. This along with the "Appendix Y (Seismic Stability Analysis) will be
registered on title as a condition of final reading on rezoning. A Tree Assessment Report dated April
11, 2011 by Letts Environmental Consultants Ltd. identifies sensitive areas and second growth
forest with cedar stumps that are remnants of the past logging activities. It recommends retaining
trees wherever possible to enhance soil stability, provide shade and facilitate water uptake.
The applicant is proposing to rezone the subject property from RS-3 (One Family Rural Residential)
to RS-2 (One Family Suburban Residential) to permit a future subdivsion of 13 single family
residential parcels not less than 0.40 hectares (1 acre or 4,000 m2) each in area.
c) Planning Analysis:
Official Community Plan:
This neighbourhood is currently designated Suburban Residential in the Official Community Plan
which permits a single detached housing form in areas located outside of the Urban Area Boundary.
The Official Community Plan also notes that city water is required and sewage disposal is to be
provided through a private system. The proposed RS-2 (One Family Suburban Residential) zone
correlates with this designation.
The environmentally sensitive areas on site will be dedicated as "park" for protection which triggers
an Official Community Plan amendment due to adjustment of the conservation boundary.
-3-
Zoning Bylaw:
The current application proposes to rezone the property from RS-3 (One Family Rural Residential) to
RS-2 (One Family Suburban Residential) to permit a future subdivsion of 13 single family residential
parcels not less than 0.40 hectares (1 acre or 4000 m2) each in area. The RS-2 (One Family
Suburban Residential) zone requires a minimum lot area of 1 acre or 4,000 m2; a minimum lot width
of 36 metres and a minimum lot depth of 60 metres.
All the proposed lots meet the minimum lot size required by the proposed zone (0.40 hectares).
However, some of the lots proposed in the preliminary subdivision plan (Appendix D) will require a lot
width or depth variance. This will be the subject of a future Council report.
Off -Street Parking and Loading Bylaw:
As per the Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990, the RS-2 (One Family
Suburban Residential zone) requires 2 on -site parking spaces per lot.
Develo ment Permits:
Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development
Permit application is required for all developments and building permits within 50 metres of the top
of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development
Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
Advisory Design_Panel:
A Development Permit to regulate the form and character, is not required for this proposal so it does
not have to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is not required for this application, according to Council Policy
6.20.
d) Citizen/Customer Implications:
The affected citizens will get an opportunity to express any concerns at the Public Hearing.
i!
e) Interdepartmental Implications:
Engineering Department.
The Engineering Department reviewed the proposal and determined that all the required off -site
services exist. The deficient on -site services that are required will be provided through a Subdivision
Servicing Agreement at the subdivision stage.
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 13 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.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant must provide assurances that Type 1 septic systems are feasible for this
site since there is no municipal sanitary sewer. A Health Authority filing is required for the
installation of a septic sewage disposal system. A Restrictive Covenant for the septic field locations
to be registered for each lot, at the subdivision stage. A final comprehensive lot grading plan
showing the locations of the proposed building envelopes will be required at the subdivision stage.
f) School District Comments:
A referral was sent to the School District office and no comments were received.
g) 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. The amendment required for this application, has been considered and it has been
determined that no additional consultation beyond existing procedures is required, including
referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations,
the School District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
167M
h) Environmental Implications:
The proposed development is within 50 metres of the top of bank of McFadden Creek and some
steeper areas of the site are being protected in the natural state, hence it requires a combination of
Watercourse Protection Development Permit and Natural Features Development Permit approval.
An application has been submitted which is being processed. This will be approved after Council
grants final approval to the rezoning application.
CONCLUSION:
Significant areas on the subject site are anticipated to be dedicated for conservation purposes,
including cleaning and enhancement works around McFadden Creek. The development proposal is
in compliance with the Official Community Plan, therefore, it is recommended that Council grant First
and Second Reading and forward it to Public Hearing.
a,
Prepared by: Rasika A arya, B-Arch, M-Tech, UD, LEED® AP
Planner
C
roved by: Jane Pickering, MCP, MCIP
Diregtor of P)anning,----.,
Approved b Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
- ' 4
"Oncurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - OCP Amending Bylaw No. 6763 - 2010
Appendix C - Zone Amending Bylaw No.6764 - 2010
Appendix D - Preliminary Subdivision Plan
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SUBJECT PROPERTY]
APPENDIX A
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7! . MAPLE RIDGE
District of J
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Langley
SCALE 1:4,500
1. 1DATE: Sep 8,2010 FILE: RZ/079/1 0 BY: SP
-RMSER
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6763 - 2010
A Bylaw to amend Schedule "C" forming part of the
Official Community Plan Bylaw No. 6425-2006 as amended
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 "C" 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:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6763 - 2010
2. Schedule "C" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 9 Section 19 Township 15 New Westminster District Plan 8097
and outlined in heavy black line on Map No. 802, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adding Conservation.
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of A.D. 20 .
READ A SECOND TIME the day of A.D. 20 .
PUBLIC HEARING HELD the day of A.D. 20 .
READ A THIRD TIME the day of A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 20.
PRESIDING MEMBER
CORPORATE OFFICER
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Bylaw No. 6763-2010
Map No. 802
From: Suburban Residential
To: ® Suburban Residential
0 C onservation
MAPLE RIDGE
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6764 - 2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6764 - 2010."
2. That parcel or tract of land and premises known and described as:
Lot 9 Section 19 Township 15 New Westminster District Plan 8097
and outlined in heavy black line on Map No. 1495 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 12th day of October, A.D. 2010.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
,A.D. 20 .
CORPORATE OFFICER
MAPLE. RIDGE ZONE AMENDING
Bylaw No. 6764-2010
Map No. 1495
From: RS-3 (One Family Rural Residential)
To: RS-2 (One Family Suburban Residential)
MAPLE RIDGE
9rttis4 Gaiumhla
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APPENDIX D
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District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: 2011-057-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6831- 2011
11885; 11873 and 11865 Burnett Street
EXECUTIVE SUMMARY:
On June 14, 2011 Council gave First Reading to a land -use report to rezone the subject properties
from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to
permit a future construction of a four -storey apartment building with 75 units. The Town Centre Area
Plan designation for these properties is "Low- Rise Apartment" and the proposed zone complies with
this designation.
This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program as it is
new residential construction within Sub Area 1 that is 4 storeys and higher. As part of the TCI
program, this application will receive priority processing to be eligible for other incentives which are
part of that program.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6831 - 2011 be given Second reading and be forwarded to
Public Hearing; and
2. That the following terms and conditions be met prior to final reading.
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iii. A Statutory right of way plan and agreement for the 1.25 m wide public walk -way along
the southern property boundary, must be registered at the Land Title Office:
iv. Road dedication as required;
V. Consolidation of the development site;
1112
vi. Removal of the existing buildings;
vii. Registration of a Restrictive Covenant protecting the Visitor Parking.
DISCUSSION:
a) Background Context:
Applicant: Geoff Lawlor of Geoff Lawlor Architecture Inc.
Owner: 0906112 BC Ltd.
Legal Description: Lot 8, Section 17, Township 12, NWD Plan 22046;
Lot 9, Section 17, Township 12, NWD Plan 22046;
Lot 10, Section 17, Township 12, NWD Plan 22046;
OCP:
Existing: Low -Rise Apartment
Zoning:
Existing: RS-1(One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1(One Family Urban Residential)
Designation: Low-rise Apartment
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Low-rise Apartment
East: Use: Single Family Residential & Burnett Street
Zone: RS-1(One Family Urban Residential)
Designation: Low-rise Apartment
West: Use: Multi Family Residential
Zone: RM-2 (Medium Density Apartment) and RM-3 (High
Density Apartment)
Designation: Low-rise Apartment
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
Single Family Residential
Multi -Family Residential (apartments)
3989.99 m2
Burnett Street
Full Urban
2011-057-DP and 2011-057-DVP
WMI
b) Project Description:
The subject site totalling 3989.99 m2 comprises three fairly flat lots located on the west side of
Burnett Street, along the eastern edge of the Town Centre Area. Council had given Third Reading to
an older application (RZ/059/08) on two of the properties, which was withdrawn as the properties
changed ownership. The proposal now involves an additional property and the intention is 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 a wood frame, four -storied apartment
building with 75 units that are fairly uniformly distributed on all the floors.
c) Planning Analysis:
Official Community Plan & the Town Centre Area Plan:
The subject property is located within the Central Business District and is designated "Low-rise
Apartment" in the Town Centre Area Plan. The proposed RM-2 (Medium Density Apartment
Residential) zoning complies with the Low-rise Apartment land use designation which is intended to
be 3 to 5 storey apartment form of housing with central access to all the units.
A similar proposal to the north of subject sites (south of the old Lordco building) along the same
street was approved and built by the same developer who confirmed it is selling well. The current
proposal fits well with the policies of promoting residential density within the Town Centre Area as
stated in the Official Community Plan. The proposed zone and a four storey apartment housing form
aligns well with the "Low-rise Apartment" designation.
As per the Town Centre Area Plan an east -west bikeway connection is proposed along the southern
edge of the southern property. This will be a two-way, 2.5m wide future bikeway which will be
located at the southern end of the site. A 1.25m wide statutory right-of-way will be required as a
condition of final reading. The other 1.25m will be acquired when the properties on the south
redevelop.
Zoning Bylaw:
The current application proposes to rezone the properties located at 11885, 11873 and 11865
Burnett Street from RS-1(One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential) to permit future construction of 75 apartment units.
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
wood frame building with a Floor Space Ratio of 1.61. The RM-2 (Medium Density Apartment
Residential) zone requires a common usable open space of 20% of the net lot area and the
applicant has proposed an open space of 26.3% (1027 m2). The zone also requires a Common
Activity Area of 75m2 which has been included as an indoor common meeting room on the main
floor (Appendix C).
lei
The proposed building complies with the density and height requirements of the zone but some
minor setback variances have been requested. These variances do not impact any neighbouring
properties and will need Council approval before the Development Permit is approved. This will be
the subject of a future Council report.
Maple Ridge Off -Street Parking & Loading Bylaw #4350-1990:
The Town Centre Parking Strategy revisited parking standards for some uses within the Town Centre
Area and includes revised parking standards for residences based on number of bedrooms for a
multi -family residential use. This proposal benefits from the minimum parking standards due to its
location and because it is eligible for the Town Centre Incentives Program in Sub -Area 1. As per
Section 10 of the Maple Ridge Off -Street Parking and Loading Bylaw #4350-1990, a minimum of
0.9 spaces per unit are required for a bachelor apartment which increases by 0.1 space per
additional bedroom. Based on these parking standards, for a total of 75 units (59 one bed room
units and 16 two bed room units), this project requires 77 residential parking spaces and 8 visitor
parking spaces. Total proposed parking spaces are 97 spaces which includes 89 resident parking
stalls (including one handicapped parking space) and 8 visitor parking stalls (including one
handicapped parking space). The developer considers providing a higher parking ratio as an
important marketing tool. Except for the handicapped visitor parking stall all are proposed in the
underground parkade separated by an overhead security door from the residential parking.
Section 10.3 of this bylaw also specifies long-term and short-term bicycle parking required for all
developments within the Town Centre Area. Based on the ratio of 6 spaces for every 20 units, 24
short-term bicycle racks have been proposed closer to the main entrance, in a well -lit area visible to
pedestrians and cyclists. Based on the ratio of 1 long-term parking space for every 4 units, 21 long-
term bicycle storage lockers have been proposed within the underground parkade.
Development Permits:
The Town Centre area is divided into seven precincts and the subject site lies within the East
Precinct. The East Precinct lies directly east of the Town Centre's civic core, between Brown Avenue
to the north, Lougheed Highway to the south, 227th Street to the west and Burnett Street to the east.
Among other designations, the East Precinct supports "Low -Rise Apartments" which is the town
centre area designation for the subject sites. The Low -Rise Apartment use is intended to be a 3 to 5
storey apartment form of housing with central access to all the units and underground parking. The
Town Centre Development Permit Guidelines are meant to provide possible design solutions for
achieving architecture and site -related development objectives such as enhancing the quality,
character & vibrancy of the town centre area, pedestrian friendly design, proposing climate -
appropriate landscaping, providing outdoor spaces, maintaining street-interconnectivity and
capitalizing on improved views. Pursuant to Section 8.11 of the Official Community Plan the proposal
is subject to the Town Centre Area Development Permit Guidelines to address the form and
character of the development. This will be the subject of a future Council report.
M
Advisory Design Panel:
On June 14, 2011, this proposal was reviewed by the Advisory Design Panel. The panel resolved
that the application be supported and the following concerns be addressed as the design develops
and submitted to Planning staff for follow up;
• Consider switching the amenity room and adjacent room unit A;
• Consider flipping the southeast unit A to introduce more exterior front windows;
• Consider walkway access to main floor north units;
• Consider stopping the stone veneer at the top of the 2nd floor at the entry;
• Consider reworking the visitor parking and providing barrier free access to the
elevator and lobby;
• Consider larger scale planting and evergreen adjacent to parkade walls;
• Consider one tree species for pedestrian walkway allele parallel to ramp;
• Consider feature planting at main entry;
• Consider the addition of reveals at exposed concrete walls;
• Consider reworking garbage room area;
• Consider extending roof over upper balconies;
• Consider enlarging main entrance lobby area;
• Consider reworking units B and C to improve access to natural light and heat;
• Show short-term bicycle parking as required by the Parking Bylaw.
The project architect has incorporated some revisions which are being considered by the panel. This
will be the subject of a future Council report.
Development Information Meeting:
The applicant is required to host a Development Information Meeting in accordance with Council
Policy 6.20. On August 17, 2011, the applicant held a Development Information Meeting at the
Maple Ridge Travelodge on Lougheed Highway from 6:30 to 8:00 PM. This meeting was attended
by 6 residents and neighbours of the community who were in general support of residential density
increase in this area. Most of the discussion centred on explaining the design and general layout of
the building. Some of the highlights of this meeting were:
• One neighbour complained that a similar apartment on the north that was being constructed
(completed now) had created excessive noise beyond normal working hours; however others
did not agree with this;
• Other concerns expressed, regarding the apartment constructed on the north were: littering
caused by trades having lunch on sidewalks; lack of parking enforcement during
construction; lack of restriction to permit "local traffic only" on the street and lack of
measures to limit traffic speed on the street;
• One neighbour did not wish to see any kind of newer development at all in this
neighbourhood;
-5-
• One neighbour recommended fencing across the rear of the development to prevent
trespassing through the site.
d) Citizen/Customer Implications:
The affected parties/citizens will get an opportunity to express any concerns at the Public Hearing.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and has the following comments:
• Road dedication of 1.5 m along Burnett Street to match the collector urban standard road
width on the south of subject sites.
• Road upgrades fronting the property including curb, gutter, sidewalk, street lighting (on the
west side of Burnett Street only) and street trees (on the west side of Burnett Street only) will
be required.
• Sanitary sewer capacity of the existing sewer to support the proposed density has to be
confirmed by the engineer of record and any upgrades if required need to be addressed in
the off -site civil design.
• Review by a professional engineer, of the storm sewer system from the manhole at the south
property line of 11843 Burnett Street, to the manhole at the south property line of 11749
Burnett Street, to determine adequate capacity to support the proposed density.
Installing/upgrading of catch basins as required.
• Capacity of the existing water main to support the proposed density and to ensure sufficient
pressure for both fire -fighting and domestic use has to be confirmed by the engineer of
record. Any upgrades if required need to be addressed in the off -site civil design. A new fire
hydrant will be required in front of this site and needs to be shown on the off -site servicing
plans along with a new service connection.
• All utility services (hydro, telephone and cable) servicing the site must be underground.
Overhead lines on the Street will remain but the aerial connections to the lots will be
removed along with disconnecting all services prior to demolition of the existing single family
houses on site.
Parks & Leisure Services Department:
The Parks & Leisure Services Department are in support of the proposed bike -way right-of-way
registration on title to facilitate an east -west bikeway and requires this bikeway to be open for public
use at all times. They have identified that after the development permit is approved they will be
responsible for maintaining the street trees. In the case of this project it is estimated that there will
be additional trees which is based on the landscaping plan attached (Appendix E). The Manager of
Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will
increase their budget requirements by $125.00.
Fire Department:
The Fire Department has reviewed the proposal and has the following comments:
• Include all the locations and specifications of fire department connections in the building
permit drawings.
• Fire department access from underground to the outside needs to be easy and quick during
an emergency evacuation. Securing areas outside the building and installing a magnetic lock
to code is are examples of a way to achieve this.
• Ensure address is visible from the street at all times.
• Once the current houses are vacant, they are to be maintained secure against unauthorized
entry at all times, as well as during the demolition phase until such time as they are totally
demolished.
Building Department:
Building Department has reviewed the proposal and their comments have been sent to the project
architect. Most of the concerns will be addressed through the Building Permit drawings. For areas
where excavation encroaches beyond property lines, encroachment agreements from neighbouring
property owners must be in place prior to Building Permit issuance.
f) School District Comments:
A referral was sent to the School District Office and there was no response.
g) RCMP Comments:
A referral was sent to the RCMP Office and they had no concerns regarding this proposal.
CONCLUSION:
The proposed land use is centrally located on the eastern boundary of the Town Centre Area and fits
well with the Town Centre Plan designation and Official Community Plan policies of promoting
residential density to revitalize the Town Centre Area. The project promises the creation of the
bikeway which could prove to be an important east -west greenway connection.
This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program as it is
new residential construction within Sub Area 1 that is 4 storeys and higher. Therefore, it is
recommended that Council grant Second Reading and forward Maple Ridge Zone Amending Bylaw
No.6831 - 2011 to Public Hearing.
-7-
r
Prepared by: Rasika A6harya, B-Arch, M-Tech, UD, LEED8 AP
Planner
proved by. Jane Pickering, MCP, MCIP
Director of Planning
Approved by. 41:
nk Quinn, MBA, P.Eng
1 Public Works & Development Services
ce: J. L. (Jim) Rule
Chief Administrative Officer
RA/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6831- 2011
Appendix C - Site Plan
Appendix D - Building Elevations
Appendix E - Landscape Plan
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CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
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PLANNING DEPARTMENT
DATE: Jun 14, 2011 2011-057-DP BY: LM
APPENDIX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6831- 2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6831- 2011."
2. Those parcels or tracts of land and premises known and described as:
Lot 8 Section 17 Township 12 New Westminster District Plan 22046
Lot 9 Section 17 Township 12, New Westminster District Plan 22046
Lot 10 Section 17 Township 12 New Westminster District Plan 22046
and outlined in heavy black line on Map No. 1523 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment Residential).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 14th day of June, A.D. 2011.
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
,A.D. 20 .
CORPORATE OFFICER
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From: RS-1 (One Family Urban Residential)
To: RM-2 (Medium Density Apartment Residential)
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. District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: 2011-076-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit
23352 McKay Avenue
EXECUTIVE SUMMARY:
A Development Permit application has been received for the above noted property to permit the
construction of a composting facility that recycles green and organic waste into premium soils and
compost materials, in the existing M-2 (General Industrial) zone. The development site will be subject
to an Industrial Development Permit to address the form and character of the proposed
development.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-076-DP respecting property located
at 23352 McKay Avenue.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation
Jake Bergen, Pilot Grove Ltd.
Ron Jones Ltd; Ronald M Jones
Lot: 12, D.L.: 275, Plan: 6421; PID: 001-751-875
Industrial
Industrial
M-2 (General Industrial)
M-2 (General Industrial)
Industrial and McKay Avenue
M-2 (General Industrial)
Industrial
Industrial
M-2 (General Industrial)
Industrial
1113
East: Use: Industrial
Zone: M-2 (General Industrial)
Designation: Industrial
West: Use: Industrial
Zone: M-2 (General Industrial)
Designation: Industrial
Existing Use of Property: Vacant
Proposed Use of Property: Industrial Use (Composting Facility)
Access: McKay Avenue and Fisherman Road
Servicing: Applicant will be seeking a Council approval for a Variance
Permit to be exempted from doing all the Off -site upgrades,
including servicing.
Previous Applications: SD/076/08
b) Project Description:
The above mentioned property, 3.21 acres in area, is located in the Albion area Industrial Park of
Maple Ridge. This development is required to comply with the Industrial Development Permit
Guidelines as outlined in the 2006 Official Community Plan. A Fortis Gas right-of-way exists on the
lot and no existing off -site services such as urban standard road, curb, gutter, side -walk; street trees
and street lights exist in the neighbourhood. The property is within the Fraser River flood plain area.
A Flood Plain protection Restrictive Covenant will be required at the Building Permit stage along with
a Geotechnical Covenant.
A previous subdivision application (which was never approved) for the subject site was frozen by the
Ministry of Environment due to some contamination concerns. A Stage 2 environmental report was
done at that time by the previous applicant and some remedial work was undertaken. The current
application may be considered exempt from submitting a Site Profile if the proposal does not disturb
any native soils. The applicant's consultant has communicated with the Ministry of Environment
staff and confirmed that the applicant will fill the site enough to allow all servicing and construction
above native soil. The applicant has stated that there would not be any disturbance to native soils.
The consultant has provided a letter to that effect. For all future development applications on the
subject site, a Site Profile will be required if it involves disturbing of soils.
The proposed industrial use, "Composting Facility of Pilot Grove Ltd." approximately 3,768 m2 in
area, consists of two primary functions: a Receiving/Transfer Building and two Parallel process areas
that compost and age the materials. The proposed structures consist of corrosion resistant steel
truss frames covered by durable fabric enclosures. Two smaller ATCO trailers are proposed to house
the weigh scale office and staff facilities.
Vehicular traffic for cars and trucks is separated (car entry/exit from McKay Ave. and truck entry/exit
from Fisherman Road). Main/public and emergency access to the site is from McKay Avenue.
There is an existing Fortis Gas right-of-way (approximately 50.5 feet wide), parallel to Fisherman
Road, crossing the property and the applicant has provided correspondence from FortisBC accepting
the proposed use and configuration of the site plan (refer to Intergovernmental Issues in this report
for details).
-2-
Proposed landscaping includes retaining the existing trees bordering the site; two small bioswales
near the receiving building & near the storage pad, to capture surface runoff; small employee
amenity space near the staff parking area; ground covers; and planting screen along the property
boundary. An Arborist has done a risk assessment of the existing trees on site and recommended
that most of them should be retained. This is shown on the Landscape Plan (Appendix D).
c) Planning Analysis:
The purpose of the Industrial Development Permit is to promote quality industrial development
through attractive design that is compatible with adjacent development and conforms to the Official
Community Plan guidelines. The composting facility, although an industrial use, due to the nature of
its operation, does not fit well into the Industrial Development Permit Guidelines, as the processing
structures are essentially shells. However, effort has been made by the applicant to comply with the
guidelines.
Applications for Development Permits are assessed against the following Key Design concepts, as
follows:
1. Provide a street presence with entrances and architectural interest in building designs
fronting public streets.
Existing trees facing Fisherman Road and McKay Avenue will be retained as a buffer and some
landscaping added such as: two smaller bio-swales and an employee amenity space and screening
which are an effort to provide better street presence, capture some surface water and soften the
hard surfaces on site. The proposed materials include pre-engineered steel structures on concrete
blocks, covered by pre -fabricated tensile fabric skin for the two processing buildings and ATCO
trailers for the weighing and office component.
2. Loading facilities should be located away from public streets and into the rear or the interior
of a site.
"Pilot Grove Ltd" has business operations that require receiving, unloading, weighing, handling,
sorting and processing into a composting product, of small and large green waste (food and green
waste). This requires separating car and truck traffic circulation for safety and functional reasons,
which has been proposed i.e. cars from McKay Avenue and trucks from Fisherman Road. The major
loading doors have been internalized to the site.
3. Outdoor storage and less attractive structures such as accessory buildings should be
screened with fencing or landscape.
The waste material brought in for composting is either food scraps or green waste (lawns/gardens).
The food waste must be processed within 24 hours and will be stored within the structures, while the
green waste is proposed to be stored on the storage pad behind the existing trees facing Fisherman
Road, before it can be processed. Two smaller modular ATCO trailers are proposed to house
weighing and staff facilities. Some planting is proposed to screen these.
4. The transportation needs of diverse users should be accommodated through amenities such
as bicycle facilities and accessible design for the mobility impaired.
-3-
This operation discourages any pedestrian access or circulation on site due to the heavy equipment
and trucks operating on site. However one handicapped parking stall has been proposed for staff.
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features,
materials, proportions and building articulation.
Most buildings in the vicinity are old, industrial in nature and existed prior to the Official Community
Plan's Industrial Development Permit Guidelines. All industrial developments proposed after the
Official Community Plan adoption are subject to these guidelines. Due to the age of the existing
buildings there is little character or pattern of development in the area that could be replicated.
There are no off -site or urban service upgrades that have been done in this area and the applicants
are intending to seek a variance permit for all the off -site upgrades that will get triggered at the
Building Permit stage.
d) Zoning Bylaw:
This site is zoned M-2 (General Industrial). This zone permits maximum lot coverage of 60% of the
site area; a maximum height of 18.0 metres for principal structures; setbacks of 6.0 metres from
front, rear and exterior side lot line and 1.5 metres from an interior side lot line. This zone also limits
the accessory office use to be 25% or less of the gross floor area of the principal use. The proposal
complies with all these requirements.
e) Off- Street Parking and Loading Bylaw:
As per the Maple Ridge Off -Street Parking and Loading Bylaw, industrial use in the M-2 (General
Industrial) zone requires 1 parking space per 93 m2 gross floor area. The applicant has proposed 7
staff parking spaces including one handicapped parking stall. There are no visitors permitted on site
due to the nature of the operation, as it will involve dropping off food and green waste for
composting.
f) Advisory Design Panel:
On August 09, 2011, the Advisory Design Panel reviewed the proposed development and
recommended the applicant to resolve the following items before seeking Council approval.
RESOLUTION:
The following concerns be addressed and digital versions of revised drawings & memo be submitted
to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for
information:
• Clarify the site security;
• Clarify site signage and proposed entry statement;
• Consider reconfiguring the trailer and amenity area to connect the two;
• Clarify the barrier free access from the parking stall into the trailer;
• Quantify the plant list;
• Identify and locate proposed berms;
-4-
• Consider a textured face to the proposed lock block ;
• Consider a pedestrian link from McKay Avenue to the ATCO trailer;
• Complete and submit an Arborist report;
• Clarify the resident's car and truck traffic flow on site to avoid safety issues;
• Locate and quantify proposed bio-swale and coordinate with the proposed berm location and
Storm water Management Plan.
The project architect has submitted revised drawings which the staff and the panel have reviewed.
The above mentioned concerns have been dealt with as follows:
• There will be a fence with locked gates around the perimeter of the site as shown on revised
landscape plan;
• Site signage has been added into the revised landscape plan;
• Trailer, staff amenity area and parking areas have been connected via a ramp;
• Planting list and location of berms have been added in the revised landscape plan;
• Textured face to the proposed lock blocks will not be visible (covered by fabric covering) and
is not a financially viable solution;
• Pedestrian site access is not permitted due to nature of operations and security;
• An Arborist report/ tree assessment has been submitting recommending retaining most of
the mature trees on site;
• Vehicular flow on site will be controlled by staff on site depending on the volume and
frequency;
Landscape plan has been updated to show bio-swales and Rain/Storm water management
on site.
g) intergovernmental Issues:
Approvals from FortisBC are required to do any works within the right-of-way at the Building Permit
stage. The applicant has provided correspondence from FortisBC accepting the proposed use and
configuration of the site plan, providing that the driveways and improvements comply with FortisBC
engineering requirements. Failure to comply with the requirements will result in FortisBC not issuing
a permit to use its right-of-way. If approval is not obtained, a Minor Amendment Development Permit
may be required.
h) Environmental Implications:
The subject site is within the flood plain and a Flood Plain Restrictive Covenant will be required at the
Building Permit stage.
The subject site has been flagged by the Ministry of Environment due to some contamination
concerns, based on a previously submitted Site Profile and a Stage 2 environmental investigation.
The current applicant intends to proceed with a Development Permit by seeking an exemption under
the Contaminated Sites Regulations (CSR) to be exempt from the requirement to conduct a Detailed
Site Investigation or obtain a release from the Ministry of Environment. The exemption states:
"An applicant for a development permit or a development variance permit is
exempt from the duty to provide a site profile under section 40(1)(b)(ii) of the Act if
the activity which the permit allows does not involve any disturbance or excavation
of soil".
-5-
The applicant is proposing to obtain a Development Permit by avoiding any soil disturbance or
excavating. All works on site for the structures, road works, servicing lines, rain -gardens, etc. will be
done within the fill to be placed on site. Adherence to this requirement will be confirmed at the
Building Permit Stage. The Environmental Consultant has provided a letter advising that the Ministry
of Environment is in agreement with this exemption. The site will remain in Ministry's Contaminated
Sites inventory until a release or a Certificate of Compliance is received.
i) Inter -Departmental Implications:
At this time, the Building Department has not received any construction or site preparation details
relating to this project. Upon receipt of this information, it is quite likely that they may require the
submission of a Site Profile for the property. The Building Department will also be monitoring the
site to ensure that all structures, road works, servicing lines, and other works are done within the fill
placed on the site, and that there is no disturbance or excavation of the existing soil. Due to the
location of the site and current servicing standards in the area it is anticipated that the applicant will
seek a variance to some of the off -site services that will be triggered at the Building Permit stage.
j) Citizen/Customer Implications:
Since the land is already zoned, this development does not require a Development Information
Meeting.
k) Financial Implications:
In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost by Mark Van der Zalm landscape architects, the security will be $ 35,702.62, which
will be paid prior to the Development Permit issuance.
1) Alternatives:
Council approval is required for the Industrial Development Permit as presented in this report prior to
a Building Permit being issued.
The Province has advised that they will be requesting that a site risk classification report be
submitted for the site and have noted that the District of Maple Ridge may also require that the
applicant submit a screening level risk assessment for the site prior to the issuance of the
Development Permit. This site risk classification report will determine if the site is considered a high
risk or low risk. The Building Department has advised that if deemed necessary, they can also
request a screening level risk assessment to determine the risks of leaving the existing
contamination in the ground, prior to the issuance of the Building Permit.
IIO
.K0LMUM Lei Ll i
The proposed composting facility (Industrial buildings) is an important project in our efforts to be
more sustainable and will serve our community needs in green waste handling. Although the
character and pattern of development in this area is limited, this proposal is anticipated to trigger
other development and business in this area. This proposal is one of the first industrial facilities
utilizing the Industrial Development Permit in this area. Council may need to consider a variance
to support exemption from doing any off -site upgrades triggered at the Building Permit stage
which will be the topic of a future report. It is recommended that 2011-076-DP be approved for
issuance.
0 0"
red by: Rasika Acharya, B-Arch, M-Tech, UD, LEEDO AP
Planner
ov-, C M
roved by. Jane Pickering, MCP, MCIP
❑7 "7 Plan g
Approved by. Frank Quinn, MBA, P.Eng
0 ; GM: Public Works & Development Services
ce: J. L. (Jim) Rule
Chief Administrative Officer
RA/dp
The following appendices are attached hereto:
Appendix A: Subject map
Appendix B: Site Plan
Appendix C: Elevations & Sections
Appendix D Landscape Plan & details
-7-
APPENDIX A
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District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: 2011-088-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit
22565 Lougheed Highway
EXECUTIVE SUMMARY:
A Development Permit application has been received for the above noted property to permit the
renovation of an existing commercial building zoned C-3 (Town Centre Commercial zone). The
development site will be subject to Town Centre Development Permit Guidelines, as per the
requirements of Section 8.11 of the Official Community Plan, to address the form and character of
the proposed renovations, which is addressed in this report.
This project qualifies through the Town Centre Incentive Program under "Commercial Renovation -
more than $20,000" category in Sub Area 1 and qualifies for priority processing.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-088-DP respecting property located
at 22565 Lougheed Highway.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North: Use:
Zone:
Designation:
South: Use:
Zone:
Designation:
Peter Lovick of P J Lovick Architect Ltd.
0905533 BC LTD.
D.L.: 401; Parcel 79, Group 1, REF PL 65452
Town Centre Commercial
Town Centre Commercial
C-3 (Town Centre Commercial)
C-3 (Town Centre Commercial)
Commercial & Selkirk Avenue
C-3 (Town Centre Commercial)
Commercial
Commercial & Lougheed Highway
C-3 (Town Centre Commercial)
Commercial
1114
East: Use:
Commercial
Zone:
C-3 (Town Centre Commercial)
Designation:
Commercial
West: Use:
Commercial
Zone:
C-3 (Town Centre Commercial)
Designation:
Commercial
Existing Use of Property: Old Maple Ridge Community Savings building (vacant)
Proposed Use of Property: Commercial multi -tenanted space
Access: Selkirk Avenue
Servicing: Full Urban (existing)
Previous Applications: None
b) Project Description:
The subject site, approximately 1859.99 m2 in area, within the civic core of the Town Centre Area,
has an existing building (old Maple Ridge Community Savings) of approximately 994.3 m2
(10,703 ft2) area, which is proposed to be renovated internally and externally. Although this site
is zoned C-3 (Town Centre Commercial), the proposed renovations require a Town Centre
Development Permit approval, prior to a Building Permit approval.
Proposed renovations to make it look more modern, include the following: fapade remake using
hardie panels and metal siding with glazed windows and metal cap flashing & trims; new signage
with recessed surface mounted lighting; re -painting existing brick surfaces; adding metal canopy;
reconfiguring of the existing parking spaces; adding a pedestrian connectivity additional
landscaping; revamping of paving pattern; re -painting the existing free-standing signage; adding
two new trees & shrubs; new parapet walls; newer roofing and some internal renovations. The
existing partial basement housing the dumb waiter, telephone and mechanical rooms remains the
same.
c) Planning Analysis:
Official Community Plan and Town Centre Area Plan:
The Town Centre area is divided into seven precincts and the subject site lies within the Civic Core
Precinct. The Town Centre Development Permit Guidelines are meant to provide possible design
solutions for achieving architecture and site -related development objectives.
Civic Core Precinct - Town Centre Development Permit Guidelines:
The proposal will be assessed against the following key guidelines, applicable to the Civic
Core area:
• Promote the Civic Core as the "heart" of the Town Centre
The proposed exterior door and glazed windows are meant to attract pedestrians and achieve visual
connectivity. The improved fagade and lighting and pedestrian linkages are anticipated to make the
existing building very inviting and promote the civic core as the heart of the town centre.
-2-
• Create a pedestrian -oriented, boutique -style shopping district
The improved exterior lighting, canopy and pedestrian linkages are anticipated to make the existing
building very inviting and pedestrian -friendly both along Selkirk Avenue and Lougheed Highway. A
pedestrian connection has been added facing Selkirk Avenue.
• Reference traditional architectural styles
Existing building height on both the sides has been considered. Materials proposed are of
contemporary style.
• Capitalize on important views
This does not apply to this proposal as no additional floors are proposed.
• Enhance existing cultural activities and public open space
The proposed renovations are anticipated to enhance existing cultural activities and improve overall
connectivity.
• Provide climate appropriate landscaping and green features
The landscaping additions proposed are climate appropriate and native.
• Maintain street interconnectivity.
The proposal maintains existing interconnectivity and the pedestrian connectivity along Selkirk
Avenue has been enhanced.
Zoning Bylaw:
This is an existing building in the C-3 (Town Centre Commercial) zone. The renovations proposed do
not include any adjustments in the existing footprint, density/gross floor area but are mainly a
fapade remake, landscaping improvements and internal changes, to modernize the building to
promote multi -tenanted commercial use.
Off -Street Parking & loading Bylaw:
This proposal is subject to the revised minimum parking standards applicable within the Central
Business District of the Town Centre Area due to its location. The Town Centre Parking Strategy done
by Bunt & Associates was based on research of existing scenarios and potential future land -use
scenarios, density, projected population and mix of land -uses identified within the Town Centre Area.
As per Section 10.1 of the Maple Ridge Off -Street Parking and Loading Bylaw # 4350-1990, revised
parking standards, a minimum of 2 spaces per 100 m2 of the gross floor area of the building is
required. Based on this ratio, 20 spaces are required and 23 stalls have been provided, including
three small car spaces and one handicapped parking space. 6 short-term bicycle parking racks have
been proposed, as required. The two long-term bicycle parking spaces are proposed inside the
building (Appendix B).
WE
Advisory Design Panel:
On August 09, 2011, the Advisory Design Panel reviewed the proposal and resolved that the
following issues be addressed with the Planning Department:
• Consider creating a pedestrian linkage to Selkirk Avenue from the north entrance;
• Consider use of pre -cast concrete pavers as an infill material between concrete banding
on northern sidewalk;
• Consider recessing the west double door;
• Investigate durability of metal paneling.
The project architect has made the recommended revisions to address the panel concerns in the
following way:
• Added a pedestrian linkage to Selkirk Avenue;
• The 2 parking stalls by the Garbage/Recycle changed to allow for Garbage/Recycle pick up;
• The precast concrete infill (concrete unit pavers) provided between concrete banding on the
northern sidewalk;
• The west double doors are recessed.
• The metal paneling will be specified as heavy gauge where accessible by pedestrians.
The panel confirmed that the concerns have been addressed adequately.
d) Financial Implications:
In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. The estimated landscape
cost by DMG Landscape Architects dated July 26, 2011 is $6,143.00.
There will be 2 trees added to the municipal street tree inventory on completion of this project. The
costs associated with maintaining these trees will need to be included in a subsequent operating
budget.
e) Alternatives:
Council approval is required for the Town Centre Development Permit as presented in this report
prior to a Building Permit being issued. The applicant anticipates proceeding in a project time -line
which will see completion of renovations in the next few months.
NEAM
CONCLUSION:
The proposed renovations feature articulated fapades along Lougheed highway and improved
pedestrian connectivity along Selkirk Avenue, with quality materials chosen for its durability and
aesthetic appeal. It will enhance the building fapade, bring in new business partners and enhance
pedestrian experience fronting the property. There are no variances being sought. Therefore, it is
recommended that 2011-088-DP be approved.
kw�All -
Prepared by. Rasika Ach a, B-Arch, M-Tech, UD, LEED® AP
Planner
Appro d by: Jane Pickering, MCP, MCIP zof Plannin
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
C ncurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Site Plan
Appendix C - Building Elevations
Appendix D - Building Sections
Appendix E - Landscape Plan
-5-
120
LMI APPENDIX A
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Deep Roots
Greater Heights District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011
and Members of Council FILE NO: 2011-083-SP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Soil Deposit Permit - Amended Staff Report
28487 108 Avenue
EXECUTIVE SUMMARY:
This amended staff report to the Committee of the Whole incorporates the amended soil deposit
plan including depths, locations and volumes that was submitted by the applicant following the
completion of the original staff report. The applicant submitted a new rough sketch of their soil
deposit plan on July 13, 2011 prior to the Committee of the Whole on July 18, 2011. While the Staff
report for the Committee of the Whole had already been completed this new information was
presented at Committee of the Whole. Between the Committee of the Whole and the Council meeting
of July 26, 2011 further amended technical drawings providing the new contours, depths and
volumes were submitted. As a result Council deferred their decision until all available, amended,
information could be provided for review. That new information has now been reviewed and this
amended report includes an assessment of this new information.
The Soil Deposit application falls under Section 20(3) of the Agricultural Land Commission Act. This
site is 4.3 hectares and is within the Agricultural Land Reserve (ALR). This application arises from
the property owner's interest in building a house, barn and garage with an attached farm hand
dwelling. The land owner's proposal contains fill elevations in excess of the amount of material
required for building and the overall area for proposed fill is 1.36 hectares. This application is being
processed under the requirements of the Agricultural Land Commission (ALC) which requires
Council's comments and recommendations concerning the proposed fill activity on ALR land prior to
forwarding the application (with Council's comments) to the ALC for review. Based on all of the
information provided by the applicant, discussion with ALC staff and review of ALC policies, it is
understood that the application does not conform to ALC policies. Any fill application approved by
the ALC must conform to the District's regulations (specifically the Soil Deposit Bylaw No. 5763-
1999). Placement of fill to accommodate the proposed structures within the requirements of the BC
Building Code and limited to the building footprint and apron would be more appropriate. Significant
concerns have been raised by residents in the neighbourhood and the property owners have been
ordered to stop bringing unpermitted fill material onto the property. The applicant states the site will
be farmed, is in the process of obtaining Farm Tax status and has placed livestock on the site from
another farm operation that they own.
Following an analysis of the revised information submitted by the applicant, the initial
recommendation from the July 18, 2011 Staff report to the Committee of the Whole remains
unchanged.
RECOMMENDATION:
That the application for a fill permit under Section 20 (3) of the Agricultural Land Commission Act
submitted by Holly Long for the property at 28487 108 Avenue not be forwarded to the Agricultural
Land Commission.
1115
BACKGROUND:
Applicant: Holly Long
Owner: Holly Long, Allan Long, Brody Long, Adrianna Long
Legal Description: Lot E, Sec. 9, Tp 15, NWD, Plan 17465
OCP: Existing: 100% Agricultural
Zoning: Existing: 100%A-1 (Small Holding Agricultural)
Surrounding Uses
North: Use: Agricultural and Rural Residential
Zone: 100% A-1(Small Holding Agricultural)
OCP: 100% AGR (Agricultural)
South Use: Agricultural and Rural Residential
Zone: 100% A-2 (Upland Agricultural)
OCP: 100% RURRES (Rural Residential)
East Use: 2 properties, Rural Residential
Zone: 100% A-1(Small Holding Agricultural)
OCP: 100% RURRES (Rural Residential)
West
Existing Use of Property:
Proposed Use of Property:
Access:
PROJECT DESCRIPTION:
Use: Agricultural and Rural Residential
Zone: 100% RS-3 (One Family Rural Residential)
OCP: 100% AGR (Agricultural)
Vacant
Single Family Residential/Agricultural
108 Avenue
On July 26, 2011, Council received a staff report recommending this fill permit be denied. Council
deferred the issue subject to a second report outlining changes proposed by the applicant. The
amount of fill originally requested was 52,073 cubic metres (m3) over 3.0 hectares of the site. The
applicant has subsequently revised their proposal by reducing this proposal to 47,305 m3 over 1.36
hectares of the site. Based on volumetric calculations the amount of fill proposed remains
excessive.
The property is located within the Agricultural Land Reserve, not within a floodplain, and over an
underground aquifer that is used for community water supply.
There is a watercourse, unnamed, that was confirmed to be in the District mapping inventory, and
runs along and within the eastern property boundary. This watercourse has a 30 m setback, and
provides drainage for properties to the north and south of the subject property, as it flows south to a
ditch along 108 Avenue and continues south eventually to Whonnock Creek. Filling would not
negatively affect this watercourse as the appropriate setback will be maintained.
The applicant has proposed to bring fill onto the property in association with the proposed building
permit application to raise the level of the land within the building footprint above what is considered
necessary by the District's Building Department and to raise the elevation of the land outside of the
building footprint.
-2-
The applicant is now proposing to place 47,305 m3 of soil over 1.36 hectares of the property in
association with a building permit application and a soil deposit permit application. Only 12,321 m3
of fill material is considered (by the applicant) to be necessary for the construction of the house,
barn, garage and site access. Should all 47,305 m3 be deposited then the elevation of the 1.36
hectares will be raised between 1 and 4.5 metres. The greatest fill depths are proposed for the
building footprint.
Through their revised Soil Deposit Permit application the applicant proposes to deposit, outside of
the building footprint, a total of 34,983 m3 (5000 to 6000 truck loads).
The applicant has submitted survey drawings from Wade & Associates Inc., a hydrogeological report
from Active Earth Engineering Ltd., and Erosion and Sediment Control (ESC) plans and proposed
contours and fill elevations prepared by Valley Geotechnical Engineering Services Ltd. The survey
drawing, ESC Plans and proposed contours and elevations are requirements under the District of
Maple Ridge Soil Deposit Bylaw for the completion of this Soil Deposit Permit application due to the
proposed elevations. The hydrogeological study was requested as a component of the Building
Permit application in order to ensure that the aquifer underlying the property would not be impacted
from the proposed development.
The hydrogeological report does not speak to the potential for the compression of the soils on site
and how this might impact the underlying aquifer. The hydrogeological report suggests that the
purpose of the filling is to improve drainage.
Properly designed ground water (storm water) management systems would incur less site impacts,
would comply with ALC policies, and would provide the same benefit without the importation of the
large volume of fill.
Site specific issues that have occurred on this site within the last year include:
• structural material was brought onto the site for the building of an access from 108 Avenue.
This is a permitted activity within the ALR regulations associated with farm use, however a
building permit had not been approved at the time;
• the property owner received a verbal stop work order to cease depositing unpermitted fill on
the site. The property owner was informed that a written stop work order would follow.
However the property owner ceased the unpermitted filling and a formal stop work order was
not required; and,
• numerous calls from local residents concerning the potential for the site to become a fill
operation in response to the deposition of fill to date.
ENVIRONMENTAL IMPLICATIONS:
There are concerns associated with the potential impacts of filling with regards to management of
storm water and water quality during and following the proposed filling activity. Nearby property
owners have commented on their concerns over water quality as a result of past filling activity.
Upon review of the site an unnamed watercourse was observed along the east side of the property
and a saturated lower elevation area was observed within the western portion of the property.
Should the permit be forwarded to the ALC and it is approved by the ALC, the applicant will be
required (in compliance with the Watercourse Protection Bylaw) to provide assurances that adequate
stormwater management would be established for this site to ensure that negative impacts to the
adjacent watercourse and neighbouring properties do not occur as a result of the proposed soil
deposit.
-3-
INTERGOVERNMENTAL ISSUES:
Land Reserve Commission:
Under the existing regulations, if the local government approves, in principle, the Soil Deposit
Application, the Agricultural Land Commission (ALC) must review the proposal for Soil Deposit in the
Agricultural Land Reserve. If the ALC does not approve the Application, the District cannot grant a
Permit. If the ALC does approve the application, the District is obliged to grant a Permit as long as
the applicant can provide all assurances requested under District regulations.
It is our understanding that the proposed soil deposit permit application does not comply with ALC
policies (2) and therefore would not be supported by the ALC. The applicant feels this is not the
case and would like the matter to proceed to the ALC for consideration.
1. Is the fill considered to be a farm use?
Part 2, Section 2, Subsection 2, Paragraph (d) of the Agricultural Land Commission Act
states that farm use activities recognized by the Act include clearing, leveling, draining,
berming, irrigating, and construction of reservoirs and ancillary works if the works are
required for farm use of that farm. Furthermore, Section 20, Subsection 2 states that the
removal of soil and the placement of fill are non -farm uses.
The soil deposit permit application states that a volume of 34,983 m3 of material is
proposed to be deposited at 28487 108th Avenue. This volume of fill is outside of the
proposed building footprint and is not required to complete the construction of the
proposed building structures and site access for this property. The soil deposit permit
application provides little if any valid justification to support farm use or farm activities.
2. Is the permitted area for fill associated exclusively with residential buildings?
The Commission's policy under Section 18 of the Agricultural Land Commission Act states
that:
1. the deposition of soil must be necessary for construction;
2. the overall volume must be the volume considered necessary to complete the
construction of the proposed structures; and,
3. the overall footprint is no more than 0.2 hectares (0.5 acre).
The soil deposit permit application for 28487 108 Avenue was prepared by the land owner
as the Building Department Staff stated the volume of fill proposed by the applicant was
unnecessaU for the construction of the three structures. In addition, the overall footprint of
the proposed fill is 1.36 hectares f3.36 acres), far greater than the 0.2 hectare (0.5 acre)
area considered appropriate by the ALC.
Prior correspondence between the ALC and the applicant:
At the Council meeting on July 26, 2011 an earlier letter (dated May 26, 2011) from Mr. Pellet to the
applicant was discussed. Council was informed that subsequent correspondence from the ALC was
forwarded to the applicant to clarify Mr. Pellet's letter of May 26, 2011. Council requested that the
subsequent correspondence be addressed as part of this revised report. Attached to this report is a
letter dated June 23, 2011 from the ALC to Mr. Knuttila (Applicant's agent). The letter describes the
-4-
ALC's policies and also clarifies Mr. Pellet's earlier letter. The following excerpt from the June 23,
2011 letter speaks to Mr. Pellet's letter from May 26, 2011:
"Please be advised Mr. Pellet's letter does not give approval to bring fill onto the property but merely
states it is likely some may be required to meet elevations of the drawing.
This has been addressed in his email to Mrs. Long on June 24, 2011. Mr. Pellet stated: `I have no
disagreement with the position taken by the District of Maple Ridge. My letter of 26 May 2010 (copy
attached) referred to "some importation of suitable fill material' but was not intended to suggest
that there be no limit to the amount of fill to be brought on to the property.'"
CITIZEN/CUSTOMER IMPLICATIONS:
There are ongoing resident concerns related to existing fill operations located within rural residential
areas and in ALR areas within the District. Local resident and staff concerns associated with this soil
deposit permit application include the following.
An increase in noise along the road corridor.
An increase in traffic along the road corridor
iii. An increase in wear and tear on road infrastructure along the road corridor.
iv. An increase in traffic safety concerns along the road corridor, especially for local
residents that regularly walk along the rural roads.
V. An increase in noise from machine and truck operation on the property.
vi. An increase in risk to water quality in the adjacent ditch and watercourse despite
installation of Erosion and Sediment Control measures.
Should this application is sent on to the Agricultural Land Commission, it will be reviewed there, and
should it be approved, the District of Maple Ridge will be obliged to grant a Soil Deposit Permit. The
District will be able to apply conditions to the Permit that the applicant will need to fulfill. However, it
is felt that it is not in the best long term interest of the District and this rural residential area to
permit the filling of entire properties. Limiting the approval of soil deposition to a volume that is
considered necessary by the District's Building Department to accommodate the proposed
structures and access would be more appropriate.
INTERDEPARTMENTAL IMPLICATIONS:
Filling, land grading, traffic and road conditions within this rural residential area are issues that
affect Planning, Engineering, Building, Enforcement and Operations Departments. Consensus on
acceptable risk standards, traffic volumes, acceptable final grade levels will go a long way in making
consistent decisions for similar proposals that are submitted for properties in rural residential and
agricultural land areas.
ALTERNATIVES:
The applicant is proposing to deposit a total amount of 47,305 m3 of soil on the property. Of this
amount approximately 34,983 m3 requires a soil deposit for the area outside of the building
footprint. The rationale provided for depositing the 34,983 m3 includes raising the elevation along
the building footprint to accommodate an above ground basement in the house and to improve
surficial runoff from the site.
-5-
The District's Building Department states that the BC Building Code does not require the fill levels
that are proposed by the applicant for the construction of the buildings.
Alternatives that could be considered to permit the buildings to be constructed without the proposed
volume of fill and that would improve mobilization of surficial water from the site including;
1. constructing the dwellings elsewhere on the property in higher elevation areas along
284 Street to support a basement with less fill required to support those plans;
2. redesigning the dwellings; and,
3. installing groundwater/stormwater management system to capture surface water
and runoff and transfer this water to the adjacent ditch along 108 Avenue and the
unnamed watercourse along the eastern property boundary. The land area around
the building footprint on the property could be re -graded without the addition of the
proposed volume of fill to improve the drainage.
Another alternative would be for Council to approve the proposal and let the ALC determine whether
or not they consider the proposal beneficial to agriculture.
If this Soil Deposit Permit is not granted, the property owner will still be able to build the proposed
structures, however, they will be required to follow the BC Building Code requirements for fill depths.
CONCLUSION:
The revised information submitted by the applicant following completion of the original staff report
has now been reviewed and ZTechnici
th��Teview the recommendation from the original
report remains unchanged.
Prepared by: Mi
Enviro
Approved by. Chuck Goddard,BA MA
onager of ❑eve ment and Environmental Services
- --r
Approved by. Frank Quinn, MBA, P.Eng.
GM: Public Works & Development Services
Concurrence, J.L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Revised Technical Drawings
Appendix C - Letter from ALC dated June 23, 2011
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June 23, 2011
Sent via electronic maii
RE: 28487108 Avenue, Maple Ridge, BC
Dear Mr. Knuttila
Agricultural Land Commissi
133 — 4940 Canada Way
Burnaby, Brifish Columbia V5v 4K8
Tel: 604 660-7000
Fax: 604 660-7033
www.alc.gov.bc.ca
Reply to the Attention of Ron MacLeod.
ALC File# 47649
It is my understanding from discussions with Maple Ridge staff that you are acting as the agent for Mrs.
Holly Long with regards to the above mentioned property. I would like to take this opportunity to clarify
any misunderstanding with respect to Mr. Pellett's letter dated May 26, 2011. Mr. Pellett's letter was
predicated on a conversation and one drawing provided by Mrs. Long with her statement that she would
be farming the property.
Let me first say I have been the contact for the Commission with respect to this property from the outset
and as such. Mrs. Long should have been dealing with me. Given this, Mrs. Long should have set up an
appointment to discuss her file in order to eliminate any potential confusion. Unfortunately, this did not
occur and I was out of the office the day she dropped in. I have had lengthy discussions over this matter
with Mr. Pellett, who advises that his letter was drafted to discuss Commission policies pertaining to
fawn use and good agricultural practices. These policies give broad standards which local governments
can utilize to assist in making decisions. As such they are not intended to be used as an authorization by
a property owner to conduct an activity simply because it is allowed under Commission policy. The
overlying principal is that the policies are designed to assist farmers to efficiently utilize agricultural
lands for the purposes for which they were designated.
Secondly: The Agricultural Land Reserve Subdivision, Use and Procedure Regulations
(The "Regulations") Part 2 Section 2 Subsection 2 Paragraph (d) referred to in Mr. Pellett's letter reads:
PART 2 -- PERMffTED USES
Activities designated as farm use
2
(2) The following activities are designated as farm use for the purposes of the Act and may be regulated
but must not be prohibited by any local government bylaw except a bylaw under section 917 of the
Local Government Act or, if the activity is undertaken on treaty settlement lands, by a law of the
applicable treaty first nation government:
(d) land development works including clearing, levelling, draining, berming, irrigating and
construction of reservoirs and ancillary works if the works are required for farm use of that
farm;
What this section means is should a "farmer" need to clear, level, dram, berm, irrigate, dig a reservoir or
build ancillary works as defined by part 2 section 1, they may do so. These activities must be "required"
for the farm use of that farm and may be regulated by local government. Should they be determined not
for farm use they may be denied and subsequent actions taken to remediate the property.
With respects to Part 2 Section 2 Subsection 2 Paragraph (d) the removal of soil and placement of fill as
part of the designated activity is considered. This is referenced in Part 2 Section 2 Subsection 5 and
reads:
(5) r he removal of soil or placement of fil as part of a use designated iri subsection (2) must be
considered to be a designated farm use and does not require notification except under section
'W`hat this means is the "farmer" may bring in a reasonable amount of fill necessary to complete the activity.. k-
does not mean the designated activity consists primarily of depositing fill to achieve the end result. Section
refers to specified farm uses such as: Greenhouse, intensive livestock, mushroom growers, aquaculture and
compost facilities.
Allow me to clarify Section 18 of the Agricultural Land Commission Act (the "Act")
Rules for use and subdivision of agricultural land reserve
18 Unless permitted by this Act, the regulations or the terms imposed in an order of the commission,
(a) a local government, a first nation government or an authority, or a board or other agency
established by a local government, a first nation government or an authority, or a person or
agency that enters into an agreement under the Local Services Act may not
(i) permit non -farm use of agricultural land or permit a building to be erected on the land
except for farm use, or
(ii) approve more than one residence on a parcel of land unless the additional residences are
necessary for farm use, and
(b) an approvingofficer under the Land Title Act, the Local Government Act or the Strata
Property Act or a person who exercises the powers of an approving officer under any other
Act may not approve a subdivision of agricultural land.
What this means is Maple Ridge is not authorized by Law to permit more than one residence on a
property located within the Agricultural Land Reserve unless it is absolutely necessary for farm use. if
Maple Ridge does not have confidence a secondary residence is necessary or may be used as a non -fan,.
use they may decline its application or they may take steps to ensure it is used for farm use.
Allow me to clarify policy #19
Where it has been determined by the local government through the building approval process that
placement of fill or removal of soil is necessary for the construction of a residence, the acceptable
volume of fill or soil removal is that needed to undertake the construction of the residence, accessory
facilities and services. For example, if 1.0 metre of fill is required to satisfy flood protection
requirements but a land owner wishes to deposit 3 m [metres] of fill to enhance a view, only 1 m of fill
would be allowed without an application. The placement of fill or removal of soil should not exceed 0.2
ha [hectares] of the parcel. With respect to the construction of a driveway, it is the policy of the
Commission that a driveway should not exceed 6 m in width and may be constructed with all weather
surfaces.
What this means is that if Maple Ridge deems that fill is necessary they can only allow what is
necessary for flood protection and only in an area that does not exceed a total of 0.2 ha or 2000 m-
[square metres).
When considering the maximum 2000 m2 footprint, Maple Ridge must consider all buildings and
services normally associated with the construction of a residence. This would include anything not
associated with farming such as; the house, garages, carports, workshops, sheds, water lines, wells,
sewer lines, sanitary disposal systems, geothermal fields, power conduits, reasonable landscaping and
driveways. When considering driveways they should not exceed 6 m in width and may be constructed
with an all weather surface.
Should Maple Ridge deem fill is not necessary to protect against flooding they may deny the
application. Should the owner request the property be filled for alternate reasons they may submit an
application to the Commission through Maple Ridge for the deposition of fill for a non -farm use.
Please be advised Mr. Pellett's letter does not give approval to bring fill onto the property but merely
states it is likely some may be required to meet the elevations of the drawing.
This has been addressed in his email to Mrs. Long on June 24, 2011. Mr. Pellet stated: "I have no
disagreement with the position taken by the District of Maple Ridge. My letter of 26 May 2010 (copy
attached) referred to "some importation of suitable fill materiar but was not intended to suggest that
there be no limit to the amount of fill to be brought on to the property."
Soil deposition is covered under Section 20 of the Act and reads as such:
Use of agricultural land reserve
20 (1) A person must not use agricultural land for a non -farm use unless permitted by this Act, the
regulations or an order of the commission.
(2) For the purposes of subsection (1), except as provided in the regulations, the removal of soil and the
placement of fill are non -farm uses.
(3) An owner of agricultural land or a person with a right of entry to agricultural land granted by any of
the following may apply to the commission for permission for a non -farm use of agricultural land:
(a) the Mediation and Arbitration Board under the Petroleum and Natural Gas Act;
(b) the Mediation and Arbitration Board under section 19 of the Mineral Tenure Act or under the
Mining Right of Way Act;
(c) any other authority under an enactment.
What this means in paragraph (1) is that a person must not use agricultural land which is located within
the Agricultural Land Reserve for anything which is not specifically authorized by the Act, Regulations
or written authorization of a Commission decision.
In paragraph (2) the removal of soil or deposition of fill is considered a non -farm use unless it is
specified under the regulations.
In paragraph (3) it says the owner of agricultural land may apply to the Commission for permission for a
non -farm use.
I hope this clarifies the matter. Should you have further questions do not hesitate to contact me.
Sincerely;
PRO CUL AL LAND COMMISSION
r
on MacLeod
Agricultural Compliance Enforcement Officer
Suite 133 - 4940 Canada Wa
Burnaby, British Columbia, V5G 4K6
Phone #: (604) 660-7000
Fax #: (604) 660-7033
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin DATE: August 26, 2011
and Members of Council FILE NO: E08-016-657
Chief Administrative Officer ATTN: C of W
Excess Capacity/Extended Services Agreement LC 145/11
EXECUTIVE SUMMARY:
A developer has subdivided land at 240 Street and 121 Avenue. 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 145/11 provides the municipality's
assessment of the attribution of the costs of the excess or extended servicing to the benefiting lands.
f:7�K� ul�1►51�1►17_��I�I►A
That with respect to the subdivision of lands involved in Subdivision SD/045/10 located at 240 Street and
121 Avenue, be it resolved:
1. That the cost to provide the excess or extended services is, in whole or in part, excessive to the
municipality and that the cost to provide these services shall be paid by the owner of the land
being developed, and
2. 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 August 26, 2011; and further
3. That the Corporate Officer be authorized to sign and seal Excess Capacity Latecomer Agreement
LC 145/11 with the subdivider of the said lands.
DISCUSSION:
a) Background Context:
The attached map identifies the lands which are involved in the subdivision and those which will
benefit from the excess or extended services. The cost breakdown for each excess or extended
service is shown on attached Schedule A.
In addition, a copy of Excess Capacity Latecomer Agreement LC 145/11 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. 1116
116
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 145/11 will provide such determination for
Subdivision SD/045/10.
CONCLUSION:
A developer has provided certain services in support of Subdivision SD/045/10. Some of the services
benefit adjacent lands therefore, it is appropriate to impose Latecomer Charges on the benefitting lands.
Latecomer Agreement LC 145/11 summarizes the municipality's determination of benefitting lands and
cost attribution and also establishes the term over which such Latecomer Charges will be applied.
Prepared by: Stephen Judd, P.Eng.
Manager of Infrastructure Development
Reviewed by: Andrew Wood, PhD., P.Eng.
Muryjl pal E
j;ginee�
Approved }a�v: Frank Quinn, MBA, P.Eng.
�/ _ GM: Public Works & Development Services
ncurrence: J.L. (Jim) Rule
Chief Administrative Officer
Ijl/nv
Schedule A
TYPE OF EXCESS OR EXTENDED SERVICE
1. ONSITE SERVICE FOR ADJACENT PROPERTY
SERVICE # BENEFITTING COST OF COST PER BENEFIT
LOTS BENEFIT LOT ATTRIBUTED
BY PROPERTY
EXCLUDING
SUBDIVISION
Road
Lane West of 12 $45,156.00 $3,763.00 Lot 27, Plan LMP31335
240 Street RN 63274-0227-0
1 x $3,763.00
Lot 28, Plan LMP31335
RN 63274-0228-0
1 x $3,7630.00
Lot 29, Plan LMP31335
RN 63274-0229-0
1 x $3,763.00
Lot 30, Plan LMP31335
RN 63274-0230-0
1 x $3,763.00
Lot 31, Plan LMP31335
RN 63274-0231-0
1 x $3,763.00
Lot 32, Plan LMP31335
RN 63274-0232-0
1 x $3,763.00
Sanitary
Sewer
Lane West of 12 $24,300.00 $2,025.00 Lot 27, Plan LMP31335
240 Street RN 63274-0227-0
1 x $2,025.00
Lot 28, Plan LMP31335
RN 63274-0228-0
1 x $2,025.00
Lot 29, Plan LMP31335
RN 63274-0229-0
1 x $2,025.00
Lot 30, Plan LMP31335
RN 63274-0230-0
1 x $2,025.00
Lot 31, Plan LMP31335
RN 63274-0231-0
1 x $2,025.00
Lot 32, Plan LMP31335
RN 63274-0232-0
1 x $2,025.00
Storm Sewer
Lane West of 12 $29,256.00 $2,438.00 Lot 27, Plan LMP31335
240 Street RN 63274-0227-0
1 x $2,438.00
Lot 28, Plan LMP31335
RN 63274-0228-0
1 x $2,438.00
Lot 29, Plan LMP31335
RN 63274-0229-0
1 x $2,438.00
Lot 30, Plan LMP31335
RN 63274-0230-0
1 x $2,438.00
Lot 31, Plan LMP31335
RN 63274-0231-0
1 x $2,438.00
Lot 32, Plan LMP31335
RN 63274-0232-0
1 x $2,438.00
Road
121 Avenue 7 $75,201.00 $10,743.00 Lot 32, Plan LMP31335
RN 63274-0232-0
1 x $10, 743.00
Sanitary Sewer
121 Avenue 4 $10,500.00 $2,625.00 Lot 32, Plan LMP31335
RN 63274-0232-0
1 x $2,625.00
Storm Sewer
121 Avenue 7 $29,701.00 $4,243.00 Lot 32, Plan LMP31335
RN 63274-0232-0
1 x $4,243.00
Water Main
121 Avenue 7 $19,999.00 $2,857.00 Lot 32, Plan LMP31335
RN 63274-0232-0
1 x $2,857.00
A total of all of the aforementioned services for each property is as follows:
List Properties Amount of Benefit
Lot 27, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0227-0
$
8,226.00
Lot 28, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0228-0
$
8,226.00
Lot 29, Sec 21, Tp. 12, Plan LMP 31335
RN 63274-0229-0
$
8,226.00
Lot 30, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0230-0
$
8,226.00
Lot 31, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0231-0
$
8,226.00
Lot 32, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0232-0
$28,694.00
1 0 9
6
11 ���0 21222 6.606 ha
12 N '� 8 m 7
12298 12180 12209 BCP 29123
j 9 26 27� 1
12155-7216'0'.•••'
12183
12145 2
1 p 25 :.:.:28:.;�. 'n 12169
1 12135 w 12140 3
24 ui ...29'.�`? 12155 12162
m 12125 4 w S1/28 Ln
23 m 30'. - m
J M 12�30 ,• ... 12141 N 0.405 ha. D-
12113 N 1292tt'.'.' 5
8 �19 N20 22 .......12127 cv 72752
12105 .12110...... �N 1 /2 7
N N 21 ... 6 c9�, 12142
5 1 /2 7
121 AVENUE SUBDIVISION
12126
BENEFITTINGBCP 46754
PROPERTIES rl-
P 2512 0.406 ha.
n
Rem N 1 /2 6 ``-'
12112 0—
0.504 ha.
12097112115 5
P 82308 1 1 0.406 ha.
3 12079 12084
Rem 1 0 2 4
00 12077 0.406 ha. �
rr)
DEVELOPMENT SITE BENEFITTING PROPERTY
CORPORATION OF THE
N- DISTRICT OF MAPLE RIDGE
• ENGINEERING
sa Rom. DEPARTMENT
xa AW- "
TRl1H R6.
EXCESS CAPACITY/EXTENDED
SERVICES AGREEMENT
" ioo WE SCALE: LC 145/11 SD 45/10
L +4e° Hwr N.T.S. DATE: AUGUST 2011 FILE/DWG No LC 145-2011
EXCESS CAPACITY LATECOMER AGREEMENT
LC 145/11- SD/045/10
THIS AGREEMENT made the day of
BETWEEN: 0871933 B.C. LTD.
200 - 1450 Creekside Drive
Vancouver, BC V6J 5133
(Hereinafter called the "Subdivider")
, 2011:
OF THE FIRST PART
THE DISTRICT OF MAPLE RIDGE, a Municipal Corporation under the
"Municipal Act", having its offices at 11995 Haney Place, in the Municipality of Maple
Ridge, in the Province of British Columbia
(Hereinafter called the "Municipality")
WHEREAS:
OF THE SECOND PART
A. The Subdivider has developed 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 33, Sec. 21, Tp. 12, Plan LMP 31335 and Lot Rem. N1/2 6, Sec. 21, Tp. 12, Plan
2512
(Hereinafter called the "said lands");
B. In order to facilitate the approval of the subdivision of the said lands, the Subdivider
has constructed and installed the road, sanitary sewer, storm sewer and water main
services shown on the design prepared by ABM Engineering Services, Job No: C-1491
(Sheets 1 to 18) dated December 3, 2010. Project No. E08-016-657.
(Hereinafter called the "Extended Services");
C. The extended services have been provided with a capacity to service the said lands
and other than the said lands;
D. The Municipality considers its cost to provide the Extended Services to be excessive;
E. The Subdivider has provided the Extended Services in the Amount of $234,113.00.
Page 1 of 4
F. The Municipality has determined that
Lot 27, Sec. 21,
Lot 28, Sec. 21,
Lot 29, Sec. 21,
Lot 30, Sec. 21,
Lot 31, Sec. 21,
Lot 32, Sec. 21,
Tp. 12, Plan LMP 31335
Tp. 12, Plan LMP 31335
Tp. 12, Plan LMP 31335
Tp. 12, Plan LMP 31335
Tp. 12, Plan LMP 31335
Tp. 12, Plan LMP 31335
(the "Benefitting Lands") will benefit from the Extended Services;
G. 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 27, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0227-0
• $3,763.00 for access to the lane west of 240 Street
• $2,025.00 for connection to the sanitary sewer main in the lane west of 240
Street
• $2,438.00 for connection to the storm sewer main in the lane west of 240
Street
Lot 28, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0228-0
• $3,763.00 for access to the lane west of 240 Street
• $2,025.00 for connection to the sanitary sewer main in the lane west of 240
Street
• $2,438.00 for connection to the storm sewer main in the lane west of 240
Street
Lot 29, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0229-0
• $3,763.00 for access to the lane west of 240 Street
• $2,025.00 for connection to the sanitary sewer main in the lane west of 240
Street
• $2,438.00 for connection to the storm sewer main in the lane west of 240
Street
Lot 30, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0230-0
• $3,763.00 for access to the lane west of 240 Street
• $2,025.00 for connection to the sanitary sewer main
Street
• $2,438.00 for connection to the storm sewer main
Street
Lot 31, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0231-0
• $3,763.00 for access to the lane west of 240 Street
Page 2 of 4
in the lane west of 240
in the lane west of 240
• $2,025.00 for connection to the sanitary sewer main in the lane west of 240
Street
• $2,438.00 for connection to the storm sewer main in the lane west of 240
Street
Lot. 32, Sec. 21, Tp. 12, Plan LMP 31335
RN 63274-0232-0
• $3,763.00 for access to the lane west of 240 Street
• $2,025.00 for connection to the sanitary sewer main in the lane west of 240
Street
• $2,438.00 for connection to the storm sewer main in the lane west of 240
Street
• $10,743.00 for access to the road on 121 Avenue
• $2,625.00 for connection to the sanitary sewer main in 121 Avenue
• $4,243.00 for connection to the storm sewer main in 121 Avenue
• $2,857.00 for connection to the water main in 121 Avenue
plus interest calculated annually from the date of completion of the Extended
Services as certified by the General Manager - Public Works & Development Services
of the Municipality (the "Completion Date") to the date of connection of 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 Local
Government 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.0 1996, c. 323, the parties hereto agree as follows:
1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and
collected by the Municipality within fifteen (15) years of the Completion Date shall be
paid to the Subdivider and in such case payment will be made within 30 days of the
next June 30th or December 31st that follows the date on which the Latecomer Charge
was collected by the Municipality.
2. 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 fifteen (15) 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.
3. 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
Page 3 of 4
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.
4. 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.
5. 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.):
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 0871933 B.C. LTD.
was hereunto affixed in the presence of:
Authorized Signatory - Subdivider
Authorized Signatory - Subdivider
The Corporate Seal of the DISTRICT
OF MAPLE RIDGE was hereunto
affixed in the presence of:
Corporate Officer - Authorized Signatory
Page 4 of 4
District of Maple Ridge
Oeep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin
and Members of Council
FROM: Chief Administrative Officer
SUBJECT: 5% Money in lieu of parkland dedication
23553 Larch Avenue
EXECUTIVE SUMMARY:
DATE: August 29, 2011
FILE NO: SD/075/09
ATTN: C of W
The above noted subdivision is subject to the provisions of the Local Government Act regarding
parkland dedication or payment in lieu of dedication at subdivision. It is recommended that Council
require payment in lieu of parkland dedication for property located at 23553 Larch Avenue. The
subject site consists of a 3.7 acre lot, west of 2361h Street in Silver Valley. The development site is
within the Silver Valley Area Plan of the Official Community Plan. Applications RZ/075/09 and
SD/075/09 are to rezone and subdivide the subject site into 13 Single Family parcels and 17 Multi -
Family parcels (street townhouse units in duplex and triplex forms).
Council gave Third Reading to the rezoning application (RZ/075/09) on October 12, 2010 and it is
anticipated that Council will grant final approval on the rezoning in the next couple of months.
Following final reading, the subdivision SD/075/09 will get approval.
RECOMMENDATION:
That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or
payment in lieu, be it resolved that the owner of land proposed for subdivision at 23553 Larch
Avenue, under application SD/075/09, shall pay to the District of Maple Ridge an amount that is
not less than $150,000.00.
DISCUSSION:
Section 941 of the Local Government Act requires the dedication without compensation of up to 5%
of land being subdivided as park land, subject to some exceptions. The same section permits the
payment of money in lieu of dedicating park land. The calculation of the amount of money to be paid
is based on an evaluated average market value of the land in the subdivision, zoned to permit the
proposed use and without regard to the effect of servicing that the applicant will be providing. Local
governments are required to deposit the money received in lieu of park land dedication in reserve
funds for future park land acquisition.
The subject site is not impacted by a watercourse and the proposed subdivision is creating 29
additional parcels (parent parcel minus 30 parcels proposed). Where there is either no watercourse
or the watercourse is deemed insignificant, 5% of the market value of the land is paid to the District.
These funds (Parkland Acquisition Reserve Fund) enable the District to purchase areas deemed
1117
important for habitat protection but where the ability to achieve parkland through development is
limited, such as the Blaney Bog. In this particular instance there is no watercourse present on the
subject site nor is the site designated for park purpose, therefore, it is recommended that money in
lieu of parkland dedication be provided.
In keeping with the Local Government Act requirements and past practice, the District requested
that an appraisal be provided for the 5% market value of the development site. This appraisal is
based on zoned but not serviced land. An opinion from an appraisal firm "Equity Valuation and
Consulting Services Ltd." dated June 22, 2011 hired by the applicant has stated that the market
value of the land is $3,000,000.00, which indicates that the 5% value of this property is
$150,000.00. This 5% value of the property; off -site servicing costs, the applicable Development
Cost Charges and any other engineering inspection charges, will be the responsibility of the
developer for this application.
CONCLUSION:
As per Section 941 of the Local Government Act, the applicant is required to pay 5% of the market
value of the land instead of park dedication and has provided an appraisal completed by a
registered professional. It is recommended that Council require payment in lieu of parkland
dedication as prescribed in the appraisal.
A"�A&
Prepared by: Rasika )�harya, B-Arch, M-Tech, LID, LEED® AP
an'r
f
Approved by: Jane ickering, MCP MCIP
Dir tar Plan
A
Approved by: Frank Quinn MBA, P.Eng
X I GM: Public Works & Development Services
ce: J. L. (Jim) Rule
Chief Administrative Officer
RA/dp
The following appendices are attached hereto:
Appendix A - Subject Property Map
Appendix B - Subdivision Plan
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FILE: RZ/075/09 BY: PC
DATE: Nov 17, 2009
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Greater Heights
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
Terry Fox Run
MEETING DATE: August 29, 2011
FILE NO: E01-035-001
MEETING: C of W
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 18, 2011. A map showing the run
routes is attached.
Authorization from Council is requested 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 18, 2011, provided the conditions outlined in Schedule `A' attached to the staff
report dated August 29, 2011 are met.
DISCUSSION:
a) Background Context:
From time to time, the Municipality is requested to allow the use of municipal streets for
organized events. Unless there are some unusual safety implications, approval is usually
given on condition that the Municipality be indemnified against any liability for injury or
damage resulting from the event. The conditions of approval of the event are attached as
Schedule `A.'
The Terry Fox Run will start and finish at Hammond Stadium and will consist of three venues:
a 1 km, 5 km and a 10 km run. The run starts at 10:00 am and will finish by 12:30 pm. 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.
b) Strategic Alignment:
Permitting of Maple Ridge street events promotes community development and often
highlights Maple Ridge's natural and built features.
1118
c) 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.
d) Interdepartmental Implications:
The road use permit establishes that the event organizer must obtain approval of the RCMP
and Fire Department for traffic control and must notify BC Ambulance Services as well as
coordinate with Coast Mountain Bus Company.
e) 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.
f) Policy Implications:
Permission to use municipal streets is grantable under the District's policy practices.
g) Alternatives:
The District could refuse to permit the run to occur. In this event, the organizer would have
to cancel the event.
CONCLUSIONS:
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.
r
Submitted by: Andrew Wood, PhD., PEng.
Municipal Engineer
Approved by. Frank Quinn, MBA, PEng.
/GM: Public Works & Development Services
Concurrence: J.L. (Jim) Rule
Chief Administrative Officer
AW/ml
Schedule 'A' 7o Council Memorandum Dated August 29, 2011
Terry Fox Run
Conditions of Approval
Approval for the event is given on condition that the organizers:
1. provide all necessary traffic controls, parking and emergency access acceptable to the
RCMP, Fire Department and the Corporation of the District of Maple Ridge (the District);
2. notify local Ambulance Services of the event;
3. make arrangements with Coast Mountain Bus Company for any required rerouting of buses;
4. obtain any required permits from the District of Maple Ridge Parks and Leisure Services
Department for park facility use;
5. make arrangements for all surrounding businesses and residents for access purposes
during the event;
6. 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);
7. must maintain access for emergency services to the effected areas at all times.
8. hold and save harmless the District from and against all claims, and damages arising out
of or in any way connected with the event;
9. 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
10. 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
FORM `A' :,i
Details of the Event Date. u S
Contact Parson: '� � -c ojs Tel � R� 7,`� Fax
Details: "Liz 1 s'
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District of Maple Ridge
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Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE:
and Members of Council FILE NO:
FROM: Chief Administrative Officer
SUBJECT: Disbursements for the month ended June 30, 2011
EXECUTIVE SUMMARY:
August 29, 2011
Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a
Finance Manager. Council authorizes the vouchers for the following period through Council resolution.
The disbursement summary for the past period is attached for information. Expenditure details are
available by request through the Finance Department.
RECOMMENDATION:
That the "disbursements as listed below for the month ended June 30, 2011 now be approved".
GENERAL $ 9,832,830
PAYROLL $ 1,530,453
PURCHASE CARD $ 120,677
11,463,960
DISCUSSION:
a) Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b) Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
c) Business Plan / Financial Implications:
Highlights of larger items included in Financial Plan or Council Resolution
• Double M Excavating Ltd. - River Road drainage improvements $ 368,832
• Double M Excavating Ltd. - sanitary sewer extension to Corrections $ 1,220,723
• Fraser Valley Regional Library - 2nd quarter member assessment $ 632,655
• G.V. Water District - water consumption Mar 2-29/11 $ 380,793
• Pedre Contractors Ltd. - 230 St. storm sewer replacement $ 285,323
• Receiver General - RCMP contract Jan-Mar/11 $ 2,707,986
d) Policy Implications:
Approval of the disbursements by Council is in keeping with corporate governance practice.
CONCLUSIONS:
The disbursements for the month ended June 30, 2011 have been reviewed and are in order.
Prepared by: G'Ann Rygg
Accounting Clerk II
Approved by: Tr vor ThSmpson, CGA
Manager of Financial Planning
Approved by: I Gill, BBA, CGA
GM - gorporate & Financial Services
Concurrence: J . (Jim) Rule
hief Administrative Officer
gmr
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - JUNE 2011
VENDOR NAME
DESCRIPTION OF PAYMENT
0752281 BC Ltd
Security refund
775983 BC Ltd
Roadside mowing
A T & H Industries Inc
Gravel & dump fees
Alouette River Management Soc
2011 service grant
BC Hydro
Hydro charges
BC SPCA
Contract June
Community Animal Centre development - 50%share
BFI Canada Vancouver
Waste disposal -April & May
Billesberger, Valerie
Freedom of Information Act
Records Management Program
Document Management Strategy
Archives Program
Boileau Electric & Pole Ltd
Maintenance: Albion Fairgrounds
Bandstand
Banners
Lawn Bowling Club
Old street light disposal
Photocell replacement
Rental House
Street lights
Street camera repairs
Traffic signals
CUPE Local 622
Dues - pay periods 11/11 & 11/12
Carter Pontiac Buick Ltd
2011 Chevrolet Silverado 1500
Chevron Canada Ltd
Fuel July
City Of Pitt Meadows
2011 Dyking District remittance
Telus & Fraser Health charges
Columbia Bitulithic Ltd
Duraphalt
Crown Contracting Limited
Illuminated Crosswalk at 224 St. & 121 Ave.
Double M Excavating Ltd
River Road drainage improvements
Sanitary sewer extension to Correction Centre
Tender deposit refund
Accounts receivable recovery
Eagle Bridge Inc
North Alouette pedestrian bridge
Emerald Green Building Service
Operations Centre rooftop heating unit
Fitness Edge
Fitness classes & programs
Flagship Office Joint Venture
Security refund
FortisBC - Natural Gas
Natural gas
Fraser Valley Regional Library
2nd quarter member assessment
Greater Vanc Water District
Water consumption Mar 2-29/11
Guillevin International Inc
Fire fighters' equipment
Operations electrical supplies
Downtown Road & Utility Rehabilitation
256 Street pump station
Happy Heart Fitness & Educ
Weight room supervision & childcare activity room
Imperial Paving
Downtown road & utility rehabilitation
Roadworks
Tender deposit refund
Accounts receivable recovery
Kanaka Education & Environmental
2011 service grant
Langley Concrete Group
Box culverts for 232 St. road improvements
LTS Infrastructure Services
Fibre optic settlement cheque reissue
26,153
144,787
605
2,238
14,454
484
236
135
2,560
486
3,052
127
855
1,754
2,561
21,610
148,009
1,947
368,832
1,220,723
56
-939
2,280
2,691
323
10.982
72,824
4,657
56
-514
IcWA1111"
110,739
16,570
36,437
20,000
40,319
170,940
19,234
17,781
33,376
17,259
25,836
85,739
149,956
58,123
48,913
1,588,672
107,667
31,304
35,407
29,375
16,738
632,655
380,793
16,276
21,762
77,023
20,000
28,398
22,000
M2K Construction Ltd
North Alouette River Greenway Bridge abutments
36,460
Vernon Trail Bridge replacement
14,848
51,308
Manulife Financial
Employee benefits premiums
132,531
Maple Ridge & PM Arts Council
Art Centre grant Jun
46,392
Art Council Subsidy
1,680
Program revenue Apr & May
22,981
Public art policy
3,024
Theatre rental
563
74,640
Medical Services Plan
Employee medical & health premiums
30,115
Metro Motors Ltd
2011 Ford F250 4X4
29,798
MJT Enterprises Ltd
Skating lessons
16,326
Municipal Pension Plan BC
Employee benefits premiums
465,326
Newlands Lawn & Garden Mainten
Grass cutting
16,330
North -Arm Machine Ltd
Play field at Cliff Park
17,671
Teloski Park backstop extension
6,449
24,120
Pedre Contractors Ltd
230 St. storm sewer replacement
285,323
Premier Pacific Seeds Ltd
Grass seed
16,505
Professional Mechanical Ltd
Maintenance: Albion caretaker house
3,009
Firehall
223
Leisure Centre
5,352
Library
4,331
Municipal Hall
7,528
Pitt Meadows Family Rec. Centre
1,866
Randy Herman Building
1,317
RCMP
8,119
Rental House
599
The Act
1,803
Whonnock Lake Centre
849
34,996
Progressive Construction Ltd
Security refund
25,000
Raincity Janitorial Sery Ltd
Janitorial services:
Film shoot cleanup
179
Firehalls
6,317
Library
5,719
Maple Ridge Park pressure washing
2,335
Municipal Hall
3,241
Operations
2,863
Pitt Meadows Community Policing
229
Randy Herman Building
4,415
RCMP
3,160
Strategic Economic Initiatives
196
28,654
Receiver General For Canada
Employer/Employee remit PP11/11 & PP11/12
692,408
RCMP contract Jan-Mar/11
2,707,986
3,400,394
Remdal Painting & Restoration
Painting: Caretaker house
2,540
City Square
2,023
Fairgrounds
836
Hammond pool
652
Leisure Centre
2,674
Municipal Hall
1,067
Pitt Meadows Museum
699
Pumpstation
3,892
Randy Herman Building
3,036
RCMP
198
Various lamp posts
3,091
20,708
RG Arenas (Maple Ridge) Ltd
Ice rental May
57,359
Curling rink operating expenses Mar & Apr
8,265
65,624
Ridge Meadows Youth & Justice
2011 funding
20,000
Ridgemeadows Recycling Society
Monthly contract for recycling June
92,000
Weekly recycling
43
Litter pick-up contract
1,848
Canada Day Honararium
100
93,991
RJ Construction
Caretaker house repairs
1,323
Leisure Centre washroom upgrade
83,358
Rental house & yard repairs
7,589
92,270
Smart-Tek Communications Inc
Municipal Hall CCTV upgrade
33,999
T & T Demolition Ltd
Structure demolition @ 22600 Block of 119th & Selkirk Ave
49,380
Total Energy Systems Ltd
Heat pump installation @ Youth Centre
15,234
Tundra Plumbing Ltd
Plumbing: Albion Fairgrounds
179
Fairview Park
362
Rental Houses
839
Water mains @ Albion Fairgrounds
57,935
59,315
Valley Traffic Systems Inc
Traffic control
16,742
Warrington PCI Management
Advance for Tower common costs June
50,000
75,899
Tower expenses May
25,899
Westview Sales Ltd
Meter boxes & storm sewer covers
21,370
Disbursements In Excess $15,000
9,055,193
Disbursements Under $15,000
777,637
Total Payee Disbursements
91832,830
Payroll
PP11/11 & PP11/12
1,530,453
Purchase Cards - Payment
120,677
Total Disbursements June 2011
11,483,960
GMR
\\DOVE\CorpServ\Finance\Accounting\Accounts Payable\AP Disbursements\2011\[Monthly_Council_Report_2011.xlsx]JUN'11