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HomeMy WebLinkAbout2013-02-18 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA February 18, 2012 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. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 1.1 BC SPCA - Proposed Spay/Neuter Program • Geoff Urton, Manager, Stakeholder Relations • Jennifer York, Manager, Maple Ridge Branch 1.2 Tourism Maple Ridge & Pitt Meadows 2012 Update • Kristina Gervais, Executive Director 1.3 Multi -Material British Columbia, Printed Paper and Packaging Program Update • Glenda Gies, MMBC Consultant 2. PUBLIC WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Committee of the Whole Agenda February 18, 2012 Page 2 of 4 Note: The following items have been numbered to correspond with the Council Agenda: 1101 RZ/087/08, 23103 136 Avenue, A-2 to R-3, R-1, RS -1b, RM -1 and P-1 Staff report dated February 18, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6973-2013 to rezone from A-2 (Upland Agricultural) to R-2 (Urban Residential District) to allow for subdivision be given first reading, that additional consultation with School District No. 42 and the Ministry of Education be required and that School No. 42 be requested to provide additional information on the scope of the comprehensive School District Facilities Plan and identify the location of the two elementary schools that are needed in Silver Valley and that the applicant provide further information as described on Schedules A, C and F of the Development Procedures Bylaw No. 5879-1999 and a Subdivision application. 1102 2012-115-RZ, 12018 and 12038 Edge Street; 22554 and 22566 Brown Avenue, CS -1 and RS -1 to CD -1-13 Staff report dated February 18, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6966-2013 to rezone from CS -1 (Service Commercial) and RS -1 (One Family Urban Residential) to CD -1-13 (Comprehensive Development Zone) to permit a three -tower commercial and multiple residential mixed-use development be given first reading and that the application provide further information as described on Schedules A, C and D of the Development Procedures Bylaw No. 5879-1999. 1103 RZ/065/09, 224 Street, 11613 224 Street, 22352 Callaghan Avenue, 11617 224 Street, 22379 116 Avenue, 22350 Callaghan Avenue, 22367 116 Avenue and 22344 Callaghan Avenue, One Year Extension Staff report dated February 18, 2013 recommending that rezoning application RZ/065/09 to permit a commercial/hospitality development be granted a one year extension. 1104 2013 -002 -HP, 28594 104 Avenue, Heritage Alteration Permit (Miller Residence) Staff report dated February 18, 2013 recommending that the Corporate Officer be authorized to sign 2013 -002 -HP allowing for repair, additions and alterations to the Miller Residence. 1105 Building Amending Bylaw Staff report dated February 18, 2013 recommending that Maple Ridge Building Amending Bylaw No. 6972-2013 to reflect changes in the BC Building Code be given first, second and third readings. Committee of the Whole Agenda February 18, 2012 Page 3 of 4 1106 Local Area Service - Ansel! Street Sanitary Sewer Services Bylaw No. 6963-2013 Staff report dated February 18, 2013 recommending that Maple Ridge Ansell Street Sanitary Sewer Services Bylaw No. 6963-2013 be given first, second and third readings. 1107 Local Area Service - Academy Park Sanitary Sewer Amending Bylaw No. 6964- 2013 Staff report dated February 18, 2013 recommending that Maple Ridge Academy Park Sanitary Sewer Amending Bylaw No. 6964-2013 be given first, second and third readings. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Disbursements for the month ended January 31, 2013 Staff report dated February 18, 2013 recommending that the disbursements for the month ended January 31, 2013 be approved. 1132 Community Grants Policy Staff report dated February 18, 2013 recommending that the Community Grants Policy be adopted. 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 Intergenerational Garden Project Consultation Staff report dated February 18, 2013 recommending that the property located at 22527 121 Avenue, Maple Ridge be endorsed for use as an Intergenerational Garden Project. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda February 18, 2012 Page 4 of 4 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 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by: Date: 4 MPI C,� Oaep Aaars DIMS" Hi4g41.2C District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: February 18, 2013 and Members of Council FILE NO: RZ/O87/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6973 - 2013 23103 136 Avenue EXECUTIVE SUMMARY: At the Council meeting on April 24, 2012 Council gave consideration to a proposal to rezone the subject property at 23103 136 Avenue (Appendix A) from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), and P-1 (Park and School). The property currently has eight land use designations, including a Civic designation that is intended for future Park/School use. The lands subject to this report and Bylaw No. 6973-2013 pertain to the Civic portion of the property, and are zoned A-2 (Upland Agricultural). In recognition of the ongoing discussions with School District 42 pertaining to the school site, and to facilitate development on the bulk of the site, two Zone Amending Bylaws were prepared: one pertaining to the rezoning of the school site (Bylaw No. 6900-2012) and the other for the balance of the property (Bylaw No. 6899-2012). first reading was granted to Bylaw 6899-2012 for the non - school portion of the property at the April 24, 2012 Council meeting. Council deferred first reading to Bylaw 6900-2012 (the school portion of the property) on April 24, 2012. In April 2012, Zone Amending Bylaw No. 6900-2012 proposed a townhouse residential development on the portion of the site designated as Civic use for a future elementary school site. The applicant has since revised the application and is now proposing approximately 28 R-2 (Urban Residential District) zoned single family lots on the 1.534 hectare (3.79 acre) proposed school site, and has requested that the application be revised accordingly Due to the change in the original application, and pursuant with Council's direction, a new Zone Amending Bylaw No. 6973 - 2013 has been prepared (Appendix B). This portion of the site is currently designated for Civic use and the applicant is proposing a redesignation to Medium/High Density Residential in the Silver Valley Area Plan. Adjustments to the Conservation designation are also required. On November 15, 2012, School District No. 42 provided the District with a letter stating that: "After careful consideration and review, the Maple Ridge - Pitt Meadows Board of Education has decided not to proceed with the purchase of property located at 136th Avenue, Blaney Hamlet, Silver Valley" (Appendix C). The School District letter further noted that only two elementary school sites would be needed in Silver Valley, and that "over the next 12 months, the Maple Ridge - Pitt Meadows School District will prepare a comprehensive School District Facilities Plan in consultation with stakeholders, educators, the community and the two municipalities. Once complete, this Plan will provide a critical context for discussions with municipalities regarding eligible school sites, and will ultimately also form the basis of future strategic property -acquisition decisions." Subsequently, on January 8, 2013, Council gave consideration to a staff report (Appendix D) with a number of options in regard to the future use of the school site. Those options included: 1) Status Quo - Maintain the Current OCP designation; 2) Purchase the Site; and 3) Allow the Residential Use. 1101 Council passed the following resolution thereby directing staff to bring forward a new Zone Amending Bylaw to provide for residential development on the site: That Option 3 of the staff report dated January 7, 2013 titled "Designated Civic Property at 23103 136 Avenue" be supported and that staff be directed to bring forward a new Zone Amending Bylaw for residential development for consideration. At the same time, the second recommendation relating to potential amenity contributions was defeated. Pursuant with Council direction, Bylaw No. 6973 - 2013 has been prepared for consideration of first reading. Legal Counsel has also advised that a referral to School District 42 is required in compliance with Sections 879 and 881 of the Local Government Act. To proceed further with this application additional information is required as outlined below. Alternatives to the following recommendations are also presented in this staff report. RECOMMENDATIONS: It is recommended that: 1. IN respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, a local government must give consideration to whether consultation with one or more persons, organizations and authorities should be early and ongoing. 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 noted that consultation with the above groups has been considered, and it is deemed to be not necessary, with the exception that it is recommended that additional consultation with School District 42 and the Provincial Ministry of Education be required in respect of this matter, in addition to the early posting of the proposed Official Community Plan amendment on the District's website, together with an invitation to the public to comment. This consultation will be in the form of a referral of Bylaw No. 6973-2013 and accompanying materials; 2. AND, that given the stated position of School District 42 not to purchase this site for a school, that Zone Amending Bylaw No. 6973 - 2013 be given First Reading; 3. AND, that the referral to School District 42 include a letter requesting that the School District provide additional information on the scope of the comprehensive School District Facilities Plan, and that School District 42 identify the location of the two elementary school sites that are needed in Silver Valley as per their letter of November 15, 2012; and -2- 4. AND FURTHER, that the applicant provide further information as described on Schedules A, C and F of the Development Procedures Bylaw No. 5879 - 1999, along with a Subdivision application to proceed with Bylaw No. 6973 - 2013. DISCUSSION: a) Site Context: Applicant: Owner: Legal Description: OCP for Parent Parcel: Existing: OCP for lands subject to this bylaw: Existing: Proposed: Zoning Parent Parcel: Existing: Zoning for lands subject to this bylaw: Existing: Proposed: Joel Lycan, Campton Services Corp. Campton Services Corp. Lot 10, Section 32, Township 12, NWD Plan 38408, except Plan BCP48908 Civic, Conservation, Med/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, Neighbourhood Park Civic, Conservation Medium/High Density Residential, Conservation A-2 (Upland Agricultural) A-2 (Upland Agricultural) R-2 (Urban Residential District) Surrounding Uses for lands subject to this bylaw: North: Use: Current: Proposed: Zone: Current: Proposed: Designation: Current: Proposed: South: Use: Current: Proposed: Zone: Current: Proposed: Designation: Current: Proposed: Rural Residential Municipal Park A-2 (Upland Agricultural) P-1 (Park and School) Civic, Conservation Civic Rural Residential Park (conservation), Rural Residential A-2 (Upland Agricultural), RS -3 (Rural Residential) A-2 (Upland Agricultural), RS -3 (Rural Residential) Conservation, Low/Medium Density Residential Conservation, Low/Medium Density Residential -3- East: Use: Zone: Designation: West: Use: Zone: Designation: Current: Proposed: Current: Proposed: Current: Proposed: Current: Proposed: Current: Proposed: Current: Proposed: Existing Use of Property: Proposed Use of Property: Proposed Use of lands subject to this bylaw: Site Area - Parent Parcel: Site Area - of lands subject to this bylaw: Access: Servicing requirement: b) Background: Rural Residential Park (conservation), Rural Residential A-2 (Upland Agricultural) A-2 (Upland Agricultural) Civic, Conservation Civic, Conservation Rural Residential Single Family Residential A-2 (Upland Agricultural) R-2 (Urban Residential District) Medium/High Density Residential, Neighbourhood Park Medium/High Density Residential Rural Residential Single Family Residential, Townhouse, Park, Conservation Single Family Residential, Conservation 5.896 ha (14.57ac) 1.534 ha (3.79ac) 136 Avenue, 230A Street Urban Standard When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan. Since then, the District of Maple Ridge, in collaboration with School District 42 has been actively pursuing the acquisition of the school site for an elementary school. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. The subject school and park site was initially identified in the 1996 Official Community Plan, and again through the Silver Valley Area planning process in collaboration with the School District. The expectation in designating these sites was that they would be purchased for school use. In 2008, Council passed a Loan Authorizing Bylaw that enabled the purchase of the subject property, however an agreement was never reached with the School District. On November 15, 2012, the School District advised that it had decided to not proceed with the purchase of the subject property. On April 24, 2012 this application RZ/087/08 was presented to Council for first reading of Zone Amending Bylaws No. 6899 - 2012 (the non -school portion of the property) and 6900 - 2012 (the proposed school portion of the site). The First Reading Report is attached as Appendix E to this report. The Planning Department recommended approval of first reading for Bylaw No. 6899 - 2012, and Council approved first reading of that Bylaw (Bylaw No. 6899 - 2012). The Planning Department did not recommend approval of first reading for Bylaw No. 6900 - 2012, to permit residential development (RM -1 Townhomes) in the area identified for a school site, as the proposal -4- conflicted with the policies of the Silver Valley Area Plan. Council deferred first reading of Zone Amending Bylaw No. 6900 - 2012. On January 8, 2013 Council gave consideration to the January 7, 2013 staff report "Designated Civic Property at 23103 136 Avenue". That report provided an overview of the history of the application, and discussed the November 15, 2012 response from School District 42 (the details of which are highlighted later in this report). Council was presented with the following 3 options: Option 1: Status Quo - Maintain the current Civic OCP designation for the school site and not support a rezoning application to any other use; Option 2: Purchase the Site - Continue to pursue the acquisition of the property, either by the District of Maple Ridge or in conjunction with the School District; or Option 3: Allow Residential Use - Amend the OCP from Civic to Residential to allow residential development on the school site. Council passed the following resolution thereby directing staff to bring forward a new Zone Amending Bylaw to provide for residential development on the site: That Option 3 of the staff report dated January 7, 2013 titled "Designated Civic Property at 23103 136 Avenue" be supported and that staff be directed to bring forward a new Zone Amending Bylaw for residential development for consideration. c) Project Description_ The proposed school site slopes down from the north towards 136 Avenue. There are two tributaries of Cattell Brook on the site. The eastern one crosses the site from north to south. Ground-truthing on the site has identified that the second tributary has its headwaters just to the north of the intersection of 136 Avenue and 230A Street, not further north as previously shown. Both tributaries continue south from the site. The conservation boundaries will be amended once a full assessment of these areas has been completed. The applicant is proposing to rezone this portion of the site to permit the development of 28 single family lots utilizing the R-2 (Urban Residential District) zone (Appendix F). 136 Avenue will be improved to a collector standard along the south side of the site and will connect with the existing portions to the east and west. 230A Street will be constructed along the west side of the site to connect 136 Avenue with the existing road to the north. Development of the balance of the site (Appendix G) includes R-2 (Urban Residential District), R-1 (Residential District) and RS -lb (One Family Urban (Medium Density) Residential) lots to the west of 230A Street, and an RM -1 (Townhouse Residential) site to the east which will front on 232 Street. The adjacent property (23141 136 Avenue) to this site has some development potential adjacent to the southeast corner of this site that could be consolidated with the remnant of Lot 28 for approximately 9 lots. Park lands are proposed on the north side of the site for a Municipal Park of approximately 0.405 hectares (1 acre) abutting the existing Municipal Park site to the north. Four conservation areas have been identified for the protection of natural rock outcroppings and for the tributaries of Cattell Brook, and these will be dedicated as Park. Pursuant with the Council endorsed process pertaining to the processing of development applications, the current application has been assessed to determine its compliance with the Official -5- 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 of both bylaws. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. It is noted, that any required Official Community Plan amendments follow later in the process. d) Planning Analysis: i) Silver Valley Area Plan: The parent parcel is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. The lands subject to this application are designated Civic and Conservation in the Silver Valley Area Plan. The proposed R-2 single family development will require a redesignation from Civic to Medium/High Density Residential in the Silver Valley Area Plan. It is noted that the removal of the school site in the centre of the Blaney Hamlet deviates from the intent of the Silver Valley Area Plan which sees schools as being the central focus of each neighbourhood, as are parks, community facilities and commercial spaces. It is acknowledged that all of these components are intended to work together to create a complete neighbourhood, with an identifiable centre. A selection of Silver Valley Area Plan Principles and Policies have been attached as Appendix H to this report: ii)Impact on Silver Valley Area Plan: The Silver Valley Area Plan was developed following an extensive public consultation program, and was adopted in 2002. The Plan was later readopted as a component of the District's 2006 Official Community Plan. Consultation with the School District determined the number of schools and their locations. The School District's capital plan published in October 2012 included four schools in Silver Valley. Based on the Silver Valley Area Plan policies, each Hamlet should contain a school and park facility, however the fact remains that this property is privately owned, and this raises uncertainty regarding the future land use of the property. Ideally, the school site would be purchased by the School District for future school use, however in the absence of a purchaser, it is understood that the courts would likely strike down the Civic land use designation. Should the Civic designation be struck down, Council would need to consider what the future land use designation would be, and the following approaches have been identified: a) 1989 OCP land use designation: In 1989 the subject site was designated Single Family Residential at 15, 18, or 30 units per net hectare. The proposed R-2 Zone did not exist at the time. b) 1996 OCP land use designation. The 1996 OCP designated the subject site School and Park and Single Family Residential at 18 units per net hectare (upnha). The Single Family Residential at 18 upnha land use designation algined with the RS -lb (One Family Urban -6- (Medium density) Residential zone which provides for development on 557m2 lots. The proposed R-2 Zone did not exist at the time. c) 2002 Silver Valley Area Plan land use designation: If the development were to be considered in light of the Silver Valley Area Plan, the predominant surrounding land use is Medium/High Density Residential which provides for a variety of single family residential and townhouse densities in the area. The use of the proposed R-2 Zone is in compliance with the Medium/High Density Residential Land use designation policies. e) Zoning Bylaw: The revised plan, dated December 21, 2013, proposes to rezone the subject portion of property located at 23103 136 Avenue from A-2 (Upland Agricultural) to R-2 (Urban Residential District to permit the development of 28 single family residential lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. f) 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. g) 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. h) Interdepartmental Implications: In order for this application to proceed, if first reading is approved, 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/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. -7- i) Development Applications: In order for this application to proceed, if first reading is approved, the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. Watercourse Protection Development Permit Application (Schedule F); 4. Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. j) Local Government Act i) Early and Ongoing Consultation: Section 879 of the Local Government Act requires that Council give consideration to whether consultation with one or more of the persons, organizations, and authorities should be early and ongoing. Council must specifically consider whether consultation is required with the authorities listed in item (2) of Section 879 below. "Consultation during OCP development Section 879 (1) During the development of an official community plan, or the repeal or amendment of an official community plan, the proposing local government must provide one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected. (2) For the purposes of subsection (1), the local government must: a. Consider whether the opportunities for consultation with one or more of the persons, organizations and authorities should be early and ongoing, and 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 improvement district boards, and vi. The Provincial and federal governments and their agencies. (3) Consultation under this section is in addition to the public hearing required under section 882(3) (d)." -8- ii) Planning of School Facilities In addition to the above, Section 881 of the Local Government Act requires consultation with the School Board during the preparation of an Official Community Plan amendment: (1) If a local government has adopted or proposes to adopt or amend an official community plan for an area that includes the whole or any part of one or more school districts, the local government must consult with the boards of education for those school districts a. At the time of preparing or amending the community plan, and b. In any event, at least once in each calendar year. In light of Sections 879 and 881 of the Local Government Act, and based on discussions with the District Solicitor it is noted that additional consultation is required with the School District. Given the role of the Provincial Government in the development of schools, it is further recommended that additional consultation be required with the Provincial Ministry of Education. This consultation is in addition to the early posting of the proposed OCP amendments on the District's website, with an invitation to the public to comment; a Development Information Meeting; and Public Hearing. It is noted that this referral to the School District could take place before or after Council consideration of first reading of the Bylaw. It is noted that the reference to "Person" in the Act refers is not interpreted as including a specific person(s), rather captures firms, organizations, partnerships, associations and corporations. Given that no Regional approvals are required should this application proceed; the site is not adjacent to the City of Pitt Meadows or the District of Mission; and is not adjacent to First Nations lands, referrals to these bodies are not considered necessary. k) School District 42: i) Capital Plan: It is important to note that in designating school sites in the Official Community Plan, the identification of a commitment to purchase the site within a capital plan is advised. Four school sites for Silver Valley have been identified in the School District 42 Capital Plans. As recently, as October 2012 the School District's 5 Year Capital Plan includes four school sites in Silver Valley. Funding is collected by the School District through School Site Acquisition fees for the purchase of school sites. ii) Financing: Discussions on development of the school/park site have been on-going between District staff and the applicant, and with the School District. An appraisal was undertaken to establish the land values of the various park lands. In 2008, Council passed a Loan Authorizing Bylaw that enabled the purchase of the subject property, however an agreement was never reached with the School District. An agreement, such as this remains a viable financing option. iii) School District No. 42 Response: On November 15, 2012, School District No. 42 provided the District with a letter stating that: "After careful consideration and review, the Maple Ridge - Pitt Meadows Board of Education has decided not to proceed with the purchase of property located at 136th Avenue, Blaney -9- Hamlet, Silver Valley" (Appendix C). Reasons given for not proceeding with the acquisition of this site are: declining enrollment figures in the School District; two elementary school sites are needed in the Silver Valley area; and the lack of financial commitments on the part of the Province to build a school on this site. The School District letter further noted that only two elementary school sites would be needed in Silver Valley, and that "over the next 12 months, the Maple Ridge - Pitt Meadows School District will prepare a comprehensive School District Facilities Plan in consultation with stakeholders, educators, the community and the two municipalities. Once complete, this Plan will provide a critical context for discussions with municipalities regarding eligible school sites, and will ultimately also form the basis of future strategic property -acquisition decisions." Based on the above noted letter from the School District it would appear that there are unanswered questions pertaining to the location of the two required elementary schools. Given that a referral to the School District is required under Sections 879 and 881 of the Local Government Act, it is recommended that the referral also include a letter from the District of Maple Ridge requesting that the School District provide further information on the scope of the comprehensive School District Facilities Plan, and identify which Hamlets or Village the two required elementary schools would be located in. Once this information is known, the District will be in a position to consider further amendments to the Silver Valley Area Plan to redesignate the surplus school sites. Should Council concur with this recommendation, the letter to the School District could be sent before or after first reading to the zone amending Bylaw. In consideration of the two required elementary school sites, the School District may wish to consider the current land use pattern, phasing of development, and population in the Silver Valley Area. For example, it seems logical to suggest that future schools be located in the most densely populated area in Silver Valley. In addition, it is reasonable to suggest that those schools be located closer to easily accessible transportation corridors. If these factors are considered, it suggests that the Blaney Hamlet and River Village would be the most appropriate locations for elementary schools. With regards to the proposed School/Park sites in the Horse and Forest Hamlets it is noted that the population and dwelling unit counts in these areas are far from build -out, and build -out is not expected to occur for many years. This has two implications regarding land use: first, there is not currently enough population in either hamlet to support an elementary school, and secondly, should a School/Park site be eliminated in these areas, there is ample time to reconsider alternative land uses, and undertake a proper consultation program with residents. It is further noted that the School/Park site located in the Forest Hamlet is owned by the District of Maple Ridge. I) Alternatives: In the January 7, 2013 staff report, Council was presented with options pertaining to the future use of the subject site. Council resolved "that staff be directed to bring forward a new Zone Amending Bylaw for residential development for consideration". In respect to this Resolution, a new Zone Amending Bylaw No. 6973-2013 has been prepared. Pursuant with the Council endorsed Development Procedures Bylaw, the Zone Amending Bylaw is recommended to receive first reading, and requires additional information, including the referral to various agencies and Departments, is to follow. That said, Council is not obligated to grant first reading to any bylaw, and can request additional information early in the process. - 10 - Alternatives to the staff recommendation in the report are: 1. Referral to the School District prior to First Reading: Council has the option of referring the Bylaw to the School District for comment prior to granting first reading of the Bylaw. The School District's November 15, 2013 letter, states that only two elementary school sites are required, but does not identify which Hamlets or Village would be best suited for the schools. This option is suitable should Council feel that additional information from the School District would be beneficial prior to considering first reading to the Bylaw. 2. Denial of the Application - Status Quo. Council has the option of not approving a Bylaw proposing residential development on the site. This option would maintain the current Area Plan designation of a School/Park site. It is noted that this option could be legally challenged, and the land use designation could be stuck down. However, regardless of the resulting land use designation, the zoning would remain A-2 Upland Agricultural, noting that no Court can compel a municipal Council to zone land. 3. Purchase the Site for Civic Use. Council has the option of continuing the pursuit of acquisition of the property for civic purposes. Ideally the site would be used for a future school site, as schools are clearly a key component of each Hamlet. CONCLUSION: At the Council meeting on April 24, 2012 Council deferred considering first reading for this Zone Amending Bylaw No. 6900 - 2012, which proposed a residential development on the portion of the site designated as Civic use for a future elementary school site. Two bylaws were prepared for the property: one for the proposed school site (Bylaw 6900 - 2012) and the other for the balance of the site (Bylaw No. 6899 - 2012). First Reading for Bylaw No. 6899 - 2012 was approved at the April 24, 2012 Council meeting. On November 15, 2012, School District 42 provided the District with a letter stating they had decided not to proceed with the purchase of the property located at 136th Street, Blaney Hamlet, Silver Valley (the subject site). Subsequently, on January 7, 2013, Council's considered a report with a number of options in regard to the future use of the school site. Council supported Option 3, to allow residential development, and directed staff to bring forward a new zone amending bylaw for residential development. The applicant has since submitted a revised application to rezone the school site portion of the property to R-2 (Urban Residential District) to allow a subdivision of approximately 28 lots. Because this application has changed since it was originally considered by Council, and based on Council's resolution, a new Zone Amending Bylaw No. 6973 - 2013 has been prepared for Council's consideration. In regard to the proposal for a residential development in the area designated as Civic for a school/park site, Council have directed that the Zone Amending Bylaw be prepared. As this proposed development requires an Amendment to the Silver Valley Area Plan, Pursuant with Sections 879 and 881 of the Local Government Act, it is recommended that the application be referred to School District 42 and the Provincial Ministry of Education for comment. It is further recommended that a letter be sent to School District 42 requesting additional information be -11- provided on the scope of the comprehensive School District Facilities Plan, and that the location of the two required elementary school sites be identified. 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. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 6973 - 2013 Appendix C - School District 42 letter dated November 15, 2012 Appendix D - January 7, 2013 report "Designated Civic Property at 23103 136 Avenue" (without attachments) Appendix E - First Reading report dated April 16, 2012 Appendix F - Proposed Site Plan, January 2, 2013 Appendix G - Proposed Development Plan for school site, December 21, 2012 Appendix H - Silver Valley Area Plan Policies - 12 - ref Am -4w 3'`W�� ��72 71 7� .V fi7 67387 ® �pa,7,•Sa ay �19 99 $8 BCP43235® iOPARK �� � ��34 • P �� IR �r r�'� tit* 4 22905 !amu 4 6798 ��l s0 3 35 � Fir ro. 37 � • , s 85 ..° 1¢9 �' 137AV6. 9 BLAKE LOOP 8 13680 13578 7 13660 68 138 PAVE. 6 13850 5 1340 4 13630 3 BCP 43237 4 3 PARK BGP 4: • 35 APPENDIX A 137 AVE. SUBJECT PROPERTY P 38408 Aim. 13 13620 V 2 m 13610 r RP 17267 A 278851 30 AVE. m g F:1'7574 $ 0 76 N 75 74 73 72 3 1 PARK 13673!01 13653 A PP 17234 P 18410 Rem 6 P 11173 7 13589 PARK BCP 48.06 5 4 13517 13527 1551' P 5116 23103 136 AVENUE SCALE 1:3,000 District of Langley MAPLE RIDGE Brllish Catumbla BCS 3588 31 13738 Rem 13702 RF 13818 13002 (PUMP 5 13386 13646 13515 30 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Mar 13, 2012 FILE: RZ/087/08 BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6973 - 2013 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6973 - 2013". 2. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1583 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-2 (Urban 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 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER Ei 4 �% ,. 23, ��,'y \ \ 13771 Z 22910 V �. — 2s iy a`�. SPARK - N��36 8 �,•9 5 .. , �s268 22906 I V. 37�s 22 199Y°6, 4.,, 22902 2290 c3 9?0 81 / 1 <r 5 2 110 s BCP 43237 6 , .U38 29e87 13y' m22g0j J X111 48 oP SILVER VALLEYR� 740 17 4 PARK � 22g96 I 22a97 m z2sos iii16,1113 8:I 90 (,) -- BCP 43235 m 8 40 51 2893 2 no 0 1143731 rC 9 9 / 0 13 2.04 22 9 3562_ '.t 41 9 m 22g96 92 0) 2� 2189° 101. N 420 1163111 W 6,11 .,:• 4••� 3°81 1� \ 1 a 4411$11 7,200 12013701 Rem 1 13738 P21 — zza9 AVE. 137 AVE. V 3137 . 13 m 12 685 8611 8 -10 M ^`O a 0 9 13673/91 13702 BLAKE LOOP 3 8 3680 P 38408 3670 7 1366 0 6 Rem. 10 13653 13660 4 136 AAVE. 13650 N 5 co A RP 17234 �38 a 27 26 N 25 24 o 7 Q RP N N 4"' 1363 10274 LANE 9 d m 13620 0 2 m RP 17267 P 18410 N N 36 AVE. ® 361° 1 .6104. A890 9 A Rem 6 N 13616 '6 N nil 13602 (PUMP STATION) AVE. 136 7887 _ 511171 14 13573 PARK 9 o�' 0 BCP 4.306 1 M / � BCP 42569 •\\\ N N \ P11173 \\\p 7 5'0 13589 13586 \\oma 80 0 13575 3572 Mco 1 i P 43.67 15 13569 • 1 1613563 d 13565 0] 3555///13547 W „E 3550 360 P ° 40,0646m BCP 44906 `�1713557 8, m U 869 or / \ \ \ 17 18 19 6 5 13546 39 35'12 '0413531 m X20 531 1 38 X49 0 13$96 `r X23525 37 0 O 13$28 .'433521 v 523519 r \ \ \ \ \ \ \ \ P 43567 13527 MAPLE RIDGE ZONE AMENDING Bylaw No. 6973-2013 Map No. 1583 From: A-2 (Upland Agricultural) To: R-2 (Urban Residential District) L\ N SCALE 1:3,000 MAPLE RIDGE British Columbia November 15, 2012 District of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Mr. Jim Rule: APPENDIX C School District 42 Maple Ridge Er Pitt Meadows Learning Today, Leading Tomorrow As per the October 21, 2012 District of Maple Ridge request, School District No. 42 staff brought the matter of the purchase of the Blaney Hamlet property as a potential school site before the School Board at its November 7, 2012 closed meeting. After careful consideration and review, the Maple Ridge — Pitt Meadows Board of Education has decided not to proceed with the purchase of the property located at 136th Avenue, Blaney Hamlet, Silver Valley. This decision was guided by the report and recommendations prepared by Mr. Les King, a consultant with extensive experience in school site planning. Several key factors were taken into consideration as the final determination was made, and we outline these below. First, enrollment in the District declined this year by 398.5 full time equivalent students, which is a higher decline than had been anticipated. Second, if the student yield at the elementary level continues at the current rate, it is expected that of the 1,245 school age elementary students that may live in Silver Valley, only 747 will need to be placed in schools in that region while the remaining balance of 498 students will be accommodated at Yennadon Elementary. The District will therefore need only two elementary school sites in Silver Valley. Finally, while a school in Silver Valley may be desirable, proceeding with the purchase of the Blaney Hamlet property would not guarantee that a school would be constructed at this location in the future. Over the next twelve months, the Maple Ridge — Pitt Meadows School District will prepare a comprehensive School District Facilities Plan in consultation with stakeholders, educators, the community and the two municipalities. Once completed, this Plan will provide a critical context for discussions with municipalities regarding eligible school sites, and will ultimately also form the basis of future strategic property -acquisition decisions. We thank you for bringing the Blaney Harslet property to our attention and look forward to working with the District of Maple Ridge on the development of our long-term facilities plan. Yours ly Flavi. Coughlan, Sec etary Treasurer MM/ip School District No. 42 i Maple Ridge - Pitt Meadows 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Phone: 604.463.4200 Fax: 604.463.4181 411 MAPLE RIDGE ens .n Easbeitha u^rn ADOU District of Maple Ridge APPENDIX D TO: His Worship Mayor Ernie Daykin MEETING DATE: January 7, 2013 and Members of Council FILE NO: RZ/087/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Designated Civic Property at 23103 136 Avenue EXECUTIVE SUMMARY: At the Council meeting on April 24, 2012 Council deferred First Reading for Zone Amending Bylaw No. 6900 - 2012, which is one of two zone amending bylaws for the proposed development of 23103 136 Avenue (Appendix A). The proposal for the site was to rezone the subject property from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), and P-1 (Park and School). The deferred Zone Amending Bylaw No. 6900 - 2012 is to rezone land that is identified for a school site in the Blaney Hamlet of the Silver Valley Area Plan to RM -1 (Townhouse Residential) for the development of approximately 68 townhouse units. The applicant is now proposing approximately 30 R-2 (Urban Residential District) zoned single family lots on the school site. It therefore would be appropriate to bring forward a new Zone Amending Bylaw for consideration. Council and senior staff have been in discussion with the School Board for some time over the status of this school site. The developer has been seeking the purchase of the site, by either the School District or District of Maple Ridge, to allow him to proceed with the broader residential development planned for the site. On November 15, 2012 School District No. 42 provided the District with a letter stating they do not intend to proceed with the purchase of the property located at 136 Avenue, Blaney Hamlet, Silver Valley (Appendix B). The letter indicates that the School District will only need two elementary schools in Silver valley and that this Blaney Hamlet site will not be one of them. This decision runs counter to the Silver Valley Area Plan and will likely be perceived negatively by area residents. New residential development has been promoted and developed for more than a decade in Silver Valley with a school at the heart of the Blaney Hamlet. This report identifies a number of options with regard to the future use of this site for Council's consideration. They are as follows: Option 1: (Status Quo) This option would maintain the current OCP designation of this site as a future School/Park site and not approve any alternative residential use of the site. The option would likely be legally challenged by the property owners. Based on previous experience it is probable that the legal challenge could be successful. Given that the School District has decided not to pursue this site, this option is not recommended. Option 2: (Purchase the Site) Under this option the acquisition of the site would continue to be pursued, either by the District of Maple Ridge or in conjunction with the School Board. Given that the School Board has decided not to pursue this site for a school, this option is not recommended. Option 3: (Allow Residential Use) Bring forward a new Zone Amending Bylaw for proposed residential development on the school site. This option is recommended given the stated position of the School District. RECOMMENDATION: It is recommended that Option 3 of the staff report dated January 7, 2013 be supported and that staff be directed to bring forward a new Zone Amending Bylaw for residential development for consideration, and; That the staff report include a discussion on potential amenity contributions. DISCUSSION: Background: When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with a Civic land use designation. Since then, the District of Maple Ridge has been actively pursuing the acquisition of the school site for an elementary school in collaboration with the School District. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. School and Park sites have been identified through the area planning process in collaboration with the School District. The expectation in designating these sites was that they would be purchased for school use. Council passed a Loan Authorizing Bylaw to acquire the school site if the School District could commit to a future purchase of the site. Recently however, School District staff have indicated that the Province is considering moving towards a model that would see fewer but larger elementary schools built. In the absence of an agreement to purchase, the applicant is now seeking re -designation of the school site for residential use. The school site represents 1.534 ha (3.79ac), approximately 26% of the site. This OCP amendment request is the critical issue regarding this application. If approved by Council, it will negate the possibility of a school in this part of Silver Valley, and will have a negative impact on the existing Area Plan and the recent development in the area. On April 24, 2012 this application RZ/087/08 was presented to Council for First Reading of Zone Amending Bylaws No. 6899 - 2012 and 6900 - 2012. The First Reading Report is attached as Appendix C to this report. The Planning Department recommended approval of First Reading for Bylaw No. 6899 - 2012. Council approved First Reading of Bylaw No. 6899 - 2012. The Planning Department did not recommend approval of First Reading for Bylaw No. 6900 - 2012, to permit residential development (RM -1 Townhomes) in the area identified for a school site, as the proposal conflicted with the policies of the Silver Valley Area Plan and its designation for Civic use. Council deferred First Reading of Zoning Amending Bylaw No. 6900 - 2012. -2- Discussions on development of the school/park site continued between the District staff and the applicant, and with the School District. An appraisal was undertaken to establish the land values of the various park lands. On October 21, 2012 the District sent a letter to the Superintendent of School District 42 requesting the School Board provide definitive direction on the purchase of the school site. On November 15, 2012 the School District responded that the Maple Ridge - Pitt Meadows Board of Education has given the matter careful consideration and has decided not to proceed with the purchase of the 1.534 ha (3.79 ac) school site property. Reasons given for not proceeding with acquisition of this site are: declining enrollment figures in the School District; the existence of two other designated school sites in the Silver Valley area; and the lack of financial commitments on the part of the Province to build a school on this site. Project Description: The applicant is proposing to rezone the subject site utilizing two distinct Zone Amending Bylaws (6899 - 2012 and 6900 - 2012) to provide a variety of residential lot sizes and housing types. Bylaw No. 6899 - 2012 was given First Reading on April 24, 2012. Bylaw No. 6900 - 2012 is the subject of this report and proposes a residential use on the portion of the site currently designated for "Civic" use (i.e. an elementary school). At this time the current application has been assessed only 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 additional development applications. Official Community Plan: The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. The proposed development is consistent with the policies of the Silver Valley Area Plan for the bulk of the property, with the exception of the "Civic" designated portion of the site. This "Civic" site is divided into a 0.405 ha (1 ac) "park" portion, which will be purchased by the District of Maple Ridge to be amalgamated with the existing park to the north for use as a future neighbourhood park, and the 1.534 ha (3.79 ac) school site. Some of the area on the school site is designated for Conservation and the boundaries will need to be adjusted as a result of ground truthing. The applicant is proposing a residential use on the portion of the site currently designated for "Civic" use (i.e. an elementary school). Zoning Bylaw: This application to develop the property located at 23103 136 Avenue is comprised of two Zone Amending Bylaws, Bylaw No. 6899 - 2012 and Bylaw No. 6900 - 2012. The first bylaw, No. 6899 - 2012, proposes to rezone the property from A-2 (Upland Agricultural) to R-2 (Urban Residential District), R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), and P-1 (Park and School) to permit the development of single family -3- residential and townhouse residential with park lands for Civic and Conservation uses. This represents all the land except that portion identified as a future school site. The second bylaw, Bylaw No. 6900 - 2012, was separated from the first bylaw so that the other lands could potentially proceed with the rezoning and development process while the issues related to the school site could be resolved. When Council considered this bylaw in April 2012 the applicant proposed to rezone land that is identified for a school site to RM -1 (Townhouse Residential) for the development of approximately 68 townhouse units. The applicant is now proposing approximately 30 R-2 (Urban Residential District) zoned single family lots on the school site. It therefore would be appropriate to bring forward a new Zone Amending Bylaw for consideration. Development Options for the School Site: Since the School Board has determined that they will not purchase the school site and the developer is eager to proceed with a proposal for residential use of the site, the District is left in the position of deciding what the best use for the site is. What follows below is a discussion of the possible options for the site and implications of each: Option 1: (Status Quo) Maintain the current Civic OCP designation for the school site and not support a rezoning application to any other use. Not supporting this rezoning request would still allow the bulk of the site to develop for residential uses and permit the District of Maple Ridge to purchase the 0.405 ha (1 ac) park site. The developer would be able to build one single family dwelling on the 1.534 ha (3.79 ac) site with the A-2 (Upland Agriculture) zoning and sell the parcel as such. This approach could preserve the site for future consideration and would also allow Council to re-evaluate the status of the site periodically. The risk with this approach is that the applicant could seek legal action against the District of Maple Ridge by arguing, as has been done in the past, that a parcel designated for Civic use must be able to be purchased within a certain period of time. Option 2: (Purchase the Site) Continue to pursue the acquisition of the property, either by the District of Maple Ridge or in conjunction with the School District. This approach would preserve the integrity of the Silver Valley plan with the thought that the site will be used for a Civic use in the future as the area matures. The applicant has indicated he would be willing to sell the site at fair market value to either the District of Maple Ridge or the School District. The downside to this approach is that, given the School District's position, it is the District of Maple Ridge that would have to purchase the site in anticipation of a future school that will in all likelihood never happen. This would place a burden on the District of Maple Ridge that is a provincial responsibility. -4- Option 3: (Allow Residential Use) Amend the OCP from Civic to Residential to allow residential development on the school site. This option is proposed by the developer to allow him to proceed with residential development of the entire parcel at one time. The suggested use fits well with the overall neighbourhood. This option would eliminate the possibility of a school site in the heart of Blaney Hamlet. This site was originally chosen for a school because of its relative flatness and central location to the emerging neighbourhoods. Area residents have purchased homes in the area in anticipation of the future elementary school locating near them. There are no other comparable sites in the Blaney Hamlet where a school could be accommodated. Should Council favour this option, then a new Zone Amending Bylaw would be brought back for consideration. Amenity Contribution: An amenity requirement in exchange for the necessary OCP re -designation is similar to the approach being contemplated by Council in Albion. The exact nature of what the amenity would be in this case is still undetermined. There is also some debate as to whether or not there is any significant "lift" associated with an OCP re -designation from "Civic" to "Medium/High Density Residential". Land purchase prices are generally determined by a highest and best use calculation. Since land value cannot be determined by looking at the limited land value for "Civic" uses, a fair market value would have to be the going rate of the residential lands nearby. Thus, the lift value on this land may be limited. Council, however, could still make the case that the requested OCP designation is a significant enough change to warrant an amenity contribution. The developer has indicated to staff they are not in favour of an amenity contribution for the OCP re -designation request. Council would therefore have to make it a condition of zoning approval. Neighbourhood Context: There have been numerous comments received from area residents at Public Hearings noting the need for a local elementary school. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of an elementrary school eventually being located there. CONCLUSION: The proposed zone amending bylaw to allow residential development on the school site is not in compliance with the policies of the Silver Valley Area Plan. The School District's decision not to acquire the 1.534 ha (3.79 ac) school site presents a challenge to the District of Maple Ridge and the existing neighbourhoods which have developed in anticipation of this school use. The developer is willing to sell the land for this purpose to either the School Board or the District of Maple Ridge but also seeks a residential use if a sale is not possible. -5- Based on the history of the OCP, three options are presented for Council's consideration. Staff recommends Option 3 based on the reality that the School District has decided that it does not want the site any longer. A new Zone Amending Bylaw would be brought back for consideration of First Reading. Staff also recommend that the First Reading report include a discussion on amenity contributions for consideration. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - November 15, 2012 Letter from School District 42 Appendix C - April 16, 2012 First Reading report -6- 4 PRP RiEGE a.Irh EW..,a. District of Maple Ridge APPENDIX E TO: His Worship Mayor Ernie Daykin MEETING DATE: April 16, 2012 and Members of Council FILE NO: RZ/087/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6899 - 2012 Maple Ridge Zone Amending Bylaw No. 6900 - 2012 23103 136 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), RM-1(Townhouse Residential), and P-1 (Park and School). Two zone amending bylaws are proposed. The first, Zone Amending Bylaw No. 6899 - 2012, is to permit the development of approximately 36 single family lots, 18 townhouse units, a neighbourhood park, a municipal park and a linear park for a trail. As this development proposal is consistent with the Silver Valley Area Plan policies for residential development in the Official Community Plan and an amendment to such is supportable under the OCP Policies, it is recommended that Zone Amending Bylaw No. 6899 - 2012 be given First Reading. The second zone amending bylaw is to rezone the land identified for a school/park site. When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with the Civic land use designation. At the time of writing of this report the matter is under consideration by the School District in conjunction with the Provincial Government. The District of Maple Ridge is awaiting the outcome of that consideration. The applicant is now requesting, in the absence of an agreement to purchase, that the school site be re -designated for townhouse development, as shown on Zone Amending Bylaw No. 6900 - 2012. As the development proposal is not in compliance with the Official Community Plan and an amendment to such is not supportable under the OCP Policies, it is recommended that Zone Amending Bylaw No. 6900 - 2012 not be given First Reading. 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 additional consultation with the School District be required in respect of this matter, and no further consultation be required 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. 6899 - 2012 be given First Reading; That Zone Amending Bylaw No. 6900 - 2012 not be given First Reading; and That if the bylaw(s) is/are given First Reading, the applicant provide further information as described on Schedules A, C, D, F and G of the Development Procedures Bylaw No. 5879 - 1999, along with Intensive Residential Development Permit and Subdivision applications. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: Use: South: East: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: West: Use: Joel Lycan, Campton Services Corp. Campton Services Corp. Lot 10, Section 32, Township 12, NWD Plan 38408, except Plan BCP48908 Civic, Conservation, Med/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, Neighbourhood Park A-2 (Upland Agricultural) R-3 (Special Amenity Residential District), R-1 (Residential District), RS -lb (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), P-1 (Park and School) Park, Neighbourhood Park, Conservation, Townhouse, Single Family Residential P-1 (Park and School), A-2 (Upland Agricultural), RM -1 (Townhouse Residential), R-3 (Special Amenity Residential District), R-1 (Residential District), Civic, Neighbourhood Park, Conservation, Med/High Density Residential, Medium Density Residential Park, Single Family Residential RS -3 (Rural Residential), RS -1b (One Family Urban (Medium Density) Residential), Conservation, Low/Medium Density Residential Single Family Rural Residential RS -3 (Rural Residential), A-2 (Upland Agricultural) Med/High Density Residential, Medium Density Residential, Civic, Conservation Single Family Residential Zone: CD -3-98 Designation: Low Density Urban, Eco -Clusters, Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Project Description: Rural Residential Single Family Residential, Townhouse, Park, Conservation 5.896 HA. 136 Avenue, Gilbert Drive, 230A Street and 232 Street Urban Standard The subject site slopes down on three sides towards the middle of the site at 136 Avenue. There are two tributaries of Cattell Brook on the site: one crossing the eastern portion from north to south; and the headwaters of a second tributary in the middle of the site, north of the proposed intersection of 136 Avenue and 230A Street. Both tributaries continue south from the site. The applicant is proposing to rezone the subject site to provide a variety of residential lot sizes and housing types within the development, in accordance with the Silver Valley Area Plan, and to permit the future subdivision and development of approximately 36 single family lots, an 18 unit townhouse site, and a 68 unit townhouse site. 136 Avenue will be constructed through the site and will connect with the existing portion to the west, and Gilbert Drive and 230A Street will be constructed through the site from the north to connect with 136 Avenue. Park lands are proposed comprising of: a Municipal Park site of approximately 0.405 hectares (1 acre) abutting the Municipal Park site to the north; a Neighbourhood Park of approximately 0.128 hectares (0.3 acres) at Gilbert Drive and 137 Avenue; linear Park strips will be dedicated for a trail along the 137 Avenue right-of-way between Gilbert Drive and 232 Street; and conservation areas for the protection of Cattell Brook will be dedicated. 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 located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. The proposed development is consistent with the policies of the Silver Valley Area Plan for residential development and works towards the desired community pattern within the Blaney Hamlet, with the exception of the 1.534 hectare portion in the center of the site. This portion is currently designated for Civic use and the applicant is proposing a Medium/High Density Residential use for townhouses. Background: When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan with a Civic land use designation. Since then, the District has been actively pursuing the acquisition of the school site for an elementary school, but has not been able to collaborate with the School District or the Ministry of Education for its purchase. The property owners, frustrated in their attempts to sell or develop their property, have sought legal council. In the absence of a clear purchase agreement, the District's abilty to retain the Civic designation on this site is legally tenuous. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. School and Park sites have been identified through the area planning process, and, through this process, the District has identified these sites up -front in collaboration with the School District. Although this collaborative process is pro -active, it has caused problems for property owners, due to the delays in acquiring these sites for school use. The expectation in designating these sites was that they would be purchased for school use. This matter is presently under consideration by the School District in conjunction with the Provincial Government. In the area plan, the civic designation in the Blaney Hamlet consisted of three contiguous properties west of the intersection of 136 Avenue and 232 Street. Multiple land use designations, including residential, conservation and civic are associated with these properties. The civic designation reflects the District's intent to develop parks adjacent to school sites in order to maximize the efficiency of these complimentary uses. The northern portion of the civic designated site was recently rezoned to P-1 (Park and School) under application RZ/110/08 for Municipal Park. The portion of that property with a civic designation was identified for park (not school) and the Distrcit was able to secure a satisfactory purchase arrangement with the applicant. It is important to note that Council is under no obligation to approve a rezoning application that could undermine community need, and an Approving Officer could deny any subdivision application deemed not in the community's best interest. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of a school eventually being located there. Proposed amendments to the Official Community Plan: The applicant for this development is now requesting, in the absence of an agreement to purchase, that the school site be re -designated for townhouse development. This represents 1.534 hectares, approximately 26% of the site, that is designated for civic uses. This OCP amendment, in support of Zone Amending Bylaw No. 6899 - 2012, to re -designate 1.534 hectares from Civic use to Medium/High Residential use is not supportable under the OCP policies, as discussed above. Although the proposed development of the rest of the site is in accordance with the policies of the Silver Valley Area Plan of the Official Community Plan, the applicant has requested an OCP amendment in support of Zone Amending Bylaw No. 6899 - 2012 to adjust the boundaries of the land use designations on the site. There are several land use designations on the site and the results of careful evaluation of the topographic conditions are that adjustments to the land use boundaries are needed. This means the proposed density and housing forms will better fit the terrain, a Neighbourhood Park of approximately 0.128 hectares (0.3 acres) is proposed at Gilbert Drive and 137 Avenue, and a linear park trail will provide neighbourhood connectivity via the 137 Avenue right-of-way. The boundaries of the area designated Med/High Density Residential will be adjusted to where it is best suited for a townhouse development and the Low/Medium and Medium Density Residential areas will be adjusted for single family development. The areas designated for Neighbourhood Park will be amended to accommodate the most suitable areas for the playground and linear park and the area identified for the Municipal Park site will designated Civic. Environmental assessment of the designated Conservation areas has determined that the watercourse in the middle of the site has its headwaters just north of the proposed intersection of 136 Avenue and 230A Street and the second watercourse crosses the east side of the site from north to south. The boundaries of the Conservation areas will be amended to align with the required setbacks from the watercourses. Since the development of the rest of the site is in accordance with the policies for residential development in the Silver Valley Area Plan, and an amendment to such is supportable under the OCP Policies in support of Zone Amending Bylaw No. 6899 - 2012. Zoning Bylaw: The current application proposes to rezone the property located at 23103 136 Avenue from A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), RM -1 (Townhouse Residential), P-1 (Park and School) to permit the development of single family residential and townhouse residential with park lands for civic, neighbourhood and conservation uses. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.7 of the 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 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. 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; • 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. Within the Silver Valley Area Plan, the Conservation areas are shown on Figures 2, 3 and 4. Advisory 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 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; 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) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that additional consultation is required with the School District, in addition to the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. It is recommended that Council not require any further additional consultation. f) Development Applications: In order for this application to proceed, if First Reading is approved, the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. Multi -Family Residential Development Permit Application (Schedule D); 4. Watercourse Protection Development Permit Application (Schedule F); 5. Natural Features Development Permit Application (Schedule G); 6. Intensive Residential Development Permit Application; 7. 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 proposed development is in compliance with the policies of the Silver Valley Area Plan, with the exception of the 1.534 hectare portion in the center of the site that is currently designated for Civic use and the applicant is proposing a Medium/High Density Residential use for townhouses. Justification has been provided to support an Official Community Plan amendment in support of Zone Amending Bylaw No. 6899 - 2012. It is, therefore, recommended that Council grant First Reading to Zone Amending Bylaw No. 6899 - 2012, subject to additional information being provided and assessed prior to Second Reading. In regard to the proposal for a townhouse development in the area designated as Civic for a school/park site, the RM -1 (Townhouse Residential) zone conflicts with the policies of the Silver Valley Area Plan and is not supported by the Official Community Plan designation of Civic use, as outlined in this report. It is, therefore, recommended that Council not grant First Reading to Zone Amending Bylaw No. 6900 - 2012. 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. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule Concurrence: J. L. (Jim) Rule Chief Administrative Officer AE/ The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6899-2012 Appendix C - Zone Amending Bylaw 6900-2012 Appendix D - Proposed Subdivision Plan 5 SCP 44122 BCS 3885 BCP 43237 4 PARK BGP 4: PAR RK APPENDIX A TO APRIL 16, 2012 REPORT 137 AVE SUBJECT PROPERTY 13653 I r A PP 17234 RP 17267 P 18410 A Rem 6 136 AVE. 1113M0 1.0 PARK 13565 06 eft WI' Op 39 132 E 13516 36 P 5116 P 11173 7 13589 6 13337 13327 1,361' 23103 136 AVENUE SCALE 1 :3,000 District of Langley MAPLE RIDGE Br8.1. h Catumbla 8CS 3588 51 Rem 13738 13702 13616 13602 (PUMP 5 13556 13546 13515 so CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Mar 13, 2012 FILE: RZ/087/08 BY: PC APPENDIX B to April 16, 2012 Report CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6899-2012 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. 6899-2012." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1558 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential District), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), P-1 (Park and School), and 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 24th day of April, A.D. 2012. 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 '� ff � - 5 ;9-7;1P' 199 - '..eill Fey, Affir : epi YRx `;9 7_ 1r9 m 3gg »re 87 /1 : ��` BCP 43237 lir 4 mfr �r vg 3 4 \ _ 13771 - PARK 61LVl3l MLLEY AO Oil 40 r f 39 of }s,a � � 91 ,+��1.11"7'9' ^ - BCP 43235 rm� iliiiht. 41 Rem 1 18 { 11: �T13 3 P20 111WO 91111.1116, 13738 Wi PARK 120 Lyo, r77 _yc1110 107 •« _ _� y,A1cE LOOP ; r / amn�� 1111 j ..♦♦♦.�♦1 ii 4 P 38408 . 13880 6 Rem 10 13653 135A AVE 13650 5 Wir 7 13860 RP 17234 a1 2 � RP 10274 LA 19 20 21 22 n 13820 u 2 •• RP 17267 P18410 iy i. AVE 'ill ...,... •••'ll 441 `9CA 11111N,7 irt A Rema N fl 13618 II g N ` i .T.. P711P 31ATION) Ill 138 AVE. \ L8 \ 116 AVE `. T \ 14EN0 PARK a C7+�miii liel 61 /$ ' Rit BCP 42589op, + If e P11173 \\ f. 7 \\ 13588 13586 \" P43 .7 Min Y 2 ? IA VW ''1- 3 19 13667 _.f in. In 004 1 1 v m / \ 1T 18 5 13586 saw- t¢ 4 il: 1n�i1°=' 31 �P 3 \\ \\\ 13627 22�� \ \ \ P435B7 MAPLE .IDLE ZO\E A(V Bylaw No. 6899-2012 Map No. 1558 From: A-2 (Upland Agricultural) E\DI \G To: 11 RM-1 (Townhouse Residential) ! rA P-1 (Park and School) Malli R-1 (Residential District) e:l R-3 (Special Amenity Residential District) \\ RS-1 b (One Family Urban (Medium Density) Residential) 4/•/\-sk N SCALE 1:3,000 MAPLE RIDGE Brikish Columbia APPENDIX C TO APRIL 16, 2012 REPORT CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6900-2012 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. 6900-2012." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and outlined in heavy black line on Map No. 1559 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-2 (Urban 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 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER ryv ` <23 ' y7) 4 - c„�: �� .afy \ \ 13771 ' .. _ _ Z 22910 I 00 �, — 203088„ d• PARK \ — 5`'`b�369 u 22906 1 co 37 0 020 8 1 n9,7, i 22902 2280 Q 020 815 7,7) �� U ° s /110 6 BCP 43237 6 5238 2291687 13 0, 1q9 P SILVER VALLEY Re m22go1 J 1113786 ry�o 4 PARK • 22896 X802 I 39 22 697 co m 22906 %112 8 1374 =� ^'a.;/ 1 90 BCP 43235 �� m 8 40 co 22893 U zz9� 91 \1143731 cc 9 0/ / 13 696 AIS 3785 m zz 92 11516 rn e 22890 11 Q3-0,1 W 612 88 42 5 4.•\6%1 3 �• 3 a2� PARK Rem 1 13738 P 21 22 934 p 38 62 \ 44,01 73.00 Y„� ® • 12013701 — — zzas7 137 AVE. 137 AVE. gp3.11 13 rn 12 m –10 M a 9 13673/91 13702 BLAKE LOOP 88 8 13680 P 38408 13670 7 13660 6 13653 Rem.10 13660 4 136 AAVE. 13650 N 5 co A RP 17234 c�1 c9 2N N N�M134 r n27 2625X14 a NN 136330 A RP 10274 LANE 19®N21 05 m 13620 U 2 m RP 17267 P 18410 36 AVE. 13610 `� .6104. A890 A Rem 6 N 13616 N74 N N 92 N N N 13602 (PUMP STATION) N 6 N75 36 AVE. 73 7277 — 7887 — \ \ — 07 o o 0 P11173 \\,,,p 14 13 1230 N 19 cr 03 9 __ PARK A. � BGP 306 1 ti BCP42569II I I N N N 7 \t N 61� 13589 13586 \ 13573 801 0 13575 3572 M II P 43567 15 13569 1613563 d 13565 ',.^ m 3 6 11713557 1355 4 4. 13550 160 P o No BCP 4:906Q o 43 d R$g// BG / / / / \ 17 18 19 6 13547 5 13546 39 410 0 X20 531 VI A549' 6 37 38 BCP 49303\ • p 1353 X23525 O 13528 v 5213519 \\ \ \ \ \ \ \ P 43567 13527 \/ADL= Bylaw No. Mau No. From: To: R 6900-2012 1559 A-2 R-2 DG= /0\= AV (Upland Agricultural) (Urban Residential =\D District) \G /O.:\ N SCALE 1:3,000 MAPLE RIDGE British Columbia APPENDIX D TO APRIL 16, 2012 REPORT • Cyet� ' 10 PARK AREA4406 ha.(1 Ac) sm I. ivax 2 .Mm4 • 3 s� • mmm .elm' 6'w°''zip 6 0x4.1 • erm CS DPW, RM SRI (18 UFA) 136th AVENUE 14 N 1292' 9 5048 € amax Consultants Ltd. 1034600 West 6th Ave. '+./acouver, B.C. t'6J 1R3 224-6627 Fax PARK a4,1-1 4rt-Vov. r3 • e _ 1 O li> two..,r44KS1 ) to Li 1 M) gaol< VAN 4t Lot'1 l01W 1365 AVENUE RZ•08/-00 38 A REA.0.395 ha4(0.93AeJ 18uNtrs ICE MY I7 FUTURE RM SRE FUTURE NM SUE REM. 1001100 APP ' ' IX F 391.976 L. m2 6.677 "J 988 48 14759 0 m2 °90 ti 201886 8 2 9.56 3.50 16 406m2 4.94 80 10.50 17 315m2 0.50 10 PLAN 38408 10.50 18 315m2 0.50 .20 19 315m2 0.50 0.50 20 315m2 0.5D 125.657 PARK AREA=0.405 ha 0.5 21 315m2 0.50 133.258 22 315m2 10.50 0. /5 23 137th AVEN E 23.84 24.64 24 431m2 318m2 184 0.50 o PART 37 °D AREA=1.534 ha 17.90 12.13 12.13 12.13 12.13 10.50 1 2 3 4 5 6 'a" 334m2 333m2 332m2 331m2 363m2 Na, 465m2 15.85 1.03 12.13 12.13 12.13 12.13 F 1,50 \\ 0 8 7 369m2 34.5 0 360m2 10 372m2 32.08 9 2000 0 368m2 36.0 31.09 36.006 PARK 1887m2 30.96 11 347m2 12 330m2 13 326m2 14 333m2 29.42 E.S.A. 26.96 84 25 CO 22.5 634m2 32272 28 22 28 - 1079m2 • (3201-n2) 18.0 31.21 _ 29 5 336m2 18.0 POND 533m2 59.925 9.70 46.402 45.283 344m2 27.000 32.18 30 315m2 28.57 31 315m2 28.85 32 a 315m2 30.30 33 333m2 • 34 - 349m2 222.5- A 25 A REF. PLAN 17267 22.5 FUTURE E.S.A. 22. 408m 36 345m2 27.48 37 363m2 23.98 w11ABJ ,71.809 34.196 136th AVENUE 22.002 (LOT A ) RZ-087-08 AREA= 0.234ha SU3DIVISION PLAN DEC 21 2012 1:1000 7 i 39 89 1 I 112 4 237 APPENDIX G SEC T I O N 3 2 TOWN S H I P 1 2 PARK 8 9 10 4 0.3237 125657 137th AVEN E93srn, 840 PARK AREA=0.405 ha Blake lana 8 PART 39 AREA=1.534 ha TOTAL AREA=1.929 ha 1369 Avenue 25 22 24 23 :11 5 tie • 52mz 732.002 a� RM SITE 86 UNITS (18 U.P.A.) 6320'50' FUTURE ESA. PARK 6.006 AREA=0.2 136th AVENUE s PARK ( 9.007 84. PAPER SUE Je X Pr SCALE I : 500 96 2'07 83'220 25[.006 PARK N 1292• B DOORMAN/CHHINA " 5048 07 91.198 99'22'0' 136th AVENUE --- RZ-087-08 January 2, 2075 dam ax@telus. n e t PART 39 AREA=0.395 ha 257'27' A FUTURE RM SITE FUTURE RM SITE REM. 6 I. IMO PROPOSED SUBDIVISION Damax Consultants Ltd. 103 — 1600 West 6th Avenue Vancouver, B.C. V6J 1R3 Tel. (604) 224 — 6827 Fax. (604) 689 — 3880 Cell. (604) 817 — 4695 Tena Pacific Land Surveying Ltd APPENDIX H Selection of Silver Valley Area Plan Policies The following is a selection of Silver Valley Policies that the author of this report considered to be relevant to the application. However, the Silver Valley Area Plan contains numerous policies, and it is recommended that those interested in those policies refer directly to the Silver Valley Area Plan on the District of Maple Ridge Website at http://www.mapleridge.ca/assets/Default/Planning/OCP/pdfs/10.3 silver valley section.pdf Guilding Principles: • Allow for the Plan to adapt to meet economic opportunities over time (3.1.4) • Plan for schools and community facilities that are integrated with regional greenway linkages and open spaces (3.2.1) • Plan for pedestrians as a means of reducing car dependant trips in the community. (3.2.3) Overview of the Plan: • Higher densities are focused around commercial, school and parks (4.2) • Schools are located as an integral part of the centre of each Hamlet (4.7) • Schools are within walking distance of most students (4.7) • Community amenities are integrated at the centre of each Hamlet (4.9) • Community Buildings are multi -use and of civic importance as landmarks (4.9) Policies: • A Hamlet is a planned and complete village that encompasses diverse housing types, school and parks, transit access and basic commercial needs best described as the traditional corner store, limited to approximately 50m2 in retail (Policy 5.3.1a) • Each Hamlet pattern is based on a centre which is the Civic area which includes a park and school, limited commercial space, civic uses, and higher density residential. This pattern is common to all Hamlets, with variations to accommodate site constraints. (Policy 5.3.1b) • Spacing between schools, clusters of density, open spaces and parks within each hamlet will be defined by a comfortable walking distance (Policy 5.3.2b) • Each Hamlet should provide a civic focus for the surrounding neighbourhoods. Location of schools, parks, commercial and community amenities should be within an identifable centre for each Hamlet (Policy 5.3.2c) • Blaney Hamlet should be centred at 232nd Street, at approximately 137th Avenue. The Hamlet centre should contain a civic area, comprised of a park, school and community facilty, such as a daycare. The centre should also include a small commercial area limited to retail floor space of 90-140m2 (Policy 5.3.3ii) • A Neighbourhood is a subset of a Hamlet, generally defined by a 200 metre, 2 minute walkking radius from a central local community and/or park space and transit stop (Policy 5.3.4a) • Each Neighbourhood is identifiable by housing focussed on the central local park space and the surrounding open space or environmental preserve (Policy 5.3.4c) • Neighbourhoods are based on the Principle of housing clusters designed to allow children to play safely in the street or walk to the park, and to promote a sense of social cohesion among residents (Policy 5.3.4f) • Local parks should be centrally located in each Neighbourhood, fronted by streets and housing rather than surrounded by fencing and rear yards. Access to the parks should be provided along local streets (Policy 5.3.4h) • School buildings should be designed to accommodate spaces for other community uses, such a neighbourhood meetings, arts and crafts, society and social gatherings etc. (Policy 5.3.6) • Civic areas are the central focus of each neighbourhood and should be developed around their neighbourhood character. Associated with each civic area is a school, park area and natural open space (Policy 5.3.8c) • School parks are 0.4 ha (1 acre) to 0.6 ha (1.5 acres) in size and should be within a 5 - 10 minute walk from most dwellings. These parks should be integrated with the school site, the environment, technology and natural features of the area. Included in the parks should be playfields, school grounds, and adjacent natural open space. Some educational aspect should be added to the design and function of the park (Policy 5.3.8d) 4 {.MAN ;1:1C;F Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: February 18, 2013 and Members of Council FILE NO: 2012-115-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6966-2013 12018 and 12038 Edge Street; 22554 and 22566 Brown Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from CS -1 (Service Commercial) and RS 1 (One Family Urban Residential) to CD -1-13 (Comprehensive Development Zone). An Official Community Plan Amending Bylaw will be required to accompany this rezoning application to redesignate the three parcels on Brown Avenue to Town Centre Commercial to be the same as the existing designation for the 4th parcel making up this application along Dewdney Trunk Road. The envisioned project is a three -tower commercial and multiple residential mixed-use development, to be built over an eight (8) year period, with a residential floor area ratio of 1.912 in the first phase, 4.242 in the second and 5.59 in the third and final phase. There are proposed to be a total of 240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area, with 2 levels of underground parking and 2 levels of above ground structured parking. To proceed further with this application, additional information is required as outlined in this report. RECOMMENDATIONS: 1. 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 the 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 improvement district boards; and vi. The Provincial and Federal Government and their agencies. and in that regard it is recommended that additional consultation with School District 42 be required in respect of this matter, in addition to the early posting of the proposed Official Community Plan amendment on the District's website, together with an invitation to the public to comment; 1102 2. That Zone Amending Bylaw No. 6966-2013 be given First Reading; and 3. That the applicant provide further information as described on Schedules A, C and D of the Development Procedures Bylaw No. 5879 - 1999. DISCUSSION: a) Background Context: Applicant: Owner: Bissky Architecture and Urban Design (Wayne Bissky) Tony & Denny Holdings Ltd. Ascent One Properties Ltd Legal Description: Lot 303, Section 20, Township 12, Plan 44882; Lots 4, 5 and 6, Section 20, Township: 12, Plan 8081. OCP: Existing: Proposed Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Town Centre Commercial and Low -Rise Apartment Town Centre Commercial CS -1 (Service Commercial), RS -1 (One Family Urban Residential) CD -1-13 (Comprehensive Development Zone) Use: Duplex and Single Family Residential Zone: RT -1 and RS -1 Designation: Medium and High -Rise Apartment Use: Civic Complex and Commercial Zone: P-1 and C-3 Designation: Institutional and Town Centre Commercial Use: Municipal parking lot, Single Family Residential and Commercial Zone: CS -1 and C-3 Designation: Medium and High -Rise Apartment, and Town Centre Commercial Apartment & recently completed apartment development (RZ/078/09), Shopping centre. RM -2, RM -3 and C-3 Town Centre Commercial and Low -Rise Apartment Use: Zone: Designation: Single Family Dwellings (3 lots along Brown Avenue) Commercial Use (Lot at corner of Edge Street and Dewdney Trunk Road) Commercial and Multi -Residential Mixed Use Phased Development Site Area: Access: Servicing requirement: b) Site Characteristics: 0.43 Ha. (1.06 acres) excluding lane proposed to be included as part of the development site Dewdney Trunk Road, Edge Street and Brown Avenue Urban Standard The site consists of three lots fronting Brown Street, one lot fronting Dewdney Trunk Road at the corner of Edge Street and a portion of the lane immediately off of Edge Street, (parallel to Dewdney Trunk Road), proposed to be incorporated into the site. The total site area, excluding the lane portion is 0.43 hectares (1.06 acres). Each of the lots along Brown Avenue is flat and has a dwelling unit with accessory buildings. The parcel on Dewdney Trunk Road is also flat and has a commercial building with a restaurant (Paliotti's Italian Restaurant). c) Project Description: The proposal is a commercial and multiple residential mixed-use development, having a total of 240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area, with underground and structured parking. It is to consist of a podium, containing the commercial floor space and parking, eventually extending through the entire site, with three towers stepping up in height from 6, 13 to 19 storeys. A western portion of the existing lane off of Edge Street, parallel to Dewdney Trunk Road, is to be converted into a driveway subject to a public access easement allowing for continuous public use and allowing for service and parking access for the project. This will allow the above ground and underground parking levels to be uninterrupted structures. The podium will be 4 -storeys along Edge Street, stepping in the Phase 1 portion of the development site down to 2 storeys along Brown Avenue. The podium is to have commercial floor space on the ground level along all three fronting streets and parking on the second level in all three phases. In phase 2 and 3, there will be an additional 3rd level of parking with the 4th level of the podium containing additional commercial floor space. Amenity and mechanical rooms may be situated on the above ground parking levels. Three towers are proposed atop the podium. The first phase tower is to be a 6 -storey, 48 residential dwelling unit structure facing Brown Avenue. The second phase is to be a 13 -storey, 72 residential dwelling unit tower at the corner of Brown Avenue and Edge Street, and the tallest building is to be a 19 -storey 120 residential dwelling unit tower at the corner of Edge Street and Dewdney Trunk Road. This development is to be built over a period estimated to be 8 years. A summary of the phases is described in the table below (See Appendix C and D for details): • Phase 1: A 6 storey structure with a FSR of 1.912, and having 630.6 m2 (6,788 ft2) of commercial and 3,840.3 m2 (37,462 ft2) of residential floor area. It would be located at the eastern end of the site fronting on Brown Avenue. There would be 48 residential dwelling units, and 104 underground or structured parking spaces, including visitor parking spaces; • Phase 2: A 13 storey structure with a FSR of 4.242, and having 1,852.6 m2 (19,941 ft2) of commercial and 6,214.3 m2 (66,890 ft2) of residential floor area. It would be located at the corner of Brown Avenue and Edge Street, next to and adjacent to the first phase, having a presence on both streets. There would be 72 residential dwelling units, and 105 underground or structured parking spaces, including visitor parking spaces; and • Phase 3: A 19 storey structure with a FSR of 5.59, and having 1,896.6 m2 (20,415 ft2) of commercial and 8,851.4 m2 (95,276 ft2) of residential floor area. It would be located at the corner of Edge Street and Dewdney Trunk Road, south of and next to the second phase, having a presence on both streets. There would be 120 residential dwelling units, and 133 underground or structured parking spaces, including visitor parking spaces; The following table summarizes the proposal: Using the C-3 (Town Centre Commercial) Zone as a guide, Phases 2 and 3 of this proposal will exceed the permitted residential floor area of 2.3 times the lot area. The proposed density as noted in the above table for the Phases 2 and 3, will exceed this maximum by 84 percent and 143 percent, respectively. As this development is in keeping with the objectives of densification in the Town Centre, will be part of a Phased Development Agreement, and is in the incentive areas, the creation of a CD (Comprehensive Development Zone) is appropriate. The agent for the owners has reviewed the CD Zone and is comfortable with the Bylaw as it reads. The development site is located within Sub Area 1 of the Town Centre Area Incentive Program, and meets the conditions to be included in the program. The proposal does not currently have information about "green" or energy efficiency -related considerations; therefore the applicant has been advised that a larger incentive benefit is available under the Incentive Program by Gross Floor Area Square Meters & (Square Feet) Phase Commercial Residential Dwelling units Building i Height (Storeys) Resid. Floor Area Ratio Parking Phase 1 630.6 m2 (6,788 ft2) 3,480.3 m2 (37,462 ft2) 48 6 1.912 104 Phase 2 1,852.6 m2 (19,941 ft2) 6,214.3 m2 (66,890 ft2) 72 13 4.242 105 Phase 3 1,896.6 m2 (20,415 ft2) 8,851.4 m2 (95,276 ft2) 120 19 5.59 133 TOTAL 4,379.8 m2 (47,144 ft2) 17,253.3 m2 (185,713 ft2) 240 Average FSR of 3.875 323 Using the C-3 (Town Centre Commercial) Zone as a guide, Phases 2 and 3 of this proposal will exceed the permitted residential floor area of 2.3 times the lot area. The proposed density as noted in the above table for the Phases 2 and 3, will exceed this maximum by 84 percent and 143 percent, respectively. As this development is in keeping with the objectives of densification in the Town Centre, will be part of a Phased Development Agreement, and is in the incentive areas, the creation of a CD (Comprehensive Development Zone) is appropriate. The agent for the owners has reviewed the CD Zone and is comfortable with the Bylaw as it reads. The development site is located within Sub Area 1 of the Town Centre Area Incentive Program, and meets the conditions to be included in the program. The proposal does not currently have information about "green" or energy efficiency -related considerations; therefore the applicant has been advised that a larger incentive benefit is available under the Incentive Program by incorporating LEED/energy conservation measures into this project. Further information in this regard is proposed to be provided by the applicant in the detailed submission. This information will also be required as a component of the Town Centre Development Permit. At this time, the current application has been assessed to determine its compliance with the Official Community Plan (and the Town Centre Area Plan) and provide a land use assessment only. The preliminary conclusion is that the proposal would comply with the OCP Land Use policies if the three lots along Brown Avenue are redesignated to Town Centre Commercial in the Town Centre Area Plan. The appropriate OCP Amending Bylaw for the Town Centre Area Plan will be prepared once the applicant's full application packages have been received, as part of the Second Reading Report. d) Planning Analysis: Official Community Plan: The development site is located within the Town Centre Area Plan. The one lot at the corner of Dewdney Trunk Road and Edge Street is designated Town Centre Commercial. The remaining 3 lots along the south side of Brown Avenue are designated Medium and High -Rise Apartment. To accommodate this proposal, these 3 lots on Brown Avenue will need to be redesignated to Town Centre Commercial to match the designation of the corner lot on Dewdney Trunk Road. This redesignation is supportable because: • it will give a consistent designation for the entire site; • it is more in keeping with the Medium and High -Rise Apartment designation of the other properties along this stretch of Brown Avenue; • the proposal will contribute in creating a compact and vibrant Central Business District with mixed uses envisioned in the Town Centre Area Plan; and • the strategic location of the site being across from the Civic Core area. Use of a CD Zone complies with condition d) in Appendix A - Zoning Matrix of the Town Centre Commercial Zone because the propose zone has been drafted to reflect the OCP and Town Centre Area Plan policies for Town Centre proposals. The proposed CD Zone and the C-3 (Town Centre Commercial) Zone upon which it was modeled are both permitted zones for the OCP Category of Town Centre Commercial Designation in the Zoning Matrix. The proposal will contribute to achieve the OCP objective to create a compact and vibrant commercial area that is pedestrian -oriented, including commercial, mixed-use, and multi -family residential uses. Apart from the redesignation described above, the proposed development complies with the following Land -Use Designation policies in the Town Centre Area Plan: 3-29 Building heights within the Town Centre Commercial will range from three (3) storeys in height to over twenty (20) storeys. Generally, building heights should not be permitted greater than twenty-five (25) storeys. 3-30 Multi -Family Residential use is permitted as a principle use in the Town Centre Commercial designation, except where identified on Schedule "G" as "Ground Floor Commercial Required" in the Maple Ridge Zoning Bylaw, where the ground floor use is to be commercial. 3-31 Within a Mixed -Use development, retail, service, and entertainment uses shall be encouraged at ground level with office and/or residential uses encouraged above -grade. Appendix E lists the General Land -Use Requirement Policies for the Town Centre Area Plan, policies 3-1 through 3-16. Given the early stages of this application, the following table provides a brief analysis of the project's policy compliance. The second table identifies further analysis that will be necessary when additional detailed information is submitted prior to Second Reading. The proposal complies with the following General Land -Use Requirement policies: Policy Number Summary of Policy Compliance with policy 3-1 Increase in residential and commercial density. This proposal complies by proposing to develop 240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area. 3-2 Office use will be encouraged. This proposal will provide for commercial floor space capable of accommodating a range of commercial and office uses. 3-3 Commercial uses that support the residential population. Situated in the heart of the Downtown, the development will be capable of accommodating a range of uses and services for local residents. 3-4 Hospitality, cultural, recreation and entertainment uses will be encouraged. These uses are permitted in the C-3 Zone. 3-6 Not support changes in land use designation and zoning reducing employment or housing density. This proposal and its associated redesignation will increase the floor space for commercial office and business enterprises to be established and to employ people; and significantly increase residential densities in the Downtown. 3-10 Land assembly or lot consolidation. The proposal will assemble a site allowing for the proposed development to take place, permitting surrounding sites to develop and to achieve adequate buffering with abutting lands. 3-15 Concealed parking structures are encouraged for all uses in the Town Centre. The proposal conceals the proposed parking underground or in structured parking integrated into the structures proposed to form the development. Additional information is to be provided by the applicant prior to 2nd Reading and referral to Public Hearing. This additional information will be used to assess the project's compliance and described in more detail in the Second Reading Report to Council in accordance with the following General Land -Use Requirement policies: Policy Number Summary of Policy Compliance with policy (Note: The studies and information noted below plus additional supporting materials and plans are to be submitted by the applicant and assessed by Staff before a Second Reading Report is forwarded to Council) 3-7 To ensure a wide range of housing needs are accommodated. A mix of unit sizes from bachelor to 2 bedroom units are proposed to help accommodate housing needs. Additional information is needed to explore opportunities for rental and/or affordable housing. 3-8 Potential opportunities for designing flexibility into new development. Further information about approaches to residential design and construction that are adaptable for families, elderly and disabled 3-11 Viewscape studies for proposed buildings greater than three (3) storeys. _ This study would accompany a Development Permit application and be presented to the Advisory Design Panel for review. 3-12 Shadow study to address potential impacts. This study would accompany a Development Permit application and be presented to the Advisory Design Panel for review. 3-14 Creating public outdoor meeting spaces will be encouraged. Some information plazas, courtyards, or passageways and public art in the conceptual materials submitted More detailed information would accompany a Development Permit Application 3.16 Incorporate principles of CPTED (Crime Prevention through Environmental Design). The design rationale for the project is to be provided by the Architect to address the CPTED issue. Zoning Bylaw: Background: The proposal is to rezone the 3 lots along Brown Avenue (i.e. 12038 Edge Street, 22554 Brown Avenue and 22566 Brown Avenue ) from RS -1 (One Family Urban (Medium Density) Residential) to CD -1-13 (Comprehensive Development Zone), and the lot at the corner of Edge Street and Dewdney Trunk Road (i.e. 12018 Edge Street) from CS -1 (Service Commercial) to CD -1-13 (Comprehensive Development Zone). The proposal is to permit a three -tower commercial and multiple residential mixed-use development, to be built over an eight (8) year period, having a total of 240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area, with 2 levels of underground parking and 2 levels of above ground structured parking. For the purposes of this analysis, the regulations contained in the C-3 (Town Centre Commercial) Zone have been applied to asses the proposal and to serve as the basis for crafting the CD Zone to govern this project (see the proposed CD -1-13 (Comprehensive Development Zone) attached as Schedule B). The intent is that this CD Bylaw will be crafted so that variances will not be required; however, if changes result in any variation from the regulations, the proposed CD Zone will require a Development Variance Permit application. The preliminary analysis reveals that the project does not align with the sitting regulations, residential density and ground floor commercial requirement of Schedule "G". The proposed CD Bylaw needs to reflect the following: Setback Regulations: The objective of the C-3 Zone setback regulation is to allow for a podium with a tapered tower above and away from the streets (e.g. a "cake -shaped" structure) on a single lot. Therefore, the setbacks ranged from 6 meters to 0 meters depending on the use (e.g. no setback for structured parking, 4.5 meters from side lot lines on upper floors). This proposal involves three towers, close to the streets, but spaced from each other on the site, and built above a single podium structure stretching between the phases. The applicant is proposing construction for the podium and the towers up to the lot lines. Therefore, the proposed CD Zone permits 0.0 metre setbacks for all lot lines. This is consistent with the urban form and character of high density projects. Detailed information, such as shadow analysis, to follow with a development permit application, will establish the exact siting and separation between buildings. Use and Density Regulations: The proposed density in phases 2 and 3 of the project exceeds the maximum residential floor area permitted by Section 703 (7) in the C-3 Zone. The formula to calculate the density has a base density plus bonuses based on the number of storeys and concealment of parking. The total permitted residential floor area in the C-3 Zone is 2.3 times the lot area. Therefore, the CD Bylaw is proposed to have residential floor areas as follows for each phase: Phase Commercial Residential FSR 1: 630.6 m2 (6,788 ft2) 3,480.3 m2 (37,462 ft2) 1.912 2: 1,852.6 m2 (19,941 ft2) 6,214.3 m2 (66,890 ft2) 4.242 3: 1,896.6 m2 (20,415 ft2) 8,851.4 m2 (95,276 ft2) 5.59 At this stage of the review, the CD Zone for First Reading has the current C-3 Zone language plus an additional bonus clause to bring the project up to its intended density in the 2nd and 3rd phases. When the additional information to be requested from the applicant has been received and the terms of the Phased Development Agreement are established, Council will have the flexibility to make modifications to the densities at Second Reading (i.e. amended First Reading and Second Reading of the amended CD Bylaw) before forwarding the project to a Public Hearing. Development Permits and Phased Development: The design and character of the project, the timing of construction, and provision of amenities is proposed to be governed by the combination of issuing a Development Permit (DP) for each Phase and entering into a Phased Development Agreement as noted further: Development Permits: OCP Guidelines: Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit application is required for all multi -family residential, flexible mixed use and commercial development located in the Town Centre. Compliance with these OCP Guidelines, as well as any requirements in the Phased Development Agreement including those related to design, character, required features and amenities, will be undertaken when the detailed submission is made by the applicant. Advisory Design Panel: A Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Any requirements in the Phased Development Agreement including those related to design, character, required features and amenities will also be considered by the Advisory Design Panel in the advice they will provide about the project plans. Phased Development Agreements: Background: Council may adopt an authorization bylaw, to enter into Phased Development Agreements (PDA) in accordance with Section 905.1 of the Local Government Act. The concept behind these agreements is to give developers of longer term development projects the certainty that regulations and fees will not change in exchange for giving municipalities the certainty projects will be built in a certain way and pattern. They do not guarantee a project will be built, but set out a strategy and timing for development. A Phased Development Agreement can be amended by agreement among signatories. Requirements: The Local Government Act allows provisions of the Zoning Bylaw and the Subdivision and Development Services Bylaw to remain in place and to be unchanged over the life of a project, in exchange for developers agreeing to: • the inclusion of specific features in the development as may be provided with a development permit as described in the next section of this report; • the provision of amenities (i.e. community meeting space, public art, public parking, fees and charges, etc.) • the phasing and timing of the development, the amenities and other matters covered in the agreement. Features, Amenities and Additional Guidelines: Community Amenity Contributions (CAC) are not currently being considered for this project. Features and amenities are routinely agreed to with developers, consistent with the scale and nature of a proposal. Some amenities are specified in the Zoning Bylaw (e.g. visitor parking, bicycle storage, etc.); others in legislation (i.e.. common amenity buildings for townhouse development); still others as design criteria in OCP Design and Character Guidelines (i.e. landscape areas and play areas, benches, walking paths, etc.); others in relation to housing needs such as provision of rental or affordable housing; and some encourage sustainability practices (i.e. green building and energy efficient design). For Town Centre projects, the Phased Development Agreement may under Council direction, specify the required features and amenities, and supplement the existing OCP Form and Character Guidelines. The ground -floor commercial presence along Edge Street and Brown Avenue will be one of the additional guidelines because this a significant feature for this proposal not currently required. Typical features may include, but not be limited to: architectural style, building materials and colour schemes; signage, canopies and awnings; green building and energy efficient design; lighting and furniture in public areas; outdoor plazas, parkettes and open spaces; public art, water features and landscaping requirements; provision of meeting rooms, exercise or amenity rooms for employees or residents; street furniture and bus shelters; public facilities like libraries and community halls, etc. The types and timing of such features and amenities and supplementary form and character guidelines will be developed with the applicant and included in the proposed Phased Development Agreement. For example, the site plan and elevation shows space at the corner of Edge Street and Dewdney Trunk Road for a public art feature. Approval Process: Phased Development Agreement Bylaws (PDA Bylaws) follows a similar series of Readings, a Public Hearing and Final Adoption as do rezoning bylaws. The Phased Development Agreement Bylaw authorizing the District to enter into agreement, specifying the features and amenities to be provided and establishing their timing, will be brought forward as part of the Second Reading Report and will be coordinated with both the proposed CD Bylaw and the Development Permit for this project. 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. e) Intergovernmental Issues: Local Government Act Early and Ongoing Consultation: Section 879 of the Local Government Act requires that Council give consideration to whether consultation with one or more of the persons, organizations, and authorities should be early and ongoing for the proposed OCP amendment. Council must specifically consider whether consultation is required with the authorities listed in item (2) of Section 879. The Act states the following: "Consultation during OCP development Section 879 (1) During the development of an official community plan, or the repeal or amendment of an official community plan, the proposing local government must provide one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected. (2) For the purposes of subsection (1), the local government must (a) consider whether the opportunities for consultation with one or more of the persons, organizations and authorities should be early and ongoing, and (b) specifically consider whether consultation is required with (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 improvement district boards, and (vi) the Provincial and federal governments and their agencies. (3) Consultation under this section is in addition to the public hearing required under section 882 (3) (d)." Planning of School Facilities: In addition to the above, Section 881 of the Local Government Act requires consultation with the School Board during the preparation of an Official Community Plan amendment as follows: (1) If a local government has adopted or proposes to adopt or amend an official community plan for an area that includes the whole or any part of one or more school districts, the local government must consult with the boards of education for those school districts a. At the time of preparing or amending the community plan, and b. In any event, at least once in each calendar year. In light of Sections 879 and 881 of the Local Government Act, it is recommended that additional consultation is required with the School District. This consultation is in addition to the early posting of the proposed OCP amendments on the District's website, with an invitation to the public to comment, the Development Information meting and the Public Hearing. f) 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; and f) Utility companies. 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 will take place between First and Second Reading. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. A Multi -Family Residential Development Permit Application (Schedule D); 4. Information in relation to the features and amenities and the timing of their provision to form the basis of the Phased Development Agreement to accompany this proposal. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: This application represents a significant redevelopment proposal for the Town Centre, which will have many positive repercussions for the District. This proposal requires a portion of the development site to be redesignated to Town Centre Commercial in the Town Centre Area Plan. With this redesignation, the proposed land use of the project would become compliant. Based on the analysis in this report, the proposal is supportable from a land use perspective because it will contribute toward the goal of creating a compact and vibrant Town Centre. Therefore, it is recommended that Council grant First Reading to this development proposal, subject to additional information being provided by the applicant and assessed by staff prior to Second Reading. It is recommended that Council require further consultation by referring this OCP amendment to the School Board for comment, in addition to the early posting on the District's website, together with an invitation to the public to comment, and a Development Information Meeting to be hosted by the applicant. The proposed site plan, phasing, subdivision and plans have not been reviewed in relation to the relevant bylaws and regulations governing this application. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 6966-2013 Appendix C - Proposed Site Plan Appendix D - Graphics and Illustrations of Project Appendix E - Extract of Policies from the OCP PI 0 CfpN N 28' 2! 25 0 0) 10 N N Rem. West 81.5 Feet 4 P� d 0 f 67� 5 C N 22490 - o pr) 22504 ✓ � CD CO 22514 co 20 12085 )2 4 BCP 48855 A 12075 BROWN AVE. RP 79869 12003 /09 12080 10c co a 9 12060 /62 8 P 10 N12 181 121 AVE. co co LCT APPENDIX A rn (0 In o_ N "3 P !446 5 4 SUBJECT PROPERTIES 4 0 10 N N BROWN AVE. 0 oo P 8081 J w -u 22554 OD CO rn ✓ 22566 N LOT A N N 5 22596 -it co • 22602 co 22610 (P9687) P18210 12018 303 P 44882 *PP094 DEWDNEY TRUNK ROAD P 60451 Rem. Municipal Hall 118 11995 P 60562 1 P 68843 . 0 N Rem. 117 RCMP 11990 0 CP NWS 2403 2 11996 _MP 19460 A 10 N N 0 Ln N N 5 co Scale: 1:1,500 co co a_ P 9687 2 1 nnnIkI-r QLLA IC Rem. 4 '863 9446 11 LMP 37413 ©64 coa 0 ZiS N N 1 3 P 8695 *PP093 12018/38 EDGE STREET 22554/66 BROWN AVENUE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Dec 3, 2012 FILE: 2012-115-RZ BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. No 6966-2013 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. No 6966-2013." 2. Those parcels or tracts of land and premises known and described as: Lot 303 Section 20 Township 12 New Westminster District Plan 44882; Lot 4 Section 20 Township 12 New Westminster District Plan 8081; Lot 5 Section 20 Township 12 New Westminster District Plan 8081; and Lot 6 Section 20 Township 12 New Westminster District Plan 8081. and outlined in heavy black line on Map No. 1580 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to CD -1-13. 3. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section immediately following the existing Section 1042 CD -1-05: "SECTION 1043 CD -1-13 A. INTENT This zone is intended to accommodate and regulate the development of a medium to high density phased mixed use development in the Town Centre Commercial Area. B. PRINCIPAL USES The following principal uses are permitted: a) apartment; b) assembly; c) place of worship; d) civic; e) financial services; f) convenience store; g) tourist accommodation; h) indoor commercial recreation; i) off street parking; j) personal repair services; k) personal services; I) professional services; m) business services; n) recycling depot; o) restaurants; p) retail sales excluding highway commercial use; and q) Liquor Primary Establishment; and r) Licensee Retail Store. C. ACCESSORY USES The following accessory uses are permitted: a) outdoor display or sales area; b) rentals; and c) home occupation. D. LOT AREA No lot shall be created which is less than 186 E. LOT DIMENSIONS No lot shall be created which is less than: a) 6.0 m in width; and b) 27.0 m in depth. m2 in area. F. DENSITY The residential floor area of any building or structure shall not exceed 1.0 times the lot area, except that this amount may be increased in each of the Phases as outlined in Schedule A to Maple Ridge Zone Amending Bylaw No. No 6966-2013, as follows: a) For Phase 1: i) 0.3 times the lot area times the ratio of concealed to required off street parking, not to exceed 0.3 times the lot area; plus ii) 0.25 times the lot area for each storey above the second, not to exceed 1.0 times the lot area; provided that the maximum residential floor area for this Phase shall not exceed 1.912 times the lot area.; b) For Phase 2: i) 0.3 times the lot area times the ratio of concealed to required off street parking, not to exceed 0.3 times the lot area; plus ii) 0.25 times the lot area for each storey above the second, not to exceed 1.0 times the lot area; plus iii) 1.942 times the lot area for the provision of features and amenities in accordance with any Phased Development Agreement applicable to this phase; provided that the maximum residential floor area for this Phase shall not exceed 4.242 times the lot area. c) For Phase 3: i) 0.3 times the lot area times the ratio of concealed to required off street parking, not to exceed 0.3 times the lot area; plus ii) 0.25 times the lot area for each storey above the second, not to exceed 1.0 times the lot area. iii) 3.29 times the lot area for the provision of features and amenities in accordance with any Phased Development Agreement applicable to this phase; provided that the maximum residential floor area for this Phase shall not exceed 5.59 times the lot area. G. LOT COVERAGE A lot coverage of all buildings and structures shall not exceed 90%, provided that lot coverage may be 100% where required parking is provided in accordance with Section 3.6 of Maple Ridge Off Street Parking and Loading Bylaw No. 4350 - 1990, as amended. H. YARDS AND SETBACKS The minimum setback for buildings or structures shall be not less than the following: a) from a front lot line: 0.0 metre; b) from a rear lot line: 0.0 metre; c) from a side lot line: 0.0 metre; and d) from an exterior side lot line or a lane: 0.0 metre. I. HEIGHT OF BUILDINGS a) The minimum building height shall be three (3) storeys; and b) The maximum building height is not restricted. J. OTHER REGULATIONS a) An Apartment Use shall: i) be limited exclusively to storeys above the first storey of a building; ii) be the only use in a storey so used; iii) be located within a building above all storeys which are used for a permitted commercial use; and iv) be permitted only where all parking for such use is concealed parking. b) The ground floor of all commercial buildings shall have not less than: i) 90% of the lot frontage developed for permitted commercial uses unless the frontage is developed for public pedestrian or public vehicular access; and ii) 25% of the lot area developed for a permitted commercial use. c) Every use except for outdoor display or sales area and off-street parking and loading use, shall be located and undertaken wholly within an enclosed building. d) An off street parking or accessory off street parking use shall be sited inside a building or underground . e) A home occupation use shall comply with the regulations of Section 402 (4)." 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 • 1688 E in E 112 11 P 7875 7 1 o - P61324 MII 1 �I w1 6 N P'875 7 N N 8 N N 9 N r n10 N co 24 I v m P1161 I I I o O N N 121 AVE. 121 AVE. / O N 22490 V O N 18 22514 co 20 O o P 8081 co 22552/54 (Op 412' (0 N.� ' I W N 2 CO N3 J CO (NV, O 42 0 J 3 22620 co — V— \ 0 ZS N coo N W X290 N 533 ' (lease) A LMP 44378 3679 12085 181 P 8843 P 9446 288 43724 289 N 29087 N 12080 I (V) 12063/65 4533 w vt 12064 0 P 8679 BCP 48855 A P 8081 P 8843 P 9446 rn 1 P 43724 2286 295 294 v 292 a 12077 ,1P 1P 4709 LL 915 © co d v EPP 13648 12075 1 9 12060 /62 8 N N 7 6 r• N 5 M N 4 2 NTr, 6 m 5 0 4 N 7, 7, w Rem N. N N LMP 174 N __ N N N N N Al N Al N N N i',1293 / LMP 2359 RP 84340 BROWN AVE. icr BROWN AVE. 9 RP 79869 _MP 30148 (LEASE) N 00P8081 cn 22554 NN Al LOTH N V 22596 A co rn 22602 co 22610 N —(r,— -,122630 N N 300 N N LP 69873 6 3081*Lr1P18210 (P9687) 5 298 P 43724 299 12047 301 Rem. 302 rn P 45004 co 12/00003 12018 19460 P x446 co2 :§I o_ Lid N I 07, r-- 0_ ''-7) N a Cn C_ d 303 P 44882 *PP094 _MP A D N P 9687 2 1 ,� 2 11 r_ 2 7 co 1 a 2 Ki N P 20546 1 1- 0 RW 18394 DEWDNEY 1111.11.111.1. RP 69394 N P 70955 LMP Al 45326 N N O N P 60451 O N 1'a N ,,, 0 V N O N O N O N N N 7'—' r r N (V W\ 71- N N N Rem. N Rem. Ns CP N N aEiQ N Rem. N N 40- ll1 u7 ce a F LMP 46699 Municipal Hall 118 117 1 o West Rem. 064 3 61 LANE 5 01—. 11995 P 60562 Ln NWS 2403 N 81.5 Feet 4 g P 8695 P 51167 11971 W A RP 68844 w v 0_ *PP093 LP 73289 N 3 § RW 68845 <-- CMP 1 , `, 111990 i 1_ 2 11996 Z co d P 7863 — 11963 a 2 _ j 1 RW 591 0 — — — I P 68843 Courthouse McINTOSH AVE. I— op 3 Po 11960 — , N.0op eDd11947 op _ — Lon_ 1 LMP 5234 LMP 46998 (Lease) RW 68845 -. l N P 60562 , N 120 ` Rem 2 - 11937 09 a Rem. Arts Centre LMP 15424 _0 P 12640 *PP088 11944 60562 N. A L N o 2 N 2 v M 1 4' N 11931 Rem. CO — LMP 46998 (Lease) BCP 49797 Plan 81350 119 AVE. &I / — — — — 110110 MAPLE RIDGE ZONE AMENDING Bylaw No. 6966-2013 Map No. 1580 From: CS -1 (Service Commercial), RS -1 (One Family Urban Residential) To: CD -1-13 (Comprehensive Development) L'.\,4 N SCALE 1:2,500 ___,..,,t,- MAPLE RIDGE British Columbia / BROWN AVENUE STREET V Phase 2 " Phase 1 LI) W 0 0 W Phase 3 N DEWDNEY TRUNK ROAD The Corporation of the District of Maple Ridge] _ makes no guarantee regarding the accuracy or present status of the information shown on this map. I I A, NI Scale: 1:750 BYLAW No. 6966-2013 SCHEDULE "A" Density `®- CORPORATION OF THE DISTRICT OF MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT DATE: Jan 31, 2013 FILE: ScheduleA BY: DT APPENDIX C EDGE STREET BROWN AVENUE • rr a T C D P7ase 1 GI 67lwi Commercial Phase 1 GFA nal IR it �Phasa 3 GFA -E LANE PRELIMINARY ONLY NOT FOR CONSTRUCTION dimer..Hn r5rurw NOT Fun, sunirr:T To rrnrrn ellen la Phaco 3 GFA z Commercial Phase 3 GFA MEM agfl • M. DEWDNEY TRUNK ROAD o S 10 16 ie 21 60 m Proposed Site Plan & Main Floor Plan� sm.: umo iT� iieuso DRAWINGS N E a O CiU1 N IL rn N o O v O d l0 d N In 11 ASCENT1 i W� Gi Q z h oti °" Joi 20,13 0 PRELIMINARY ONLY NOT FOR CONSTRUCTION AM. OM. A= MO, FM FARM ma ISSUED DRAWINGS c E 0 N [n ) OD -o O CIX a: • N' {loaf E. alrFus n 7FU' SII ■' . 1!! ®I PM North Elevation ScaVP' =irk— �1 ASCENT]. 3 o� z 1�8 I4I ii m. Jain ze, 2013 Yea 1.1 IOW A3.1 III 11 1151=111111111 111®11=111 Main Floor Commercial !� BIWA MI1 1Ifl■1i111I HUM Mrit iijT ]iI;WI 1 l I *G scuE Wim. vwe,ED ca ARCM o lw..:ri EUMINARY ONLY NOT FOR CONSTRUCTION MANN.. w.caa raa rcr r... -r.0 tr m nw.ie. ;i 11 1 ;Ir ul Mg*... MI R. i 1:II1ii 111.1II 1 111 Mein Floor Commercial 412141111 • Building Section 1-1 r•me MR ISSUED DRAWINGS ME=EEMI Al ASCENT) xf,Q 9 111 111 111 111 ui 111 111 111 iii m m m 11 1.111,1111 m m 11 11 111 1111 --. m1..-mwolmmmmIII11Iill. 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I•aas1' L-ifie PI" 1 Main Floor Commercial U OM GS ti c 4 w a i y to LL 0Q'e �3!I 0D a -0 1 00 a2 & lF 31 ar 3a.TS.m,3 HTS '-0 IRST A4.3 TO SCALE WHEH MIMEO ON PA C1.1 (30, 2.14) PRELIMINARY ONLY NOT FOR CONSTRUCTION mammumedisum.orrernmpt SUOJECT TO CIWIGE ISSUED OPAWINGS E 0. 0 TD cu 0 0 01) 0 7 ow CL -0 Ce a_ 2 LY 41 ASCENT1 g z - 4 E D E •S" !L 141 1111 Ltd Jen 31.2013 A5.1c fW!OflWMCN DM 241 PRELIMINARY ONLY NOT FOR CONSTRUCTION 1224.2424111,34414 42•2 IMAM :2224412714.2.....1-20 224421242 I,aU.00A,.ww6, E a 0 w o UJ (n N OJ CL O Xw dM m C -c N 0 C N lY Jan 31, 2013 A5.1 a To MM.... MT. ulaRPKI Mr, 44 ) PRELIMINARY ONLY NOT FOR CONSTRUCTION ISSUED DRAWINGS m C C N EC N Ad ASCENT] Jan 31.2013 11.11.1.1 A5.1 b APPENDIX E Summary of Section 3.2 General Land -Use Requirement Policies 10. 4 Town Centre Area Plan 3-1 An increase in residential and commercial density is encouraged in the Town Centre, particularly within the Central Business District (see Figure 2 for boundaries of CBD). Land -use should include a mix of housing types catering to various demographics, including affordable and special needs housing, within walking distance a broad mixture of uses, including shops, services, cultural facilities, and recreation. 3-2 Office use will be encouraged, particularly over ground level units in a mixed-use development, within and around the Central Business District and also in the commercial designated areas of Port Haney. 3-3 Commercial uses that support the residential population of the Town Centre through the provision of necessary goods, including food, and services such as medical care are a priority function and will be encouraged to develop or remain in and around the Central Business District of the Town Centre and in the commercial designated areas of Port Haney. 3-4 Hospitality, cultural, recreation and entertainment uses will be encouraged. This includes hotels, restaurants, theatres, art galleries and other venues that contribute to the attraction and amenity of the Town Centre and the Fraser River waterfront for both residents and tourists. 3-5 Community uses, particularly those that serve a broad area of the Maple Ridge municipality, such as government offices, places of worship, libraries, museums, community, recreation, entertainment and cultural centres are encouraged in the Town Centre. 3-6 Along arterial and collector streets and also within the Central Business District, Maple Ridge shall generally not support changes in land use designation and zoning that would have the effect of reducing employment opportunities or housing density. 3-7 To ensure a wide range of housing needs are accommodated within the Town Centre area, Maple Ridge will work with other areas of government and housing agencies to encourage and support development that provides: a. for those with special housing needs due to income, age, or disability, as an appropriate share of the Town Centre's housing stock; b. special needs housing incorporated within the Town Centre community and located close to public transit, shopping and services, and parks and recreation. 3-8 Where there are potential opportunities for designing flexibility into new development, these will be encouraged to help the community adapt as building uses evolve over time. Flexible design includes, but is not limited to, enabling the creation of additional rooms in housing units for growing families, the retrofit of a housing unit for people with disabilities, the change in use of a housing unit to a commercial unit, or vice -versa. 3-9 The adaptive re -use of heritage buildings and sites is encouraged, by potentially converting a single-family use to a commercial or institutional use, or vice -versa (where land -use designation and appropriate zoning permits), or from a single-family use to a duplex or multi -family use. This policy applies to buildings and/or sites that are determined by the District of Maple Ridge to have heritage value and/or heritage character, including listings on the Maple Ridge Heritage Inventory or the Maple Ridge Heritage Register. 3-10 Land assembly or lot consolidation proposed in conjunction with development, redevelopment, conversion, or infilling should meet the following conditions: a. That any residual lots or remaining land parcels are left in a configuration and lot area which are suitable for a future development proposal, or can be consolidated with other abutting residual lots or land parcel and complies with the applicable Land -Use Designations and Policies of Section 3.3 of this Plan; b. The use of any residual abutting lots or land parcels can continue to function in accordance with the applicable Land Use Designation and Policies of 3.3 of this Plan; c. Residual abutting lots or land parcels are not isolated or left in a condition which is unsuitable for redevelopment or unsuitable for the maintenance of the existing land use; d. The land assembly proposal will incorporate adequate impact mitigation measures such as the provision of buffers, landscaping, site design, building arrangements and building design to ensure compatibility with abutting existing land uses. 3-11 Viewscape studies may be required for proposed buildings greater than three (3) storeys in height, where views may be impacted towards Golden Ears peaks to the north and the Fraser River to the south. Important viewscapes have been identified along 224th Street, within Port Haney, and the south slopes of the Town Centre on 116th and on 227th. In locations where it is deemed that key viewscapes will be impacted, an increase in density, or the proposed form, may not be supported. 3-12 High density development that is four or more storeys in height may be required to include a shadow study in consideration of adjacent sites to address potential impacts on available daylight. Consideration should also be given to the privacy of residents in existing buildings. 3-13 Maple Ridge encourages noise and vibration abatement measures for all buildings within 75 metres of the nearest railway track. Residential developments exceeding CMHC (Canada Mortgage and Housing Corporation) acceptable noise levels will not be supported. For developments within the 75 metre range, a report prepared by a professional with expertise in railway noise mitigation should be provided and contain the following: a. An assessment of the noise and vibration levels at the site; b. Recommendations for design measures to mitigate noise and vibration levels above acceptable standards recommended by Canada Mortgage and Housing Corporation Guidelines. NOTE: Heritage buildings on the Maple Ridge Heritage Inventory or the Maple Ridge Heritage Register may be exempt from this policy. 3-14 Creating public outdoor meeting spaces will be encouraged in appropriate locations within the Central Business District and may take the form of urban squares, plazas, courtyards, or passageways between buildings. These areas will be landscaped with trees and plants that will attract birds and insects and also provide seating areas for people to rest, reflect, or meet and visit with others. Incorporating public art into these spaces will be encouraged. 3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multi -family uses, and institutional uses in the Town Centre. Below grade parking structures are particularly encouraged for Low -Rise, Medium, and High -Rise Apartment, Mixed -Use, Flexible Mixed-Use/Live- Work, Commercial, and Institutional buildings. Above grade concealed parking is a viable option where building height (six or more storeys) coupled with challenging site conditions make it cost prohibitive to provide all required parking spaces in an underground structure. Above grade parking structures should be designed in such a manner that the pedestrian realm, streetscape facade, and protected views of the Town Centre are not impaired. 3-16 Principles of CPTED (Crime Prevention through Environmental Design) should be applied, particularly to the internal spaces and finishing of all parking garage structures. 4 MPI C,� Oaep Aaars Groan" Ha-4hdo District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: February 18, 2013 and Members of Council FILE NO: RZ/065/09 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No.6791 - 2011 and 6901-2012 224 Street, 11613 224 Street, 22352 Callaghan Avenue, 11617 224 Street, 22379 116 Avenue, 22350 Callaghan Avenue 22367 116 Avenue 22344 Callaghan Avenue EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit a commercial/hospitality development, comprised of a 125 room hotel and amenities; commercial retail units and a restaurant, meeting rooms and underground parking under the CRM (Commercial/Residential) Zone. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/065/09 and that the following conditions be addressed prior to consideration of Final Reading: 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. A Statutory right of way plan and agreement must be registered at the Land Title Office: iv. Road and Park dedication as required; v. Purchase of the property to the south from the Ministry of Transportation; and vi. Consolidation of the subject parcels; DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: Multi -Well Development & Investment Co Ltd Multi -Well Development & Investment Co Ltd Lot: 22, D.L.: 398, Block: 1, Plan: 155 D.L.: 398, Plan: 155 Lot: 23, D.L.: 398, Block: 1, Plan: 155 D.L.: 398, Block: 1, Plan: 155 Lot: 24, D.L.: 398, Block: 1, Plan: 155 -1- 1103 OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: South: East: West: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Lot: 25, D.L.: 398, Block: 1, Plan: 155 East 42 Feet of Lot: 26, D.L.: 398, Block: 1, Plan: 155 D.L.: 398 Port Haney Multi -Family, Commercial and Mixed -Use RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) CRM (Commercial/Residential) Park, Heritage and Single Family Residential P-1 (Park and School), H-1 (Heritage), C-3 (Town Centre Commercial) and RS -1 (One Family Urban Residential) Park and Port Haney Multi -Family, Commercial and Mixed Parking Lot and Highway M-1 (Service Industrial) Park Park and Heritage C-3 (Town Centre Commercial) Park Highway and Vacant Lot M-2 (General Industrial) and RS -1 (One Family Urban Residential) Port Haney Multi -Family, Commercial and Mixed Vacant Hotel, Restaurant and Commercial 0.4455 HA (1.10 acre) Callaghan and 224th Street Full Urban This application is to permit a commercial/hospitality development, comprised of a 125 room hotel and amenities; commercial retail units and a restaurant, meeting rooms and underground parking under the CRM (Commercial/Residential) Zone. The following dates outline Council's consideration of the application and Bylaws 6791 - 2011 and 6901-2012: First Reading was granted for Bylaw 6791-2011 on January 25, 2011; Second Reading was for Bylaw 6791-2011 and First and Second Reading was granted for 6901-2012 on January 24, 2012 (see attached report); Public Hearing was held February 21, 2012; Third Reading was granted for both bylaws on February 28, 2012. -2- Application Progress: The applicant is in the process of completing the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The owner has been working through his due diligence and feasibility for the project and requires more time to complete his analysis. He hopes to have this completed in the next two months and to complete the zoning requirements within six months. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months consideration for Final Reading approval will be applied for. "Original signed by Adrian Kopystynski" Prepared by. Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by. Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- Rem 32 ti9 <c) to to N N Rerr1 31 30 P "71- 29 155 Rem 28 11739 Rem 5 Rem 6 Rem 7 • P N 8 155 11683 P 155 5 N A P 76188 P11527 '1Re2m 27 11710 CO CO N N 26 P 19 11697 22309 22319 O 0N co N 21 P 155 22351 W LMS 2749-o 155 22369/73 S NW1811 Rem 17 11671 11695 _11 16 17 MM co X12 CO i.14 , CO N N N RP 53523 ST. ANNE AVE. ' Rem C (o 11664 cc) CO M N 22 0N co N 21 P 155 co N 20 22362 N *PP076 i. co N 18 Rem 17 11671 11654 0 B 0_ A11657 82887 A Subject Property 1 CALLAGHAN AVE. EP 59768 / Pcl. A \ P5918 2 3 N 4 rn N N N 31 116 AVE. 128 LMS 7521 10 15 11587 d 14 11575 0_ 11 P 12 C) coN N 155 13 PA RP 6192J 14 RK N P 16 CO 2 11641 64 CALLAGHAN AVE. CO N 15 O N to WN rn co 23 M LO a 251 4 a 11686 LMP LMS 68 11664 T S 1/2 11656 T RP 52214F RP 5637 Rem 9 B P 86773 The Corporation of the District of Maple Ridge makes no guarantee regarding the accuracy or present status of the information shown on this map. Cit \.f Pitt Mea • ows_ Callaghan Ave, 224 St and Haney Bypass Scale: 1:2,000 District of Langley FRASER R. MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Feb 14, 2013 FILE: RZ/065/09 BY: DC Brhish Cu•.irmiia Deep Roots Greater Heights District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: January 23, 2012 and Members of Council FILE NO: RZ/065/09 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6791-2011 Maple Ridge Zone Amending Bylaw No. 6901-2012 Lot 22, 224 Street, 11613 - 224 Street, 22352 Callaghan Ave, 11617 - 224 Street, 22379 - 116 Avenue, 22350 Callaghan Avenue, 22367 -116 Avenue, 22344 Callaghan Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to CRM (Commercial/Residential). This application is in compliance with the Official Community Plan and is located within the Town Centre Incentive Program area. RECOMMENDATIONS: 1. That Maple Ridge Zone Amending Bylaw No. 6791-2011 be given Second Reading and be forwarded to Public Hearing; 2. That Maple Ridge Zone Amending Bylaw No. 6901-2012 be given First and Second Reading and be forwarded to Public Hearing; and 3. That the following terms and conditions be met prior to Final Reading. 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. A Statutory right of way plan and agreement must be registered at the Land Title Office: iv. Road and Park dedication as required; v. Purchase of the property to the south from the Ministry of Transportation; vi. Consolidation of the subject parcels; DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: South: East: West: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Multi -Well Development & Investment Co Ltd Multi -Well Development & Investment Co Ltd Lot: 22, D.L.: 398, Block: 1, Plan: 155 D.L.: 398, Plan: 155 Lot: 23, D.L.: 398, Block: 1, Plan: 155 D.L.: 398, Block: 1, Plan: 155 Lot: 24, D.L.: 398, Block: 1, Plan: 155 Lot: 25, D.L.: 398, Block: 1, Plan: 155 East 42 Feet of Lot: 26, D.L.: 398, Block: 1, Plan: 155 D.L.: 398 Port Haney Multi -Family, Commercial and Mixed -Use RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) CRM (Commercial/Residential) Park, Heritage and Single Family Residential P-1 (Park and School), H-1 (Heritage), C-3 (Town Centre Commercial) and RS -1 (One Family Urban Residential) Park and Port Haney Multi -Family, Commercial and Mixed Parking Lot and Highway M-1 (Service Industrial) Park Park and Heritage C-3 (Town Centre Commercial) Park Highway and Vacant Lot M-2 (General Industrial) and RS -1 (One Family Urban Residential) Port Haney Multi -Family, Commercial and Mixed Vacant Hotel, Restaurant and Commercial 0.4455 HA (1.10 acre) Callaghan and 224th Street Full Urban -2- b) Project Description: The project proposal is to rezone the subject property to permit development of a hotel comprising of 125 rooms and 5,084 square metres of commercial and restaurant space. The applicant proposes a LEED Silver Rating for the hotel. This will be achieved through measures such as construction` activity pollution prevention, energy and reduction technologies, green roof techniques and stormwater design which controls quantity of run-off. The LEED Checklist is attached to this report as Appendix G. The Ministry of Transportation requires 3 metres for road dedication and a 3 metre setback from the road dedication for building construction. The subject property is located in the southern portion of the Town Centre in the Port Haney area. The property slopes gently from north to south. It is directly adjacent to the Haney Bypass and to the south of the property is the underpass which provides a pedestrian corridor for the area. c) Planning Analysis: The applicant is proposing to rezone the subject property to permit development of a hotel comprising approximately 125 rooms, 5,084 square metres of commercial and restaurant space. In order to construct the area necessary for the cul-de-sac at the front entrance to the building, shown in Appendix D, the applicant will need to purchase the two small parcels to the south of the site from the BC Ministry of Transportation. Once these two parcels are purchased, the applicant will then be required to dedicate the necessary portion for road and the rest will be dedicated as Park, in accordance with the Town Centre Area Plan. Official Community Plan: The properties are designated Port Haney Multi -Family, Commercial and Mixed -Use in the Town Centre Area Plan within the Official Community Plan. This land use designation is specific to the Port Haney area and the intent is to enable flexible options for new development by permitting various forms of development, including townhouse, low-rise apartment, commercial, or mixed-use. Policies in the Area Plan speak to a limit of four storeys in the Port Haney Multi -Family, Commercial and Mixed -Use precinct in order to help preserve views to the Fraser River. The Town Centre Area Plan limits the height of buildings in the Port Haney Multi -Family, Commercial and Mixed -Use precinct to a maximum of four storeys, in order to help preserve views to the Fraser River. The maximum proposed height of the subject proposal is five storeys facing 116th Avenue and four storeys at the rear facing Callaghan. However, the applicant had been meeting with Planning department staff with regard to this proposal prior to the adoption of the Town Centre Area Plan. In addition, the site is partially zoned C-3 (Town Centre Commercial), which permits a higher density than the CRM zone, and for that reason, consideration was made early on in the discussions to support a slight height increase from four storeys. 3 Zoning Bylaw: The current application proposes to rezone the properties located at: 11613, 11617 224 Street; 22344, 22350, 22352 Callaghan Avenue; and 22367, 22379 116 Avenue from RS -1 (One Family Urban Residential) to CRM (Commercial/Residential) to permit construction of a hotel. Zone Text Amending Bylaw No. 6901-2012 seeks to increase the permitted height on the site to accommodate the proposed hotel design of 21 metres. Development Permits: Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit application has been submitted which will be the subject of a future report to Council. Advisory Design Panel: The current application was presented to Advisory Design Panel on November 8, 2011. The Panel raised a small number of concerns related to the building design and the building and landscape materials. Since that time the applicant revised the drawings and resubmitted to the panel for acceptance in December 2011. The current design reflects these changes and has been accepted by the design panel. Development Information Meeting: On Tuesday November 30, 2011 the applicant hosted a Development Information Meeting concerning the proposed development at The Royal Canadian Legion. Approximately sixteen people filled in the attendance sheet and five filled out a comment sheet. Overall, the attendees were supportive of the project and appreciated the inclusion of conference facilities. The residents in attendance were concerned about the intersection at Callaghan Avenue and the Haney Bypass. Another concern raised was parking for the Westcoast Express. The question of allocating parking stalls within the project to Westcoast Express riders was raised. d) Interdepartmental Implications: Engineering Department: The Engineering Department will require a Rezoning Servicing Agreement for the proposed development which will address Engineering's requirements. -4 Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. The maintenance cost 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. CONCLUSION: The current application is in compliance with the Official Community Plan, therefore it is recommended the application be approved and forwarded to a Public Hearing. Prepared by: Charle. Goddard BA MA Manager of Development and Environmental Services t4it Approved by: Christine Carter, M.PL, MCIP Director of Planning Cebaq Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jinn) Rule Chief dministrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6791-2011 Appendix C - Zone Text Amending Bylaw 6901-2012 Appendix D - Site Plan Appendix E - Building Elevation Plans Appendix F - Landscape Plans Appendix G - LEEDS checklist -5- Rem 32 ti9 <c) N NRerrj 31 30 P N N 29 155 Rem 28 11739 Rem 5 Rem 6 Rem 7 • P N 8 155 11683 P 155 5 N A P 76188 P11527 '1Re2m 27 11710 CO CO N N 26 P 19 11715 11697 18 22309 22319 O 0N co N 21 P 155 22351 W LMS 2749-o 155 22369/73 S NW1811 Rem 17 11671 11695 _11 16 17 MM co X12 CO i.14 , CO N N N RP 53523 ST. ANNE AVE. ' Rem C (o 11664 cc) CO M N 22 0N co N 21 P 155 co N 20 22362 N *PP076 i. co N 18 Rem 17 11671 11654 0 B 0_ A11657 82887 A Subject Property 1 CALLAGHAN AVE. EP 59768 / Pcl. A \ P5918 2 3 N 4 rn N N N 31 116 AVE. 128 2 LMS 752N 10 15 11587 d 14 11575 0_ 11 P 12 C) coN N 155 13 PA RP 6192J 14 RK N P 16 CO 2 11641 64 CALLAGHAN AVE. 0 N 15 O N WN rn co 23 M LO a 25N 4 a 11686 LMP LMS 68 11664 T S 1/2 11656 T RP 52214F RP 5637 Rem 9 B P 86773 The Corporation of the District of Maple Ridge makes no guarantee regarding the accuracy or present status of the information shown on this map. Cit \.f Pitt Mea • ows_ Callaghan Ave, 224 St and Haney Bypass Scale: 1:2,000 District of Langley FRASER R. MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Feb 14, 2013 FILE: RZ/065/09 BY: DC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6791- 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. 6791- 2011." 2. Those parcels or tracts of land and premises known and described as: Lot 22 Except: Parcel "A" (Reference Plan 5374), Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Parcel "A" (Reference Plan 5374) Lot 22 Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Parcel "A" (Reference Plan 5978) Lot 23 Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Lot 23 Except: Parcel "A" (Reference Plan 5978), Block 1, District Lot 398 Group 1 New Westminster District Plan 155 Lot 24 Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Lot 25 Block 1 District Lot 398 Group 1 New Westminster District Plan 155 East 42 Feet of Lot 26 Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Parcel "131" District Lot 398 Group 1 New Westminster District Explanatory Plan 66980 and outlined in heavy black line on Map No. 1507 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to CRM (Commercial/Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 25th day of January, A.D. 2011. READ a second time the 24th day of January, A.D. 2012. PUBLIC HEARING held the 21St day of February, A.D. 2012. READ a third time the 28th day of February, A.D. 2012. APPROVED by the Minister of Transportation this 22nd day of March, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER - c� rN r� m _ m m -- 1682 11686 11683 N N N N N z P11527 ST. ANNE LMP 14886 AVE. RP 53523 P 6689 A P 587/ LMP 1864 l ••(:. Rem 2 / Rem co o N m N m N *PP076 11672 3 LMS 683 11671 '0 C co 11664 Cr)Nccl N m N N N M N Rem N 17 " 1/2 0 11654 CD 22 21 20 19 18 11671 5664 T RP 52214F B a. P155 A11657 1166/2 T RP 6192 RP 5637 A P 76188 N N,_ 9d, P 82887 A N NN 11 M co P 00 12 1o_ 7 w N 155 13 PARK 14 N. NN P 2646 aD 11641 1 11650 In 1 — — —__ I EP CALLAGHAN AVE. N 84227 0) EP 59768 - - / Pcl. A 2 A mow^ 11630 P ' 59018 m 2' of 26 N a 85354 Q c f NWS 3379 �(�` 2 3 r, CV 4_ w CV 31 cor N 131 CD 25 N A 11595 11617 RP N N N CV CV C A CD Rem. 82880 A — 116 AVE. 0 W ' W co N 24 °�' m c\IN 11613 P _ 155 _ 22 �Ep 86774 c 28 S 752 N 15 11587 0 11580 I 11612 1 / tiV 9 1 1 R 0_ 14 11575 C71 129 Z 1 I RP 65g5p MRem Sem 115668 RP 6755 \ 1 P v 7N on star; N Rt�FR R� iii Re co co 10 ,Rem co A d- Pc/,1 N. 755 U a B N A M 1 m P 86773 N OT /N 11/ ,.,.,. L u� RP00 I N //4 BCP MP 42053 ,�N�/ 640 eco/ 4/ P 3 RP _,‘333 RP 46059748 aft'. .P /5' tiq4 Fy041Pridi6-'04/F C9NgO�� /q . eyoqs NWS 3383 C P 87404 VADLI Bylaw No. Mag No. From: To: R 6791 1507 RS C —3 CRM DG- /0\ —201 1 -1 (One Family (Town C entre (Commercial - AV Urban Commercial) Residential) =\ D Residential), \G N SCALE 1:2,000 _,,,H1, - MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6901-2012 A Bylaw to amend the text 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. 6901-2012." 2. Maple Ridge Zoning Bylaw No. 3510 - 1985, PART 7, COMMERCIAL ZONES, Section 707 COMMERCIAL/RESIDENTIAL:CRM, Subsection 6) SIZE OF BUILDINGS AND STRUCTURES shall be amended by inserting the following clause between clause (a) and (b) and renumbering the clauses accordingly: b) "21 metres at the site located north of 116th Avenue, south of Callaghan Avenue, west of 224th Street, and east of the Haney Bypass". 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 be amended accordingly. READ a first time the 24th day of January, A.D. 2012. READ a second time the 24th day of January, A.D. 2012. PUBLIC HEARING held the 21st day of February, A.D. 2012. READ a third time the 28th day of February, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER cu1wrNcE01E8 ICOMER /1151 r_ ROmrarn 240 12111011:1851 010X10202 LEVEL L1 - HOTEL ENTRANCE SCALE 1:200 224TH STREET .8 01) C.) _C 00 0 ill T W ismms. RL SO i 115.1211911 1=0I1)€ w+11 2 0802.2011 Re-EimeOIer OPO rem, 1,00027 2009 Issued mr DP a Rendrp_ dare: Jescripliap: relamans 18 8 4 81 0118 H.S.H. HOTEL 224th St & Callaghan Ave Maple Ridge rowgn Leve IL1- EL20.40m Hotel Entrance - Ina 08010 ew 00 dJ122al ale_ FEB 04, 20102010 18211018 . 11.2 EAST ELEVATION (224TH STREET] SCALE 1:200 FINISH SCHEDULE 0 cwt.sroxr cuoaxc 0ACHG151Uul RHISll0Om.'OE1E Prole0-Ia01939(1s 140 Qi 00015001001 FMISH CONCAEIE FAIN 21215301u+io1o0 E 005ISSIE CI000A10 OESPA Pane HA165916m¢ yoh 412191M290111111 xlcnnawu.aHgQ P Pwa9v Chonool 1412.1.2.12111111 P00 SSSAGE Damn 21 0000001505, 91SEBTI 1001129 HMI Leda Sa'n 0 AWA901.110119005 Charcoal 21 110111015 E 011 CANOPY E Sao L000050051910100011 SOUTH ELEVATION 016TH STREEij SCALE 11.200 !IH -a mtmarr.. 1• w• 111�eii • M. • f •o121 11.11m uotio3 E U ti 3 10172211 Issued leo ADP 2 OB 02 2011 Pe -lowed Iot026 monied 1 09 12 2009 Issued for OP 60emmp no date: 6250109/10 pOk. Spr H.S.H.HOTEL 224th St & Callaghan Ave Maple Ridge ma+narae East & South Elevations 51.0vall ue br 65 ..5057 m 5: rces<,0010 1000 Poly!. WEST ELEVATION (HANEY BYPASS) SCALE 1 200 IJ i!,1 1] Oft FINISH SCH- EDULE ED 0001110 SSW. 1110/000 111 rieTPncluwmw[mo[n Q WE CIEILMT . mann d m,v>2nwme0 t➢ nm9nsuunxe0e9.e MainlplwLrmix.enns E METAL MUM 11 1111/0IPMA1000100 2/02202 1 M9000E1MS. WSEPTIIPFlXS Meal Cedar., p 011PA88FAlgA'FP9 0 CANOPY 1 PP08X212Mf,M0002 Leseseessei nem b NORTH ELEVATION (CALLAGHAN AVENUE) SCALE 1:200 0 1 11302011 Pt -Issued lnl MP a 10.102011 trued la MDP 91eserynion z 0802 2011 x 1 09. 09 112009 IxsIa oP 8 limning co.. dale descriptor, poled ode: H.S.H.HOTEL 224th St 8 Callaghan Ave Maple Ridge Orates tile, West El vation North Elevation p opect no.. 06018 ilw4deq' 0A, z414 2100: CALLAGW•1,1 AVENUE 0 ASIVALT ROAD SLRFAGE .rr Stier 11.1 e.1��NAIATK � ; 74- .-• s.t•.r .74.„."1.10S.;:461....716.54 a nmi 1 R1 �_o �:! ...._._o,..:::::°-::: �L:-y y r'="— =" -1. •'�idel A' roN.w11...11w �_ - moi � 'mss/ i II . MILT. yrM9 ,�'„ fir: _s'..� �' . Acanwcaacr_ �+_ - r MY. MTN e..i n.Y 1!• Illllllr:l�?p 1 MEL N nem. rArreny .0 1 " �, 'll -r el. it •N L1F:L__IGCry: 'r =tin.. rrriyll'I r.lK ��{7 V_ _. iii rd i1► 11l nl: Lii inlii,'• ~� . .....l fIli 4 O► oil IPA 1 1 ‘4, I' RR, IMBSLT 40 cofews To LOAD. APEA PLANT SCI-EDULE 15ET OTT ROTANICAL NAME 10± DMa ape HnttaPee 09110 COMµ01E UM. PLANTNo BIEE A R131ARR9 3 AGER RATANDIDES'6EDED.A M' 6LOBE NORWAY MAPLE 3 ACER 840001 'ARMSTRCA1611' COLUMN. RED MARE B PCER ROM, RED 5.15ET' RBD 3NY.£T MARE 3 MA6IOLIA KOEUS 51ELLATA ROYAL STAR' ROYAL STAR MA510LIA 5 PICEA 01bRIKA V 1PN SFRICE 1 MIA fi,FAIIB V 0 0110 3 13 Pl0AMID OB+1OLFS PYRAMID PILE q BdRU- SERfd.IATA RINK FHZFEGTION' PINK FERFEGTION FLOPERIN6 GIERRY 4 STEWWFTIA KOREAN,,, KOREAN STEWARTIA EGM GAL, IBM 510;134B 3G1•1 GAL; 2M STD; 040 EGM GAL, 2M STD; BIB 21333; 0105102 Form 25M HT; BIB 3M HT; BIB 6C1.1 GAL; 150 STDB ; BI M GAL; 2M STD; BIB MOTES. • PLANT 512E5 IN THIS LIST ARE ...FED 0C .OROx16 TO TIE BG LANDSCAPE STANDARD, LATEST EDITION. CONTAINER 50E5 SPECIFIED A5 PER ELBA STANDARDS. BOTH PLANT SIZE ANO CONTAINER 512E ARE TIE MINIMUM ACCEPTABLE 111315. • RIMER TO SPECIFl621101 S FOR DEFINED CONTAINER IEASURE3E1135 AND OYER PLANT MATERIA REGLYRB-EN111. • SEARCH AND REVIEW, MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REAM. BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLD3E LONER 3211(3010 AND FRASER VALLEY. • 32051111MON5. OBTAIN FRI13131 39 iROVPL FROM TIE LANDSCAPE ARCHITECT 711120 TO MAKING A111 SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED 3.9`YMION5 WILL BE 33.061 D. ALLOW A MI111M.M OF FIVE PATS PRIOR TO DELIVERY FOR 130630ST TO 519511113E. 130e5113111018 ARE aIB.EC3 TO BC LANDSCAPE STANDARD - DEFINITION OF C010I11015 OF AVAILABILITY. MS PUNT MATEMU L NUM NE PROMPT. TEAM CERTMEN 0IEEAEE FIE E MURMUR. I.ROVION =REIFICATION UPON REQUEST. 11 1 118TH AVENUE WAD %WALE 1eclB CuRABERV Me3-E D BARE RV. LOW fr. ream Pre f.e.1.,4,7,.. D - I i DMI;ehcc xfSDIMED INMW cFTb� 0Copynlflr.e.red Taa dr..dn1 end dear Mlne Pop;M of DMG remlupo.NUDD era may not repoduwd ar uMd imams pope Adan uwr merq Wr. DMG landscape architects Bum.. BDILII Cambia 1311180.0.14942: ,01-6123 PROJECT H.S.H. HOTEL 224TH ST & CALLAGHAN AVE MAPLE RIDGE, B.C. DRAWING TITLE LANDSCAPE PLAN COMMERCIAL & LOBBY BEAM I.y 1„ DESIGN 1013 DRAWING DINEEN L1 OF 6 MO PROJECT NUMBER 00-117 77.9 7[..10165 rxweiirro, 91.9915 10 CREATES CREATE P0.0 AN/119416 AND rrtrls 0A0ALT5515t OJGDERS TO INCREASE NAL DEPTH • may Y141E01-2' RIVER 5060 ro.A,5I 819 0491x!1!0.98 CA�3`0HAN AVENwE 50015 PIIS FOR TEAR ROM GREEN PLANTERS AND P®X5m1AN IASRl9 YY Y, � p1 .0 rTSSr A�119999090NE sixms of Lw ORR RAO 5/201556 5 459160 4.419508 224TH STREET PLANT $CHHEDULE r oTr Sae BIM PMS 400 Human.*PITT 999.109 nar •n 9199 r NBCAgR• SCOTS PUY n uNMEre ai WY' rR MOE Pf-'-E EYSY rtsneA mrx s WOE BLUE FEY. 5,01h1 MBAS SYR MICRAIMIYI tORAL CARPET' 53:04 RAW. SPLUA Gw+ Awaxrramrn vow.. wrcueE 4.55 .1111195 INS ITC 0.03 pov al POT,EAVY syyr SCSI POT ear POT P90.9959091.9er09 r 5M � r ..0, nwin.5 15 P lO 95190. 2 tee1104. ocarr0 YLIsel 117.7-1-919hwrw.1ar..AVAt,w..0aicwrsw REVieier At; .aM v 5.. 102 r•'�µn wv 99999 N5F0 +,•Aun •ve1m E0�NAFFYLNY1 1.1911 ....Fe MOM. 9.1.19.w,re1 0555'0515 9991100! 9900=0N 1559d-wiSC, wl� 51Aw6Ro-�enru95c5rnnue r971,190 19.9.1 .901 19 Erie 09rs. nr-1nr. ... IRaWT ■RTILa 1.99fl9V 61 mot column imam 1991 111.1=191. 'Mum U911/104.701 1/9011 R19UEMT. MEER 9001.9 EWA 0.0190909 RAFG15ATTERN RE0+f EEK99010 ,.5FELC5_ L 655.015 1BYi st•V5 16e514551 01•515:54 4' 09 500 090-6211. mcow5.N0 reserved. The a..mc end .99p a m. OpwM of OLIO L.9990 aaducn •m may. be DMG landscape architects Pertnersnis of 7 IDbeep A`n:ls.td LW Mary Chan Vfe 09).0.11tC^q*1.1 PROJECT H.S.H. HOTEL 224TH ST 8 CALLAGHAN AVE MAPLE RIDGE, B.C. LEVEL 2 AMENITY AREA MSG P.M 19 UMW! RP DRAWING ,11J1.10EIV L2 OF 5 1,191.93•AC96•.pa 09-117 uwl L. •A5 ss ROOF TOP Ir ands. 5B0T+ AT HAL.006 EOM GREEN ROOF Fai,V1 14041160016010 Alp ~ '~ VORreM—0.05-*N'oy— - a \ N LEVEL 2 AMENITY AREA REFER TO SHEET 2 PLANT SCHEDULE DMG JOB HUMBERT 00117 KEY OTT ROTANIOILL NAM! COMMON NAME PLANTED BIM / REMAR.0 O1=IPERENNI AL Q= 14 210 FE57104 19AH0E0515 5FDe15FUR1UM DRA6015 BL000' 10.10 ELLE PL501E 11 POT DRA60145 BLOOD SEDUM 40M POT NOTES. • PLANT 512E5 IN MU LIST ARE SfELIF1® 00001.11125 TO 0E BL LA105CAPE 51-444DARD, LATEST EDITION GONTAIIER 512E5 SPEGIFIEO 445 PER LNTA 5TAWARDS. BOTH PLANT 512E AND 0 101 ER 512E ARE THE MINIMM ACCEPTABLE 512E5. • REFER TO SPEGIFILATIOIIS FOR 0EFI1ED 004001IER 1£ASI.REPENT5 AND OTHER PLANT MATERIAL REOUIREPENI5 • SEARGH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE A49411901 AT 5011RLE OF SMELT'. AREA OF SEARCH TO 114CLAE LOPER MARAIO AID FRASER VALLEY. • 5551I1UN055: OBTAIN WRITTEN APPROVAL FROM TI£ LAND5LAPE 000411 01 PRIOR TO MA;IN0 ANY 5 65111011045 TO TIE SPECIFIED MATERIAL. UNAPPROVED 565TIM105 WILL BE 661001ED. ALLOW A MINIH M OF FIVE 00445 PRIOR TO DELIVERY FOR REY]IE5T TOS.65TITUTE. 550T1M10NS ARE 551£0] TO eL 114050APE 5TAWARD - DEFINITION OF COW ITIOIS 07 AVAILABILITY. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. tT Elevator Pealat Mechanical Area 116TH AVENUE 1 MMATLAVORB EAc'H L15TRCn INT[hP ROOF PWNf NA 7 SPEA1BCfE 6'500S SJ 21011BROVAP4555 AMBER RLKF Rcers. 125111LTIP5 HOAR ANITHRE mmxamias ATE C01 LGIr B440.6066 5.1q law PINT 0 A 0151 1. KR scil P.PC 40LAL MIS FALL 1111E 241 CLEKRVI:E RAW FLAN] MATERIAL V10.1 45 SIEFPNE 51G'E AC[E5 FrismowillDMG landscape architects P•rtnarslip 01 JDAIPavida laWc ro..mco*. Le. Nary Chan V. Com.,.,,.. Lw 4.111.C1C0 - 4146 SW Gook O. V5C 609 H.S.H. HOTEL 224TH ST & CALLAGHAN AVE MAPLE RIDGE, B -C. ROOF PLANTING PLAN 1.13 DRAWING HUMBER: L3 OF 5 INON7nie11Na.: 00.117 SARITA BENCH Ei LANDSCAPE LISHTIN6 In ■r F'. — iH:" SIDEWALK PAVER LAYOUT ENLARGEMENT HOTEL ENTRANCE LAYOUT OCopydBnl rwarvM. T. draw, and daaaan 4 Vw Praia°. al GMG Larmwpo Nwma4 and may nd m rarwato. or o. tarot. pm4Ga.. taa arm*, DMG ►'7 ?Id g,M11111 landscape architects PAN* Carnal. lala• Comilla. Ltd pnla.la„-3a: h43,,,z, H.S.H. HOTEL 224TH ST & CALLAGHAN AVE MAPLE RIDGE, B.C. LANDSCAPE DETAILS CATE 1:1,46.1,1 DRAY., PI3 DESIGN Ra CHICO: .1 COMM nitiliat L4 OF 5 e is Nt.0-1 L 09-117 ASPHALT ROAD S,RFACE 9 STENMenA r ,REE MARY SWEET SOS mce EE m MUMS sE'MAMA INK PERFEYLH' d 9+cncxrn 112/3451, EMEm F].WIEe .4,H ?Amu C 4LP LelV_REfE A�E IGF LM'B w me...co& Ro a& a e•av_e Ff:CK aBV'H TRANSFORrtR Lb_Arat 1 wern NY h.- qrs. suave. WARTA RATA cr.,. errs .0 TWA. PX SNAIDAELF IMPE▪ RATA CYLEVEKA 9131, BMW MU. OALIa.an woR- mun ANTS FORMIC! NANNTATA uctlIsSEET 0113AP RASO PRE PRASE SWANCE. Nous 1.1 64.11 EWE RA./E DOE GAT EEO. P0330 oRADS D.RF FART. 6.36 1-44301 HER GAGA LAT .at SWEREssos ER▪ . ▪ GARWA Tools. COS.. rimsSISWE NNISKESERIE .4.111. zr LQ'CAETE COMER SCORE L?E5. W PAVER COLOR b'Xb' PAVER COLOUR SrA�J .TONE PASFkIb! I; RS POE SdAl rer Fos ▪ R. los .MMA.. PR▪ OOree A]Ra.x span 7.1 fl FIX fl POT NAN 32 P0,4541 N POT rma ••w•w 414 na u. Aremray.r<r4- Wry. ororeue sale.. urritiramex rr...ee ranpnxro] /a nee rearseep • tams Ari).4. RAPS RANT PAM.. rod.. .. P. -15i irr MOM., WRAnta AT No.. ON .P1.1. r-555 WRY.. ern. I weer MIrent`we: HrbYIM9RM9 MIMEN moa m 9umzr. WNW rUnnehnINI WEN mor. CONIFERS TO SCREEN TIE LOADING AREA 4 PEDEiAMOJo 40A6TWwm x.Taw MEHus Aral RieBeFoEd SOD REcERTALLE BIKE RACK IYP. FECESTRIAN CROSSING HnN DURAN-ERIN MEWLED INTO alwocz FATHER)/ Ta.1'e.! 440110 HARIER ACM TOW STANDARD DEN55E MARTINS, TO -i' ROAD AND PROVIDE NELCOI INS SEALE 1111 htrossra. This Rowing NAP damps 4s WE nw. or Or. Lanese. not re wli.f wed forotherpoe. Mowp.,wwm. DMG landscape architects Wry Own TOGNI.X,..,N. eaIW,erX toumdv (60301374.32: N A]1s133 H.S.H. HOTEL 224TH ST & CALLAGHAN AVE MAPLE RIDGE, B.C. DRAWN° TOLE: SHRUB PLANTING PLAN 4954 ro DESIGN: Ff3 CWT. MOT DRAWING NUMBER L5 OF 5 09-117 J 54 57 N? N 22 19 15j 16 HSH Hotel - Maple Ridge Preliminary LEED Canada 2009 NC Scorecard: CaGBC Project# 15195 Last updated: October 20, 2011 Total Pro -pct Score & Rating SILVER Possible Points 110 ..!i iI i ,., - ;,•_��; r:� :'h4 t :iU to 59 points Gold til] to 19 points Sustainab Possible Points 26 Y 7? N? N Y } f; ;'2.e.a. 1 Construction Activity Pollution Prevention 1 cre44 + Site Selection 5 =rads_ Development Density and Community Connectivity 1 0aWt 3 Brownfield Redevelopment 6 ▪ f- 'ed1t e 1 Alternative Transportation, Public Transportation Access 1 ¢.menti Alternative Transportation, Bicycle Storage & Changing Rooms 1 3 -udu 4.3 Alternative Transportation, Low -Emitting and Fuel -Efficient Vehicles 3 2 u,vcir++ Alternative Transportation, Parking Capacity 2 dedtl 5.1 Slte Development, Protect and Restore Habitat 1 Site Development, Maximize Open Space 1 Crepe 6.1 Stormwater Design, Quantity Control 1 Stormwater Design, Quality Control 1 Heat Island Effect, Non -Roof 1 Lr:dir 7 _> Heat Island Effect, Roof 1 Credit Light Pollution Reduction 1 3,5 1 3,6 4 1 3 2 .',1 Y Y? N? N Y% 11 1/1f+roren 2 -NE 2 WM Cr,>.,,i 2 &odic 2 2 1 1 Credit 3 14 3 8 10 Y Y'7 N? 5 1 - Possible Poin Water Use Reduction Water Efficient Landscaping, Reduce by 50% , No Potable Water Use Innovative Wastewater Technologies Water Use Reduction, 30%, 35%, 40% Reduction nergy and Atmosphere Y FOIYq i y Y%/!f 1l�(t:!f1l.INrvle77 10 2 1 6 1 2 4 2 2 3 2 Legend Credit 1 Credit 2 Credit 3 Credit 4 Credit 5 Credit 6 2,4 2 2-4 Possible Points 35 Fundamental Commissioning of Building Energy Systems Minimum Energy Performance Fundamental Refrigerant Management Optimize Energy Performance On-site Renewable Energy Enhanced Commissioning Enhanced Refrigerant Management Measurement & Verification Green Power Credit Pursued Not Attempting Consider Attempting Prerequisite (Must Achieve) LEED Analysis by: Kane Consulting 1-19 1-7 2 2 3 2 2 2 7? N? Y 2 Materials and Resod rces Possible Points 14 N 3 1Ced!11.1 1 1I Credi± 1.2 2 Credi[3 credo A. Ciralit 5 Credit S Credit 7 1 1 1 1 5 Y Y T 4 2 1 Y? N? N Storage and Collection of Recyclables Building Reuse, Maintain Existing Walls, Floor and Roof Building Reuse, Maintain Interior Non -Structural Elements Construction Waste Management, Divert 50% , 75% Materials Reuse, 5%, 10 Recycled Content, 10%, 20% Regional Materials, 20%, 30% Rapidly Renewable Materials Certified Wood Indoor ...yf-Uofflfn•QLt- s Possible Points 15 . • lJy '1Preron1 1 ,Ema-/irr Gedlt 1 1 1 2 Credit :? 11401t 3. i Credit 7.2 Credit d i Credit 4.2 Credit 4.3 Credit 4.4 Credit 5 Credit 6.1 Credit 6.2 Credit 7.1 Credit 7.2 Crede 8.1 Credit 0.2 0? 5? N Minimum IAQ Performance Environmental Tobacco Smoke (ETS) Control Outdoor Air Delivery Monitoring Increased Ventilation Construction IAQ Management Plan, During Construction Construction IAQ Management Plan, Before Occupancy Low -Emitting Materials, Adhesives & Sealants Low -Emitting Materials, Paints and Coatings Low -Emitting Materials, Flooring Systems Low -Emitting Materials, Composite Wood and Agrifiber Indoor Chemical & Pollutant Source Control Controllability of Systems, Lighting Controllability of Systems, Thermal Comfort Thermal Comfort, Design Thermal Comfort, Verification Daylight & Views, Daylight 75% of Spaces Daylight & Views, Views for 90% of Spaces 1 1 1 1 1 Innovation & Design Process Possible Paints 6 1 1 ,1 Credit. 1.1 Credit 1.2 Creml 1.3 Credit 1.4 Crrd& 1.1 Credit 2 Innovation in Design: SSc7.1 - 100% Underground Parking Innovation in Design: Reduced Mercury In Lamps Innovation In Design. Green Cleaning Innovation in Design: TBD Innovation In Design: TBD LEEDT"+ Accredited Professional Y? N? MI Regional Priority Credit 1 Credit 2 1 Credit 2,2 Creil0 2.9 Durable Building Regional Priority: MRc2 - Construction Waste Management Regional Priority: WEc3 - Water Use Reduction Regional Priority: WEc1 - Water Efficicent Landscaping M PI R;F Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer MEETING DATE: FILE N0: MEETING: SUBJECT: Heritage Alteration Permit (Miller Residence) 28594 104 Avenue February 18, 2013 2013 -002 -HP C of W EXECUTIVE SUMMARY: On October 26th, 2010, Council adopted Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6709-2009 (the HRA Bylaw) for the Miller Residence at 28594 104 Avenue in Ruskin. This bylaw contains a Heritage Conservation Plan (HCP) that describes the works to be undertaken to properly conserve this heritage residence, the associated agricultural outbuildings and the cultural landscaping. The Agreement states that the Owner shall not alter the heritage character of the Existing Heritage Buildings (including the Miller Residence), except as permitted by a Heritage Alteration Permit (HAP) issued by the District. The purpose of this report is to request Council to authorize the issuance of a Heritage Alteration Permit, to allow the owners of the Miller Residence to repair and to add a dormer to the south -facing roof and to undertake interior alterations to modernize and make the existing interior floor space more functional. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2013 -002 -HP respecting property located at 28594 104 Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Zoning: Surrounding Uses North: South: Use: Zone: Designation Use: Zone: Designation: Maria Binder Zbigniew Binder Lot 2, Section 4, Township 15, Plan BCP46967 Rural Residential A-2 (Upland Agricultural) and HRA Bylaw No. 6709-2009 Single -Family Residential Agriculture (Al and A2 Lots) Rural Residential Residential and Agriculture A-2 (Upland Agricultural) Agriculture and Rural Residential 1104 East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: b) Project Description: Single -Family Residential A-2 (Upland Residential) Rural Residential Single -Family Residential A-2 (Upland Agricultural) Rural Residential Single -Family Residential Single -Family Residential 2.0 Ha (4.92 acres) 104th Avenue Rural RZ/103/08 for HRA Bylaw; SD/103/08 The subject site contains the historic Miller Residence together with a number of agricultural out buildings forming part of a former farm. The Miller Residence was constructed in 1932 by Albert Miller who was a master craftsman living in Ruskin. When Albert Miller purchased the property, it had been subdivided into 130 acres (still much larger than at present) and although farming continued on the land, it is believed that it was for domestic and not commercial purposes. After Albert Miller died, the property was transferred to his heirs and it was subdivided and became a smaller 7.823 ha (19.33 acre) farm operation. At that time the existing landscape, that includes an orchard, was planted and a chicken coop, sheep barn, and storage shed were constructed. At the end of 2010, the property was subdivided into 4 lots, and the Miller Residence with its associated orchard and out buildings became protected by Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6709-2009 on the current 2.0 Ha (4.92 acres). A Heritage Landscape Protection Covenant is also registered on the title to this property. This is a Restrictive Covenant registered on the title to the subject property preventing any construction or disturbance on the land along a 15 metre (about 50 foot) wide strip along the rear and along the east side of the lot and a heritage orchard and vegetable garden area. An Arborist Report and the Miller Heritage Conservation Plan are schedules to this Restrictive Covenant, describing and setting out a time frame for the landscaping works and the maintenance to be undertaken by the owner of the lot. There is a performance security of $21,470.00 deposited with the District guaranteeing that the Owner will complete these landscaping works in the time period set in in the Heritage Conservation Permit. The current owners purchased the property late last year and wish to undertake the revitalization and landscaping work identified in the Hertiage Conservation Plan. These include: • altering and modernizing the interior and changing the arrangement of some of the rooms in a way that is sensitive to the interior character of the building; • adding a south -facing dormer to improve the second storey bedroom space in a sensitive manner and not to detract from the heritage value of the Miller Residence; • re-establishing a functional orchard; and • restoring the agricultural outbuildings. -2- Over the longer term, the applicant plans to build a new principal dwelling unit. This will require a susequent Heritage Alteration Permit application and an revision to the Heritage Conservation Permit to address issues such as location and design to ensure that it maintains the hertiage value of the site. After a future residence is constructed, the Miller Residence may no longer be used as a dwelling unit because the zoning bylaw allows only one dwelling unit on a lot. The Heritage Revitalization Agreement Bylaw provises for the following future uses for Miller Residence after the new dwelling unit is constructed: an artist studio/gallery, a professional office, and bed and breakfast. Any additional uses would require the Heritage Revitalization Agreement Bylaw to be amended. c) Planning Analysis: This application is the appropriate next step in achieving the goals and objects set out in the Heritage Revitalization Agreement Bylaw for the revitalization and conservation of the Miller Residence, the associated agricultural out -buildings and fruit orchard. Proceeding with these works would be in accordance with the following Official Community Plan (OCP) policy: 4 - 40 Maple Ridge will encourage the conservation and designation of significant heritage structures, and natural and cultural landscape features in each neighbourhood. The works, as described in the Section d) Assessment by Heritage Professional later in this report, are all proposed to be done in accordance with Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (the "Canadian Standards and Guidelines"). These standards were adopted by Council on March 24, 2009, to guide and to evaluate all heritage conservation work in Maple Ridge. This is in accordance with the following OCP Policy: 4 - 43 The development application review process will include an opportunity to evaluate the overall impact of proposed development on the heritage characteristics and context of each historic community or neighbourhood. Conservation guidelines and standards should be prepared to aid in this evaluation and provide a basis from which recommendations can be made to Council. The proposed alterations have been thoroughly reviewed in relation to the Canadian Standards and Guidelines in revised Heritage Conservation Plan prepared by the heritage consultant retained by the applicant (See Appendix B) and is described in Section d). Heritage Revitalization Agreement Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6709-2009 (the HRA Bylaw) contains an Agreement about the owner's obligations and benefits, including a time requirement for completing identified conservation works, and a Heritage Conservation Plan that describes the works to be undertaken to properly conserve this heritage residence, the associated agricultural outbuildings and the cultural landscaping. The previous owner did not complete all the required works identified to be done within the one year period that was agreed to. In discussions with the new owners, it is clearly their intent to complete these identified works expeditiously; with the roof dormer alteration being a priority to deal with -3- water leakage. Rather than temporarily patching the roof (which can be done without a heritage alteration or a building permit), the owners wish to undertake a permanent solution immediately. Therefore, the owners have retained the heritage professional (James Burton) that prepared the original Heritage Conservation Plan. A Revised Heritage Conservation Plan has been submitted that includes new plans and an assessment of the character -defining elements and the impact on the heritage value of altering the Miller Residence by adding a roof dormer to the Miller Residence. This Revised Heritage Conservation Plan is attached as Appendix B. Heritage Alteration Permit The Heritage Alteration Permit is attached as Appendix C. The Local Government Act (LGA) Sections 972 and 973 provide for the process to issue these permits as well as describing the following as to their contents: (a) conditions respecting the sequence and timing of construction; (b) conditions respecting the character of the alteration or action to be authorized, including landscaping and the siting, form, exterior design and finish of buildings and structures; (c) if the permit is required by this Part or a bylaw or order under this Part, a requirement that the applicant provide a specified amount of security, in a form satisfactory to the local government, to guarantee the performance of the terms, requirements and conditions of the permit. Heritage Alteration Permit's are similar to Development Permits. Development Permits are to comply with the Form and Character Guidelines in the Official Community Plan, and Heritage Alteration Permit's are to comply with the Heritage Conservation Plan and Character Defining Elements that form part of Heritage Revitalization Agreements. The revised Heritage Conservation Plan includes the same Character Defining Elements (CDE) as are included in the Miller Heritage Conservation Plan about site characteristics and the exterior and interior of the Miller Residence. These Character Defining Elements are as follows: For Interior Features of the Miller House: • Arrangements of the small rooms within the interior. • Wood insert and detailing on walls, floors and ceilings • Wood front door, interior doors and wood trims. • Wooden staircase. • Attic Space and corresponding ceiling shape in upper rooms. • Scale, layout and character of kitchen. For the Building and Materials of the Miller House: • Concrete foundation. • Basement with board formed concrete walls and heavy timber construction. • Large garage door opening, possibly for farm machinery. • 1932 rectangularly massed residential building structure. • Wood frame building construction. • The late -Craftsman influence in the design of the house. • Shingle siding common to the time. • Gable roof on the main house and gable -roofed entry porch with columns. -4- • Covered porch on the south side. • Double -hung wooden sash windows 1 -over -1; of various sizes befitting the activities of the various rooms. • Covered gable -roofed porch. • Wood trim. The proposed alterations will consist of the following: • Removing internal walls to allow the kitchen to be relocated from the southwest to the southeast portion of the house, creating a more open kitchen and dining area on the east side of the house; • Altering the former kitchen to add a wash closet, and use the space as a mud room and laundry. • Adding a south facing dormer on the roof to improve the bedroom space on the second floor • Re -roofing the house using a metal roofing finish (charcoal colour corrugated metal material). The alteration being proposed for the interior and the exterior of the Miller Residence are shown in the Heritage Alteration Permit Appendix "Conservation Drawings", attached as Appendix C. Heritage Landscape Protection Covenant We are advised that the pruning of the orchard trees, normally done in the winter season when trees rest, is being done immediately by the new owners. This is in accordance with requirements in the Heritage Landscape Protective Covenant and the Heritage Revitalization Agreement Bylaw. However, other requirements have not been satisfied by the previous owner within the allotted time. Therefore, the Solicitor has advised that the District may draw on the security deposited by the previous owner in accordance with the Restrictive Covenant and the Heritage Revitalization Agreement Bylaw. d) Assessment by Heritage Professional: The applicant retained James Burton, the Architect that worked with Denise Cooke, to develop the original Heritage Conservation Plan that forms part of the Heritage Revitalization Agreement Bylaw, to guide the conservation works for the Miller Residence, out -buildings and site landscaping. The following quotes in bold italic are from the Revised Heritage Conservation Plan submitted by James Burton in support of the Heritage Alteration Permit application: General Statement: The following general statement about the alterations and their impact on the heritage value of the Miller residence included on page 2 of the revised Heritage Alteration Permit is as follows: OVERALL IMPACT OF THE PROPOSED INTERVENTIONS The proposed interventions to the character -defining elements of the Miller Residence and its site are summarized in sections 3.4, 3.5, and 3.6. In the summaries of these sections it is noted that the proposed interventions to the site, the Residence exterior and interior do -5- not significantly impact the overall heritage value of the historic place including the Residence. Exterior Rehabilitation: Section 3.4 refers to the exterior rehabilitation. These include the following alterations as described on page 7 of the revised Heritage Conservation Plan report: The exterior changes of this proposed rehabilitation of the Residence are modest, with a high level of retention of character -defining elements. Exterior cladding, doors and windows, and exterior wood detailing are all being retained in situ. The interventions to the roof and roof form (refer to Section 3.7, Item 21) maintain the heritage value of the structure. Guards added to the porches are required for building safety; their wood detailing is intended to be compatible with the historic structure as a recognized way of maintaining the heritage value of the Residence. Further in the report, the following three physical changes are described: • Constructing a South -facing dormer. The proposed exclusively south -facing dormer presents the least physical change when viewed from the public edge of the property on 104th Avenue. Other options would if anything be more visible. The material for the siding of the new dormer is proposed to be compatible yet distinguishable from the original heritage structure: it is to be of shingle -form siding like the cladding of the current top floor level, but using Hardie shingle material, which will subtly update the detailing. • Re -roofing the Main and new dormer roof material. The proposed roof is a corrugated metal roof, charcoal in colour, in order to provide a lasting roof assembly under the Fir. The colouring is comparable to the historic black asphalt shingle; the corrugated profile is a subtle reference to the historic use of corrugated metal roofing in rural pioneer communities. * Note - a sample of the proposed material will be available at the Committee of the Whole meeting on February 18, 2013. • Modifying the entry into the Miller Residence via the South Porch Making the South Porch the primary entrance to the house is compatible with its historic role as a usable south -facing covered outdoor space, is not a great visible change when viewed from 104th Avenue, and makes sense given that the parking area for the site is at the south end of the existing Storage Barn. Proposed access to the South Porch is via a bridge connection from raised ground near but not against the south face of the historic house (avoiding the need to alter the house). -6- Interior Rehabilitation: Section 3.5 refers to the interior rehabilitation. These include the following alterations as described on pages 7 and 8 of the revised Heritage Conservation Plan report: The interior changes to the Residence have been planned with a view to minimizing alterations to the interior spaces featuring original tongue and -groove paneling, ceiling work and wood flooring. Interior alterations do open up the Main Floor area, but with care taken in leaving the Dining Room and Stair Hall areas intact with their paneling. Since all exterior doors and windows are being retained (see Section 3.4), interior casing and sash are left undisturbed. In order to facilitate bringing electrical and mechanical services up to date, the proposed conservation plan includes the removal of wall finishes that are not wood panelled. Character -defining wood paneling is remaining undisturbed, including the Stair Hall on the top floor of the house Further in the report, the following three physical changes are described: • Amalgamated Secondary Main Floor Rooms. The character -defining arrangement of small rooms within the interior is only slightly compromised, since the adjacent Stair Hall and paneled rooms are preserved in their original size and detail, and the small room in the southwest corner (pictured at the right) is having its wood floor and ceiling preserved in place. • Preserved Stair Hall. The Stair Hall features the original paneling on the Main and Second Floor Levels. The conservation Plan includes provision to have the paneling left in place. • New kitchen. Contemporary living needs require an improved kitchen. The existing kitchen is listed as one of the character -defining elements. Its heritage value lies primarily in its period appliances, cold store on the north wall, and its windows. The proposed conservation includes carefully removing the cabinetry for reuse as utility cabinetry (likely in the basement), and to relocate and build new a kitchen in the northwest corner of the house. The cold store is being left unchanged, as are the doors and windows. Site and Outbuilding Rehabilitation: Section 3.6 refers to the site and outbuilding rehabilitation. These include the following alterations as described on page 8 of the revised Heritage Conservation Plan report: These proposed site and outbuilding interventions maintain the heritage value of the site. Reference has been made in this section about the possibility of construction a second dwelling on the property at some future date. The details as to the exact location and design would be subject to a future Heritage Alteration Permit application. The guiding principal for this future building in the revised Heritage Conservation Plan is: The forest clearing is being retained, along with the trees and plantings noted in the list of character -defining elements. The driveway is proposed to be retained in its current -7- character. Character -defining outbuildings shall be retained as well, re -roofed for longevity, using the proposed corrugated metal roofing. The existing outbuilding near the Residence, called the Storage Sheds (see aerial photo on Page 3 for location) is being retained, and with minimal intervention - re -roofing - being re- used as a carport. A future additional building is proposed, and will be inconspicuous and subordinate to the Miller Residence. These proposed site and outbuilding interventions maintain the heritage value of the site. CONCLUSION: The revised Heritage Conservation Plan and the assessment therein prepared by James Burton verifies that the proposed exterior alterations, interior alterations and site / out buildings do not significantly impact the overall heritage value of the historic place including the Residence. Consequently, it would be in order for Council to issue Heritage Alteration Permit 2013 -002 -HP, attached as Appendix C. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Site Plan Appendix B - Revised Heritage Conservation Plan Appendix C - Heritage Alteration Permit -8- 4, v affr 1 10455 APPENDIX A O 14) 04 N SUBJECT PROPERTY 2 BCF 46967 3 10480 10420 Rem NE 1/4 S & E THESE 30 Acres Scale: 1:2,500 District of Langley 28594 104 AVENUE MAPLE RIDGE BeJt,t.C, CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Jan 3, 2013 FILE: 2013-002-RZ BY: PC APPENDIX B Miller Residence: 28594 104th Avenue Conservation Plan 1 February 2013 • Contents Page i.0 Introduction . 2 2.0 Description of the Site 3 3.0 Statement of Significance , 4 • 2.1 Heritage value • 2.2 Character -defining elements 4.0 Conservation Plan . 0 3.1 Context: Subdivision of Miller Property 3,2 Standards and Guidelines for Historic Places in Canada • 3.3 Primary Treatment: Rehabilitation • 3.4 Exterior Rehabilitation Summary ▪ 3.5 Interior Rehabilitation Summary • 3.6 Site and Outbuilding Rehabilitation Summary • 3.7 Conservation of Character -defining Elements 5.0 Conservation Drawings 11 1.0 Introduction Professional Review of Proposed Development This is a report on the proposed alterations to the Miller Residence and its property. The analysis is using Standards and Guidelines for Historic Places in Canada (2010), the recommended standards for conservation practices in Canada. We have been retained by the owners of the Residence to advise on best -practices for the conserva- tion of heritage fabric of the site and its constituent buildings. Scope of Work The new owners of Lot 2, which includes the historic Miller Residence have a long term plan to return the property to its original small mixed farming use, incorporating the heritage building and landscape into the fully developed site. The challenges for the form of development are twofold: 1. Plan to build the full allowable amount of floor area available under current zoning regulations 2. Conserve the heritage value of the site and heritage buildings as best as possible Full allowable floor area for the site The proposed alterations to the Miller Residence herein do not result in the use of all the floor area allowed under the zoning regulations. Rather than make a large addition to the Residence, this proposal is to add a dormer on the south side of the main roof - the side least vis- ible from street. A future additional building is proposed, and will be inconspicuous and subordinate to the Miller Residence. This hybrid approach to the addition of floor space to the site - part modest dormer addition to the Residence, part new construction far removed from the historic house - is in our view an excellent strategy for the conservation of the site and building heritage value. It makes necessary changes to the floor plan of the house to make it a viable house for contemporary living patterns, while not adding a great deal of bulk to the heritage form that would be easily overwhelmed by such an addition. Conservation Strategy The primary intent of the physical interventions is to conserve the existing heritage structure and landscape, while undertaking modifi- Milter Realdence. 2000e 1041h Aranee, Mdpl* Ridgc Canes rwalion Plan • Jenuarr gala cations that allow the house and site to function as a contemporary home updated to current living and safety standards. Rehabilitation is therefore the primary intent of the interventions. Section 3.4 and 3.5 summarize the exterior and interior scope of work to the rehabilitation, noting the major aspects of the alterations and the conservation of heritage value. There is a good fit of proposed immediate use, possible future use, and the heritage of the site and building. The immediate rehabilitation of the Residence is exemplary in the retention of character -defining elements. Section 3.7 tabulates the character -defining elements of the site and buildings, noting proposed actions on those elements, and the ap- plicable standards used to guide the intervention. The approach is generally to leave the exterior and interior character -defining fabric in place, the single greatest strategy for the conservation of heritage value. The summaries and table of interventions on character -defining elements together describe a level of heritage conservation that is exemplary. OVERALL IMPACT OF THE PROPOSED INTERVENTIONS The proposed interventions to the character -defining elements of the Miller Residence and its site are summarized in sections 3.4, 3.5, and 3.6. In the summaries of these sections it is noted that the proposed Interventions to the site, the Residence exterior and interior do not significantly Impact the overall heritage value of the historic place including the Residence. eltreiaan.m A Waoa Arcnllezle end Plennora Kuhr Rtsi¢eacv 7f h1 504111 Rr.tp,. itipry Rlayr- ContliYiLiao Plas - :anvarr iE73 2.0 Description of the Site Subdivided portion of the original Miller Property The property under consideration is Lot 2 of the four lots formed in the recent subdivision of the original Miller Property. Lot 2 has the Miller Residence itself, as well as the outbuildings immediately associated with the Residence, the most prominent being the Barn and the Stor- age Sheds. Access from 104th Avenue is via the historic driveway near the lot's western boundary. Lot 2 is an open grassy landscape bounded on the east and south by maturing second growth forest. This open field is the top end of the original clearing in the forest, and features remnants of the agricul- tural uses for which the clearing was used - orcharding, vegetable gardening, and miscellaneous small farm uses including the keeping of goats and chickens. The Lot 2 site also includes non -farm -related plantings, including a very large mature Douglas Fir immediately north of the Miller Resi- dence, orchard trees, and later ornamental trees alongslde the drive- way to the house. EirnnnDrcam i Uued A rcliilacis and Planistri 104th Avenue marking original survey section line - Chicken coop - Later ornamental planting Large specimen fir - Orchard trees associated with the Miller residence --- Barn Vegetable garden Lot 2 Mixed second growth forest Miller House Storage sheds 3.0 Statement of Significance MillerResidence 28594 104th Avenue Maple Ridge, B.C. 1932 2.1 Heritage Values The Miller property and its associated landscape features are significant for their historical, aesthetic, cultural and social values as an important representation of the early and ongoing rural lifestyle of Ruskin and the particular craftsmanship with which the house was constructed. The property consists of three component parts, and includes: the overall site, which is part second -growth forest, part cultivated landscape, the Miller Residence and its associated outbuildings and cultivated landscape and the newer house to the west with the original Harris/Ball house facade and its associated outbuildings and cultivated landscape. Association with the settlement and agricultural history of the historic community of Ruskin Constructed in 1932, the heritage value of the Miller Residence lies in its location in the historic community of Ruskin, its mix of orchard and berry field typical of small farm holdings in its time, its association with Albert Miller who was involved in the evolution of the community, and in its shingle -clad cottage -type architectural style commonly built in B.C.'s rural and suburban settings during the 1920s and '30s. The house would have been constructed within an already -existing agricultural landscape. Association with Albert Miller, a master craftsman in the community of Ruskin There is heritage value in the association of the building with Albert Miller, an early resident of Ruskin who arrived in 1903 and who epitomizes the independent Ruskin settler and resident: a farmer who also made ends meet by working seasonally elsewhere — on the riverboats, fishing, or in the logging camps. Miller was a master -builder, well-known in the Ruskin area for his design and construction -supervision work on local projects in Ruskin and neighbouring Whonnock. Miller's involvement in local construction resulted in buildings which characterize the independence of Ruskin and Whonnock as outposts in the eastern part of Maple Ridge, including the Heaps Sawmill in Ruskin, the Whonnock Memorial Hall (1912), the Ruskin community hall (1916), and the still -standing second Ruskin Community Hall (1923). 4 Its aesthetic qualities relating to the design and finishing of the Miller Residence The shingle -clad cottage -type architectural style commonly built in B.C.'s rural and suburban settings during the 1920s and '30s. The Miller Residence is a memorable amalgamation of the typical shingle -clad bungalow design of the house itself set on top of a workmanlike tarm- oriented basement/garage level. As such it is both a good example of a prevalent style of domestic building of the time, and a good representation of the work of an independent -minded resourceful small farm operator. The interior layout of the house, with its small individual rooms, reflects the common building practices of the 1930s. The finishes of the house are of high value for their level of craftsmanship and materials, particularly the wood detailing on all surfaces including doors, walls and floors. The cultivated landscape of the Miller Residence Extension ornamental landscape framing the entry path, and immediate setting for the house, showing possible signs of updating in the 1950s, perhaps at the time of transfer of ownership to the next generation of the Miller family. No visual record of this cultivated landscape as commercial orchard; rather it seems to have been primarily a residence with accommodations for some farm animals including sheep, chickens and goats. The presence of the original house and landscape to the west This area of the property is historically and culturally important as the earliest house site aesthetically important for the remaining north facade of the original house. Some cultural importance may be attached to the retention of the north facade with no interior reference to its window placement in the comparatively recent, amateur unfinished construction of the 1970s house, possibly reflecting a romantic back - to -the -land mentality with priorities other than commercial viability of farming. The outbuildings associated with the western part of the property include a storage room/playhouse important for its not - strictly agricultural purpose, reflecting amateur- or hobby -farming. The cultivated landscape consists of orchard fields, reflecting an important part of the early economy of the area. It is significant that this earlier agricultural landscape already existed when the Miller Residence was constructed in 1932. The siting, aspect, landscape and associated outbuildings that reflect the early settlement and rural lifestyle of the Ruskin community. The site, a partially wooded and partially cultivated landscape, is Yli,or Reorpenoe, 20011 faith Avenue. Yeple Ridge ConaarraiIan Dien • Janumy 2512 historically and culturally significant for its parcel size and orientation and access at the end of a spur road It is important for its two principal zones of cultivated land, associated with two houses, originally separated by a band of second -growth forest. which demonstrates its evolution from the earliest cultivation in the 1890s to the 1932 acquisition of the property by Albert Miller. The cleared portion of the site, now surrounded by forest, is a physical indication 01 the history of land division, in which original preempted quarter -sections were gradually subdivided into smaller parcels of land. The Miller property is valued for its representation of the characteristic local rural settlement pattern found away from the centre of Ruskin. This pattern includes small, somewhat isolated farms in forest clearings on sloping sites that make best use of the terrain for orchards and berry fields. The landscape associated with the house is important as the remnant agricultural landscape of an original almost -quarter section (130 acres), dating from a time when Ruskin was a major agricultural area. Farms in Maple Ridge, and the province, dating from that time period were generally very productive mixed farms, with hayfields, livestock such as sheep or goats, a fruit and nut orchard, soft fruit orchard, vegetable gardens and bees. Products were produced for both domestic use and sale. The Miller Residence portion of the site is important for the way in which it demonstrates the layout and relationship of the house to the orchard, garden and other plantings, and with the outbuildings. The site is also important for its layers of vegetation, and the aesthetic qualities of the viewscapes. 2.2 Character -defining elements Site 1. Location within an agricultural setting, set back from 104th Av- enue, in the Ruskin community of Maple Ridge 2. The siting of the building making full use of its southwestern aspect and situation of having its basement level set into the slope 3. The grounds appearing to be a clearing with a backdrop of co- nifer forest down slope 4. Still -visible patterns of the original survey and later property subdivision and use, including 104th Avenue, fence lines and driveways BIrm1496ai4 & Wood Arehifacta AAE Flannel -Ft W1I I R.11/691KR. 28191 1041h /,/taus- Map. into Caaaer,iIlaa PItn - Jaarsf9 2017 5. Views from the site to the south 6. Internal views to the adjacent orchard to the west and the forest to the south and east 7. Related exterior outbuildings including the sheep barn, storage barn and chicken house 8. Rural character of the driveway 9. Remnants of the original fruit and nut orchards 10. Douglas Fir tree immediately north of the house 11. Ornamental shade trees with rock -walled gardens below 12. Domestic ornamental planting along the driveway, roadway and against the house 13. Vegetable garden 14. Rows of berry bushes oriented north/south 15. Post and wire fences 16. Mixed hedge along 104th Avenue at the west side of the prop- erty 17. Early and continued use as a residence set amongst a rural arid agricultural landscape Building and Materials 18. Concrete foundation 19. Basement with board formed concrete walls and heavy timber construction 20. Large garage door opening, possibly for farm machinery 21. 1932 rectangularly massed residential building structure 22. Wood frame building construction 23. The late -Craftsman influence in exterior detailing 24. Combination of shingle and beveled siding associated with the three floor levels, in a manner common to the time of construc- tion 25. Porch entry on the north side 26. Gable roof, and separate secondary roof over the entry porch to the east 27. Double -hung wood sash windows 1 -over -1; of various sizes be- fitting the activities of the various rooms 28. Ancillary gable roof element over panelled southwest room 29. South -facing covered porch under main roof form 30. Wood trim Interior Features 31. Arrangement of small rooms within the interior 32. Wood paneling and detailing on walls, floors and ceiling of formal rooms and hallways 33. Wood front door. interior doors and door trim 34. Wooden staircase 35. Attic space and corresponding ceiling shape in upper rooms 36. Scale, layout and character of the kitchen Mrrwia0alw 1 VOWS 4rchnacra 11.1.6 Mane-ers Top: View of south and west facades Huddle: View of front hall of house 9ottom:: Orchard located to the east of the Miller house 4.0 Conservation Plan 3-T Context: Subdivision of the 1.4111er Properly, and proposed future additional floor space on Lot 2 This Plan covers the conservation measures for the Miller Residence property, Lot 2 of subdivided original Miller Property. The Statement of Significance for the Miller Residence is taken from the Statement for the Property, leaving aside character -defining elements of the Property that are not found in Lot 2. The Heritage Revitalization Agreement for the Miller Property anticipated that this Lot 2 with the Miller Residence would be eligible for additional floor space, and supported even an addition to the house to facilitate such floor area increase. The current proposal proposes that additional floor space be added in the future in a separate building location at the northeast corner of the forest clearing (near the northeast corner of Lot 2) with a separate driveway to 104th Avenue. This entirely separate building site would preserve the current character of the Miller Residence in its field. The character of this second building would be subordinate to the Miller Residence, and inconspicuous. The separate driveway would minimize alterations to the field around the Miller Residence. 3.2 Standards arid Guidelines for Historic Pisces In Csnadn Conservation strategies and measures for the Miller Residence have been developed using the national Standards and Guidelines for Historic Places in Canada, the accepted manual for best practices in heritage conservation in the country. General Standards for Preservation, Rehabilitation and Restoration Standard 1: Conserve the heritage value o1 an historic place. Do not remove, replace or substantially alter its intact or repairable charac- ter- defining elements. Do not move a part o1 an historic place if its current location is a character -defining element. Standard 2: Conserve changes to an historic place that, over time, have become character -defining elements In thelr own right. Standard 3: Conserve heritage value by adopting an approach call- ing for minimal intervention. Standard 4: Recognize each historic place as a physical record of its time, place and use. Do not create a false sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never coexisted. Standard 5: Find a use for an historic place that requires minimal or no change to its character -defining elements. Standard 6- Protect and, i1 necessary, stabilize an historic place until any subsequent intervention is undertaken, Protect and preserve archaeological resources in place. Where there is potential for dis- turbing archaeological resources, take mitigation measures to limit damage and loss of information. Standard 7: Evaluate the existing condition of character -defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention. Standard 8: Maintain character -defining elements on an ongoing ba- sis. Repair character -defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any exten- sively deteriorated or missing parts of character -defining elements, where there are surviving prototypes. Standard 9: Make any intervention needed to preserve character - defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference. Additional Standards Relating to Rehabilitation Standard 10: Repair rather than replace character -defining elements. Where character -defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place. Standard 11: Conserve the heritage value and character -defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. Standard 12: Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired it the new work is removed in the future. Yllfar Realdeene, t836a reath Avenue, Maple Ridge Cane=rrMlon Plan danvrry :el] 3.3 Primary Treatment Tor the Miller Residence: Rehabilitation Contemporary considerations of health and safety leads to the need to renew the electrical service to the building, update the plumbing system and fixtures, and to renew kitchen facilities. Porches and stairs are in some cases currently completely without guards and railings, which does not meet minimum standards for safety as set in out in the governing BC Building Code. These requirements point to a primary treatment of Rehabilitation for the Residence, rather than pure preservation or restoration of original elements. Re -use as a residence minimizes requirements to disturb the character -defining elements of the residential design. Application of the standards for the proposed work to the Miller Residence: Standard 1: The Residence is being re -used in place, and incorporat- ing virtually all of the repairable character -defining elements. Standard 27 All the elements of the existing house are being consid- ered potentially important, and retained where feasible, regardless o of the era in which they were built. Standard 3: The approach to the rehabilitation is to do no more than necessary to the character -defining elements. Standard 4: The proposed alterations to the residence do not create a false sense of historical development; the new work is clearly new, but compatible with the historical detailing. Standard 5: The continuing use of the Miller Residence as a residence will result in the greatest level of retention of character - defining elements. Standard 6: The proposed near-term timeline for the alterations is good for the long-term condition of the residence's character -defin- ing elements. Standard 7: The proposed scope of work minimizes the removal o1 character -defining elements. This is the gentlest intervention pos- sible. Standard 8: The owners appreciate the heritage character of the Residence, and are committed to the maintenance of its character - defining elements, as demonstrated by the proposed scope of work that simply repairs most of the building's character -defining ele- ments. Standard 97 The main interventions are designed to present as little disruption to the view of the house from the street, and to be com- elrrnleghem i wood Arahn►ese and plasmon Wag, f saroeacr 21591 'path •nave. Maple ftlnpa Coal arratisa Plan 2pi2 patible with the original design. Standard 10: The proposed work includes the repair of virtually all the character -defining elements. Standard 11: The new work is physically and visually compatible with, and be subordinate to yet distinguishable from the original historic structure. Standard 12: The new work to the porches would be reversible: it could in future be removed without adversely affecting the historic building fabric. The new dormer will involve structural work inside the house, but would not compromise interior paneling that has been identified as character -defining. 3.4 !Exterior Rehabilitation Summary The exterior changes of this proposed rehabilitation of the Residence are modest, with a high level of retention of character -defining elements. Exterior cladding, doors and windows, and exterior wood detailing are all being retained in situ. The interventions to the roof and roof form (refer to Section 3.7, Item 21) maintain the heritage value of the structure. Guards added to the porches are required for building safety; their wood detailing is Intended to be compatible with the historic structure as a recognized way of maintaining the heritage value of the Residence. Proposed physical changes to the exterior or the Residence: 3.4.1 South -facing dormer A south -facing dormer is proposed in order to add bedroom and bathioeon space at the lop floor of the house. This intervention has been weighed against other alternatives for adding bedroom space: a) extending the main gable form of the house to add upstairs space b) adding onto the main floor of the house by extending into the surrounding grounds c) adding dormered space in other configurations The superiority of the proposed strategy for adding bedroom spaces is evident, given that options a) and b) more radically alter the relationship of the simple gabled form of the historic structure and impinge on the simple open landscape surrounding it. A ground level addition to the house (option b), even if on the sides less visible from 104th Avenue would present as great a physical change as the proposed south -facing dormer and not be as suited to the programmatic need of have second bedrooms adjacent to the Master Bedroom. The proposed exclusively south -facing dormer presents the least physical change when viewed d,r,.r,ge.>a 6 16000 AldhiNcra and Pran.e,a from the public edge r.1 the chert; on would if anything be mora visible. Thu ^rr.i; •d Ir, ti:c I,a' oast or' lY :';;! G.ce, of !fie he.'J anwilar; fL;A.1 i . the '.i:.i,: goule • The !:! 1 a fur the suio'ny ,'. th. compatible • et to ua ni ai .i;dr . level, bui inatwral, wr,icl detailing. options :eel not extend the dormer f,roposed to be structure: it • .:..ant top floor .!i subtly update the 3.4.2 Main and new dormer ruol niatorial The cuirent toot a,,;:half shingie • .., fn + .cr 00nddion, especially so on Its northa:t. ince. This poor mate.;.1; largely due to being situated under ttie large Douglas Fir tree that Is Itself a value landscape element. the proposed roof is c corruod:ed metal roof, c'na:cual in colour, in order lu provide a lasting tool assembly under the 1•ir. the colouring is comparable to the historc black asphalt shingle: fns corrugated profile is a subtle reference to the historic use of corrugated metal roofing in rural pioneer communities. 3.4.3 Entry_ 'lo Re::, o oc via the South Fetch The South Porch is o , randy not connected with the landscape, nor outfitted with swards of any sort, in .,pife ui0eing more than 24" above the surrounding grade. In order to meet contemporary code requirements, the porch will need a guard. Making the Sa:.1' her,: the pr iaiy er,,rd.c he house is compatible with its role as a usob:o south -lac r u.sred outdoor space, is nut "r great visible change ‘.rid -it r: vie.red from 10010 Avenue, and makes sense given that the parking area for the site is ,l '.100 south c•nd of the existing Storage Barn. Proposed access to the Louth• Porch is via a bridge connection from raised ground near but not against the south face of the historic house (avoektg the need 1, ,'.ter the house). The uridyl .-. a'. would incorporate guard details eunsistent with the new guards ass„ c:,'ed v:ith th; Sonth Porch. 3.5 Interior Renaoliitation Summary The interior changes to the Residence have been planned with a view to minimizing alterations to the interior spaces featuring original tongue - and -groove paneling, ceiling work and wood flooring. Interior alterations do open up the Main Floor area, but with care taken in leaving the Dining Room and Stair Hall areas intact with their paneling. Since Best public view of Miller Residence from l0410 Avenue at some distance to the west Current poor condition of asphalt shingle roofing under the Douglas Flr all exterior doors and windows are being retained (see Section 3.4), interior casing and sash are left undisturbed. In order to facilitate bringing electrical and mechanical services up to date, the proposed conservation plan Includes the removal of wall finishes that are not wood panelled. Character -defining wood paneling is remaining undisturbed, including the Stair Hall on the top floor of the house. These proposed interventions maintain the heritage value of the Residence. Proposed physical changes to the interior of the Residence: 3.5.1 Amalgamated secondary Main Floor rooms Contemporary living needs point to a kitchen connected to a family- oriented living and dining space. The proposed conservation plan involves the amalgamation of three secondary spaces on the main floor to form a kitchen/family room space. The character -defining arrangement of small rooms within the interior (31) is only slightly compromised, since the adjacent Stair Hall and paneled rooms are preserved in their original size and detail, and the small room in the southwest corner (pictured at the right) is having its wood floor and ceiling preserved in place. 3.5.2 Preserved Stair Hall The Stair Hall features the original paneling on the Main and Second Floor Levels. The conservation Plan includes provision to have the paneling left in place. 3.5.2 New kitchen Contemporary living needs require an improved kitchen. The existing kitchen is listed as one of the character -defining elements. Its heritage value lies primarily in its period appliances, cold store on the north wall, and its windows. The proposed conservation includes carefully removing the cabinetry for reuse as utility cabinetry (likely in the basement), and to relocate and build new a kitchen In the northwest corner of the house. The cold store is being left unchanged, as are the doors and windows. 3.6 Site and Outbuilding Rehabilitation Summary The forest clearing Is being retained, along with the trees and plantings noted in the list of character -defining elements. The driveway Is proposed to be retained in its current character. Character -defining outbuildings shall be retained as well, re -roofed for longevity, using the proposed corrugated metal roofing. Right: the current kitchen Below: Interior paneling all being retained in situ 111 Right: Current Stair Hall; all wood- work being retained in situ Left Southwest Room; all floor and ceiling woodwork retained in situ Yllle, Ree,aencc. 98691 Ie4re AYedle. Meple R13ge Canyerr/rlon Pion Jisuo rn 7¢19 The existing outbuilding near the Residence, called the Storage Sheds (see aerial photo on Page 3 for location) is being retained, and with minimal intervention - re -roofing - being re -used as a carport. A future additional building is proposed, and will be inconspicuous and subordinate to the Miller Residence. These proposed site and outbuilding interventions maintain the heritage value ot the site. allminyham ■ woad AlcnileCle •rai planners Ikrhar Rc3r61iaca, 311tH iIlr* Fviei ■ap Iu k+ag: C OsssivailArl alis - Oanuarf 2t03 3.7 Conservation of Character -defining Elements Below is a table that list each character -defining element found in the Statement of Significance, and a summary of the conservation ut that element. In sum, virtually all character -defining elements are being conserved, often in situ without disturbance - a very high level of conservation for a rehabilitation. Character -defining Element # lielldin 6 Conservation proposal Guiding Standard from the Standards and Guidelines Site conservation 1 Setback of the Residence not altered Standard 1 - reuse in place 2 Grade around building not altered, save berming on south side away from building to facilitate access to South Porch Standa,•-J;, - uuuimizuoy changes 3 Clearing in forest not altered Sto djrd 3 - min mal intervention 4 Fence lines and driveways preserved Standam 3 - minimal intervcnuon 5 Views from the site are not being altered; proposed alterations within the Residence is making more use of those views Standaro 3 - minimal interventiun 6 Views of orchards and forest not altered St.,ndard 3 - minimal :,:+...:.:J 7 Related outbuildings including the sheep bam and storage barn are being retained. These structures will requiia rnaintonm Ucc. Standard 3 - minimal intervention 8 Rural character of the driveway is being conserved; there is no plan ;o iaJ pry alter its character. =; an'aw 3 - n„ .... ,,._.. ,;, ..,., 31anc,ru 3 - iuiuimal iuie,vcidn.o 9 Remnants of orchards are being retained; rejuvenation of the orchard by augmenting planting is foreseen. 10 Douglas Fir tree is being retained. Standard 3 - mniomi intervention 11 Ornamental shade trees and rock -walled garden below driveway is being retained. Standard 3 - minimal intervention 12 Domestic ornamental planting along driveway, roadway, and against the house are all being retained. Standard 3 - minunal intervention 13 Vegetable garden below the driveway is being retained, and rejuvenated. Standard 3 - minimal intervention 14 Any remnant bony bushes on Lot 2 site will be retained. Standard 3 - minimal intervention 15 Any remnant post and wire fencing will be maintained, upgraded as necessary should practical need require it. This is in keeping with the purpose of the original fencing. Standard 3 - minimal intervention 16 Any mixed hedge along 104th Avenue on Lot 2 will be maintained. Standard 3 - minimal intervention 17 Continued rural residential use of the site is planned. Standard 5 - reuse minimizes changes arr.+asana>r'a rraad Anwtocis snn rr.nnur Character -defining Element # lielldin 6 Conservation proposal Guiding Standard from the Standards and Guidelines :.,::d hi:;:erials concrete foundation is being retained Standard 3 - minimizes interventions Basement with beard -formed concrete is being retained Standard 3 - minimal intervention u are : garage doors are being retained. Standard 3 - minimal intervention Rectangular massing at building is be kept Standard 3 - minimal intervention Standard 11 - new dormer visually compatible, distinguishable, and subordinate to the historic main roof Standard 12 - essential house form not compromised 22 L o Woad frame construction is being retained, except for a very few internal parti- dnr•E on the td„r: Fioor Level Standard 3 - minimal intervention _.ate . rafisman exterior wood detailing is being retained in situ Standard 3 - minimal intervention Standard 8 - replacement of exterior details not anticipated 24 25 Original shingle and bevel siding is being completely retained. Standard 8 - replacement of exterior details not anticipated Emmy porch entry on north side is being retained. Standard 11 - new dormer visually compatible, distinguishable, and subordinate to the historic main roof Standard 12 - essential house form not compromised 26 Gable roof Corm and existing ancillary porch all being retained. Standard 12 - essential house form not compromised 27 28 Existing original double -hung windows and sash all being completely retained in situ. Standard 3 - minimal intervention Standard 8 - replacement of exterior details not anticipated Ancillary gable root element over panelled southwest room being retained while accommodating new dormer above Standard 3 - minimizes interventions Character -defining Element # Conservation proposal Guiding Standard from the Standards and Guidelines 29 South -facing covered porch being retained, but with required added guards and bridge to grade at south side. Standard 11 - new dormer visually compatible, distinguishable, and subordinate to the historic main roof 30 I Exterior wood trim all being retained. Standard 3 - minimal intervention Standard 8 - replacement of exterior details not anticipated Interio features 31 Arrangement of small rooms retained with the exception of south rooms on Main Floor; southwest room to have its wood detailing remain intact within the area. Standard 3 - minimizes interventions to character -defining paneling .....11 32 ---amalgamated Wood paneling and detailing on walls, floors, and ceilings in formal rooms and hallways all being retained in situ. Standard 3 - minimizes interventions to character -defining paneling 33 Wood front door, interior wood doors and trim all being retained, almost exclusively in situ (door openings in amalgamated spaces to be removed but retained). Standard 3 - minimizes interventions to character -defining paneling and interior historic woodwork 34 Wooden staircase retained in situ. Standard 3 - minimizes interventions to character -defining paneling and woodwork 35 Attic space with ceiling paneling in Stair Hall retained in situ; wood ceiling finishes in rehabilitated bedroom areas removed. Standard 3 - minimizes interventions to character -defining paneling and woodwork 36 Scale, layout and character of the kitchen is not completely retained; windows, doors, and cold cupboard details are all being retained in situ. Outdated appliances are to be replaced; period cabinetry removed and retained for re- installation as utility cupboards in the Basement. Standard 3 - minimizes interventions to character -defining cold storage, doors and window; cabinets retained for re -use I0 Unlit lleataenca. MIA 1plin nrfnue. Mapes Plepe Censeeeallon plus- Jamar) 0013 Birrilnpnam t 1Yao0 Irrcnnncto anp Ptmnnera liIiRalldance- N1594 latin Avanas. Mania hitt Cowl -raw. elan 4aanall2CISS 1 • . /A' 1,04.411r, 4.409 J.H.F.vmar /14.44., ..*7..,C4-12,44.1,:, 1.47,0,,K54 -V ‘,4.404•4 'TM PLWALM Are Vd 4 TP 4 04H. ARI,L4 4 • 7/ea4 (*Au" 11 • - 4114,11iti r 44,10- 4,11 44.41 .... • .4 • • - • &ram; -r"7"-Villfra . Zmicy Oato &leen No. 2 5.0 Conservation Drawings Below is a set of plans and elevations of the proposed rehabilitation of the Miller Residnece, highlighting the salient points of the rehabilitation. FULLY RETAINED BASEMENT INCLUDING DOORS AND • WINDOWS AND BOARD- r k FORMED CONCRETE RETAINED INTERIOR WOODWORK IN STAIR HALL NEW DORMERED SPACE L LinASEMENT FLOOR PLAN (5)4. 41 FLOOR PLAN L RETAINED COLD CUPBOARD Miler 4leeltlenra. amyl 1We0 Avenue Napie Plage Caneerraftpn Plan • Jenea1 5 17 T , 1.11itmOOR PLAN ^ I� HEW GUARDS ON PORCH WOOD INTERIOR FINISHES OF ORIGINAL FORMAL ROOMS RETAINED NEW GUARDS ON PORCH AND NEW BRIDGE TO GRADE BlimiegGRAm WOOD A2.0 1Sirrnrnpham i taped Arnhllacle end Planners. 5.0 Conservation Drawings Below is a set of plans and elevations of the proposed rehabilitation of the Miller Residnece, highlighting the salient points of the rehabilitation. FULLY RETAINED BASEMENT INCLUDING DOORS AND • WINDOWS AND BOARD- r k FORMED CONCRETE RETAINED INTERIOR WOODWORK IN STAIR HALL NEW DORMERED SPACE L LinASEMENT FLOOR PLAN (5)4. 41 FLOOR PLAN L RETAINED COLD CUPBOARD Miler 4leeltlenra. amyl 1We0 Avenue Napie Plage Caneerraftpn Plan • Jenea1 5 17 T , 1.11itmOOR PLAN ^ I� HEW GUARDS ON PORCH WOOD INTERIOR FINISHES OF ORIGINAL FORMAL ROOMS RETAINED NEW GUARDS ON PORCH AND NEW BRIDGE TO GRADE BlimiegGRAm WOOD A2.0 1Sirrnrnpham i taped Arnhllacle end Planners. Mime, A•cr;,.n;r t*S9• AAP, Ara.�yr ila:•,u 11 tiontr, rafr:+ Plan 4,•__r. __.. NEW DORMER SET INTO EXISTING ROOF AND ANCILLARY GABLE ROOF J ""7+r+cam GENERAL NOTE: UNCOLOURED AREAS ARE RETAINED BUILDING FABRIC i .,r.unvcu,ra rx.r RETAINED COLD CUPBOARD NEW GUARDS ON PORCH AND NEW BRIDGE TO GRADE EMIL 014 I Mime, A•cr;,.n;r t*S9• AAP, Ara.�yr ila:•,u 11 tiontr, rafr:+ Plan 4,•__r. __.. NEW DORMER SET INTO EXISTING ROOF AND ANCILLARY GABLE ROOF J ""7+r+cam GENERAL NOTE: UNCOLOURED AREAS ARE RETAINED BUILDING FABRIC i .,r.unvcu,ra rx.r RETAINED COLD CUPBOARD NEW GUARDS ON PORCH AND NEW BRIDGE TO GRADE EMIL 014 I 4 MAPLE RIDGE APPENDIX C DISTRICT OF MAPLE RIDGE (the "Municipality) HERITAGE ALTERATION PERMIT NO. 2013 -002 -HP TO: ZBIGNIEW BINDER 14675 WEST BEACH AVENUE WHITE ROCK BC V4B 2T9 (the "Permittee") 1. This Heritage Alteration Permit (the "Permit") is issued pursuant to Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6709-2009 (the "HRA Bylaw") for the purpose of allowing alteration of the Miller residence, subject to compliance by the Permittee with all statutes, bylaws, policies, orders, regulations, and agreements applicable thereto, except as specified by this Permit. 2. This Permit applies to, and only to, those lands within the Municipality described below and any and all buildings, structures, and other development thereon: Lot: 2, Section: 4, Township: 15, Plan: BCP46967 (the "Lands") 3. The Permittee, its agents and subcontractors are granted permission to carry out the following works in accordance with the conditions in this Permit: (a) Alterations to the exterior and the interior of the Miller residence in accordance with the plans attached to and forming part of this permit. (the"Works") 4. The following conditions shall apply: (a) The Permittee shall complete the Works to the satisfaction of the Municipality within two (2) years after the date this Permit is issued; and (b) If the works authorized in this permit are not completed, the Permit shall lapse. 5. No security is required to guarantee the performance of the terms, requirements and conditions of this Permit. 6. The Works specified in this Permit shall be carried out strictly in accordance with the terms and conditions and provisions of this Permit. Minor changes to the drawings that do not affect the general form and character of the interior or exterior the Miller residence or the Lands, may be permitted subject to prior written approval of the Municipality. 7. The terms of this Permit, or any amendment to it, are binding on all persons who hold this Permit on the Lands. 5. This Permit is not a Building Permit. AUTHORIZING RESOLUTION passed by the Council the day of 20 . ISSUED on the day of , 2013 . Corporate Officer Attachments: Schedule A - 5.0 Conservation Plans (dated January 2013 and prepared by Birmingham & Wood Architects and Planners) 5.0 Conservation Drawings Below is a set of plans and elevations of the proposed rehabilitation of the Miller Residnece, highlighting the salient points of the rehabilitation. FULLY RETAINED BASEMENT INCLUDING DOORS AND • WINDOWS AND BOARD- r k FORMED CONCRETE RETAINED INTERIOR WOODWORK IN STAIR HALL NEW DORMERED SPACE L LinASEMENT FLOOR PLAN (5)4. 41 FLOOR PLAN L RETAINED COLD CUPBOARD Miler 4leeltlenra. amyl 1We0 Avenue Napie Plage Caneerraftpn Plan • Jenea1 5 17 T , 1.11itmOOR PLAN ^ I� HEW GUARDS ON PORCH WOOD INTERIOR FINISHES OF ORIGINAL FORMAL ROOMS RETAINED NEW GUARDS ON PORCH AND NEW BRIDGE TO GRADE BlimiegGRAm WOOD A2.0 1Sirrnrnpham i taped Arnhllacle end Planners. Mime, A•cr;,.n;r t*S9• AAP, Ara.�yr ila:•,u 11 tiontr, rafr:+ Plan 4,•__r. __.. NEW DORMER SET INTO EXISTING ROOF AND ANCILLARY GABLE ROOF J ""7+r+cam GENERAL NOTE: UNCOLOURED AREAS ARE RETAINED BUILDING FABRIC i .,r.unvcu,ra rx.r RETAINED COLD CUPBOARD NEW GUARDS ON PORCH AND NEW BRIDGE TO GRADE EMIL 014 I MARL C Rlaii� TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: February 18, 2013 and Members of Council Chief Administrative Officer ATTN: C of W SUBJECT: Building Amending Bylaw No. 6972-2013 EXECUTIVE SUMMARY: The current Building Bylaw No. 6925-2012 was adopted in 2012. Since then, the Provincial Government has adopted a new BC Building Code, plus additional amendments to the Safety Standards Act of BC, the Safety Standards Electrical and Gas Regulations and the new Provincial Sewerage Regulations. Amendments to the bylaw are required to provide consistency with these new and amended regulations. The amending Bylaw (attached as Appendix I) updates regulatory wording and ensures District processes are aligned with Council's direction. The adoption of the proposed amendments will allow the Building Bylaw to keep pace with legislative and procedural changes. RECOMMENDATION: That Maple Ridge Building Amending Bylaw No. 6972-2013 be given first, second and third readings. DISCUSSION: a) Background Context: Building Amending Bylaw No. 6972-2013 replaces wording that was removed from the current BC Building Code. The amendments also include wording to maintain consistency between this and the Maple Ridge Ticket Information Utilization Bylaw. Also, emphasis continues to be placed on professional engineers and architects to conduct field reviews and provide certification ensuring complex buildings meet the BC Building Code requirements. Municipal building officials monitor the progress of construction and ensure that professional certification has been received. To reflect some additional fee options for prescribed installations the fee structure has had minor amendments based on the initial review in October 2012 and comments from the industry. The schedule has also been revised to reflect additional construction issues that had not been dealt with by the District in the past, such as, replacing plumbing, gas and electrical in aging buildings. Since the adoption Building Bylaw No. 6925-2012 changes to provincial regulations and acts necessitate a review and revision to ensure consistency and harmony with all these documents. The current BC Building Code was adopted at the end of December 2012 and Building Amending Bylaw No. 6972-2013 incorporates revised design data specifically determined appropriate for our municipality. Building Amending Bylaw No. 6972-2013 also reflects the ongoing changes to 1105 Page 1of2 the BC Building Code and ensures consistency between this amending bylaw and the BC Building Code. b) Citizen/Customer Implications: A number of sessions have been held with the building community to go over the 2012 BC Building Code changes and their implications on the building industry. CONCLUSIONS: Building Amending Bylaw No. 6972-2013 has been prepared to reflect changes in the BC Building Code. The majority of the changes are "housekeeping" amendments. This amending Bylaw will ensure the District continues to require that all aspects of construction that relate to health, safety and protection of persons and property be carried on in an appropriate manner as specified in the current Building Bylaw No. 6925-2012. "Original signed by Stephen Cote-Rolvink" Prepared by: Stephen Cote-Rolvink Manager of Inspection Services "Original signed by E. S. (Liz) Holitzki" Approved by: E. S. (Liz) Holitzki Director: Licences, Permits and Bylaws "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng General Manager: Public Works and Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer SCR/jd Appendix I - Maple Ridge Building Amending Bylaw No. 6972-2013 Page 2 of 2 APPENDIX 1 District of Maple Ridge Maple Ridge Building Amending Bylaw No. 6972-2013 A bylaw to further amend Maple Ridge Building Bylaw 6925-2012 WHEREAS the Council of The Corporation of the District of Maple Ridge deems it expedient to amend Maple Ridge Building No. 6925-2012 NOW THEREFORE, the Council of the District of Maple Ridge enacts as follows: 1. This bylaw may be cited as Maple Ridge Building Amending Bylaw No. 6972-2013. Part 1 General Provisions 2. Maple Ridge Building Bylaw No. 6925-2012 is amended as follows: a) In section 2. Definitions, following the words "In this bylaw:" delete the following paragraph in its entirety and replace it with the following: The following words and terms have the meanings set out in the current edition of the British Columbia Building Code: assembly occupancy, building, building area, building height, business and personal services occupancy, care, care occupancy, constructor, coordinating registered professional, contained use area, designer, detention occupancy, field review, high -hazard industrial occupancy, industrial occupancy, low -hazard industrial occupancy, major occupancy, mercantile occupancy, medium -hazard industrial occupancy, occupancy, plumbing system, registered professional, registered professional of record, residential occupancy, treatment and treatment occupancy. The following term has the same meaning as set out under Section 55 of the Community Charter: Qualified Professional. b) In section 2 Definitions, "Complex Buildings", delete section 2.1.2. in its entirety and replace it with the following 2.1.2 care, treatment or detention occupancies, c) In section "2 Definitions" add the following definition directly after the definition of "Non Inhabitable": "Owner" - means any person, firm or corporation controlling the premises under consideration during that period where the building code applies as indicated in the building code. d) In section "2 Definitions" add the following definition directly after the definition of "Plumbing" "Plumbing Code" - means the British Columbia Plumbing Code current edition as adopted by the Minister pursuant to section 692 (1) of the Local Government Act, as amended or re-enacted from time to time. 3. In section "21 Surveyors Certificate" delete sub -section 21.1 in its entirety and replace it with the following: Maple Ridge Building Amending Bylaw No. 6972-2013 Page 1 of 5 21.1 Where the market value of a proposed Building will exceed $1,000.00 (one thousand) and such Building is being constructed or will be constructed upon a concrete foundation or pad, the Chief Building Official may require that the applicant submit a Surveyor's Certificate showing the geodetic elevations of the forms including interior curb walls and the location of the forms in relation to the boundaries of the parcel upon which the Building is being or will be constructed. An original copy of this certificate is required to be presented to the Building Official on site at the time of the inspection. 4. Delete the last paragraph after section 23.8 and replace it with the following: 23.9 Where other items, not of health or safety concerns, relating to Building or site issues (i.e. Paving) are not covered by security already deposited with the Corporation, the Director may require an amount of security equal to the value of outstanding Construction. 5. Delete sections 24.3 and 24.4 in their entirety and replace with the following: 24.3 Any retaining wall (method of soil retention) over 0.6 metres in height will require a Permit for retaining wall(s) except that where the retaining wall(s) have been identified on the initial Building Permit application, no separate retaining wall Permit will be required. 24.4 Any grade alterations not directly related to and approved under a permit issued pursuant to this bylaw shall comply with the Districts Soil Deposit Bylaw and Soil Removal Bylaw. 6. Delete sections 25.1 to 25.1.14 inclusive and replace with the following: 25. Design Data 25.1 The following climatic design data shall be utilized for the design of Buildings in the Municipality: 25.1.1 January 2 1/2 percent Design Temperature: - 9°C 25.1.2 January 1 percent Design Temperature: -11°C 25.1.3 July 2 1/2 percent Design Drybulb Temperature: 30°C 25.1.4 July 2 1/2 percent Design Wetbulb Temperature: 20°C 25.1.5 Annual Total Degree-days below 180C: 2840 25.1.6 Maximum Fifteen -minute rainfall: 10mm 25.1.7 Maximum One -day rainfall 1/50: 134mm 25.1.8 Annual Rain: 1800mm 25.1.9 Annual Total Precipitation: 1950mm 25.1.10 Moisture Index: 1.86 25.1.11 Driving Rain Wind Pressure Pa, 1/5: 160 Pa Maple Ridge Building Amending Bylaw No. 6972-2013 Page 2 of 5 25.1.12 Ground snow load (kPa): 0-45 metres elevation: 1/50 SS = 2.4 kPa (design weight based on snow depth) SR = 0.2 kPa (design weight added for rain) Cb = 0.45 for entire roofs not exceeding 4.3 m / 0.55 m for all other roofs Above 45 Metres: 0.008 x (Site elev. in Metres) + 2.4 kPa = SS 0.001 x (Site elev. in Metres) + 0.2 kPa = SR CbSS + SR = specified snow load 25.1.13 Hourly Wind Pressures:Probability 1/10 = 0.34kPa Probability 1/50 = 0.47kPa 25.1.14 Seismic Data: Sa (0.2) = 0.97 Sa (0.5) = 0.65 Sa (1.0) = 0.32 Sa (2.0) = 0.17 PGA = 0.48 7. Delete section 26.10 in its entirety and replace it with the following: 26.10 be equipped with stairs, landings and handrails constructed in compliance with the Building Code; 8. Delete section 26.12 in its entirety and replace it with the following: 26.12 be single wide in size and contain no exterior construction other than what is necessary to gain access to and egress from the temporary mobile home; 9. Delete section 29.1 in its entirety and replace it with the following: 29.1 No Plumbing System, as defined in the current Plumbing Code shall be installed, altered or repaired except in accordance with the provisions of this Bylaw and the Plumbing Code and Regulations. 10. Delete section 29.10.1 in its entirety and replace it with the following: 29.10.1 the proposed Construction as shown in the application conforms with the Plumbing Code and Regulations, this Bylaw and all other Bylaws of the Corporation; 11. After section "30. Gas", add section 30.1 below and then re -number sections accordingly: 30.1 Except as hereinafter specifically provided, no Gas work shall be installed, altered or repaired until a Permit to do so has first been obtained pursuant to this Bylaw. Maple Ridge Building Amending Bylaw No. 6972-2013 Page 3 of 5 12. Delete section "31. Electrical" in its entirety and replace it with the following: 31. Electrical 31.1 Except as hereinafter specifically provided, no Electrical work shall be installed, altered or repaired until a Permit to do so has first been obtained pursuant to this Bylaw. 31.2 Parts 1 and 2 of the current Canadian Electrical Code, as amended, are hereby adopted and form part of this Bylaw. 31.3 Every person who obtains a Permit for the installation or alteration of Electrical Equipment pursuant to the B.C. Safety Standards Act, Electrical Safety Regulation and Electrical Code, shall pay to the Corporation the fees prescribed in Schedule "F" hereto prior to obtaining the Permit. 31.4 Every person who obtains a Permit pursuant to this Section 31 shall maintain and keep a copy of the Permit and all documentation and plans pertaining thereto on the Premises on which the Construction authorized by the said Permit is being done. Failure to have the Permit documentation on site will be deemed an offense under this Bylaw and will require a re -inspection fee and inspection to verify that the Construction complies with the Permit. 13. In "Schedule A" after number 6, add the number 7 in front of the word "Provisional". 14. In "Schedule A " under "Other Fees" add number 1 as follows and re -number accordingly: 1. Permit application fee of; a. $500.00 per permit for other than single family & Duplex b. $150.00 per permit for single family & duplex's 14 In "Schedule C" delete in its entirety the section that begins with the word "NOTE" and replace it with the following: NOTE: • Inspected under BC Building Code. • A new Permit shall be obtained prior to any change in the use of the Building. 15 In "Schedule D" insert a new number 7 as follows and re -number accordingly: 7. For Plumbing Construction which involves the replacement of a buildings water piping system or portion thereof: (a) in multi -family residential buildings, hotels and motels - $24.00 per unit (b) in all other buildings; (i) first 30 metres or part thereof - $60.00 each (ii) each additional 30 metres or part thereof - $30.00 each 16. In Schedule F under number 7, add the word "residential" between the words "for" and "commercial". Maple Ridge Building Amending Bylaw No. 6972-2013 Page 4 of 5 17. In Schedule F add a new section 8 that reads as follows and re -number the remainder of Schedule F accordingly: 8. Permit for the installation of rough -in low voltage or finish of a previously installed and permitted rough -in installation only for single family & duplex's (a) $75.00 for first $1000.00 in contract value READ A FIRST TIME this day of , 2013. READ A SECOND TIME this day of , 2013. READ A THIRD TIME this day of , 2013. ADOPTED this day of , 2013. PRESIDING MEMBER CORPORATE OFFICER Maple Ridge Building Amending Bylaw No. 6972-2013 Page 5 of 5 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: MEETING DATE: FILE NO: MEETING: February 18, 2013 E04-010-073 C of W Local Area Service - Ansell Street Sanitary Sewer Services Bylaw No. 6963-2013 EXECUTIVE SUMMARY: On May 2, 2011, Council authorized staff to prepare a bylaw to establish a Local Area Service (LAS) for the provision of a sanitary sewer system to 19 properties on Ansell Street north of 124 Avenue and to proceed with the construction of the sewer system. The construction of the sanitary sewer service is now complete and is in the one year maintenance period. The proposed LAS bylaw is attached describing the payments. In the intervening time since the LAS petition, two (2) additional lots have been added (through subdivision). The total cost will now be equally divided among 21 properties. The cost of the construction and consulting engineering services has been finalized totaling $340,385.21. The Ansell Street sanitary sewer system however utilizes a community pump station and forcemain which was installed by the neighbouring residents through the Academy Park LAS Bylaw No. 6814- 2011. The pump station was designed to accommodate Ansell Street with the cost-sharing based upon their percentage of the total service area. The Ansell Street LAS represents approximately 30% of the total service area which equated to $129,880.15 of the pump station and forcemain design and construction cost. The total cost to be apportioned to 21 parcels is $470,265.36 or $22,393.59 per lot (which is less than what was estimated and budgeted in 2010 of $31,924.60). This report seeks Council's adoption of the attached LAS bylaw to apply the costs to the properties. RECOMMENDATIONS: THAT Maple Ridge Ansell Street Sanitary Sewer Services Bylaw No. 6963-2013 be given first, second and third readings. DISCUSSION: a) Background Context: Since 2007, the District has worked with residents towards the extension of sanitary sewer services to Academy Park. This project was originally inclusive of the properties on Ansell Street which at the time were not within the Fraser Sewer Area (FSA) boundary. Because the process and authority to extend the FSA boundary requires both Council and Greater Vancouver Sewer and Drainage District (GVS&DD) approval, the Academy Park residents within the FSA boundary decided to proceed without the Ansell Street properties. Although 1106 the project was not inclusive of the AnseII Street properties, the sanitary sewer was designed and constructed to allow for the inclusion of the additional area should approval be granted. In 2008, the District began the process of submitting a FSA amendment to the GVS&DD to include AnseII Street into the FSA. In 2010, the GVS&DD amended the FSA boundary to include AnseII Street and staff informed the residents of the inclusion. In October 2010, the District received a preliminary petition signed by 80 percent of the residents on AnseII Street. This petition requested the following information: • the probable cost of the service • how the costs would be apportioned amongst the benefiting property owners • options for payment, and • other information necessary for the residents to decide whether or not to participate. In response to this preliminary petition, a cost estimate and formal petition were prepared and circulated to residents. On November 30, 2010, the formal petition was returned and the Corporate Officer determined that the formal petition was sufficient and valid. A total of 57.9 percent of the number of properties with a value of 57.7 percent of total land & improvements signed the petition, which exceeded the minimum level of support required. On May 2, 2011, Council authorized staff to prepare a bylaw to establish a LAS for the provision of a sanitary sewer system to service 19 properties on Ansel! Street north of 124 Avenue and to proceed with the construction of the sewer system. The construction of the sanitary sewer service is now complete, in the one year maintenance period and is appropriate to adopt the LAS bylaw. Staff have prepared the bylaw which is attached to this report and reflects the dialog with residents that the project costs would be recovered based upon the number of service connections and that owners would be eligible for tax credits if lots within the service area are subdivided. Since the initial petition, 2 additional lots have been added and the total cost will now be equally divided by 21 lots, however any future subdivisions that occur within 15 years of the bylaw registration will require a review and amendment to the bylaw. It is anticipated that the maximum number of potential lots will be 25 lots. If within the 15 years from the date of the bylaw registration an amended is required to incorporate additional service connections, credits will be provided to the property owner on title at the time of the bylaw amendment by one of the following options: 1. If the original loan was paid as a lump sum, a credit will be applied to the property's tax account and applied to the current years taxes. The credit will be calculated as the difference between the paid commuted value and the revised commuted value. (credits will not include any consideration for lost revenue through interest); or 2. If the loan is being paid in annual installments, the revised commuted value will be used to determine an adjusted annual payment schedule. (credits will not include any consideration for lost revenue through interest). The property charges for additional service connections shall be incorporated into the LAS bylaw using the following requirement: 1. Pay the total cost as a lump sum as a condition of registering the subdivision. b) Desired Outcome: The desired outcome of this report is to obtain Council's approval and adoption of a LAS bylaw for the District to start billing the residents of Ansell Street. c) Strategic Alignment: The Corporate Strategic Plan directs staff to provide high quality municipal services to our customers in a cost effective and efficient manner and to continue to use a user -pay philosophy. Utilizing the LAS legislation and process is one method that the District can use to partner and provide services with neighborhoods in alignment with the Corporate Strategic Plan. d) Citizen/Customer Implications: The final cost of the sanitary sewer and pump station works has now been determined to be $470,265.36 which is less than budgeted. With the increase in the number of benefitting properties, the final individual commuted cost for each of the benefiting property owners is $22,393.59, which is less than the pre -construction budget estimate of $31,924.60. The owners may now pay off the final commuted cost or pay by 15 annual installments, amortized at an interest rate of 4.90% with an option of paying off anytime during the term without incurring a penalty. This long-term interest rate is based on prevailing market borrowing rates that would be available to the Municipality. The above cost to the property owner provides the sanitary sewer connection from the sewer system to the inspection chamber at the property line. In order to commission the service, owners will need to install, at their cost, a connection from the residence to the sanitary service connection at the property line through a plumbing permit. In addition these properties are all on septic systems, the owner will also be required to provide proof that any septic tanks have been pumped out and broken up. Future subdivision's will require that the applicant pay for and install a sanitary sewer service connection from the property line to the existing sanitary main as well as a portion of the original LAS charge. The LAS charge will be determined by the District at the time of application based upon Ansell Street Sanitary Sewer Services Bylaw No. 6963-2013, in addition if District forces are constructing the service connection, the final costs will be the responsibility of the applicant and determined at the time of construction. e) Interdepartmental and Financial Implications: Should Council adopt the bylaw, Engineering Department staff will send a letter to the property owners providing details of the payment options, either one-time payment in full by July 2, 2013 or payment of 15 annual instalments, amortized at an interest rate of 4.90% due for payment with their property taxes. Subsequently, Finance Department staff will receive and process the commuted payment, or add the 15 instalments to the property owner's annual taxes (should the property owner choose to make annual payments). Additional subdivisions that occur within 15 years from the registration of the bylaw will require Engineering and Finance to evaluate the costs and amend the bylaw to reflect the adjusted tax assessments on a property by property basis. CONCLUSION: An LAS project approved by Council to provide sanitary sewer services to properties on AnseII Street is now complete and is in the one year maintenance period. The final cost of the works has been determined. Accordingly, Ansel! Street Sanitary Sewer Services Bylaw No. 6963-2013 establishes the LAS charges and is submitted to Council for adoption. "Original signed by Stephen Judd" Prepared by: Stephen Judd, PEng. Manager of Infrastructure Development "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by Trevor Thompson" Financial Review by: Trevor Thompson, CGA Manager of Financial Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer SJ/ CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6963-2013 A Bylaw to establish a Local Area Service for Sanitary Sewer Services for Ansell Street WHEREAS Council has been petitioned to provide a municipal service pursuant to Section 210, Division 5 of the Community Charter S.B.C. 2003, c.26 (the "Community Charter"); AND WHEREAS The Corporate Officer has certified that the petition received for the municipal service does constitute a sufficient petition signed by majority of the property owners, representing at least half of the value of the parcels that are liable to be specially charged; AND WHEREAS Council has deemed it expedient to proceed with the works; AND WHEREAS the `Maple Ridge Local Area Service Policy', as amended, provides that the cost of providing a municipal service shall be recoverable from each of the existing parcels of land that will benefit from the service. NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: 1. This Bylaw shall be cited for all purposes as "AnseIl Street Sanitary Sewer Services Bylaw No. 6963-2013". 2. The Local Area Service is described as 740m of 150mm and 200mm sanitary main, and 21 sanitary service connections at AnseII Street north of 124 Avenue the boundaries of which are outlined in Schedule 'A' attached. 3. The Local Area Service has been completed and final cost of the service is contained in Schedule `B' attached. 4. Costs for the Local Area Service will be recovered according to the cost distribution shown on Schedule `C' attached. 5. The Bylaw shall be reviewed on an annual basis, for a maximum of 15 years from the registration of AnseII Street Sanitary Sewer Services Bylaw No. 6963-2013, and Schedule 'A' and 'C' amended to reflect any reductions in the commuted loan based upon an increase in the number of service connections provided within the LAS boundaries identified in Schedule 'A'. 6. The property charges for the additional service connections provided, up to a to a maximum of 15 years from the registration of the AnseII Street Sanitary Sewer Services Bylaw No. 6963-2013 , shall be paid using the following requirement: i. Payment of the total cost will be made as a lump sum, and must be provided as a condition of registering the subdivision. 7. The property charges for the original service connections will be adjusted, any credits will be provided to the property owner on title at the time of the bylaw amendment by one of the following options: i. If the original loan was paid as a lump sum, a credit will be applied to the property's tax account and applied to the current years taxes. The credit will be calculated as the difference between the paid commuted value and the revised commuted value. (credits will not include any consideration for lost revenue through interest); or ii. If the loan is being paid in annual installments, the revised commuted value will be used to determine an adjusted annual payment schedule. (credits will not include any consideration for lost revenue through interest); READ a first time the day of , 2013. READ a second time the day of , 2013. READ a third time the day of , 2013. RECONSIDERED AND ADOPTED the day of , 2013. PRESIDING MEMBER CORPORATE OFFICER Attachments Schedules A, B, & C Schedule "A" Ansel! Street Sanitary Sewer Services Bylaw No. 6963-2013 i T S. 1,12.1 1 ia�uaf CORPORATION OF THE DISTRICT OF STAPLE RIDGE ENGLNEKRLNG DEPARTMENT ANSELL STREET SANITARY SEVER SERVICES BY—LAW 6963-2013 SCHEDULE "A" 1 OA TE: FtBrjj Ry 2013 FiLEAVG ND 544.1:133-3 Schedule "B" Ansel! Street Sanitary Sewer Services Bylaw No. 6963-2013 1.41,4F'I,1 I1ILIGE 9.ni.� Cowmsb beep Area Completion Certificate Date: February 5, 2013 File: E04-010-073 This is to certify that the Works authorized under the `Maple Ridge Local Area Service for Sanitary Sewer Extension (Ansel! Street) are complete. "Original signed by David Pollock" David Pollock, PEng. Municipal Engineer As required under the `Maple Ridge Local Area Service for Sanitary Sewer Extension (AnseII Street north of 124 Avenue), I hereby certify that the final cost of the Works has amounted to $340,385.21. "Original signed by Paul Gill" Paul Gill, BBA, CGA General Manager: Corporate & Financial Services cc Corporate Officer Manager, Revenue & Collections Schedule "C" Ansel! Street Sanitary Sewer Services Bylaw No. 6963-2013 4 MAPLE RISME Brun- Commsi. Engineer's Report Final Costs & Apportionment Local Area (Sanitary Sewer) Service by Formal Petition Pursuant to Section 10 of the `Maple Ridge Local Area Service for Sanitary Sewer Extension (Ansel! Street North of 124 Avenue), the following provides the final costs and apportionment thereof. Sanitary Sewer Service Location: Ansel! Street Total cost of the Works (Ansel) Street) $ 340,385.21 Total cost share for the pump station (Academy Park) $ 129,880.15 Municipal contribution (0%) Nil Cost apportioned to existing 21 parcels $ 470,265.36 Cost Distribution Number of existing lots 21 Individual Owner's share (Cost per lot) $ 22,393.59 Per annum individual Owner's share (Amortized over 15 years at 4.90 % per annum) $ 2,042.79 Life of the Works 40 Years All costs are final MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: MEETING DATE: FILE NO: MEETING: February 18, 2013 E04-010-058 C of W Local Area Service - Academy Park Sanitary Sewer Amending Bylaw No. 6964- 2013 EXECUTIVE SUMMARY: In 2007 Council authorized staff to process a Local Area Service (LAS) for the provision of a sanitary sewer system to Academy Park. The design of the system incorporated a pump station and forcemain with the capacity to service properties on Ansel! Street. At the time the LAS project was advancing, Ansel! Street was not included in the Fraser Sewer Area (FSA) and required Metro Vancouver's approval prior to the District providing municipal sanitary services. Due to the uncertainty of the FSA extension the project was phased and Academy Park was constructed ahead of Ansel! Street. The first phase was completed and the Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 registered in 2011. Between 2008 and 2010 the District sought and achieved the amendment to the GVS&DD FSA allowing the Ansel! Street sewer extension to occur. Residents of Ansel! Street were advised that the total LAS project cost would include a portion of the pump station and forcemain. In 2011 Council authorized staff to prepare a bylaw to establish the Ansel! Street LAS. As outlined to residents during the formal petition process for both the Academy Park and Ansel! Street LAS projects, there would be two future financial conditions that would be applied to the agreements. Firstly the construction costs for the community pump station and forcemain that services both projects would be shared on a proportional basis between both the LAS projects and secondly any future subdivision that occur within 15 years of the Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 would also be required to pay an equal share of the construction cost. Based on the above conditions, the Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 is no longer reflective of the original bylaw conditions and the Academy Park Sanitary Sewer Amending Bylaw 6964-2013 has been developed, as attached. The amending bylaw also outlines the engineering and financial process for future amendments as well as updates to Schedules 'A' and 'C' which reflect the cost reduction for the community facility. Due to the extension of the FSA and the subsequent construction of the Ansel! Street LAS project, the pump station and forcemain costs will now be shared between Academy Park and Ansel! Street. Ansel) Street represents approximately 30% of the service area and is responsible for $129,880.15 of the design and construction cost. This will reduce the overall cost for Academy Park to $1,451,832.48 or approximately $32,2622.94 per lot from $35,149.17. This report seeks Council's adoption of the amending bylaw to adjust the costs to the properties. 1107 RECOMMENDATIONS: THAT Maple Ridge Academy Park Sanitary Sewer Services Amending Bylaw No. 6964-2013 be given first, second and third readings. DISCUSSION: a) Background Context: On November 13, 2007 Council authorized staff to prepare a bylaw to establish a LAS for the provision of a sanitary sewer system to 45 properties in Academy Park and to proceed with the construction of the sewer system. The construction of the sanitary sewer service was completed and payment bylaw 6814-2011 was registered May 2, 2011. This project allowed for the inclusion of properties on Ansel! Street and the pump station and forcemain were designed and constructed accordingly. Although Academy Park was constructed ahead of Ansel! Street, the residents of Academy Park were advised that if the extension to AnseII Street occurred, AnseII Street residents would be required to pay for a portion of the pump station and the Academy Park LAS costs would be reduced accordingly. Between 2008 and 2010 the District sought and achieved an amendment to the GVS&DD FSA allowing the Ansel! Street sewer extension to occur. Residents of Ansel! Street were advised that the total LAS project cost would include a portion of the pump station and forcemain. In 2011 Council authorized staff to prepare a bylaw to establish the Ansel! Street LAS. Ansel) Street represents approximately 30% of the pump station service area and as such the Academy Park LAS design and construction costs shall be reduced by $129,880.15 to $1,451,832.48 or approximately $32,262.59 per lot. In addition to the overall reduction of the pump station and forcemain design and construction cost, there are three active subdivision files pertaining to lots in Academy Park. These subdivisions have not been registered and will be reflected in a future amendment. Staff have prepared the attached amending bylaw which provides the direction on how the credits will be calculated for the reduction in the Academy Park share of the pump station and forcemain design and construction costs as well as the distribution of costs for the any additional lots subdivided within 15 years of the Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 registration. Essentially all new service connections will be required to pay the revised commuted value as a part of the development servicing agreement and the existing lots will receive tax credits spread over the remaining years of the original bylaw or as a single tax credit if the commuted value has been paid. b) Desired Outcome: The desired outcome of this report is to obtain Council's approval to amend the LAS bylaw to reflect how the changes to loans will be calculated and collected when changes are required. c) Strategic Alignment: The Corporate Strategic Plan directs staff to provide high quality municipal services to our customers in a cost effective and efficient manner and to continue to use a user -pay philosophy. Utilizing the LAS legislation and process is one method that the District can use to partner and provide services with neighborhoods in alignment with the Corporate Strategic Plan. d) Citizen/Customer Implications: The reduction in the design and construction cost will result in an amended commuted value of $32,262.59, or 13 annual payments of $2,969.59. This represents a reduction in the principal of $2,886.58 for the original 45 lots in Academy Park. Future subdivisions that occur within 15 years of the Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 registration will require that the applicant pay for and install a sanitary sewer service connection from the property line to the existing sanitary sewer main as well as a portion of the original LAS charge. The LAS charge will be determined by the District at the time of application based upon Bylaw 6814-2011. In addition, if District forces are constructing the service connection the final costs will be the responsibility of the applicant and determined at the time of construction. e) Interdepartmental and Financial Implications: Upon Council adopting the Academy Park Sanitary Sewer Amending Bylaw No. 6964-2013, Engineering Department staff will send a letter to the affected property owners providing details of the tax credit and the payment options. Subsequently, Finance Department staff will receive and process the commuted payment, or add the 13 installments to the property owners' annual taxes (should the property owner choose to make annual payments). Additional subdivisions that occur within 15 years of the Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 registration will require Engineering and Finance staff to evaluate the costs and amend the bylaw to reflect the adjusted tax assessments on a property by property basis. CONCLUSION: The cost sharing arrangement with Ansell Street for the use of the pump station and forcemain resulted in a reduction in the design and construction costs for Academy Park and as such the attached Academy Park Sanitary Sewer Amending Bylaw No. 6964-2013 provides details on how to calculate and award tax credits to the affected property owners. "Original signed by Stephen Judd" Prepared by: Stephen Judd, PEng. Manager of Infrastructure Development "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by Trevor Thompson" Financial Trevor Thompson, CGA Review by: Manager of Financial Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6964-2013 A Bylaw to amend Local Area Service for Sanitary Sewer Services for Academy Park Bylaw No. 6814-2011 WHEREAS it is deemed expedient to amend the Local Area Service for Sanitary Sewer Services for Academy Park Bylaw No. 6814-2011 to adjust the cost per lot to reflect the contribution of AnseII Street Local Area Service (Phase 2) to the cost of the pump station; AND WHEREAS it is deemed expedient to amend the Local Area Service for Sanitary Sewer Services for Academy Park Bylaw No. 6814-2011 to adjust the number of lots based on the additional lots created through subdivision applications; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge enacts as follows: 1. This Bylaw shall be cited for all purposes as "Academy Park Sanitary Sewer Services Amending Bylaw No. 6964-2013". 2. That Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 be amended by adding the following three (3) sections after Section 4: 5. The Bylaw shall be reviewed on an annual basis, up to a to a maximum of 15 years from the registration of the Local Area Service for Sanitary Sewer Services for Academy Park Bylaw No. 6814-2011, and Schedule 'A' and 'C' amended to reflect any reductions in the commuted loan based upon an increase in the number of service connections provided within the LAS boundaries identified in Schedule 'A'. 6. The property charges for the additional service connections provided shall be paid using the following requirement: i. Payment of the total cost will be made as a lump sum, and must be provided as a condition of registering the subdivision. 7. The property charges for the original service connections will be adjusted, any credits will be provided to the property owner on title at the time of the bylaw amendment by one of the following options: i. If the original loan was paid as a lump sum, a credit will be applied to the property's tax account and applied the current years taxes. The credit will be calculated as the difference between the paid commuted value and the revised commuted value. (credits will not include any consideration for lost revenue through interest); or ii. If the loan is being paid in annual installments, the revised commuted value will be used to determine an adjusted annual payment schedule. (credits will not include any consideration for lost revenue through interest); 3. And that Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 be amended by deleting Schedules 'A' and 'C' in their entirety and be replaced with Schedules 'A' and 'C' attached hereto. READ a first time the day of , 2013. READ a second time the day of , 2013. READ a third time the day of , 2013. RECONSIDERED AND ADOPTED the day of , 2013. PRESIDING MEMBER CORPORATE OFFICER Attachments: Schedules A & C 6964-2013 Schedule "A" Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 H 19ar 1.2 Rens 12 r}mss i� 21 20 12112 N SCALE r T OORPORATION OF THE DISTRICT OF MAPLE RIDGE ENGINEERING DEPAL r)1hNT ACADEMY PARK SANITARY SEWER SERVICES BY—LAW 6614--2011 SCHWUL "A" 0.1.17E FE5ROAR7' arr1. 1 FiLEiLW:. 4c ::ru;^? 6964-2013 Schedule "C" Academy Park Sanitary Sewer Services Bylaw No. 6814-2011 F Lrrp AMC 61 pallor Kari' Engineer's Report Final Costs & Apportionment Local Area (Sanitary Sewer) Service by Formal Petition Pursuant to Section 10 of the `Maple Ridge Local Area Service for Sanitary Sewer Extension (Academy Park North of 124 Avenue East of 241 Street), the following provides the final costs and apportionment thereof. Sanitary Sewer Service Location: Academy Park Construction cost of the Works Less: Ansel) Local Area Service Contribution to Pump Station $ 1,581,712.63 $ 129,880.15 Total cost to be apportioned $ 1,451,832.48 Municipal contribution (0%) Cost apportioned to existing 45 parcels Cost Distribution Number of existing lots Individual Owner's share (Cost per lot) Per annum individual Owner's share (Amortized over 13 years (remaining since 2011) at 5.65 % per annum) 2,969.59 Nil $ 1,451,832.48 45 $ 32,262.94 Life of the Works 40 Years All costs are final MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: February 18, 2013 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended January 31, 2013 EXECUTIVE SUMMARY: 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 January 31, 2013 now be approved". GENERAL $ 6,198,269 PAYROLL $ 1,432,021 PURCHASE CARD $ 124,175 $ 7,754.465 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 • G.V. Sewerage & Drainage - Jun-Dec'12 DCC collections $ 414,121 • G.V. Water District - water consumption Oct 2 - Oct 30/12 $ 444,013 • G.V. Water District - water consumption Oct 31 - Nov 27/12 $ 406,021 • Minister of Finance - 2012 school tax requisition $ 644,493 • Municipal Insurance Association - 2013 insurance assessment $ 375,860 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended January 31, 2013 have been reviewed and are in order. Prepared by: G'Ann Rygg Accounting Clerk II Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME 655287 BC Ltd 695595 BC Ltd Anderson & Thompson "In Trust" BC Hydro BC SPCA BDO Canada LLP Boileau Electric & Pole Ltd CUPE Local 622 Capilano Highway Services Chevron Canada Ltd City Of Pitt Meadows Dams Ford Lincoln Sales Ltd Downtown Maple Ridge Business FortisBC - Natural Gas Gr Vanc Sewerage & Drainage Greater Vanc Water District Insignia Homes Silver Valley Kary Movers Ltd Manulife Financial Maple Ridge & PM Arts Council Maple Ridge Historical Society Maridge Properties Ltd Mastercraft Projects Ltd MDT Technical Services Inc. Medical Services Plan Microserve Microsoft Licensing, GP Mills Printing & Stationery Minister Of Finance Municipal Insurance Assoc Municipal Pension Plan BC CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - JANUARY 2013 DESCRIPTION OF PAYMENT AMOUNT Security refund 199,682 Security refund 19,600 Security refund 73,671 Electricity 116,744 Contract payment Jan 27,527 2012 Financial statement audit 22,571 Maintenance: Albion Fairground 257 Banners & Christmas Lights 30,035 Firehalls 232 Leisure Centre 575 Library 446 Memorial Park 928 Municipal Hall 363 Operations 209 Pitt Meadows Cenotaph 86 Randy Herman Building 209 RCMP 784 Rock Ridge water tower 967 Dues - pay periods 12/26 & 13/01 126 Ave watermain replacement Gasoline & Diesel fuel Contributions from sport field users 57,025 Contribution of Invest North Fraser 3,333 60,358 2012 Ford F250 truck 31,630 2012 FIP program 21,225 Natural gas 29,644 Waste disposal 749 Jun - Dec'12 DCC collections 414,121 414,870 Water consumption Oct 2 - 30/12 444,013 Water consumption Oct 31- Nov 27/12 406,021 Security refund ESS level 1 activations Employee benefits premiums Arts Centre contract payment Jan 49,422 Program revenue Dec 9,320 Theatre rental & catering 796 Quarterly fee for service payment Security refund Birch Park playground equipment Video surveillance system at two reservoirs 48,238 Flowmeter installation - Hammond & 203rd 8,400 56,638 Employee medical & health premiums 34,105 Phone system 4,324 Planning plotter 15,485 Network infrastructure 4,842 Annual software licensing Stationary - Nov & Dec 2012 school tax requisition 2013 Insurance assessment 375,860 Insurance deductibles 1,371 377,231 Employee benefits premiums 358,422 35,091 21,774 76,828 74,499 850,034 58,931 22,274 134,649 59,538 33,329 33,012 50,400 24,651 103,146 16,472 644,493 Pitt Meadows Heritage & Museum Raincity Janitorial Sery Ltd Receiver General For Canada RG Arenas (Maple Ridge) Ltd Ridge Meadows Seniors Society Ridge Meadows Recycling Society Rogers Tag Construction Ltd Tempest Development Group Total Energy Systems Ltd Tybo Contracting Ltd Urban Systems Warrington PCI Management Wilco Civil Inc Workers Compensation Board BC Zoho Corporation Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements January 2013 Semi-annual fee for service Janitorial services: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Film Event Employer/Employee remit PP12/26 & PP13/01 Ice rental Nov & Dec Curling rink operating expenses Nov & Dec Quarterly operating grant Jan - Mar Monthly contract for recycling Jan Weekly recycling Litter pickup contract Recycling station pickup New cellular devices & monthly useage Dec & Jan Abernethy Way intersection improvements Annual software support Software modifications Tempest conference Maintenance: Firehalls Leisure Centre Library Maple Ridge Museum Municipal Hall Operations Pitt Meadows Family Rec. Centre Pitt Meadows Heritage Hall Randy Herman Building RCMP South Bonson Community Centre Whonnock Lake Community Centre Dewdney Trunk Road watermain replacement (Laity to 216) Traffic calming Transportation plan update Advance for Tower common costs Tower expenses Oct, Nov & Dec Deer Fern Park construction Cedar Park construction Employer/Employee remittance 4th qtr 2012 ManageEngine annual software support PP13/01 & PP13/02 6,636 6,423 3,130 3,151 4,638 3,320 4,223 107 112,573 12,103 106,784 456 1,786 319 53,930 4,592 1,456 3,478 5,376 585 276 1,412 2,042 218 753 1,958 457 2,601 533 7,586 16,938 60,000 -12,372 32,368 35,169 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2013\[Monthly_Council_Report_2013.xlsx]JAN'13 38,959 31,628 581,991 124,676 52,946 109,345 33,064 101,695 59,978 19,689 45,257 24,524 47,628 67,537 56,149 15,671 5,493,776 704,493 6,198,269 1,432,021 124,175 7,754,465 MAPLE RIDGE British Columbia TO: District of Maple Ridge Mayor Ernie Daykin MEETING DATE: February 18, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: Community Grants Policy EXECUTIVE SUMMARY: The practice of awarding grants to community groups has been in place for a number of years, allowing Council to support organizations that provide valuable services in the community. Over the past 10 years, the annual budget envelope for community grants has been increased from $23,600 to $61,800 to accommodate the ongoing support needed by some community groups. For the past several years staff has reviewed grant applications using a consistent set of principles and Council has had final approval of community grant allocations. In April 2012, Council directed staff to prepare a policy to guide the approval process for community grants. In preparing the policy staff incorporated the principles already in use. The Audit and Finance Committee reviewed the draft policy at their February 4 meeting and recommended that the policy be forwarded to the next Committee of the Whole after incorporating some minor changes. This policy will provide direction on the types of requests that Council will consider and how applications will be evaluated, contributing to an open and transparent process that supports Council's commitment to a fair, friendly and helpful customer experience. RECOMMENDATION: That the attached Community Grants policy be adopted. DISCUSSION: a) Background Context: The practice of awarding grants to community groups has been in place for a number of years and has allowed Council to support organizations that provide valuable services in the community. Council's preference has been to provide support for one-time items. In response to the increasing struggle organizations have been experiencing in finding long- term sustainable funding Council has provided some groups with bridge funding to support them while they work toward achieving long-term stable funding. A few groups needed on going support and as there was no other source of municipal funding available, this envelope was increased to accommodate that level of support. For the past several years, staff has reviewed grant applications and submitted a report to Council with a recommended allocation of the annual community grant budget. Council has had final approval of allocated amounts. Staff has used the following principles in their evaluation of community grant applications: the community group must be established in Page 1of3 1132 Maple Ridge, the services must provide a direct benefit to the citizens of Maple Ridge, the group is actively seeking sustainable long-term funding and is looking for bridge financing to continue services until it is secured. In some instances the receipt of a community grant allowed a community group to leverage additional funding from other levels of government, without which they would not have been able to continue their services. At the Council Meeting of April 10, 2012 staff was directed to prepare a policy to guide the approval process for community grants. The Audit and Finance Committee reviewed the draft policy at the February 4, 2013 meeting and, after some minor changes, recommended that the policy be forwarded to the next Committee of the Whole meeting. b) Desired Outcome: Adopting a policy with direction on how to determine what types of requests for financial support will be considered and outlining how those requests will be evaluated will contribute to an open and transparent process for the distribution of community grants. c) Strategic Alignment: Council's Strategic Plan identifies a safe and livable community as a specific focus area for the achievement of the community vision. Many local community groups provide services that support this objective and some of the evaluation criteria for the Community Grants policy have been drawn from the key strategies for achieving a safe and livable community. d) Citizen/Customer Implications: Council is committed to providing a customer experience that is fair, friendly and helpful. The Community Grants policy will support this commitment by providing community groups interested in applying for a community grant with information on the types of requests that Council will consider and how all applications will be evaluated. This information will make it easier for community groups to complete their applications and ensure that everyone is aware of the evaluation process. e) Business Plan/Financial Implications: The budget for Community Grants is set as part of the business planning process. In 2003 the annual budget was set at $23,600. This amount has been increased over the past 10 years to provide for the ongoing support needed by some community groups. In 2013 the budget is set at $61,800. The attached policy provides guidelines for evaluating and distributing that budget. There are no additional financial implications. f) Policy Implications: The attached policy provides Council with a tool to demonstrate that all allocations of the limited resources dedicated to providing community grants are evaluated against a consistent set of criteria. g) Alternatives: Council could choose not to adopt a policy to guide the evaluation and distribution of community grants and continue with the process that has been in place for the past period of time. That approach is not recommended as established policy guidelines will make the process more open and transparent and contribute to an improved customer experience. Page 2 of 3 CONCLUSIONS: The Community Grants budget provides a limited pool of resources for Council to assist community groups in the provision of valuable services that benefit the residents of Maple Ridge. Adopting a policy to guide the allocation of those resources will ensure that the allocation process is open and transparent and supports Council's strategic objective for a safe and liveable community. "original signed by Catherine Nolan" Prepared by: Catherine Nolan, CGA Manager of Accounting "original signed by Paul Gill" Approved by: Paul Gill, CGA GM - Corporate & Financial Services "original signed by Kelly Swift" Approved by: Kelly Swift GM - Community Development, Parks & Recreation Services "original signed by Jim Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer Page 3 of 3 MAPLE RIDGE British Columbia Deep Roots Greater Heights POLICY MANUAL Title: Community Grants Policy No : Supersedes: New Effective Date: Authority: ►1 Legislative ❑ Operational Approval: r Council ❑ CMT Review Date: ❑ General Manager Policy Statement: Council's vision for a safe and livable community is supported by a network of organizations that contribute to the wellness and vitality of the community. Funding will be allocated to the Community Grants program as part of the District's business planning process and grants awarded to organizations that provide valuable community services in support of Council's objectives. Purpose: It is recognized that community organizations contribute significant value to the community. The purpose of this policy is to establish open and transparent guidelines for the evaluation and distribution of Community Grants, respecting the limited financial resources available for this purpose. Definitions: Community Grant Review Committee: refers to a committee of four staff members including representatives from Administration, Finance and Community Development, Parks and Recreation. The work of the committee is to evaluate grant requests against Council's guidelines and provide Council with recommendations for allocating the annual community grant budget. Eligible Requests: The following requests, submitted on a completed application with financial statements from the most recently completed fiscal year, would be eligible for funding from the Community Grant Program: ➢ requests to fund one-time items or events, or ➢ requests for bridge funding while an organization works to secure long-term stable funding, or ➢ requests that will allow a community group to leverage additional funding from other agencies, or ➢ organizations denied a permissive tax exemption will be eligible to apply for a community grant or ➢ requests for services that are not duplicated in the private sector Evaluation Criteria: The following criteria will be used to evaluate grant requests: ➢ The organization is a registered not-for-profit or charitable community organization based in Maple Ridge that has been in operation for more than one year Page 1 of 2 Policy ➢ The purpose of the grant request is consistent with the District's Vision Statement ➢ The proposed service, project or event supports one or more of the following Council Key Strategies for a safe and livable community - Strive for quality of life and independence by citizens. - Develop and implement preventative as well as reactionary plans to address the impacts of emerging issues on the local community and citizens - Encourage active and healthy living among citizens - Encourage a strong sense of community by providing citizens with opportunities to connect ➢ The citizens of Maple Ridge are the primary beneficiaries of the services provided by the organization ➢ The proposed service, project or event will be sustainable past the support of the grant funding ➢ The organization has a proven track record of working collaboratively with other community partners Key Areas of Responsibility Action to Take Responsibility 1. Review grant applications received Review committee 2. Prepare report to Council Review committee 3. Authorize distribution of Community Grants Council 4. Distribute grants Finance 5. Report back Recipient Page 2 of 2 Policy MAPLE RIDGE Dr it x.i Cutarily, Dred Raa25 GreaFar Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: February 18, 2013 and Members of Council FILE NO: CDPR-0640-30 FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: INTERGENERATIONAL GARDEN PROJECT CONSULTATION EXECUTIVE SUMMARY: See the attached Maple Ridge -Pitt Meadows Parks & Leisure Services Commission report. The Commission endorsed this recommendation at their meeting of February 14, 2013. RECOMMENDATION: That the property located at 22527- 121 Avenue, Maple Ridge, be endorsed for use as an Intergenerational Garden Project, based on the attached concept design. Original signed by Kelly Swift Approved by: Kelly Swift General Manager, Community Development Parks & Recreation Services Original signed by Jim Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer ds:ik CR_I ntergenerationa I_Garden_Project_2013-02-18 11151 A4Fi.€j $ LFIF#L RF. SEF'JIC'c5 Maple Ridge and Pitt Meadows Parks & Leisure Services Commission REGULAR MEETING February 14, 2013 SUBJECT: INTERGENERATIONAL GARDEN PROJECT CONSULTATION EXECUTIVE SUMMARY: Parks and Leisure staff received approval at the January Commission meeting to conduct a public information meeting on the proposed use of the property located at 22527- 121 Avenue, Maple Ridge as an Intergenerational Garden. The public meeting was held on January 29, 2013 to provide conceptual information and consult with the neighbourhood. RECOMMENDATION: That the property located at 22527- 121 Avenue, Maple Ridge, be endorsed for use as an Intergenerational Garden Project, based on the attached concept design, and that a recommendation regarding this use and design be forwarded to Maple Ridge Council for their consideration. DISCUSSION: a) Background Context: Mr. Bruce McLeod, Manager of Park Planning and Development provided a slide presentation at the neighbourhood consultation meeting covering the basic concept drawings (attached) for the proposed site, as well as an aerial view (attached) that showed placement of the proposed project, and a buffer for the project to the East. At the conclusion, questions were invited. A summary of questions posed by the meeting attendees, as well as the responses, is attached. The key themes of the questions asked included: • operations/logistics related to the property; • clarification on the school use of the property; and, • the role of the Steering Committee. Neighbours (8) from the immediate vicinity of the garden, Garden Steering Committee members (2), and Parks and Leisure staff (3) were all in attendance for this meeting. At the end of the evening, those in attendance were satisfied that their concerns have been addressed and there was unanimous support for this project. b) Desired Outcome: The comments received to date suggest that the residents in the area are supportive of the Intergenerational Garden Project and any concerns have been addressed through the proposed final design and operating model. c) Strategic Alignment: This project aligns with the MR -PM Parks and Leisure Services Commission's goals of providing facilities and opportunities that are accessible to all of our citizens. This project also aligns with the framework of the Parks, Recreation and Culture Master Plan objectives related to urban agriculture as a community engagement and recreation pursuit. \\mr.corp\docs\CDPR-Admin\01-Admin\0540-Council-Com mittees\20-PLSC\02-Agendas\Regular\2013\2013-02- 14\PLSC_Intergenerational_Garden_Project_Consultation.docx #1 d) Citizen Implications: The neighbourhood and other members of the community that attended the public meeting are very excited about the opportunity to have an Intergenerational Garden in the immediate area. Some of the benefits to having the garden in the neighbourhood are: an increased positive presence, neighbourhood beautification, new intergenerational relationships formed, and capacity building in terms of volunteers and leadership. As the project proceeds, there will be several ways that the community and neighbours will be involved including: donations, garden construction, programming, and participating on the steering committee. e) Financial Implications: Start-up funds for this project were secured by the Seniors Network and include both planning and capital funding. The Seniors Network is currently awaiting word on additional funding to maintain a coordinator position and to address the administrative and operational aspects of the project. This garden project is one of eleven School Neighbourhood gardens, however the first to incorporate an intergenerational component. In terms of project sustainability, there is already volunteer capacity in place and evidence that this capacity is continuing to grow. The Grand Buddies program through RMSS already exists within Eric Langton and is ready to extend into the garden. In addition, twelve volunteers from the surrounding neighbourhood have signed up to be part of this project. CONCLUSIONS: The participants at the neighbourhood public meeting expressed excitement about the proposed Intergenerational Garden Project and the benefits to their neighbourhood. Should this project receive approval, it will provide a template for future intergenerational initiatives throughout the community. Original signed by Tony Cotroneo for Prepared By: Dave Speers Neighbourhood Development Coordinator Original signed by Sue Wheeler Approved By: Sue Wheeler Director of Community Services Original signed by Kelly Swift Approved By: Kelly Swift General Manager Community Development, Parks and Recreation Services Attachments: Arial site photo Concept design Summary of Public Meeting Discussion \\mr.corp\docs\CDPR-Admin \01-Admin\0540-Council-Committees\20-PLSC\02-Agendas\Regular\2013\2013-02- 14\PLSC_Intergenerational_Garden_Project_Consultation.docx #2 Garden Proposed Site: Meeting Date/Location: Attendance: Meeting Format: Summary of Public Meeting Discussion Intergenerational Garden Project 22527 - 121 Avenue, Maple Ridge January 29, 2013/ Eric Langton School "The Hive" 8 residents attended Staff presentation followed by open question period. The questions posed by the neigbhourhood members focused on three themes: operations and logistics of the property; clarification on school use of the property; and the role of the Steering Committee. A summary of questions received and answers from the Public Meeting is listed below. Once their questions and concerns were addressed, the neighbourhood members expressed unanimous support for the garden. Operations/Logistics related to the property: Q: Are the immediate property owners (to the west) ok with the project? A: Yes, the owner has been contacted and is aware of the intent (but did not attend the public meeting). Q: Where is the existing water line? A: Mr. McLeod noted it is on the North edge of the lot. Q: Parking options for those needing to drive to the location? A: 1-2 accessible onsite spaces will be available and the surrounding neighbourhood provides ample options. Clarification on the school use of the property: Q: Do teachers supervise their students? A: Yes teachers are responsible for supervising their students. The volunteers are a compliment to the programming of the garden. Q: Is there an option for children or youth with special needs? A: Yes, there has been expressed interest from one of the teachers in the school to use the garden with her students with special needs. The role of the Steering Committee: Q: Has a fundraising committee been established? A: Not at this point but the steering committee recognizes the need for one, and will look for interested individuals to help with this. Q: Are volunteers able to receive benefits for their work in the garden (e.g. an allotment) A: Several options will be explored. Q: Clarity on no spray, no pesticides in the Garden A: Yes, the project will be an pesticide -free garden. Members from the community/neighbourhood and student/teachers will be oriented on "appropriate" gardening practices. \\mr.corp\docs\CDPR-Admin\01-Admin\0540-Council-Com mittees\20-PLSC\02-Agendas\Regular\2013\2013-02- 14\PLSC_Intergenerational_Garden_Project_Consultation.docx #3 Private Proporty Soft Fruit- cane & shrub varieties 1 N.) 3%15 3x15 I 9 x15 .3x15 , 3x15 m I.„ am J3. 3x15 4.k ;.g. • or 4x6 • 1 fi 3x10 r GT K.) Espaliered hull OW ( 78.00 EDGE STREET 1 911NRAV LZG