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2013-05-27 Committee of the Whole Meeting Agenda and Reports.pdf
District of Maple Ridge COMMITTEE OF THE WHOLE AGENDA May 27, 2013 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 Hydro Fish Ladder - Alouette River Management Society - Greta Borick-Cunningham and Geoff Clayton 1.2 Wayne Bissky - Progress of discussions related to properties at 22305 and 22315 122 Avenue (2013-029-RZ) 1.3 Shafique Rashid - Progress of discussions related to properties at 22305 and 22315 122 Avenue (2013-029-RZ) 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. Note: The following items have been numbered to correspond with the Council Agenda: 1101 2013-035-RZ, 13653 232 Street and 23183 136 Avenue, A-2 to RM -1 Staff report dated May 27, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6992-2013 to rezone from A-2 (Upland Agricultural) to RM -1 (Townhouse Residential) to permit a townhouse development be given first reading and that the applicant provide further information as described on Schedules A, C, D and F of the Development Procedures Bylaw No. 5879- 1999. Committee of the Whole Agenda May 27, 2013 Page 2 of 4 1102 2012-077-RZ, 11935 207 Street, CD -3-87 and CS -1 to C-2 Staff report dated May 27, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6941-2012 to rezone from CD -3-87 (Service Commercial, Bank or Credit Union) and CS -1 (Service Commercial) to C-2 (Community Commercial) to accommodate a new Langley Farm Market be given second reading and be forwarded to Public Hearing. 1103 2012 -090 -DP, 22780 Lougheed Highway Staff report dated May 27, 2013 recommending that the Corporate Officer be authorized to sign and seal 2012 -090 -DP to permit re -configuration of a drive- through route from an existing location. 1104 2013 -031 -AL, 24906 128 Avenue Staff report dated May 27, 2013 recommending that application 2013 -031 - AL be forwarded to the Agricultural Land Commission. 1105 Contract Award: Pavement Rehabilitation Program Staff report dated May 27, 2013 recommending that the extension of the 2010 contract for Pavement Rehabilitation be awarded to Imperial Paving Limited. 1106 Award of Contract: ITT-EN13-32: 232 Street Bridge Replacement over the North Alouette River Staff report dated May 27, 2013 recommending that Contract ITT-EN13-32, 232 Street Bridge Replacement over the North Alouette River be awarded to GCL Contracting & Engineering Inc. 1107 Great Canadian Entertainment Centres Ltd. - Liquor Primary Licence Application Staff report dated May 27, 2013 recommending that the application for a Liquor Primary License by the Great Canadian Entertainment Centre Ltd. at 22710 Lougheed Highway be supported. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Adjustments to the 2012 Collector's Roll Staff report dated May 27, 2013 submitting information on changes to the 2012 Collector's Roll through the issuance of Supplementary Roll 14. Committee of the Whole Agenda May 27, 2013 Page 3 of 4 1132 Disbursements for the month ended April 30, 2013 Staff report dated May 27, 2013 recommending that the disbursements for the month ended April 30, 2013 be approved. 1133 2014-2018 Financial Plan Guidelines Staff report dated May 27, 2013 recommending that staff be directed to prepare the 2014-2018 Financial Plan. 1134 Fraser Valley Regional Library ("FVRL") - Funding Formula Staff report dated May 27, 2013 recommending that the FVRL Funding Formula, as outlined in the report to the FVRL Board dated May 22, 2013 be approved. 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 Golden Ears Preschool Lease Renewal Staff report dated May 27, 2013 recommending that the Corporate Officer be authorized to sign and seal the Golden Ears Preschool Lease Agreement 2013-2016. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda May 27, 2013 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: MAPLE R11)0E 9Mri.lruu�m.r urrn Kaci_ L •:s;. :.gr.:. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 27, 2013 and Members of Council FILE NO: 2013-035-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6992-2013 13653 232 Street and 23183 136 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from A-2 (Upland Agricultural) to RM -1 (Townhouse Residential) to permit a townhouse development on the property. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no further additional consultation is 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. 6992-2013 be given first reading; and; That the applicant provide further information as described on Schedules A, C, D and F of the Development Procedures Bylaw No. 5879 - 1999. DISCUSSION: a) Background Context: Applicant: Integra Architecture Inc. Owner: Njegos Forcan and Timothy M Willis Susan A Fraser and Mark E Monkman Legal Description: Parcel "A" (Reference Plan 17234), Lot 1, Section 32, Township 12, NWD Plan 3871 1101 OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Lot 6 except: Firstly: the west 221 feet and Secondly: Parcel "A" (Reference Plan 17267), Section 32, Township 12, NWD Plan 18410 Med/High Density Residential, Conservation Med/High Density Residential, Conservation A-2 (Upland Agricultural) RM -1 (Townhouse Residential) Single Family Residential (pending application for townhouse development RZ/087/08) A-2 (Upland Agricultural) Med/High Density Residential, Conservation Single Family Residential RS -3 (One Family Rural Residential) Low/Medium Density Residential, Conservation Single Family Residential RS -3 (One Family Rural Residential) Medium Density Residential, Low Density Residential, Open Space Single Family Residential A-2 (Upland Agricultural) Conservation, Civic Single Family Residential, north lot is vacant Townhouse 1.04 hectares (2.57 acres) 136 Avenue and 232 Street Urban Standard The subject properties are located on the northwest corner of 232 Street and 136 Avenue. The site slopes from the northeast corner down to the west. A tributary of Cattell Brook is located on the property to the west. There are several trees of various sizes on the site which are generally located around the perimeter. The northeast corner of the site has some steeper slopes that need to be assessed. An environmental assessment will be required to determine the watercourse protection requirements which will determine the developable portion of the site. There is a house and various outbuildings located on the south lot, but the north lot is now vacant. c) Project Description: The applicant is proposing a townhouse development on the site. This use is consistent with the proposed townhouse use on the land directly north, which forms part of the "Campton" site (RZ/087/08), and with the "Brighton" townhouses by Portrait Homes north of that. The potential site -2- layout and number of units can't be determined until the watercourse protection and road dedication requirements have been established. Additional road dedication of up to ten metres will be required on 136 Avenue to improve the road to a Silver Valley Collector Road standard. 232 Street will be improved to a Silver Valley Arterial Road standard. A tributary of Cattell Brook is located to the west of this property, with its headwaters on the Brighton townhouse development to the north. The watercourse continues to flow south and then west through the ALR lands. The watercourse is less than 50 metres from the site therefore a Watercourse Protection Development Permit is required. 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. d) Planning Analysis: Official Community Plan: The development site is located within the Blaney Hamlet of the Silver Valley Area Plan and is currently designated Medium/High Density Residential and Conservation. The Medium/High Residential designation provides for single family, intensive residential and townhouse forms of development and aligns with the proposed RM -1 zone. For the proposed development an OCP amendment will be required to adjust the boundary of the area to be designated Conservation for protection of the watercourse. Zoning Bylaw: The current application proposes to rezone the properties located at 13653 232 Street and 23183 136 Avenue from A-2 (Upland Agricultural) to RM -1 (Townhouse Residential) to permit a townhouse development. 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 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Advisory Design Panel: A Multi -Family Development Permit is required and the project must be reviewed by the Advisory Design Panel prior to Second Reading. -3- 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) 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) Building Department; d) Fire Department; e) Parks Department; f) 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. f) 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 no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed after First Reading 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. A Watercourse Protection Development Permit Application (Schedule F); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -4- CONCLUSION: The development proposal is in compliance with the policies of the Official Community Plan. Justification has been provided to support an Official Community Plan amendment. It is, therefore, recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. It is recommended that Council not require any further additional OCP consultation. It is expected that once complete information is received, Maple Ridge Zone Amending Bylaw No.6992-2013 will be amended and an Official Community Plan Amendment for Conservation boundary adjustment may be required. A 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 6992-2013 -5- APPENDIX A 3 Rem 1 2 P 13738 2 132 PARK 137 AVE. 8 13673/91 *P P 1( 13702 P 38408 Rem. 10 13653 A Subject Properties RP 17234 A RP 10274 RP 17267 P 18410 S PAR A Rem 6 13616 co MW o M 13602 (PUMP STATION) c7 M N N N 136 AVE. _ P 40424 0 o N 7-)N N 0 1D M N P 11173 7 40 13589 13586 P43567 19 6 13547 Rem B 17 18 5 13546 13527 L\pl NJ Scale: 1:2,000 CMeaPitt Mea.lows 23183-136 Ave 13653-232 St I RI I I 41 II - ; .N CORPORATION OF THE DISTRICT OF `� `` �jr "� �; ;'°°IP. �I a 14445„,11,7;,...},.41_ ` ',.=W4�. .� .� LI �I■ .•-+�+1:� ! i . MAPLE RIDGE MAPLE RIDGE ,1� 'r District of„_. British Columbia PLANNING DEPARTMENT print Langley ��i —T--'�' I DATE: Apr 19, 2013 2013-035-RZ BY: PC ,FRAR. SER APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6992-2013 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. 6992-2013." 2. Those parcels or tracts of land and premises known and described as: Parcel "A" (Reference Plan 17234)Lot 1 Section 32 Township 12 New Westminster District Plan 3871 Lot 6 Except: Firstly: the West 221 feet and Secondly: Parcel "A" (Reference Plan 17267); Section 32 Township 12 New Westminster District Plan 18410 and outlined in heavy black line on Map No. 1590 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM -1 (Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 . READ a second time the day of , 20 . PUBLIC HEARING held the day of , 20 . READ a third time the day of , 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER 1 BCP 43235 1 N N I N P 3 PARK Rem 1 2 P 2( 13738 P 2 132 137 AVE 8 13673/91 *P P 162 13702 P 38408 N 200' 9 Rem. 10 13653 A 13660 RP 17234 eCA 57 (9908 RP 17267 A A RP 10274 P 18410 Rem 6 S PART 9 13616 _ _ _ co oM M N N N 13602 (PUMP STATION) 136 AVE — \ o '/ NII BCP 42569 11 II 23060 •r 3) CO 23106 co 0) 23140 23154 I. W W fT w N � N A � N V � 232 ST. / w cn cn m A 6 /460 Z ;L1 c o 3 W P 151163 II 3906 Ne) --i 6GQ/ /j �� \ \ \ \ \ \ \ \ MAPLE RIDGE ZONE AMENDING Bylaw No. 6992-2013 Map No. 1590 From: A-2 (Upland Agricultural) To: RM -1 (Townhouse Residential) L\, N SCALE 1:2,500 All MAPLE RIDGE British Columbia 1AMLE RIDGE B Er.hemY«.s u^rn .10.)12 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 28, 2013 and Members of Council FILE NO: 2012-077-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6941-2012 11935 207 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from CD -3-87 (Service Commercial, Bank or Credit Union) and CS -1 (Service Commercial), to C-2 (Community Commercial), to accommodate a new Langley Farm Market. The applicant intends to demolish an existing older building and construct a 993m2 commercial building to accommodate the proposed use. This application is in compliance with the Official Community Plan. The application was granted First Reading on August 28, 2012. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6941-2012 be given second reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: Registration of a Restrictive Covenant at the Land Title Office for on -lot stormwater management; ii. Removal of the existing building; iii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION: a) Background Context: Applicant: Owner: Matthew Cheng MAIBC, Matthew Cheng Architect Inc. 0934194 BC Ltd. Legal Description: Lot B, D.L. 278 Gp.1, Plan 76445 NWD 1102 OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Commercial Commercial CD -3-87 (Service Commercial, Bank or Credit Union), 87% and CS -1 (Service Commercial) 13% C-2 (Community Commercial) Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Commercial CS -1 (Service Commercial) Commercial Commercial C-2 (Community Commercial) Commercial Commercial C-2 (Community Commercial) Commercial Commercial CS -1 (Service Commercial) Commercial Commercial Commercial 0.269 hectares (0.664 acres) 207 Street & 119 Avenue Urban Standard The subject property is 0.269 hectares (0.664 acres) in size and is located on the northwest corner of 207 Street and 119 Avenue in the area known as West Maple Ridge. Presently there is an existing, single storey, commercial building and surrounding parking lot area which was constructed in the late 1980's to accommodate a credit union and later a cabaret. The existing building was built to a service commercial standard, which was seen to be the prominent zone for the neighbourhood at that time, with the building more in the middle of the site and the parking areas adjacent to 207 Street and 119 Avenue. The existing building will be demolished to allow for the construction of a new building. The proposed building is a one story structure, with a series of glazed overhead doors on the south, east and west sides of the building. These overhead doors will allow for seasonal display of produce below an overhead canopy along the public sidewalk. Materials used are horizontal lap siding and vertical board -and -batten cladding of fibre -cement board in warm colours. These materials and the timber of the canopies will be used with materials that complement the character of the neighbouring buildings. Additional materials are coloured corrugated metal panels with reveal channels; a concrete block fire -wall in a combination smooth faced and split faced blocks; and polished concrete wall bases. -2- The proposed development is a one-story building with a significantly larger footprint than what is currently in the centre of the property and set back from 119 Avenue. The proposed new building will be situated on the corner of 119 Avenue and 207 Street, enhancing the pedestrian street front environment with an off-street parking area behind (west) the building. The off-street parking, loading and garbage areas are accessed through one of two vehicle entries on 119 Avenue. There is pedestrian access from both 119 Avenue and 207 Street; the main entrance is situated at the southeast corner of the building. b) Planning Analysis: Official Community Plan: The property is designated Commercial on Schedule B of the Official Community Plan and included in the Commercial Development Permit Area. No Official Community Plan amendment is required. The proposed development must conform to the Official Community Plan's Commercial Development Permit guidelines that apply to this type and scale of project. Zoning Bylaw: The current application proposes to rezone the property located at 11935 207 Street from CD -3-87 (Service Commercial, Bank or Credit Union) and CS -1 (Service Commercial) to C-2 (Community Commercial) to permit the construction of a neighbourhood grocery store. The building design appears to conform to the provision of the C-2 Community Commercial zone and thus no Development Variance Permit application is required. Development Permits: Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit application is required to address the current proposal's compatibility with adjacent development, and to enhance the unique character of the community. Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed commercial development and the landscaping plans at a meeting held February 12, 2013. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution: That the following concerns be addressed, and that digital versions of revised drawings and a memo be submitted to Planning staff: • Confirm that the canopy is extended along 207th Street; • Provide a five foot barrier -free access from handicap parking to the rear door; • Consider connecting the garbage enclosure to the building and provide a man door; • Consider treatment of the exposed north elevation; -3- • Provide details of the grade change between the new slab elevation, the existing trees, and the sidewalk along 207th Street; • Consider traffic calming devises in the parking lot especially in the pedestrian/traffic common area near the rear entry door; • Consider providing pedestrian access from the rear entry door to the city sidewalk; • Consider providing landscaping in traffic islands in the parking area; • Consider providing hedge species by the fence along the west and north property lines; • Consider retaining the existing conifers in the southwest corners (singular) of the site; • Consider a(remove) consistent street tree species along 207th Street; • Consider adding street trees along the 119th Avenue parking lot lawn area; • Consider providing tree protection drawings; • Provide more information on the tree retention plan including species, size and protection of existing trees to be retained; • Provide quantities for all proposed plant material; and • Provide an arborist report. The applicant has addressed the Advisory Design Panel resolution and revised drawings have been submitted to Planning staff for comment. The building's form and character will be the subject of a future Commercial Development Permit report to Council. Staff is pleased with the resulting design and considers it an enhancement to the area. c) Traffic Impact: The site location is within the Ministry of Transportation and Infrastructure's referral area. Based on proximity to both Lougheed Highway and Dewdney Trunk Road, a referral was sent to the Ministry of Transportation and Infrastructure. The Ministry determined a Traffic Impact Assessment is not required because the estimated traffic likely generated from the use is less than 100 vehicles per hour. The Ministry gave a Preliminary Letter of Approval for the rezoning in a letter dated January 14, 2013. This letter is valid for one year. d) Interdepartmental Implications: Engineering Department: Engineering has proposed a narrowing of 207th Street between Dewdney Trunk Road and Lougheed Highway. This will require the applicant to widen the sidewalk and provide two sidewalk bulges, one at the 119 Avenue /207 intersection and one north of the northern lot line. This will provide several additional on -street parking spaces for the commercial building. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that it will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 8 trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $200.00. -4- CONCLUSION: This application is in compliance with the Official Community Plan. Staff is pleased with the resulting design and considers it an enhancement to the area. It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6941-2012, and that application 2012- 077-RZ be forwarded to Public Hearing. "Original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP, RPP 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 Appendix C - Site Plan Appendix D - Building Elevation Plans Appendix E - Landscape Plans -5- APPENDIX A 49 • I P 29781 6 ILVJI 6 'i 0 Q r 2 1- Rem 26 12033 12030 O, do 21 n 12040 7 55 c 6 O 12019 12024 CO 0 0 N 456 8 1202929 7 N8 9 12025 120204 12025 I-' iD&Li 20583 12030RemP 9 3 20685 p 12010 W of N 20631 12016 co !71 0) v 12020 BCS 13 2 30 3 P 3 33 2c\I 12010 2 ‘c7) 1 co ID- 12013 / m O N - O N 1201 1 o N DEWDNEYTRUNK ROAD 00) LSI O N Rem 1 v CD o N o CD 0 1 N P 69066 / P 54395 A P 66429 nnn , P 9801 P 76445 SUBJECT PROPERTY Rem 45 r 1 - co 11955 0 �� m 119 AVE. m N `" P 76445 B 11935 11910/50/98 119 AVE. / P 87086 1 IIAII (P 87086) m 119 AVE. ~ N a) O N 78869 1 N 0 CD P 10201 LMP 1703 (LEASE PLAN) m CO `D 803Q P 25311 co " O N 1 BCP 34169 o P 56403 48 6 o P 87{35 18 ° em R17 j P 8765 16 o " o 1,. 11842 2 5 35 36 1 L\ N Scale: 1:2,0001 Citf Pitt Mea4.ows ___ 111116 ,RN e ! 0 IU) 11935 207 STREET 1 111 CORPORATION O F THE DISTRICT OF wok , i �; nkt LI '°r "�1� ,� �, MAPLE RIDGE British Cohemhia MAPLE RIDGE PLANNING DEPARTMENT District of b'� 16 r■b� Langley �_ DATE: May 23, 2013 FILE: 2012-077-RZ PC �0 RASER R. -------=„------,BY: APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6941-2012 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. 6941-2012 2. That parcel or tract of land and premises known and described as: Lot B, Distict Lot 278, Group 1, Plan 76445, New Westminster District and outlined in heavy black line on Map No. 1575 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 28th day of August, 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 . 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 r 12058 M 3 11 9 AAVE. W 1 I 2 . a 49 , 12037 N n120 1676 N- I 2 10 2 \ P 29781 r- 6 w\ 6 r a I 120 Rem 26 W'1 12033ro 12030 t s-?10 1 \ 12040 I_ 2' m R 1 `�\\ — — — — ,w 5 12024 1 1 11 \ 12019 P3045 n 8 12029 4 7g 8 9 1i 120 \ it \1 Rem 29 r 12025 12020 12025 // Z0 l P 35923 3 A 20583 ' Gy \ 12030 r 9 3 ^ 73 P24517 0 3 N \9 ` 12010 w 12016 P 70271 4/1 0 icN 1 F,,', N 12020 1 rn N m P 3095 r 2 a, Q 1V i 1 ir I,,,'/co BCS 1311 1 \ \ 2 a 12013 � \ 30 '1'./4.> \ 6,Y, 31 32 33 v 1201 12004 1 2 0 / a / i .1 w 1 / RW 79675 RW 83136 9 DEWDNEY TRUNK ROAD EP 72979 \ / RW 766 EP 73291 RW 56524 LA Rem 1 r g RP 13792 • g 1 P 69066 11 P 54395 1 I RW 56142 1 P 9801 A P 76445 P 66429 300 11973 46 BCP 21213 (lease) Rem 45 \ \ P 75912 1 N \ P 54395 \ 11955 N 119AVE. a P 76445 B 11935 `4' 11910/50/98 \ \ _... __ . _„ NWS 2523 LP 65229 P 54395 / P 87086 1 A,. // //p, (P 87086) //art' — //* LP 60327 LMP 5719 LP 65855 \ 47 N — — _ / /119AVE. 1 // RW 56524 N 71- p 2 p N a 10 rnN . N P 78869 1 g HWY. _o — — N i _P 10201 — LMP 1703 1 _ (LEASE PLAN) , BC P44492 `O 803 p 25311 LMP 6890 I /°'/ 1 I� N I> 1 6 1 BCP 34169 N P 56403 48 RW 43436 7— Ro. 0, m 7. R P 8735 18 Rem 17 RW P 8735 16 'i 83216 n 15 R P 1041 1 EP m c R a. LOUGHEED ry RW 674 RW 79412 — — — — — — - — — — 11842 a V 20577, 2 1 � RW 75415A 5 35 36 ' 1 339 P37898 Rem 1 P 75414 I o N W4 9 959 I, D 7CA 1 A gip n 4 Lo m (P 8735) P 1737 \/AP_ Bylaw No. Map No. From: To: R 6941 1575 CS-1 CD-3-87 C2 DGE /0\- AV-\D —2012 (Service Commercial) (Service Commercial, (Community Commercial) \G Bank or Credit Union) N SCALE 1:2,500 MAPLE RIDGE British Columbia 10. 01, 111 10. � a`'k�� '0 11955 -207 Street I X191' -10- ADJACENT PARKING AREA APPENDIX C �,' : ;w,► , wnrr_ ?Arige.►�ex►�i►r�r�r?r�rrr►;rw�r§r�►�r�►►�r�e�►�rr�i►►P►�R3 5 m0 cis NEW COMMERCIAL BUILDING 10,693 ft2 [ 993.4 m2] ANEW TREE / NEW TREES 207th STREET EXISTING MUNICIPAL LIGHT STANDARD EXISTING CITY BUS BENCH (NO SHELTER) —NEW TREE EXISTING MATTHEW CHENG ARCHITECT INC. TIOSOWVINGNIIISTNOTBESCALED THEME.. NO. Date Revislm 01 011/05/04 ssue, for Review 02 012/05/20 03 012/02/20 04 2012/10/12 05 012/11/15 06 07 0108 3/02/15 25 09 2011/05/0] 'sued for r Review DP mi. for ADP Review eau. for Owner w slued for 908 Review need for BP Conallmts Project Title LANGLEY FARM STORE 11935 207 ST „1MAPLE RIDGE, BC 1 NEW HYDRO T NSFORMER NEW TREE 119th AVENUE \y�' MEVsionsammenimoiiiiit___+14 EXISTING TREES EXISTING TRAFFIC LIGHT CONTROL KIOSK A6 RELOCATED MUNICIPAL LIGHT STANDARD EXISTING TREE 'D1 Sheet Title PROPOSED SITE PLAN NEW CURB PER ORw MAPLE RIDGE C 022'eG ENGINEERING DEPARTMENT Scor: (REFER TO 1/4' CIVIL) Project Number: FIRE DEPARTMENT CONNECTION ReAsion Dote: Print Date: 2015/05/06 2015/05/06 pwq. xo. A1.3 ALUMINUM VERTICAL CLOSURE FLASHING — BETWEEN BUILDINGS _ FIBRE -CEMENT TRIM �0 PARAPET _ 67.77 20.66mf \ 60 PA20P35m]---- S X3KING/ I 1 5.2 OF DECK d NEIGHBOURING BUILDING 11995-207 Street i/0 FLOOR SLAB 48.7/ 014.26„1 GALVANIZED CORRUGATED — STEEL PANELS • OVERFLOW _ SCUPPER STEEL REVEAL _ FIBRE.CEMENT _ CHANNEL LAPSIDING 0 TIMBER CANOPY _ W/ALUMINUM CLADDING APPENDIX D1 SURFACE MOUNTED _ TIMBER CANOPY _ FIBRE -CEMENT _ WOOD SIGN SUPPORT TRIM 1E1E111E1 II IBI 1®11®I I�II�I I -II -I 11 11 1 P.L 1 WEST ELEVATION SCALE : 3/16” = 1'-0" FIBRE -CEMENT GALVANIZED CORRUGATED _ TRIM STEEL PANELS i 0 PARAPET s -66n0.35„] ^U/s OF DECKING _� �35.2�9�5m j 11/0 FLOOR SLAB 46.77' ]14.26„1 "t1 A STEELREVEAL _ CHANNEL GLASS SPANDREL PANELS — O L CONCRETE PERIMETER CURB VENEER STONE FIBRE -CEMENT _ FIBRE -CEMENT — TIMBER CANOPY CLADDING LAP SIDING TRIM SUPPORT g i Y 1u =11111 • 1. IP 1 i. 1I WOOD SIGNAGE SECURED TO — CANOPY ._ H u • ISI WOOD SIGNAGE SECURED TO — CANOPY P.L 0 PARAPAT 2 `.77717 6.ss7 N 0/0 PARAPET SOUTH ELEVATION SCALE : 3/16" = V-0” GALVANIZED CORRUGATED VENEER STONE GLASS FIBRE -CEMENT STEEL PANELS CLADDING SPANDREL PANELS TRIM ® � Q Illi it ilii li=i i:I illiiiiNiil ' ili 111ii i1 1ii11==Iii ili iI1iil i -_ II1111111111 11 I 1 III =1111 111111 iii6s727�s.e4 "7'�-IIIIII'I'1 i 0 FLOOR LAB a FIBRE -CEMENT - LAP SIDING 0 t TIMBER CANOPY W/ALUMINUM CLADDING P.L CONCRETE PERIMETER CURB TIMBER CANOPY SUPPORT TIMBER CANOPY STEEL REVEAL W/ALUMINUM CLADDING CHANNEL 1.1 IIII 111 11 11 II —rum III -�� � 1111 111 1111iil 1111 1111111 I11il-I III'II II= 11-1 (IIII= II 1 I II II III 1'11 I� II 111111 II -0 II 1=1 ®-t I� • - EAST ELEVATION SCALE : 3/16" = V-0" Er • 1 10 ui • J CONCRETE PERIMETER CURB „I 1 I II 1 11 MATTHEW CHENG ARCHITECT INC. TINS DIMWING MOST NOT BE SCALED ME GENERAL CONTRACTOR MALL YEMEN ALL DIMENSIONS AND LEVELS MOORS, COMMENCEMENT OF WORK ALL RESERVED. ENO PLAN AND DESIGN ART AND AT All TOES REMAIN TEE EXCLOSINT EMSEMITT OF MAMMA' CREME ARCHITECT INC AND MAT NOT BE USED 011 REPRODISCELOUTHOUT MOOR WRITTEN No. Date Revi01 siom or ReAew 02 2012/05/1e 8 4 s 03 012/07/20 ssued 04 012/10/12 o, DP Review 05 2012/11/15 ssued for Review 06 013/01/22 ssu. for ADP ReMew 07 013/02/15 ssued Mr Owner 08 2013/04/25 or 905 Review w 09 2013/05/07 ssuM for RP ConaRmte P }rt nt LANGLEY FARM STORE 11935 207 ST MAPLE RIDGE, BC Sheet Tittle ELEVATIONS GRW C cked: MC RroMct Number: Revision Date: 2013/05/06 Print Date: 2013/05/06 pwq. xo A3.1 TIMBER CANOPY P.L s35.279TrANAAAT 27F)-17:217 GALVANIZED CORRUGATED _ STEEL PANELS FIBRE -CEMENT _ LAP SIDING 11 STEEL REVEAL _ FIBRE -CEMENT CHANNEL TRIM FIBRE.CEMTRIM ENT _ ALUMINUM VERTICAL SMOOTH -FACED — CLOSURE FLASHING —CONCRETE BLOCK BETWEEN BUILDINGS SMOOTH -FACED CONCRETE BLOCK WITH STUC-OFLEX ELSTOMERIC ACRYLIC MEMBRANE FINISH APPENDIX D2 HORIZONTAL ALUMINUM CLOSURE FLASHING BETWEEN BUILDINGS OUTLINE OF NEIGHBOURING BUILDING NORTH ELEVATION SCALE : 3/16" = 1'-0" SMOOTNFACED - CONCRETE BLOCK SPLIT -FACED — CONCRETE BLOCK STEEL GATE WITH WOOD CLADDING L CONCRETE PERIMETER CURB SPLIT -FACED CONCRETE BLOCK GARBAGE ENCLOSURE - SIDE SCALE : 3/16" = i'-0" STEEL GATE WITH WOOD CLADDING SMOOTH -FACED CONCRETE BLOCK GARBAGE ENCLOSURE - FRONT SCALE : 3/16" = 1'-0" VENEER STONE CLADDING WOOD SIGNAGE SECURED TO CANOPY 11111111111111 11111111111111111 1111111111111 1111111111111111 FIBRE -CEMENT LAP SIDING SOUTHEAST PARTIAL ELEVATION SCALE : 3/16" = 1'-0" MATTHEW CHENG ARCHITECT INC. T1MS DIMWING RIM NOT BE SCALED 11-1E GENERAL CONIAACTOR MULL VERIFY ALL DIMENSIONS AND LEVELS MORRO COMMENCEMENT OF WORK ALL RESERVED. MIS PLAN ANODES,. ARE AND ATARI. TIMES RERMEN TUE EXCLUSIVE PROPERTY OF CHENG ARCHITECT INC AND MAYNOT BE USED OR REPRODUCED %MOUT RRIOR WRITTEN No. Date Revie04 88,800 0 or Reieew 02 201201 /05/18 se 03 012/07/20 04 012/10/12 o, DP Review 05 2012/11/1$ ssuee I or Review 06 013/01/22 saved or ADP ReCew 07 013/02/15 ssued Mr Owner 08 2013/04/25 or 904 Review w 09 2013/05/07 ssuM Mr BP Conallmte LANGLEY FARM STORE 11935 207 ST MAPLE RIDGE, BC Sheet Title ELEVATIONS GRW CheeRetl: MC ProMet Number: 2013/05/06Revision Print 2013/05/06 pwq. xo A3.2 APPENDIX El VISS5 ..207 Street e EXISTING TREE TO BE REMOVED, TYP. 37 1 ADJACENT PARKING AREA NEW COMMERCIAL BUILDING 10,693 ft2 [ 993.4 m'] 160 I 11 lelt6 Mir • 11•In oe ■ 1111100111101 ONO 119th AVENUE IF TREE PROTECTION FENCE EXISTING STREET TREE TO BE RETAINED, TYR. TO BE REVIEWED BY AN ARBORIST EXISTING TREE TO BE REMOVED, TYF. 207th STREET ®Copyright remrve3. This drawing and design is the properly of IANOTEC Ground Experts and may not Ee reR ad FIR. RI Mher ROM. wiUONlheir pen.. FUNG LIU LANDSCAPE ARCHITECT 9568 E48TH AVENUE, VANCOUVER, BC V5S 1H7 TEL: 604-655-3689 FAX. 604453-0169 E-MAIL fungliu0ahaw.ca SEAL Air MATTHEW CHENG ARCHITECT INC. PROJECT LANGLEY FARM STORE 11935 - 207th Street Maple Ridge, BC DRAWING TITLE TREE RETAINTION PLAN DRAWING NUMBER L1 OF4 SCALE: 1,10, DESIGN: FL GATE: 09.201z DRAWN: FL FILE. LASSLer FORM STORE -90211. APPENDIX E2 PICEA OMORIKA PROPOSED WOOD SCREENING FENCE SEE DETAIL ON L4 -I O ISc TQ015141OIIOD000000000000Or.T. .r.r.r.r, r.r.r, r, . r.r. r.r'r'00'O t o; 1 60 (j00 - elAROV- ftaricAVIcr PICEA OMORIKA EXISTING ROCK RELOCATED 21 dads,4 40 aa��"9"/=1:ili��i'�r Agit.41 RMe HYDRO TRANSFER 25 28 29 GRABAGE AND RECYGLIN&ENCLOSURE Q'Q2Q2MM000'.O•_O_QOO:O•_O.d FA0U5 SYLVATIGA 'RIVER511' • 11.53 - 207 Street .. `/ SLOPE DN 910% LOADING RAMP ADJACENT a A NEW COMMERCIAL BUILDING 10,693ft2[993.4 m3] EN PEDESTRIAN STREET ACCESS NEW PEDESTRIAN STREET ACCESS NEW PEDESTRIAN STREET ACCESS RECESSED LED LIGHT INSERTED INTO SOFFIT EXISTING MUNICIPAL LIGHT STANDRAG EXISTING CITY B05 STOP NEW PEDESTRIAN STREET ACCESS PEDESTRIAN WALKWAY EXPOSED AGGREGATE CONCRETE RELOCATED MINIGIPAL LIGHT STANDRAD 119th AVENUE PROPOSED PLANT SCHEDULE KEY OTV BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS TREE 3 FAGUS SYLVATICA 'RIVER511' PURPLE BEECH TREE 6011 GAM.; I5M STD.; 69B; 4 PICEA OMORIKA SERBIAN SPRUCE 25M HT. 5 STYRAX JAPONICUS JAPANESE SNOWBELL 6014 GAL., IbM STD; TSR NOTES: • PLANT 512E5 IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAIIER SIZES SPECIFIED AS PER GNTA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. ' REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF 'SUPPLY. AREA OF SEARCH TO INCLUDE LONER MAINLAND AND FRASER VALLEY. • SUBSTITUTIONS OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS ALL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO `SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. EXISTING UTILITY KIOSK NEW PEDESTRIAN STREET ACCESS -EXPOSED AGGREGATE CONCRETE BAND BROOM FINISH CONCRETE EDGE, TYP. EXISTING TREE TO BE RETAILED, TYP. 207th STREET EXPOSED AGGREGATE CONCRETE BAND, TYP. IMF STYRAX JAPONICUS �9ROOM FINISH CONCRETE , TYR. KEY OTV BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS SHRUB Q 9 PIERIS JAPONICA VALENTINE' PIERIS *3 POT; 4007 23y P50915 LNIROGERASU5'OTTO LU REN' 0,0 LUYKEN LAUREL 52 POT; 30011 14 RHODODENDRON 150W SELLS' RHODODENDRON -PINK; L014 HT u3 POT ® 12 ROSA'SSCARLET MEIDILAND' SCARLET MEIDILAND ROSE *2 POT; 40CM 10 SPIRAEA X VON HCUTEII BRIDALIREATH SPIRAEA 42 POT; 40CM 44 MIA OCCIDENTALIS 'FASTIGIATA' FfRAMIDAL CEDAR 150 22 VIBURNUM DANISH DAVID'S VIBURNUM 42 POT; 30CM b5 105 ERICA CARNEA 'SFl2INGWOOD PINK' &AULTHERIA SHALLON HEATH 6AULTHERIA 41 POT *1 POT; 25011 0Copyriant reserved. TITS drawing and design is the od�raL,NDTEoh,a��,ma** ret�*t*I4rml. FUNG LIU LANDSCAPE ARCHITECT 3588 E.48TH AVENUE, VANCOUVER, BC V5S 1117 TEL 604-855-3889 FAX: 604.453-0169 E-MAIL: IungIIuNsMwca SEAL ARCHITECT MATTHEW CHENG ARCHITECT INC PROJECT LANGLEY FARM STORE 11935 - 207th Street Maple Ridge, BC DRAWING TITLE LANDSCAPE PLANTING PLAN DRAWING NUMBER: L2 D„ SCALE: SAO, DESIGN: FL TATE Aug. 2012 DRAWN: FL FILE: LANES, FARM STORE -3021lo MAPLE R11)0E 9Mri.liruu�m.r Jrrn Kaci_ Pcs; . :.gr.:. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 27, 2013 and Members of Council FILE NO: 2012 -090 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Town Centre Development Permit 22780 Lougheed Highway EXECUTIVE SUMMARY: A Town Centre Development Permit application has been received for the McDonald's restaurant building located at 22780 Lougheed Highway to permit re -configuration of the drive-through route from its existing location on the west side of the building to the eastern side of the parking lot and to create a two lane drive-through. The new drive-through route will continue to use windows on the east side of the building, although a minor addition is required to re -align the payment window. The benefits of the relocated route are the anticipated improvements to traffic circulation within the site, the improved location of the accessible parking space, the expansion of site landscaping, and off-site improvements on Richie Avenue for pedestrians. The development permit process has been triggered by the value of the changes exceeding $25,000.00. There are no accompanying rezoning, subdivision, or development variance permits to be considered by Council in conjunction with this application. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012 -090 -DP respecting property located at 22780 Lougheed Highway. DISCUSSION: a) Background Context: Applicant: Owner: Stantec Architecture Ltd. McDonald's Restaurants of Canada Ltd Legal Description: Lot: 63, D.L.: 401, Plan: NWP51655 OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Town Centre Commercial Town Centre Commercial CS -1 (Service Commercial) CS -1 (Service Commercial) Use: Gas Station and Strip Mall Zone: C-3 (Town Centre Commercial), CS -1 (Service Commercial) Designation: Town Centre Commercial 1103 South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: b) Project Description: Single -Family Residential, Duplex RS -1 (Single Family Residential), RT -1 (Two Family Residential) Low -Rise Apartment Financial Institution C-3 (Town Centre Commercial) Town Centre Commercial Service Commercial Strip Mall CD -6-88 (Town Centre Commercial and Service Commercial) Town Centre Commercial McDonald's Restaurant McDonald's Restaurant 0.41 ha (1 acre) Lougheed Highway, Ritchie Avenue Urban RZ/013/84, SD/033/76 The applicant proposes to relocate the existing drive-through from the west side of the building to the east side, and create a two lane drive-through that merges into one lane to reduce the length of the drive-through line up. These changes will require a minor addition of 12m2 (129 ft2) to allow interior reconfiguration for the payment window on the east side of the building; as well as reconfiguration of the east and west parking areas, and the addition of landscaping. The existing building was built prior to the 2006 OCP and therefore was not subject to a development permit at that time. Given that there is no existing development permit on the property, this project is unable to be processed as a minor amendment pursuant with Bylaw 6478-2007, and therefore requires Council approval. c) Planning Analysis: Zoning Bylaw: The subject site is currently zoned CS -1 (Service Commercial). No changes to building height or setbacks are proposed under this application. Off -Street Parking and Loading Bylaw: The proposed modifications to the east parking area will result in a loss of five parking spaces from the original 60 spaces. The subject site is located in the Central Business District of the Town Centre, and is therefore subject to the reduced parking standards of three spaces for every 100 m2 of gross floor area. The remaining number of parking spaces exceed the minimum parking space requirement by 40 spaces. The applicant has also maintained the existing short-term bicycle parking as required in the Off -Street Parking and Loading Bylaw. Official Community Plan: Pursuant to Section 8.11 of the Official Community Plan, the applicant has submitted a Town Centre Area - South of Lougheed (SOLO) Development Permit application to ensure the current proposal complies with key guideline concepts as outlined below: 1. Develop a diverse shopping, employment and residential district, 2. Create pedestrian -oriented streetscapes; 3. Enhance the quality, character and vibrancy of SOLO; 4. Maintain cohesive building styles; 5. Capitalize on important views; 6. Provide public outdoor space; -2- 7. Provide climate appropriate landscaping and green features; and, 8. Maintain street interconnectivity. It is important to note that these key guidelines refer to new developments and major changes, and less to minor changes and site reconfiguration. As this development application is for a minor addition to an existing building, the key guidelines apply to a limited extent, and three key guidelines are not applicable to the project. Nonetheless, the Planning Department has reviewed the minor addition and parking lot reconfiguration in terms of how they impact compliances with the key development permit guidelines for the SOLO Precinct of the Town Centre. The proposed project meets key guidelines #2 (Create pedestrian -oriented streetscapes), #7 (Provide climate appropriate landscaping and green features), and #8 (Maintain street interconnectivity). The following key guidelines are complied with as follows: 2. Create pedestrian -oriented streetscapes Much of the site will remain the same; however, an important pedestrian improvement is the relocation of the east side accessible parking space to the east side entrance. Customers requiring accessible parking will have a shorter distance to travel than the existing situation. Additionally, one of the two driveway let downs will be removed along Richie Avenue, which will result in less pedestrian disruption. 7. Provide climate appropriate landscaping and green features Additional landscaping in the parking lot area will be provided through this development permit application to create a more esthetically pleasing parking lot and increase the overall landscaping on the site. Street trees will also be added on the Richie Avenue frontage of the property to provide further landscaping, 8. Maintain street interconnectivity Off-site servicing improvements are triggered through the Building Permit application. As a result, the applicant will be required to build sidewalk along the Richie Avenue frontage. This new sidewalk will connect with existing sidewalk on the east and north frontages of the property and will increase pedestrian connectivity. Additionally, the proposed project enhances key guideline #1 (Develop a diverse shopping, employment and residential district), and #3 (Enhance the quality, character and vibrancy of SOLO). As the project is minor in nature, there is no significant change to the form and character of the existing building. The proposed changes on the site do have a positive impact on the site, which enhances the SOLO Precinct of the Town Centre. The benefits include closer proximity between the accessible parking space and the building entrance on the east side, additional site landscaping, and off-site improvements on Richie Avenue for pedestrians. Key guidelines #4 (Maintain cohesive building styles), #5 (Capitalize on important views), and #6 (Provide public open space) do not apply to the project because the proposed addition does not alter the building style, does not impact mountain or river views, and does not include the addition of public open space. d) Advisory Design Panel: The proposed renovation to the McDonald's building is minor in nature and the form and character of the building is not significantly altered. The majority of the changes are taking place in the parking lot and drive -though configuration. As a result, the application was not forwarded to the Advisory Design Panel for review. -3- e) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $11,000.00, the security will be $11,000.00. Street trees will be required as part of the Building Permit and will be added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. CONCLUSION: This development application is for a minor addition to an existing building; therefore, certain key guidelines are achievable while others are not entirely applicable. Staff have reviewed the proposal and are satisfied that it complies with the Town Centre Development Permit Guidelines of the Official Community Plan for form and character, and it is recommended that the Corporate Officer be authorized to sign and seal 2012 -090 -DP respecting property located at 22780 Lougheed Highway. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Building Elevations Appendix D - Landscape Plans -4- APPENDIX A 21534 Liver LbybU 167 P 43930 • . A AVE. 11843 BURNETT ST. RW 79939 LMP 46901 LP76344 LMP 25642 (LEASE) v LMP 34065 (LEASE) oo N 214 P58813 11821 LMP 11048 17 N *P P089 N Rem. 5 P13497 o 0 Rem 1 P 8871 11797 N 1..., N � 00 ^ 50 Q cv N SUBJECT PROPERTY = LP 76566 m A 11781 co N LMS 951 co 1 P 72307 N �' B d 11775 I ,924 A LMP 68 N a_ N ct X05 ti� N 1/2 1 11761 10032 P 57408 Rem. 63 P 51655 0_ S 1/2 1 11749 51 Gc LP 82566 A P 81957 P 21553 RITCHIE AVE. 4, <c`80 \ \ yA/ PARK D 4 49 24 / \ c N N 12 NW 1830 e A% 1 ti� I LOT 1 ,��$`1' o 11 2 I 'hh N-� ti O 0 / a_ LMP 9571 : 11692 11695 �") 2107 ARK a 2 3 111682 co 10 co M 3 coo 11681 I G' a_ \, _1 LOT 2 11662-86 111170 11703 LMS 804 I 1- �� 0- 9 11672 d 4 11669 l co N N 2 $y0 2ti ,19- 1873 �� / �N N 776) 7 L` 8 11662 5 11661 1 Q 11 a 00 4521 1 LMS 1172 N N I 7 0) N °' 6 N ��� P 12197Q-- '646,54 8 GILLEY AVE. 657 u ---� ._. -- •---_._____-- ._-- 11646 9 Q P 12 197 - m — ,L\, N SCALE 1:2,000 Ci '--.f Pitt ,__F. Meam.ows 3 4 I 22780 LOUGHEED HWY A .--! i.(:,:7) o��F Is.i9sB1r:.L1� �lir Al ? i i CORPORATION OF THE DISTRICT OF . tee: � � �; j5b. • 1 fir' 11'6, +y�am: ,y _ I �r�FlL-!4 LI `'r l, I MAPLE RIDGE MAPLE RIDGE District of '� ; . British Columbia PLANNING DEPARTMENT Langley' is t.=•= .11111 1 DATE: Aug 17, 2012 FILE: 2012 -090 -DP BY: PC 7 fi, -� — RAS ERF,' APPENDIX B SITE PLAN F NORTH 0 10 20 SITE PLAN - KEY NOTES mweerr x.«INS. SEE miss. OO rro Ogre TO MTGE MTN DIST1NS. SCFE V DRAW O om 6.1 BOO, ,m17101. 1 lag os� GENERAL NOTES 2 T,17,17gArES ARE CrlAnniiIZOFNATION SIXPLIE0 DT WO, AND WALL EE SITE CONTRACTOR SMALL VERIFY ALL 1,1.N.. BRIM TO CCNSMCTION AND EE IESPONSIELE FOR REPAIRS OR FEFCATION ASSOCIATED MliN COREVASEALT/CONC. DEE .VVLKAATS ANP PATIOS TO BE PREIZEWEI, , [PRET. OF MOM [REMOTION. SITE DATA SITE PRE, 50.6, SF (1,10B SW 5.213 SFl4c3.3w PARKING INFORMATION (EXISTING) 60 PARKING INFORMATION (PROPOSED) 55 ACCESSIBLE I STAMM/ 52 SPACES ERILL PLAN LEGEND DI oupg rm. CF FCIROATI ->->- 00 CONCRETE GM WETS CURB AUESSIELE PAIN OF 7P, NEL SINILAR 5,13 ELEVATION Z d :w W 0 0 W J �a N SP1 APPENDIX C 0 0 © L g $ 7f1 * j11 ,� III, , II,� l (MT TIT Trl'T rmrnr1 r:T1 11111111111 11111111111111111 1111jVr {{I (IIIIIIIIII IIIIIIIIIIIIIIII IIIIV T 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 1 1 1 1 1 1 1 1 1 1 1' {TIMI IIIIIIIIII II II II II IIIII II (III Y 411111111111111111111111111111111111) - o B R --ll - 1 IIII 11 11 0 0,I T, F� �I II 11 11 If____ I II 1 ____ 9 Stantec Stantec Architecture Ltd. iel. 604.696.0000 11 punsnxt, 604.696.0100 vcncouvcr, etc we NO ttm.5iaatac.4am Lam= .J O 11 / IS 1 I - 1 EXISTING SOUTH ELEVATION O CD (2\ EXISTING EAST ELEVATION McDONALD'S RESTAURANTS OF CANADA LIMITED, 4400 STILL CREEK DRIVE, BURNABY B.C. V5C 6C6 "A_4) 1/4" = 1'-0"A4 1/4" = I'-0" ® 1.111 Ell 1 bill= _I ��iillllllllllllllllllllllllllIIIIIIIIIIIllllllllllll1lllllllllllllllllllllllllll =, o'y I1hhhhhh11L$ EX15T1.Mi. 1;� ©® o�I DRAM. TITLE. 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STREET E.C.KEIN nun..Tie .DNV..1EsIEKE.* POI.VM PMO/* pArOMw.M my Mb .Po..M>uW b gEar RVEm NEB.DSW LANDSCAPE ARCHITECTS SNM C100 - NwSEI CNN DIM w122K .1 t 604 WC WE P: 261-002 EEEL NO.DOE NEVEM POIOPIiR A CUEME RESTAURANT 22710 LOUGHEED HWY MAPLE RIDGE, BC LANDSCAPE PLAN DATE: UAVNOA DRAWEE WEBER. OESIOtt ORT: NCI OF2 M 11 PMO MOEn NGME O 13-033 Orep APPY} Grwrar District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 27, 2013 and Members of Council FILE NO: 2013 -031 -AL FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Application for Non -Farm Use in the Agricultural Land Reserve 24906 128 Avenue EXECUTIVE SUMMARY: An application has been received under Section 20 (1) of the Agricultural Land Commission Act for consideration of a non-farm use. The subject site is located at 24906 128 Avenue and is approximately 0.81 hectares (2 acres) in size, located in the Agricultural Land Reserve (ALR). The applicant has made a building permit application for a building and indicates an intent to use the structure for agricultural purposes. The property does not have assessed farm status and the design of the building is not apparently agricultural in form and character. The proposed two storey, 7.9 metre building exceeds the maximum height in the RS -3 (One Family Rural Residential) zone for an accessory residential building. As the maximum height for an agricultural building is 9.5 metres, confirmation of the use of the building is required in order to proceed. This proposal has been forwarded to the Agricultural Land Commission (ALC) staff for preliminary comment, and it was confirmed that a non-farm use application was appropriate in this case. This report evaluates the merits of the non-farm use proposal within the policy context of the Official Community Plan (By-law No. 6425 - 2006) and the Agricultural Plan. RECOMMENDATION: That application 2013 -031 -AL be forwarded to the Agricultural Land Commission with the expectation that the Commission staff will work with the applicant towards a satisfactory outcome. DISCUSSION: a) Background Context: Applicant: Owner: Olga and Alain Rousseau Olga and Alain Rousseau Legal Description: Lot 17, Section 23, Township 12, NWD Plan 38011 OCP : Agricultural 1104 Zoning: Surrounding Uses: North: South: East: West: RS -3 (One Family Rural Residential) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: b) History and Project Description: Vacant A-2 (Upland Agricultural) Agricultural (ALR) Single -Family Residential RS -3 (One Family Rural Residential) Agricultural (ALR) Single -Family Residential RS -3 (One Family Rural Residential) Agricultural (ALR) Single -Family Residential RS -3 (One Family Rural Residential) Agricultural (ALR) Single -Family Residential Single -Family Residential, Agricultural 0.81 hectares (2 acres) 128 Avenue A building permit application has been received for a building on the subject site. The Maple Ridge Zoning Bylaw addresses accessory buildings in the RS -3 (One Family Rural Residential) in two different ways: accessory residential buildings for accessory residential uses with six metre height, or agricultural buildings for agricultural uses with 9.5 metre height. The issue is that the subject property is not eligible for the greater height provisions of an agricultural building because the property does not have farm tax status, and the design of the building is not apparently agricultural in form and character. The owners state they wish to use the building for agricultural uses including storage of machinery such as tractors and soil tilling equipment on the first floor; and storage and drying of garlic, herbs, and vegetables on the second floor. A proposed building elevation showing a two storey, 7.9 metre building height is attached in the appendices of this report. When there are questions regarding the suitability of a development proposal on agricultural land, municipalities are obliged to forward the matter to the ALC. ALC staff were consulted in regards to this proposed building permit application, and have confirmed that a non-farm use is required to examine this proposal in detail. c) Planning Analysis: Official Community Plan: On November 14, 2006, Council adopted the Official Community Plan, which contains supportive agricultural policies. Furthermore, on December 16, 2009, Council adopted an Agricultural Plan to support agriculture with the rural area and the Agricultural Land Reserve. The merits of this application will be viewed within this policy context. -2- Principle 2 Agriculture is an important part of the community's character and economy. Citizens value methods to enhance and protect a diversity of agriculture in Maple Ridge. To address these community concerns, Council and staff have a responsibility to ensure that the development of agricultural lands supports long term viability of agricultural land. In addition to the above guiding principle, Section 6.2.1 Economic Development Strategy of the OCP provides the following Census information: Census 2000 information indicates declines in: • the amount of farmland under active cultivation. • The number of farm operators, which raises concerns about the loss of the skills and the knowledge base necessary for farming. • The investment in fixed farm assets such as buildings, which indicates an unwillingness among farmers to make long term investments in their business. Given the noted decline in agricultural building investment, the proposed structure may not be the best design for ensuring its long term future as an agricultural structure over the life cycle of the building. Additionally, another applicable agricultural policy is Policy 6-5, which states: Policy 6-5 Maple Ridge will collaborate with other agencies, such as the Agricultural Land Commission, the Ministry of Agriculture, and the Greater Vancouver Regional District to promote and foster agriculture. The ALC has specialized agricultural knowledge. Through the referral to the ALC, the applicant will benefit from the professional expertise and experience that the Commission and Commission staff can provide the proposed project and broader farming initiatives on the subject site. Agricultural Plan: The Agricultural Plan outlines 13 goals, and the following applies to the proposed project: Goal 13: Protect and Enhance the Agricultural Context of the Agricultural Land Reserve. The goal is to ensure that land use designations in the Agricultural Land Reserve reflect the primacy of agriculture as the highest and preferred land use. Recommendations: a) Continue to implement OCP by concentrating growth to within the urban area boundary b) Create a code of good land stewardship in the Agricultural Land Reserve (abandoned cars, trailers, machinery, trash, obsolete signage, dumped soil) to prevent contamination and visual pollution (batteries, crankcase oil, unproductive fill) c) Encourage property owners to build in a fashion to conserve the land base and minimize potential for conflict with agricultural activity d) Explore changes in the RS -3 (One Family Rural Residential) zone as it applies to land in the Agricultural Land Reserve with respect to restrictions such as setbacks, lot coverage, and accessory buildings. - 3 - As agricultural uses are identified as the highest and preferred land use on ALR lands, the desired outcome for the long term use of the proposed building and the subject property is for agricultural purposes, and that the design of the structure facilitates this requirement. Zoning Bylaw: There are a number of uses permitted in the RS -3 (One Family Rural Residential) zone including agricultural and accessory residential. Each use has specific provisions including site coverage, siting, and height requirements. Part 6, Section C states: (2) Buildings and structures for agricultural use: (5) (a) shall not exceed a lot coverage of 10%, except for greenhouse structures which shall not exceed a lot coverage of 20%; (b) shall not exceed a height of 9.5 metres; (c) shall be sited not less than: (i) 30 metres from front and rear lot lines except for greenhouse structures which shall be sited not less than 15 metres from front and rear lot lines; (ii) 30 metres from exterior side lot lines, except for greenhouse structures which shall be sited not less than 7.5 metres from exterior side lot lines; (iii) 7.5 metres from interior side lot lines; (iv) 30 metres from all wells and streams; (v) 15 metres from a building used for one family residential use. Buildings and Structures for Accessory Residential Use or Accessory Off -Street Parking use: (a) shall not exceed a lot coverage of 15% or 279 m2 , whichever is the lesser; (b) shall not exceed a height of 6.0 metres in the RS -2 or RS -3 zone; otherwise shall not exceed a height of 4.5 metres in every other residential zone; (c) shall be sited not less than: (i) 1.5 metres from a rear and interior side lot line; (ii) 3.0 metres from a front and exterior side lot line except that no building or structure for an accessory off-street parking use shall be sited within the required front yard setback; (iii) 1.5 metres from a building used for residential use. d) Interdepartmental Implications Building Department: The Building Department has reviewed the submitted accessory building plans and has advised that the structure is over the permitted height for an accessory residential building. If the building is classified as an agricultural building by the ALC, the maximum allowable height for such a building is 9.5 metres. The current proposal will meet these requirements for an agricultural building. e) Alternatives: The recommendation is to forward this application with the expectation that ALC staff may provide feedback to the applicant in terms of building design and layout to maximize future agricultural -4- potential of the building. If Council decides to forward this application to the Agricultural Land Commission, the Commission will evaluate the merits of the application, and make their decision accordingly. Alternatively, Council may also choose to deny forwarding the proposal to the Agricultural Land Commission. If Council decides not to forward this application to the Commission, it will be considered denied and will not proceed further. Under the provisions of the Maple Ridge Zoning Bylaw, the applicant still has the option to build an accessory residential building not exceeding six metres in height. CONCLUSION: This application has been evaluated for its consistency with the policies of the Official Community Plan (By-law No. 6425 - 2006), and its implications for the Agricultural Plan. ALC staff have also been consulted in regards to this proposal, and have advised that a non-farm use application is required in this cased. On this basis, it is recommended that application 2013 -031 -AL be forwarded to the ALC, providing the opportunity for the applicant and the Commission to discuss building design and layout to ensure the long-term viability of the accessory building for agricultural purposes. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden 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 Site Map Appendix B - Building Elevation Appendix C - Site Plan - 5 - APPENDIX A 67 45 31 Subject Property 19 / _---- 128 AVE. r83 12 1278 0 13 co (0 1276 6 a0 aD W � N P 38011 16 O N 17 N mN P 38011 18 N pj y N P 39289 19 W m N P 43059 20 m a N 21 O N 22 c 23 74 3 LO CO 0- 14 12736 2723 270 5 P 37 948 15 12716 NW 435' RP 762 0 Rem B 1266 7 FILING #129471 E 1262 9 1268 0 1 NL Scale: 1:2,500 Ci _.f Pitt Mea•lows __ *� "► j 24906-128 Ave I Till '� ! 1 ... _wi id. y. iik �r 13 I M .,L, EL ,may-`Jy E'��tgcfllr1.ei�.i v... ,,no 2,_ CORPORATION OF THE DISTRICT OF mi ■`�L■3 ` � r?P 1 = • -r + I1 p "i "' 0 Cf}'W`� +��, LI v�,,-_ y MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of �� Langley= • ,rMILe..: DATE: Apr 11, 2013 2013 -031 -AL BY: JV ASER--' 12 ASPHALT S4IN6Lt57 12 MATEY! 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Dote: Janrdrdy 22, 2013. 1 1FJ.- '°' it_ if F6's.�`JF`ciil:c..i 1E APPENDIX C 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 DATE: May 27, 2013 FILE NO: 2013-05 ATTN: Committee of the Whole SUBJECT: Contract Award: Pavement Rehabilitation Program EXECUTIVE SUMMARY: As part of Council's commitment to infrastructure renewal and replacement, the backlog of roads requiring pavement rehabilitation continues to be addressed. This year's program combines 2013 allocated funds from Capital, Maintenance and the Major Road Network Operations and Maintenance (MRN/OMR) areas for a total investment of close to $1,000,000 in the road maintenance resurfacing this year RECOMMENDATION(S): That the extension of the 2010 contract for Pavement Rehabilitation be awarded to Imperial Paving Limited in the amount of $855,498.00 including applicable taxes and further that additional work locations may be added under the extra work provisions in the contract up to 25% of the value of the contract ($214,000) including taxes DISCUSSION: a) Background Context: A public invitation for Prequalification was conducted in 2010. Following a detailed assessment of the submissions three contractors met prequalification criteria. All three submitted bids on the Pavement Rehabilitation work. An evaluation was done for the District of Maple Ridge by Aplin and Martin Consulting Engineers. It was determined that Imperial Paving provides best value to the District of Maple Ridge. This contract had multi year extension provisions. Quotations for 2013 works is appropriate and provide best value for road rehabilitation works. b) Financial Implications: The funding for this work is approved within the financial plan and is within budget. This is a unit price contract and as such a 25% extra work provision has been added for potential additional works within the approved budget envelopes. The Districts Purchasing Policy requires that the potential to add additional works be identified to Council at the time of award. 1105 Planned Locations: The following locations are included in the 2013 program: Dewdney Trunk Road 216th to Laity Selkirk Ave 224 to 223 119th Ave 224 to 223 McIntosh 224 to 223 Telep Ave 20172 to 20296 216th Ave 128 north to Bridge Wicklow Way DTR to 220th 207th Lougheed to DTR 128TH Ave 22700 blk to East of Blackstock 262- 100th to 102nd 264th - 98th Ave to 100th Ave Lougheed Hwy 227 to 228th Lougheed Hwy- 224th to 225th Ave 207th- Lougheed Hwy to Camwood 287- Dewdney Trunk Road to 12300 blk 113B- South of Hammond Road to Stewart Cres. Future Works: This is a unit price contract and as such may be extended to rehabilitate additional road surfaces depending on weather, time commitment, preparation and budget. Contract provisions allow the extension of this contract for up to 5 years by mutual agreement with future prices determined by the price of oil/asphalt based on the Composite Rack Posting. CONCLUSION: The recommended contract award continues Councils commitment to infrastructure renewal and replacement. Award of the contract would see the work completed through the spring and summer of 2013. "Original signed by Russ Carmichael" Prepared by: Russ Carmichael, AScT, Eng.L Director of Engineering Operations "Original signed by Trevor Thompson" Reviewed by: Trevor Thompson Manager Financial Planning "Original signed by Frank Quinn" Approved by: Frank Quinn General Manager, Public Works and Development Services "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer MAPLE RIDGE �rll�h Latumhl■ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 27, 2013 and Members of Council FILE NO: EO2-010-162 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Award of Contract ITT-EN13-32: 232 Street Bridge Replacement over the North Alouette River EXECUTIVE SUMMARY: The 232 Street Bridge over the North Alouette River is an important link to the northwest portion of the Silver Valley area. The aging bridge has exceeded its design life and is in need of replacement. District of Maple Ridge bridges are routinely inspected by professional structural engineers on a three year cycle. Through those inspections, the 232 Street bridge over the North Alouette River has for a number of years, been identified as a priority for replacement. In July 2011, a condition inspection of the bridge reaffirmed that the existing bridge is in very poor condition and recommended replacement within the next two years. The approved Business Plan reflects completion of the design and tendering of the replacement bridge occurring in 2013. The work generally consists of existing bridge demolition, new bridge construction, road construction, watermain and gas main realignment and replacement and bridge street lighting. The 232 Street Bridge Replacement over the North Alouette River tender closed on May 22, 2013. Six compliant tenders were received ranging from $3,178,478.80 to $3,888,325.92. The low tender of $3,178,478.80 was from GCL Contracting & Engineering Inc. Delcan Corporation, the District's Engineering Consultant has analysed the tenders and has confirmed that the GCL Contracting & Engineering Inc. tender is compliant and that the contractor's qualifications are satisfactory. Council approval to award the contract is required for the work to proceed and meet the fisheries window construction requirements. RECOMMENDATION: THAT Contract ITT-EN13-32, 232 Street Bridge Replacement over the North Alouette River, be awarded to GCL Contracting & Engineering Inc. in the amount of $3,178,478.80; and THAT the Corporate Officer be authorized to execute the contract. 1106 DISCUSSION: a) Background Context: The District recognizes the importance of the 232 Street Bridge over the North Alouette River as a link to the northwest portion of the Silver Valley area. The existing aging bridge is in need of structural replacement. The need to replace the bridge has been identified through structural inspections by professionally qualified engineers. This was confirmed during a 2011 bridge condition survey in July, in which the existing 232 Street Bridge was found to be in very poor condition. Development in the Silver Valley area has increased traffic volumes on 232 Street, and in the last few years road improvements on 232 Street have been completed from 128 Avenue to 132 Avenue. A new bridge to current standards will improve safety and mobility for all users including motorists, cyclists, equestrians and pedestrians. The bridge replacement project will start from the roundabout on Fern Crescent and end at 132 Avenue north of the North Alouette River. The new will have a span of 36m over the North Alouette River and a roadway cross section that will accommodate two travel lanes, bike/equestrian lanes and sidewalks, but can be widened to four travel lanes in the future if required. The new bridge will support two new watermains to replace the existing watermain crossings over the river. A conduit for fibre optic cable will also be installed. It will also support a new gas main that was installed under the river. The contract for the 232 Street Bridge Replacement over the North Alouette River was tendered on May 1, 2013. The work generally consists of existing bridge demolition, new bridge construction, road construction, watermain and gas main construction and bridge street lighting. The tender closed on May 22, 2013 and six compliant tenders were received ranging from $3,178,478.80 to $3,888,325.92. Tender Evaluation: The following six tenders received are listed in order from lowest to highest price: GCL Contracting & Engineering Inc. HRC Construction (2012) Inc. West Pro Infrastructure Ltd. Neel -Co Builders Ltd. Surespan Construction Ltd. Tybo Contracting Ltd. Tender Price (excluding taxes) *$3,178,478.80 $3,196,280.00 *$3,207,027.90 *$3,217,781.25 $3,347,345.98 $3,888,325.90 *Note: These tender totals were revised from tender opening to reflect arithmetic corrections. GCL Contracting & Engineering Inc. is a lower mainland contractor with experience in bridge construction, road building, general earthworks, sewer/water treatment facilities, pump stations and golf course construction. Their bridge construction experience includes the Kanaka Creek bridge replacement on 240 Street, Mt. Lehman Interchange, the Stanley Park s -curve reconstruction, and the Mission Valley Centre. Delcan Corporation has confirmed that the GCL Contracting & Engineering Inc. tender is compliant with tender requirements and the contractor is suitably qualified for the works. b) Desired Outcome: Council approval to award the contract for the 232 Street Bridge Replacement over the North Alouette River project is required in order to construct in -stream works within the fisheries window (August 1 to September 15) and ensure substantial completion by year end. c) Strategic Alignment: 232 Street is a primary north -south arterial route to the Silver Valley area, providing transportation needs for the surrounding community. The much needed bridge replacement will improve the safety and mobility for all users. d) Citizen/Customer Implications: A road closure at the bridge site is proposed from mid-June to December 2013. Contract language stipulates that substantial completion is to be completed within 130 working days. Attempts will be made to minimize the impact to traffic, residents, businesses and students in the nearby schools with comprehensive detour plan, signage and notifications. There has been extensive and ongoing public consultation with nearby residents to minimize impacts, as well as open houses to allow dialogue and inform the public about the proposed work. The Contractor is also required to complete building surveys and install vibrational monitoring devices to safeguard residents within 100 meters of the bridge replacement project. In addition, the project includes erosion control measures such as rip -rap material within the river channel. District staff is preparing a detailed communication plan and will review and approve the Contractor's detour plan for major arterials to route traffic away from the closure. Staff is also planning website notices and newspaper advertisements to inform the public of the construction schedule and the road closure dates at the bridge site. e) Interdepartmental Implications: The Operations Department has provided input to the design. f) Business Plan/Financial Implications: The total cost of the project is within the approved budget envelope of $4,855,380 and is estimated as follows: Environmental Assessment, Design and Construction Inspection $550,000 Utility Relocations $200,000 Construction Contract $3,200,000 Contingency at 20% $ 800,000 Total Project Cost $4,750,000 g) Alternatives: The existing bridge has exceeded its design life and is in need of replacement. Retrofits and replacements of timbers and piers would be expensive and provide a limited long term benefit. Replacement is the best alternative. CONCLUSIONS: The tender price of $3,178,478.80 excluding taxes, by GCL Contracting & Engineering Inc. for the 232 Street Bridge Replacement over the North Alouette River is the lowest tendered price. Council approval to award the work to GCL Contracting & Engineering Inc. is recommended. "Original signed by Jeff Boehmer" Prepared by: Jeff Boehmer, PEng. Manager of Design & Construction "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 JB/mi rt 4APLE RIU E 81101 LE11 1L.. TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: May 27, 2013 and Members of Council Chief Administrative Officer ATTN: Committee of the Whole/Council SUBJECT: Great Canadian Entertainment Centre Ltd. - New Liquor Primary Licence EXECUTIVE SUMMARY: The Liquor Control and Licensing Branch (LCLB) received an application from the Great Canadian Entertainment Centre Ltd. at 22710 Lougheed Highway where the casino is currently under construction under Building Permit No.12-109255. The purpose of the application is to provide the overall framework for the serving of alcohol in the gaming centre including the restaurant, lounge and two outdoor patio areas. The overall request for hours of operation is from 10:00 am to 2:00 am Monday to Sunday. The total person capacity set out in the Liquor Licence application is 667 persons which is broken down into the following: Interior : Bingo - 192 patrons, Slots 150 patrons, Bar - 82 patrons, Off -Track Betting - 8 persons First Floor Multi -Purpose Room - 61 - Patio 1 - 102 patrons - Patio 2 - 21 patrons. Second Floor Multi- Purpose Room 51 patrons. One of the considerations utilized by the LCLB in reviewing an application for a liquor primary license is a resolution from the local government. A number of regulatory criteria must be addressed in the Council resolution as well as comments pertaining to the views expressed by area residents. Council may choose to support the application, not support the application or indicate they do not wish to comment. In reviewing the feedback received the primary concern appears to be the 2:00 am closing time Monday to Sunday. The applicant has been informed of these concerns and it is understood that they are in agreement with the recommended opening hours with respect to the Liquor Licence Primary license as set out in this report. RECOMMENDATION(S): 1. That Council supports the application by the Great Canadian Entertainment Centre Ltd. located at 22710 Lougheed Highway for the Liquor Licence Primary license as applied for including the number of patrons however with a change to the proposed hours of operation to be 10:00 am to 12:00 am Sunday to Thursday and 10:00 am to 1:00 am Friday and Saturday with respect to the Liquor Licence Primary license. 2. That a copy of the resolution be forwarded to the Liquor Control and Licensing Branch in accordance with the legislative requirements. 1107 Page 1 of 4 DISCUSSION: a) Background Context: On March 21, 2013 The Great Canadian Entertainment Centres Ltd. under the proposed establishment name of Chances Gamine Entertainment Maple Ridge submitted an application (Appendix I) to the LCLB for a Liquor Primary License for their new facility at 22710 Lougheed Highway, Maple Ridge. LCLB has completed their initial review of the application and have determined applicant suitability and eligibility for the establishment type. The Maple Ridge Zoning Bylaw does permit a liquor primary establishment at this location. The premise in question is fronted by Lougheed Highway and with the side access road being 227 street. It is primarily surrounded by multi residential and commercial utilized property. The attached map (Appendix II) compares the subject site to the surrounding neighbourhood. The second phase of the application process is the gathering of public input on the application request. The LCLB guidelines request a specific Council resolution commenting on the application in terms of community impacts which may occur as a result of the proposed license to the establishment operations as a result to the proposed Liquor Primary License at this particular location. Part of the process requires Council to gather views of the residents and businesses who may be affected by the establishment of the liquor primary license in their neighbourhood. In following the public input requirement, 1,762 letters were sent to owners and occupants of property within approximately 500 metres of the subject site with the mail -out being split between residents and businesses in the area. There were two individual responses and one petition listing twenty-two (22) names to Mayor and Council out of the 1,762 letters sent to surrounding property owners and occupants. The Director of Licences, Permits and Bylaws also received 4 telephone calls and 2 letters from letter recipients. All parties contacting the Director were informed they were required to forward their comments directly to Mayor and Council in order for their concerns to be considered officially received. None of the six parties did so. For Council's information all of these responses have been attached to this report and the two letters specifically addressed to Mayor and Council are easily identifiable. All of these responses are attached as (Appendix III) for Council's reference. The District also posted a public notice in the local newspaper running once a week from April 23, 2013 to May 23, 2013. The Maple Ridge RCMP Detachment was asked for their input on this matter and they have confirmed they do not have any operational issues with this application. There is adequate parking, on the subject property that actually exceeds the municipal parking requirements for this proposed use. The access road to the property, 227 Street, has been upgraded and will be a direct link between Lougheed Highway and the Haney Bypass. The five closest liquor primary licensed premises to the subject property are: • Witch of Endor at 22648 Dewdney Trunk Road, whose current hours of operation are 11:00 am to 12:00 midnight Sunday to Thursday and 11:00 am to 1:00 am Friday Page 2of4 and Saturday; • Billy Miner Pub at 22355 River Road, whose hours of operation are 11:00 am to 12:00 midnight Sunday to Thursday, 11:00 am to 1:00 am Friday and Saturday • Haney Motor Hotel at 22222 Lougheed Hwy. (335 seats) whose hours of operation are from 12:00 pm to 2:00 am Monday to Saturday, 11:00 am to 12:00 am Sunday. • Haney Motor Hotel at 22222 Lougheed Hwy. (225 seats) whose hours of operation are from 11:00 am - 1:00 am Monday to Saturday and 11:00 am - 12:00 am Sunday • Kingfishers Waterfront Bar and Grill of 23840 River Road whose hours of operation are from 9:00 am to 12:00 am Sunday to Thursday and 9:00 am to 1:00 am Friday and Saturday. b) Desired Outcome(s): That Council support the application from the Great Canadian Entertainment Centres Ltd dba Chances Gaming Entertainment Maple Ridge as set out in the recommendations in this report with the changes to the hours of operation as set out in Recommendation #1. c) Intergovernmental Issues: Both local government and the provincial government have an interest in ensuring that liquor regulations are followed and that licenses establishments have the support of their communities. d) Citizen/Customer Implications: The review of this application has taken into consideration the potential for concerns from surrounding business and residential properties in terms of parking, traffic and noise generation as well as the proximity of residents and similar establishments. e) Interdepartmental Implications: The Licencing, Permits and Bylaws Department has coordinated in the review process and solicited input from the public, other municipal departments as well as the RCMP. f) Alternatives: To not approve the application or to provide conditions to the approval. CONCLUSIONS: That Council pass the necessary resolution supporting the application from Great Canadian Entertainment Centres Ltd dba Chances Gaming Entertainment Maple Ridge as submitted based upon the staff findings set out in this report. In reviewing the feedback received the primary concern appears to be the 2:00 am closing time Monday to Sunday. The applicant has been informed of these concerns and it is understood that they are in agreement with the recommended opening hours with respect to the Liquor Licence Primary license as set out in this report. Page 3of4 "Original signed by Liz Holitzki" Prepared by: Liz Holitzki Director: Licences, Permits and Bylaws "Original signed by Frank Quinn" Approved by: Frank Quinn General Manager: Public Works and Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Office LH/jd Attachments: Appendix I - Liquor Licence Application to LCLB from Great Canadian Entertainment Centres Ltd. Appendix II - Site map (500 metres from proposed site) used for gathering public input Appendix III - Responses & Correspondence Page 4 of 4 ammo BRIYISH COLU MBI A Thi ii:ai iCK'4i'F Elrx APPENDIX 1 APPLICATION bUM MM!kKYPE For Applicant and Local Government/First NationsMA L RIDG MITS & YCA W5 Date: March 21, 2013 Job # 9462706-001 Created by: Vicky Tooby Re: Application for a Liquor -Primary licence Applicant: Great Canadian Entertainment Centres Ltd. Proposed Site: 22710 Lougheed Highway, Maple Ridge Proposed Establishment Name: Chances Gaming Entertainment Maple Ridge 1. APPLICATION INFORMATION Date application deemed complete: October 7, 2008 Local Government Jurisdiction: District of Maple Ridge The primary business focus of the proposed establishment: Entertainment Total person capacity/occupant Toad requested: 667 persons consisting of: Interior: Bingo - 192, Slots — 150, Bar -- 82, Off -Track Betting — 8, Multi-purpose — 61, Second Floor Multi Purpose Room — 51; and Patio 1 —102 and Patio 2 — 21. (If approved for licensing approved capacity/occupant load includes patrons and staff and must be equal to the occupant load assigned by the designated authority on the final floor plans) "occupant load" means the least number of persons allowed in an establishment under 1) the Provincial building regulations, 2) the Fire Services Act and British Columbia Fire Code Regulation, and 3) any other safety requirements enacted, made or established by the local government or first nation for the area in which the establishment is located. Hours of Operation requested: Monday Tuesday Wednesday Thursday Friday Saturday Sunday 10:00 AM 10:00 AM 10:00 AM 10:00 AM 10:00 AM 10:00 AM 10:00 AM 2:00 AM 2:00 AM 2:00 AM 2:00 AM 2:00 AM 2:00 AM 2:00 AM Endorsements Requested: none noted. 2. APPLICANT SUITABILITY INFORMATION (Fit and Proper) Based on information reviewed to date, the applicant has met the eligibility and suitability requirements of the Liquor Control and Licensing Act (the Act). 3. LOCATIONISITE FACTORS The following sections are compiled from information provided by the applicant except where indicated otherwise. The proposed establishment will be located in the town centre area of Maple Ridge in a brand new development which will replace the existing gaming facility, the Haney Bingo Plex. See the attached Applicant's Letter of Intent for details of the proposed Liquor Primary establishment, including the following details: a) Target Market: b) Hospitality/Tourism Development Factor c) Benefits to the Community: d) Traffic in the Vicinity: e) Noise in the Community: f) Parking Issues: g) Municipal Zoning: h) Commercial/Residential/Light or Heavy Industrial Neighbourhoods: Please note that the applicant's letter of intent is enclosed as an attachment to this report for reference purposes. The information or statements included in the letter of intent have not been confirmed unless otherwise stated in this report. The following information is provided by both the applicant and the Liquor Control and Licensing Branch 1) Distance measure used for public buildings and other liquor primary licensed establishments: 1 km 1) Social Facilities and Public Buildings within 1 km radius: Name/Type of Facility Distance from site Clientele Affected Identified by City Hall .5 km General Public inspector Arts Centre .5 km General Public Inspector TSH international College - Cosmetology Within 1 km Staff & Students Applicant Little Garden Montessori Centre Within 1 km Staff & Students Applicant Maple Ridge School — Aesthetics Within 1 km Staff & Students Applicant His Path Christian Centre Within 1 km General Public Applicant St. Patrick's Catholic Church Within 1 km Members and Public Applicant St. Patrick's School Within 1 km Staff & Students Applicant Ridge Meadows RCMP Within 1 km General public & Staff Applicant Revs the Bowling Centre Within 1 km General Public Applicant k) Liquor -primary establishments within the distance measure of 1 km from the proposed location: Establishment Name Licence Number Establishment Type Total Capacity Distance from proposed site Market Served Witch of Endor 033021 Public House -Pub 208 .7 km General Public Billy Miner Pub 035096 Public House -Pub 81 Within 1 km General Public Haney Motor Hotel 017240 139071 Hotel Lounge Hotel Lounge 335 225 .8 km .8 km General Public General Public Haney Motor Hotel The. Wolf Bar 301102 Cabaret 108 .6 km General Public Maple Ridge Lanes 126241 Recreational 40 .3 km General Public The Act 301231 Cultural Centre 878 ,75 km General Public Army, Navy & Air Force Veterans #379 032734 Private Club 75 .75 km Members and Guests Ridge Meadows Seniors Society 217128 Private Club 150 ,80 km Members and Guests Royal Canadian Legion Branch #88 128253 Private Club 275 .75 km Members and Guests Jj Natural or manmade barriers: concrete barrier divides the two parking areas. The following information is provided by Liquor Control and Licensing Branch except where indicated otherwise. Community Indicators Contravention Statistics The Liquor Control and Licensing Branch has compiled contravention statistics on the identified liquor primary and liquor primary — club establishments within a 1 km radius of the proposed location. These statistics are based on a period covering from January 2003 to present and only include proven contraventions. Stadiums and concert hails are not included in these statistics. 1 Permit minor to enter or be on premises, s. 35 Act 1 Permit minor to consume liquor, s. 33(1)(c) Act 1 Sell or give or otherwise supply liquor to minor, s. 33(1)(a) Act Population, population density and population trends for the community: POPULATION AND SOCIO-ECONOMIC INFORMATION • Circle population statistics for 2001 and 2006 are available from BC Stats by emailing your request to BC.Stats@gov.bc.ca • BC Stats Community Facts includes the BC Benefits recipient and El Beneficiary statistics and is available at http://www.bcstats.gov.bc.ca/dataldd/facsheetifacsheet.asp 4. PUBLIC INTEREST In providing its resolution on the proposed Liquor Primary application, local government must consider and comment on each of the regulatory criteria indicated below. The written comments must be provided to the general manager by way of a resolution within 90 days after the local government receives notice of the application, or any further period authorized by the general manager in writing. Regulatory Criteria local government or First Nation must consider and comment on: a) The location of the establishment; b) The proximity of the establishment to other social or recreational facilities and public buildings; c) The person capacity and hours of liquor service of the establishment; d) The number and market focus or clientele of liquor primary establishments within a reasonable distance of the proposed location; e) The impact of noise on the community in the immediate vicinity of the establishment; and f) The impact on the community if the application is approved. The local government or first nation must gather the views of residents in accordance with section 11.1 (2) (c) of the Act and include in their resolution: (i) the views of the residents, (ii) the method used to gather the views of the residents, and (iii) its comments and recommendations respecting the views of the residents; A sample resolution template and comments are enclosed as attachments 2 and 3 to this report for reference purposes. For use by Liquor Control and Licensing Branch: 5. REGULATORY CONSIDERATIONS Liquor Control and Licensing Act, sections: 11, 16 and 18 Liquor Control and Licensing Regulations sections: 4, 5, 6, 8, 10 6. POLICY CONSIDERATIONS Policy Manual Section 3.2 Applicant Eligibility Assessment Policy Manual Section 3.3 Site and Community Assessment • Policy Manual Section 3.4 Building Assessment and Issue of a Licence NM 123 AV EU ■ ._. ■ • :•aL IH L z A • MI 11 L 0 LAN LA LA E Nk H AV AIQPTH AVP LANE LAN E AVE nitemingi 1111111115 111 LAVE HANEY PL SELKIRK AVE R4 IEiIVE _ST LANE A,NN E SIV —/ ]` MIT lui APPENDIX 11 �. ri it i i n rr 1 I o 1c F dl/ 111/111111 MAIM Elm :& Wig -wswii min G sir n ■ 4•IIIIIIII!! Ihom IIIMEERV _ I _ — __ _i- 1�19A E __ N_ _- = LAfVE � LK1RKAVE•ikliH! IIEIkII 1 . . . ■_ MIMI �- ill Mi. 1 ll ■■ M. 1I 111III1II� MI 11111!1!!1' :_ `n wjvji W NNfill WWI 0.11‘1111140111F2 ■. moo ago ini, otomva wrai t 406 ilk 4N.., el _ . • • APPENDIX 111 Responses & Correspondence GREAT CANADIAN CASINO GAMING LICENCE NAME COMMENTS Concerned about vehicles exiting the facility. If they coutd exit directly onto Lougheed Hwy that would be best, If not if they turned right onto 227 and then left or right onto Lougheed to go east or west. This is mainly a Seniors area and the quiet is very important to them. The Occupancy Load was dscussed and how it was spread out over the entire floor area. That appears to be a non-ssue. AIso the opening and closing times and the days they are Citizen #1 open did not seem to be a problern. Discussed whether individual calls or a petition was better and I informed Citizen #1that either one was fine as long as each person gave their narne, address, phone number and signature on the petition. And that alt their concerns were listed clearly. Called Citizen #1 again on May l7to remind them to send their cornments in writing to Mayor and Council by May 23. Citizen #2 Is concerned about Noise between Casino and apartment behind Marks Work Wear house. CiUzen #2 said they thought there was going to be a fence between them. Checkd with Yvonne from the Casino and there are planning a 6 foot chainlink fence black with black privacy slats. Ctizen #2 thought it was going to be an acousticat wall. 1 passed that along to Yvonne. Citizen #2 was also worried about the amount of noise and why they were open so late. 2:00 am was very late and 12:30 should be the latest. Says there will be a lot of screaming and tatking as people go to their cars and that will be too toud. People have to go to work and church and should not be disturbed by the casino. These people should respect their neighbours. Wanted to know the location of the outdoor patios. Again repeated that 12:30 is more than late enough for noise for the neighbours. Citizen #3 Parking problerns. Does not think there will be enough parkingfor 667 peopte. |exp|oined they exceed the parking requirements under the bytaw. Citizen #3 is concerned about alt the traffic on 227th street. Wants to know when 227m will be finished to go straight through. Thinksthetrafficoiro|eis~noiokeynoouso''. Worse than the Kanaka Creek one. There is nothing but seniors that live in the area and basically Graystone and Hollyrood are hospitals ancl don't need the harassment this will bring. Citizen #3 said they heard 2 high rises will be built behind the Casino and that will make parking even worse. Hours of Operation. Says they cant stay open until 2:00 am 7 days a week and wants an Citizen #4 equal playing field. Says has requested before to be open tilt 2:00 am and has been ' denied. Says all Liquor Primary licencees will be getting together to write in their concerns | about this. Citizen #5 Letter wrhtenApril 3O.2013Received May 3,2O13. Noagainst liquor licence. Not enough parking. Where wHl excess parking park. Increased traffic along streets at 2:00 am will encourage drivers under the influence which is something they do not wish to have in their neighbourhood. Lettter oniy sent to HoUtzki but they have been cafled to send Ietter to Mayor and Council. No to quor iicence due to increase in speeders along 227th to Haney By Pass. Says already asked Police to monitor 227th for speeders and so far has only seen one Officer Citizen #6 down there and fees nothing was done to curtail speeders. "NO to Iiquor license for this 'entertainment centre. Lettter ony sent to Holitzki but they have been called to send Ietter to Mayor and CounciL Citizen #7 Too many tiquor establishments already. Letter to Mayor and Council. /42 4-2 MAPL r [hrisNQui May 02, 2013 Maple Ridge, BC Council ofthe District ofMaple Ridge 11995 Haney Place, Maple Ridge, BC V2X 6A9 `�. Subject: Great Canadian Entertainment Centres Ltd. Liquor Primary Licence Application We know good city panning by the results, Vancouver's new foad cart concept is now getting iriterntional acclaim That begetstourism. And tourism begets a good reputation. And a good reputation begets internatonal events that bring in the big money. Does Maple Ridge want to he defined by a chain-link of liquor stores or be defined for her beauty? Or is the problem simply one of where city planners define beauty to include a chain-link of marijuana grow -ops as well! Make a mental picture of that for a minute: a grow cp on every block, on every strata. Please, there already is a liquor store on located at 22709 Lougheed High a , aple Ridge. The Great Canadian Entertainment Centers Ltd, kias ape:died -for their liquor establishment on 22710 tougheed Highway, rvlapie Ridge, Literally, Eno two establishments arra less than a slingshot apart from each other! At least the Witch of Ender Pub cm 22E348 Dewdney Trunk is a gooJd walk away frorn Lougheed„ So is the other one, Haney Hotel Beier & \VinmStore on22lZ2Luu8heedHighway, These are decent distances apart for liquor business, &1y point is, Yjust never heard of chain-link ofliquor businesses begetting agood reputation to a community, One cou|darg:e that Okanagan valley wineries are a chaintink and bring tourism, but I counter that they are chained nodes apart, not feet apart, Even °Vegas°Iscalled sin city for areason, But judging from the marijuana grow opdebacle, | could be wrong! Huy/the times have changed . The fact that this application iseven being considered isunconscionable, | say chisagain, "We know good city planning bythe nso}cs.^ would rather we replace this application by inviting the..Vancouve.r food cart businesses to open franchises along theconidorsandvvithin Maple Ridge. |^m not saying people shouldn't have access to liquor (ormedical marijuana for that matter), Rather, I'm saying the image and reputation o[Maple Ridge is too grand 'to squander with |owbaHestablishments, !l:or crying out louc, .here are enough liquor establishments already! aro rhrisN8ui District of Maple Ridge, 11995 Haney Place, Maple Ridge V2X 64A B.[. ����������� ^"^-~-�`~�~~ MAY 1 �YOi1 ' "^~'` &04pLE RIDGE [ICENSL./ERMITS&BYLAWS 05/08/2013 Re: Liquor Primary License Application for Great Canadian Entertainment Centre LTD. Dear Ms, Hotitzki: Now that the District of Maple Ridge, in their wisdom, has built the extension onto 227th thereby connecting to the Lougheed Highway directly down to the Haney By -Pass. The Cirunks vviUbespeedingonth|snew2Z7tbStataUhoursofthedayandnight |n2QO3{asked the R.C.M'Police tomonitor 227thfor speeders, but oniy one young officer ever showed up so nothing was done about my request to curtail speeding. Drivers will use 227th as a race track and believe rne they'll use it for that! NO'for this "entertainment centre!" May 15, 2013 Council of the District of Maple Ridge 11995 Haney Place, Maple Ridge, BC V2X 6A9 Dear Council: RE: Great Canadian Entertainment Centres Ltd. 22710 Lougheed Hwy, Maple Ridge, BC uor Primar Licence As s ication RECERIED MAY 2 1 2213 MAPLE RIOGL LICENSES, PERMITS & BYLAWS We would really appreciate your help in clarifying these submissions that we consider to be key points in the interest of our quiet and peaceful enjoyment of our neighbourhood. In the public notice that we received, the applicant: Great Canadian Entertainment Centres Ltd. (GCECL) has applied for a liquor primary licence to operate 7 days a week,10:00 am to 2:00 am, with 102 persons on patio #1 and 21 persons on patio #2 and 544 person inside, Total capacity of 667 persons. We consider ourselves and the other members of the Strata LMS951 to be greatly affected by this application. We would like to list our concerns and recommendations as follows' 1) Hours of 0 eration: We consider the hours stated above not to be normal operating hours, but extended hours: We contacted other establishments in the area and generally their hours of operation are 11:00 to midnight on Sunday to Thursday and 11:00 to 1:00 arn for Friday and Saturday. We are concerned over the noise which would come from the outdoor patio, the extended hours of operation and the impact of the factors on the quality of life in our neighbourhood. Patio #1 is on the west side of the building and would have less noise impact on the residents of the Strata. Patio#2, on the east side of the building would have a huge impact due to the proximity to our building. Smoking on the Patio: We are opposed to smoking on the Patio 2, This is based on the proximity of the building and the volume of people allowed on the Patio. Noise B aw: We are concerned about the noise level emanating from the outside Patio's; especially in the late night hours; The Maple Ridge noise control by-law No. 5122-1994 reads: "No owner or occupier of property shall allovv that property to he used so that a noise or sound which originates from that property disturbs or tends to disturb the quiet, peace, rest, enjoyment, comfort or convenience of the neighbourhood or of person in the vicinity" When there are a large number of people outside, how can the level of noise be contained? It has been suggested that a privacy fence needs to be installed: Page :1 of 2 4) Acoustical Fencing: A chain ink fence would not be effective as a sound barrer. With parking capacity of 220 spaces, there will be constant movement and nose generation from vehicles entering and exiting the parking lot, The resident's bedrooms are Iocated in ine with the parking lot and we believe the restfulness and a good night's sleep wili be affected. Many of us need a good nights sleep since we have to go to work during the weekdays. One couple on the ground floor has a 1 year old child and another unit has a very sick occupant, We request that an acoustical fence be installed along the property line to act as avisua| and sound barrier to the constant activity that is expected. Aso this will supply privacy from the night patrons to the casino. We request that the (GCECL) also be responsible for the maintenance of this fence, 5) Lights in the parking lot: WUI the ighting in the lot be subdued to allow the residents to continue to ejoy the quietness of a late evening as they now do? 6) Security: Will there be adequate security patrolling the parking lot and the surrounding area to supervise the level of activity that this structure will attract? We look forward to hearing from the Council soon and appreciate the opportunity to challenge this Liquor Primary Licence Application by the (GCECL), Terry Pitkington President Marks Place., dtr ta "S951 Maple Ridge, BC cc) Liz Ho|kzki, Director of Licences, Permits and Bylaws cc) Stephen Lam, Property Manager Ascent Property Management Page 2 of 2 Dear Mayor and Councilors, May 11, 2013 '1'1 We received the public notice regarding the Liquor Primary Licence Application for the Great Canadian Entertainment Centre located at Lougheed and 227th Street. In this letter we were invited to share any concerns or questions. Our concern is the proposed closing of the casino at 2 AM. We suggest the appropriate time would be no later than midnight. The procedure stopping functions at midnight has worked satisfactorily in the Fraserview Village hall for over a decade. Having the liquor licence allow service until 2AM at the casino will impact the quality of life for us at Rosewood Court since we are located on 227 Street. This extra two-hour window will increase the noise pollution, air pollution, and the number of careless drivers using 227th St. Sincerely, We, the undersigned residents, at 116th Ave, Maple Ridge BC V2X0W7- Print Name C C 14 o Signature t, -1-Y\ • %--A. t f Dear Mayor and Councilors, May 11, 2013 aft We received the public notice regarding the Liquor Primary Licence Application for the Great Canadian Entertainment Centre located at Lougheed and 227th Street. In this letter we were invited to share any concerns or questions. Our concern is the proposed closing of the casino at 2 AM. We suggest the appropriate time would be no later than midnight. The procedure stopping functions at midnight has worked satisfactorily in the Fraserview Village hall for over a decade. Having the liquor licence allow service until 2AM at the casino will impact the quality of life for us at Rosewood Court since we are located on 227 Street. This extra two-hour window will increase the noise pollution, air pollution, and the number of careless drivers using 227th St. Sincerely, We, the undersigned residents, at 116th Ave, Mapie Ridge BC V2X0W7- Print Name Signa e -71 1( MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: May 27, 2013 and Members of Council FILE NO: T21-212-003 FROM: Chief Administrative Officer ATTN: C.O.W. SUBJECT: Adjustments to 2012 Collector's Roll EXECUTIVE SUMMARY: BC Assessment has revised the assessed value for the 2012 Collector's Roll through the issuance of Supplementary Roll 14. The Collector is required to make all the necessary changes to the municipal tax roll records and reports these adjustments to Council. RECOMMENDATION(S): The report dated May 27, 2013 is submitted for information. DISCUSSION: a) Background Context: Ninety-three folios were adjusted in total: The developer/owner of a multi folio strata development located at 122nd and 224th, appealed the 2012 assessments. The Property Assessment Appeal Board (PAAB) concluded the appeal in April of this year. Their final determination was that the assessed values of improvements were overstated. (Municipal tax revenue changes: Decrease in Class 1 (Residential) $11,897) b) Business Plan/Financial Implications: There is a total decrease of $ 11,897 in municipal tax revenue. 1131 CONCLUSIONS: Appeals of 2012 assessed values settled by the Property Assessment Appeal Board of British Columbia resulted in a decrease of $2,909,700 to the Residential assessment base. This report dated May 27, 2013 is submitted for information and is available to the public. "Original signed by Silvia Rutledge" Prepared by: Silvia Rutledge Manager, Revenue & Collections "Original signed by Paul Gill" Approved by: Paul Gill, B.B.A.; C.G.A. General Manager: Corporate & Financial Services "Original signed by J. L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: May 27, 2013 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended April 30, 2013 EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information. All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the disbursements as listed below for the month ended April 30, 2013 now be approved. GENERAL $ 6,963,659 PAYROLL $ 1,480,413 PURCHASE CARD $ 90,785 $ 8,534,857 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. 1132 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • City of Pitt Meadows - Cost share, insurance & SEI registration $ 291,438 • Emergency Communications - Dispatch levy - 2nd quarter $ 244,066 • G.V. Water District - Water consumption Jan 1-29/13 $ 415,790 • G.V. Regional District - Debt payment $ 2,454,101 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended April 30, 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 A & A Testing Ltd BC Hydro BC SPCA BDO Canada LLP Beyond The Turf Ltd Boileau Electric & Pole Ltd CUPE Local 622 Chevron Canada Ltd City Of Pitt Meadows CSDC Systems Inc Emergency Communications FortisBC - Natural Gas Greater Vanc Water District Greater Vancouver Regional Dis Greenside Properties Inc KES Resource Enterprises Ltd Mancorp Industrial Sales Ltd Manulife Financial Maple Ridge & PM Arts Council Maple Ridge Historical Society Medical Services Plan Medisys Health Group Inc Municipal Insurance Assoc CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - APRIL 2013 DESCRIPTION OF PAYMENT Storm sewer inspections Electricity Contract payment Apr Grant - Community spay/neuter services 2012 Financial statement audit Samuel Robertson turf field Maintenance: Banners Electric car charging stations Firehalls Intersection signals Leisure Centre Library Maple Ridge Park Memorial Park Municipal Hall Operations Pitt Meadows Family Rec. Centre Randy Herman Building RCMP Street lights Street light pole replacement Street light pole repairs Street signs Tree outlets Whonnock Lake Xmas light removal Dues - pay periods 13/07 & 13/08 Gasoline & Diesel fuel Parks & Recreation cost share 2012 Police Services cost share 2012 Community Police cost share 2012 Parks & Leisure facility insurance 2013 SEI conference registration Amanda software - online building inspections Dispatch levy - 2nd quarter Natural gas Water consumption Jan 1- 29/13 Debt payment Water sample analysis Town Centre investment incentive 203 Street railway crossing panels Operations - inventory supplies Pressure washer & trailer Employee benefits premiums Arts Centre contract payment Apr Program revenue Mar Theatre rental & catering Quarterly contract payment Employee medical & health premiums Fire Department medical exams & vaccines Insurance deductibles 27,527 35,000 5,066 13,052 330 4,594 106 376 97 435 1,601 246 245 823 381 996 26,208 6,075 2,002 119 153 5,093 133,054 60,360 17,371 80,029 624 2,454,101 700 2,814 13,905 49,889 23,849 8,011 AMOUNT 20,205 118,695 62,527 37,737 15,549 67,998 22,951 68,960 291,438 39,200 244,066 20,682 415,790 2,454,801 46,191 37,389 16,719 140,773 81,749 33,329 35,171 21,748 50,772 Municipal Pension Plan BC Oakcreek Golf & Turf Inc Oracle Corporation Canada Inc Paul Bunyan Tree Services Raincity Janitorial Sery Ltd Receiver General For Canada Ridge Meadows Seniors Society Ridge Meadows Recycling Society SFE Ltd Silver Valley Projects Ltd Tempest Development Group Total Energy Systems Ltd Warrington PCI Management Wilco Civil Inc Workers Compensation Board BC Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements April 2013 Employee benefits premiums Toro Groundsmaster rotary mower Database software license & support Roadside overhead brushing Tree removal at various locations Janitorial services: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Employer/Employee remit PP13/07 & PP13/08 2nd quarter contract payment Monthly contract for recycling Apr Weekly recycling Litter pickup contract Recycling station pickup Sanitary sewer flow monitoring Security refund Software licence - Utility & Tax eBilling Software training Maintenance: Leisure Centre Municipal Hall Operations Pitt Meadows Family Rec. Centre Randy Herman Building RCMP Advance for Tower common costs Tower expenses Feb & Mar Deer Fern Park construction Cedar Park construction Remittance 1st qtr 2013 PP13/07 & PP13/08 8,047 10,898 6,637 6,423 3,130 3,150 4,638 3,320 4,223 106,784 424 1,910 341 17,920 224 2,729 1,539 2,194 1,032 10,182 171 60,000 14,522 42,681 45,569 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements \2013\[Monthly_Council_Report_2013.xlsx]APR'13 346,515 100,990 29,074 18,945 31,521 719,700 56,114 109,459 46,144 22,682 18,144 17,847 74,522 88,250 99,738 6,124,084 839,575 6,963,659 1,480,413 90,785 8,534,857 neap Rtars Pro hpf Noise District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 27, 2013 and Members of Council FROM: Chief Administrative Officer MEETING: Committee of Whole SUBJECT: 2014 - 2018 Financial Plan Guidelines EXECUTIVE SUMMARY: The District has a comprehensive business planning process that is guided by parameters for the development of the financial plan. During last December's business plan deliberations, Council expressed the desire to consider options to reduce the amount of the tax increases. On May 13, 2013 Council reviewed with staff the 2014 through 2018 tax increases and discussed strategies for reducing the amount of the property tax and utility user fee increases. Five year Financial Plans includes assumptions and projections including building activity, inflation, contract costs, interest rates and labour costs. A greater degree of certainty exists in the first few years of the plan. The Business Planning Guidelines are set annually each spring and budget changes are reviewed in detail at Business Planning sessions in December. The changes will result in the property tax bill increase being reduced by about 0.7%. Appendix I highlights the previously approved property tax increases and the proposed property tax increases. RECOMMENDATION(S): That staff be directed to prepare the 2014-2018 Financial Plan incorporating the following: 1. General Purpose property tax increase of 2.25% in 2014 and 2.6% per year in 2015 through 2018. 2. Infrastructure Sustainability property tax increase of 0.5% per year in 2014 through 2016 and 0.7% per year in 2017 and 2018. 3. Parks, Recreation, and Culture property tax annual increase of 0.25%. 4. Storm Water property tax annual increase of 0.3%. 5. Growth in property tax revenue assumption of 1.65% in 2014 and 2.0% a year thereafter. 6. Water Utility user fee annual increase of 4.5%. 7. Sewer Utility user fee annual increase of 4.5% (with no change to parcel charge). 8. Recycling rates annual increase of 2.75%. 9. Provision for costs associated with growth, subject to available funding. 1 �33e 10. Allocation of growth revenue associated with Town Centre Incentives to fund Infrastructure Sustainability. 11. Gaming Revenue increase of $550,000 to be allocated to Infrastructure Sustainability. 12. The property taxes assessed against the Hammond Mill will be reduced by $70,000 in 2014 and an additional $70,000 each year in 2015 through 2018. DISCUSSION: The District has a comprehensive business planning process that is guided by parameters for the development of the financial plan. Our current guidelines include the tax increases that appear on the attached Appendix 1. Council expressed concern with the uncertain economic times that we are in and directed staff to consider options to reduce the amount of the increase. The amendments to property tax and user fees have been done with the intent of not negatively impacting service levels. This has been achieved through the commitment of additional revenue associated with the Town Center Incentive property tax revenues and $550,000 of gaming revenue to infrastructure replacement. a) Desired Outcome: Direction to staff for the development of a financial plan and business plans that meets Council's direction. b) Citizen/Customer Implications: These financial plan recommendations and strategic focus areas priorities will be incorporated into the 2014 -2018 Business Planning Guidelines. d) Business Plan/Financial Implications: The financial planning guidelines will form the foundation for the development of our 2014-2018 Financial Plan. Council has identified three priority areas from the nine strategic focus areas. The priority areas are Economic Development, Smart Managed Growth and Transportation. Staff will ensure the 2014-2018 business plans place a high priority for these areas. CONCLUSION: The financial planning guidelines provide a framework for developing the five year financial plan. "Original signed by Trevor Thompson" Prepared by: Trevor Thompson, BBA, CGA Manager of Financial Planning "Orininal signed by Paul Gill" Approved by: Paul Gill, BBA, CGA General Manager, Corporate & Financial Services "Original Singed by Jim Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer 2IPage Appendix 1 Previously Adopted 2012-2017 Property Tax & User Fee Increases Municipal Levy Increases on $400K Home 2012 2013 2014 2015 2016 2017 General Purpose 3.00% 2.25% 2.25% 2.75% 2.75% 2.75% Infrastructure Replacement 1.00% 0.50% 1.00% 1.00% 1.00% 1.00% Fire Levy (in excess of general purpose) 0.89% 0.33% 0.00% 0.00% 0.00% 0.00% Parks & Recreation 0.13% 0.50% 0.50% 0.50% 0.50% Drainage 0.30% 0.30% 0.30% 0.30% 0.30% Total Property Tax Increase % 4.89% 3.51% 4.05% 4.55% 4.55% 4.55% Recycling Increase % 5.99% 3.01% 2.99% 2.97% 3.02% 3.00% Water Increase % 9.01% 5.50% 5.51% 5.50% 5.50% 5.50% Sewer Increase % 4.39% 4.05% 4.07% 4.10% 4.12% 4.14% Total Property Tax and User Fee Increase 5.58% 3.91% 4.29% 4.63% 4.64% 4.64% Proposed 2014-2018 Property Tax & User Fee Increases Municipal Levy Increases on $400K Home 2014 2015 2016 2017 2018 General Purpose 2.25% 2.60% 2.60% 2.60% 2.60% Infrastructure Replacement 0.50% 0.50% 0.50% 0.70% 0.70% Parks & Recreation 0.25% 0.25% 0.25% 0.25% 0.25% Drainage 0.30% 0.30% 0.30% 0.30% 0.30% Total Property Tax Increase % 3.30% 3.65% 3.65% 3.85% 3.85% Recycling Increase % 2.75% 2.75% 2.75% 2.75% 2.75% Water Increase % 4.50% 4.50% 4.50% 4.50% 4.50% Sewer Increase % * 4.07% 4.10% 4.12% 4.14% 4.14% Total Property Tax and User Fee Increase 3.60% 3.84% 3.84% 3.98% 3.98% * Sewer rate includes a user fee projected to increase by 4.5% annually and a parcel charge which is not increasing. 3IPage MAPLE RIDGE British Co lumh la District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 27, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Fraser Valley Regional Library - Funding Formula EXECUTIVE SUMMARY: Maple Ridge is part of the Fraser Valley Regional Library (FVRL) system. The existing formula for allocating library system costs was developed over 15 years ago and municipal staff from member municipalities have been working with FVRL staff to update it. Under the old formula, a significant weight was placed on the square footage of the library. This may have been relevant some years ago when libraries were essentially places where materials were kept but this is no longer the case. The attached report from FVRL summarizes the key changes to the funding formula. The report was endorsed by the FVRL Board of Directors on May 22, 2013. The next step is for each member municipality to consider the new formula and to vote on it. Two-thirds of the member municipalities must vote in favour of the amendment in order to give it effect. The last page of the report from FVRL illustrates the effects on the 2013 approved library budget, if the revised formula was in place. As with any funding formula review, there are winners and losers. It is important to note that this page is for illustrative purposes only. FVRL is hoping that all member municipalities vote on the revised formula before the end of July so that a two year phased implementation can begin in 2014. RECOMMENDATION(S): That Council approve the FVRL Funding Formula, as outlined in the Report to the FVRL Board dated May 22, 2013 that is attached to this report. DISCUSSION: Maple Ridge is part of the Fraser Valley Regional Library (FVRL) system. The existing formula for allocating library system costs was developed over 15 years ago and municipal staff from member municipalities have been working with FVRL staff to update it. Under the old formula, a significant weight was placed on the square footage of the library. This may have been relevant some years ago when libraries were essentially places where materials were kept but this is no longer the case. 1134 DISCUSSION (Cont'd.) The revised formula is principle based. These principles are: i) Local Control - The direct charge portion of the formula has been retained and in fact enhanced to provide more local control. ii) Simplicity - The new formula is easier to explain and creates requires less administration iii) Consistency - should be reduce iv) Predictability - plans. v) Adaptability - service delivery: Consistency is maximized and cost fluctuations from year to year d. The new formula should make it easier to prepare multi-year financial The new formula is designed to be adaptable to future changes in An illustration of the effects of the new formula on the 2013 approved library budget is attached. It shows that our 2013 costs would have been lower by $118,134, had the new formula been in effect. We expect to receive the 2014 budget from FVRL in the fall. If at least two-thirds of the member municipalities endorse this change, it will be implemented on a two year phased basis, beginning in 2014. Our financial plan will be updated accordingly. CONCLUSIONS: "Original signed by Paul Gill" Prepared by: Paul Gill, GM: Corporate & Financial Services "Original signed by Wendy McCormick" for Approved by: Kelly Swift GM: Community Development, Parks & Recreation `Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer Att: Appendix A [1. FVRL FRASER VALLEY REGIONAL LIBRARY Appendix A REPORT TO THE FVRL BOARD FVPL FUNDING FORMULA REPORT By Mary O'Callaghan, Director of Corporate Services Board Meeting of May 22, 2013 BACKGROUND FVRL's unique funding formula (the True Usage formula) was developed over 15 years ago. Over time some of the usage allocation statistics have become unreliable or are no longer available. Some of these statistics are no longer indicative of usage to the same degree that they were 15 years ago. A review of the funding formula was overdue. The current funding formula is prone to some significant fluctuations due to the usage adjustment and / or usage statistic changes, such as a new library being built in a neighbouring community. These fluctuations make it difficult to prepare a realistic five year plan for each community. Some categories no longer have usable statistics. For example, the Outreach, home delivery service, has been restructured to be more cost effective. However, this means that we no longer have individual customer statistics within an institution or individual circulation statistics. Another example, e -circulation statistics does not provide circulation by residency statistics. Also, marketing is moving to more electronic rather than print distribution, making that allocation statistic inappropriate. FINANCE DIRECTORS MEETINGS The Finance Directors of FVRL's member communities have met to review the funding formula_ For the reasons stated earlier, it was quickly accepted that a revision to the funding formula was desirable. The group identified five principles of a desirable funding formula: • Local Control: Retain the direct charge portion and the aspect of local control; • Simplicity: Make it simpler so that the formula is easier to explain and creates less administrative burden; • Consistency: Maximize consistency and minimize fluctuations; • Predictability: Make it predictable to enable preparation of five year plans; • Adaptability: Design it to be adaptable to future changes, such as more electronic lending. FVRL...Connecting people to the world of information and ideas 30 Director of Corporate Services Report Meeting of May 22, 2013 Page 2 PROPOSED CHANGES 1. Direct Charges Existing categories of Direct Charges (library staff salaries and benefits, capital, etc.) are retained and other areas (library programs, promotion and supplies) have been added. 2. Retain Existing Usage Allocations Where the usage statistics are available, reliable and are still indicative of usage, this method of allocation has been retained. (e.g. Computer operations, vehicle operations and human resources and payroll.) 3. Allocate Based Upon Population For cost centres relating to products and services to customers where we do not have a reliable usage statistic, the costs will be allocated according to the BC Statistics for service area populations. (e.g. Library Materials, Outreach (home delivery), system -wide programs and InterLINK fees) 4. Administration The remaining system -wide support services based at the Administrative Centre, including the Administrative Centre building costs, will be allocated according to the share of the budget up to that point. 5. Implementation It is recommended that the change be phased in over two years. According to the Library Act two-thirds of FVPL member local governments must approve the funding formula in order for it to change. IMPACT With any change in a funding formula for budget allocation, there are "winners and losers.' FVPL is committed to working with communities to find ways to minimize the impact where at all possible. Phasing in the change over two years also will reduce the impact. FVRL...Connecting people to the world of information and ideas 31 Fraser Valley PROPOSED FUNDING FORMULA Option Regional Library vs CURRENT FUNDING FORMULA 6B Current Funding Formula Proposed Funding Formula LIBRARY COSTS Salaries and benefits Direct Direct Photocopiers Direct Direct Building Direct Direct Capital assets Direct Direct Promotion Direct Direct Programs No. of attendance Direct Postage No. of Circulation Direct Office supplies % of Total Library Costs Direct SHARED SERVICES COSTS Library materials + wages 50% No. of Circulation + 5D% Library Space (sq ft) Per Capita Client Services wages + FVRL-wide programs % of Total Library Wages Per Capita Outreach Services wages 50% No. of Customers + 50% No. of Items Circulated Per Capita Interlink fees Computer Operations + wages Per Capita Per Capita No. of Computer/Selfcheck No. of Deliveries No. of ComputerlSelfcheck Vehicle Operations + wages No. of Deliveries Human Resources + wages No. of FTEs No. of FTEs Communications + wages No. of Forms Printed % of Total Library Costs Collection Agency fees No. of Circulation % of Total Library Costs % of Total Library Costs Content Insurance Value Insured per Library USAGE ADJUSTMENT Yes No 32 Municipality Fraser Valley 2013 Approved Budget with Partial Per Capita Current Formul' Regional Library Restated - Option Allocation of Shared Services 6B roposed Formula Difference $ (10,913) Difference % -0.31 % Abbotsford 3,531,057 3,520,144 Chilliwack 2,635,903 2,653,625 17,722 0.67% Delta 3,190,569 3,142,777 (47,792) -1.50% FVRD 249,530 217,531 (31,999) -12.82% Harrison Hot Springs 56,703 56,703 0 0.00% Hope 323,480 303,571 (19,909) -6.15% Kent 304,687 282,171 (22,516) -7.39% Langley City 1,163,563 1,270,445 106,882 9.19% Langley Township 3,499,267 3,564,022 64,755 1.85% Maple Ridge 2,590,978 2,472,844 (118,134) -4.56% Metro Vancouver 2,000 2,000 0 0.00% Mission 1,252,875 1,243,440 (9,435) -0.75% Pitt Meadows 873,526 937,146 63,620 7.28% Port Coquitlam 1,490,984 1,559,293 68,309 4.58% White Rock 825,988 765,398 (60,590) -7.34% Total Assessment 21,991,110 21,991,110 0 0.00% 33 MAPLE RIDGE British Colombia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 27, 2013 and Members of Council FILE NO: CDPR-0640-30 FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: GOLDEN EARS PRESCHOOL LEASE RENEWAL EXECUTIVE SUMMARY: The Maple Ridge and Pitt Meadows Parks & Leisure Services Commission (Commission) reviewed and approved the recommendation to renew the Golden Ears Preschool Lease. See the May 16, 2013 Commission report attached. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal the Golden Ears Preschool Lease Agreement 2013-2016. "Original signed by Wendy McCormick" Prepared by: Wendy McCormick, A/General Manager Community Development, Parks & Recreation Services "Original signed by Jim Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer :ik Attachment: Commission Report May 16, 2013 - Golden Ears Preschool Lease Renewal 1151 s PARKS & LEISURE SERVICES Maple Ridge and Pitt Meadows Parks & Leisure Services Commission Report REGULAR MEETING May 16, 2013 SUBJECT: GOLDEN EARS PRESCHOOL LEASE RENEWAL EXECUTIVE SUMMARY: Golden Ears Preschool has requested that their lease at 11925 Haney Place, within the Maple Ridge Leisure Centre, be renewed for an additional term. The attached draft lease has undergone some changes to terms and conditions. These changes result in an agreement that is consistent with similar lease partners. Staff are recommending that Commission endorse the attached Lease Agreement and forward to Maple Ridge Council. RECOMMENDATION: That a recommendation be forwarded to Maple Ridge Council that the Corporate Officer be authorized to sign and seal the Golden Ears Preschool Lease Agreement 2013-2016. DISCUSSION: a) Background Context: Golden Ears Preschool Association (the Association) has been a lease partner of the District of Maple Ridge and Parks & Leisure Services since 2002. Golden Ears is a non-profit preschool provider operating out of the Maple Ridge Leisure Centre. They provide families in Maple Ridge, specifically within the town centre, with low cost preschool programs. In the fall of 2012, staff began discussions to determine if the Association wished to exercise their right to renew the lease agreement for an additional term. The current lease stipulates that the Association has one final option for right of refusal. During this review, it was identified that the Preschool has not seen a fee increase since becoming a lease partner in 2002 and that the terms of the agreement are now inconsistent with similar service providers in similar facilities. Staff worked with the Association to address these inconsistencies and as a result a square footage increase has been built in to the new agreement. The Association indicated they could not manage the increase all at once therefore it will be phased in over the length of the agreement to a level that will accommodate this payment without jeopardizing the service. b) Desired Outcome: To honor the existing lease commitment which ensures opportunities for low cost preschool programs within the town centre and enhances services available from the Maple Ridge Leisure Centre. c) Strategic Alignment: To create a safe and livable community by striving for enhanced service levels, quality of life and independence by citizens and community organizations in the delivery of leisure services and enabling the continuation of this volunteer -driven, non-profit preschool service. \\mr.corp\docs\CDPR-Admin\01-Admin\0540-Council-Com mittees\20-PLSC\02-Agendas\Regular\2013\2013-05- 16\PLSC_Golden_Ears_Preschool_Lease_2013-2016.doc #1 d) Business Plan/Financial Implications: An additional $4,500 in lease revenue over the term of the lease as shown below: CURRENT 2013-2014 2014-2016 $5.00/sq.ft (Sept - June) $5.50/sq.ft (Sept -Aug) $7.00/sq.ft. (Sept -Jun) CONCLUSIONS: Staff recommends that this agreement be renewed for a three and a half year term, at the above noted rates, which brings this lease in line with similar service providers in similar facilities. "Original signed by Danielle Pope" Prepared By: Danielle Pope Title: Manager Business Operations "Original signed by Wendy McCormick" Approved By: Wendy McCormick Title: Director Recreation "Original signed by Kelly Swift" Approved By: Kelly Swift Title: General Manager, Community Development Parks & Recreation Services :dp \\mr.corp\docs\CDPR-Admin \01-Admin\0540-Council-Committees\20-PLSC\02-Agendas\Regular\2013\2013-05- 16\PLSC_Golden_Ears_Preschool_Lease_2013-2016.doc #2 Schedule "A" GOLDEN EARS PRESCHOOL ASSOCIATION THIS INDENTURE is made as of the but is actually executed on the IN PURSUANCE OF THE "LAND TRANSFER FORM ACT, PART 2" BETWEEN: DISTRICT OF MAPLE RIDGE, a corporate body having its offices at 11995 Haney Place, Maple Ridge, in the Province AND: (Hereinafter called the "Landlord") OF THE FIRST PART, GOLDEN EARS PRESCHOOL ASSOCIATION, a SOCIETY incorporated under the laws of the Province of British Columbia, having its registered office at 11925 Haney Place, Maple Ridge, British Columbia, V2X 6G2 (Hereinafter called the "Tenant") OF THE SECOND PART WITNESSETH that in consideration of the rents, covenants, conditions, and agreements hereinafter respectively reserved and contained on the part of the Landlord and the Tenant to be respectively paid, kept, observed and performed the Landlord and the Tenant covenant and agree each with the other as follows: 1. The Landlord does hereby demise and lease unto the Tenant that portion of (hereinafter called the "Premises") of the Maple Ridge Leisure Centre, (hereinafter called the "Building") which is situated in the Maple Ridge Town Centre, British Columbia on lands legally describes as: Parcel Identifier: 001-041-967 Lot: 118 Except: part subdivided by Plan 68843 Districts Lots: 398 and 401 Group I New Westminster District Plan: 60562 (Hereinafter called the "said lands" which portion contains 1,100 square feet and is shown outlined in red on the plan attached hereto as Schedule "A". \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 1 TO HAVE AND TO HOLD from the Commencement Date of Term (as hereinafter defined) for the term (hereinafter called the "Term") of three (3) years and six (6) months thence ensuing unless sooner terminated pursuant to the provisions hereof. 2. YIELDING AND PAYING THEREFOR from January -June 2013 (see table below for detailed payment schedule for September 2013 - August 2014 and September 2015- June 2016, also available in Schedule C) of the Term rent of Two thousand seven hundred forty nine dollars and ninety nine cents ($2,749.99) payable in six (6) equal consecutive monthly installments of Four hundred fifty eight dollars and thirty three cents ($458.33). Such rent includes a charge for the Tenant's share of common area costs payable in respect of the said lands and the Building. Term Per Square Footage Per Annum Monthly Fee Monthly (including GST) September 2013 - August 2014 $5.50 $6,050 $504.16 $529.37 September 2014 -June 2016 $7.00 $7,700 $641.67 $673.75 3. For the purposes of this Lease: (a) "Additional Rent" means of sums, other than rent payable pursuant to Article 2, payable by the Tenant as determined in accordance with the provisions of this Lease; (b) "Commencement Date of Term" means January 1, 2013. (c) "Rental" means the aggregate of the rent and Additional Rent payable hereunder; 4. The Tenant covenants and agrees with the Landlord: (a) to pay Rental without any deduction therefrom all at the times and in the manner herein provided; (b) to pay when due every tax and license fee (including penalties for late payment thereof) in respect of any and every business carried on in or upon the Premises or in respect of the occupancy or use of the Premises by the Tenant (or by any and every of its sub -tenants) whether such taxes or license fees are charged by a municipal, federal or provincial government or other body and whether the statement or notice of such taxes or license fees are rendered to the Landlord or the Tenant: (c) to pay all taxes, rates, licenses or assessments against any improvements, fixtures, machinery, equipment or like chattels erected or placed upon or affixed to the Premises by or on behalf of the Tenant or assessed against the business carried on by the Tenant therein, whether the statement or notice of such taxes, rates, licenses or assessments is rendered to the Landlord or the Tenant: (d) to pay all rates, tolls and charges incurred in respect of the Premises for telephone and many other similar utilities required by the Tenant. (e) that the Tenant shall, at the Tenant's expense, during the Term and any renewal thereof well and sufficiently repair and replace (excluding all structural repairs heating, air - \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 2 conditioning and all other mechanical systems and replacements), maintain, amend and keep the Premises, and every part thereof and improvements thereon (including the fixtures, any washroom and the electrical and plumbing) in good and substantial repair, when, where and so often as need shall be, damage by fire and other risks against which the Landlord is insured excepted provided however that, notwithstanding the foregoing: the Tenant shall repair and make good any damage caused by the Tenant or any of its employees, agents invitees or licenses; and II. the Tenant shall use the Landlord's contractors for any repairs or replacements to the plumbing, electrical and sewerage systems and other mechanical systems in the Premises. (f) to keep well painted the painted portions of the interior of the Premises. (g) To give the Landlord or its agents prompt notice of any defect in the water or other pipes or fixtures, heating apparatus, electric or other wires and mechanical systems, and of visual structural defects in the Premises. (h) That the Tenant will continuously throughout the Term: Use and occupy the Premises only for the purposes of a Preschool service; II. Operate its business of providing Preschool services in full compliance with all federal, provincial and municipal statutes, regulations, codes and bylaws. III. Ensure that any employee or agent of the Tenant engaged in the business of providing Preschool services will, at all times be licensed and in good standing with the Ministry of Health and hold all required licenses and certificates. IV. Ensure that all of the Tenant's employees or agents will be appropriately attired when conducting business of providing Preschool services; V. At a minimum, operate the business of providing Preschool services on a full time basis and on the days that the Building is open for use by the general public, provided, however, that the Tenant may, upon giving the Landlord prior written notice of the same, elect to open the business of providing Preschool services on such additional days and for such additional hours in each day as the Tenant may choose from time to time. (i) that the Tenant shall abide by and comply with all laws, by-laws, rules regulations and requirements of every federal, provincial, municipal or other authority or any body of fire insurance underwriters which in any manner now or in the future relates to or affects the Premises and the use of and/or the business carried on and conducted therein; (j) that the Tenant shall forthwith discharge any liens at any time filed against and keep the Premises and the said lands from liens of which the Tenant is the cause of such filing and in the event that the Tenant fails to do so, the Landlord may, but shall be under no obligation to pay into Court the amount required to obtain a discharge of any such lien in the name of the Tenant and any amount so paid together with all disbursements and taxed costs in respect of such proceedings on a solicitor and client bases shall be forthwith due and payable by the Tenant to the Landlord as Additional Rent; and the Tenant shall \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 3 indemnify and save harmless the Landlord from and against any and all manner of claims for liens for wages or materials or for damage to persons or property caused during the making of or in connection with any repairs, alterations, installations and additions which the Tenant shall make or cause to be made to the Premises; and shall allow the Landlord to post and shall keep posted on the Premises any notice that the Landlord may desire to post under the provisions of the "Builders Lien Act" and/or the "Repairers Lien Act" of British Columbia as amended or re-enacted from time to time or any successor legislation thereto; (k) that the Tenant shall not: assign or mortgage this Lease without the prior consent in writing of the Council of the Landlord, which consent shall not unreasonably be withheld; or II. sublet the Premises or any part thereof or otherwise part with possession, in any manner whatsoever, of the Premises or any part thereof, without the prior consent in writing of the Council of the Landlord, Any request for such consent shall be in writing and accompanied by details of the proposed assignment or subletting together with all information available to the Tenant and requested by the Landlord as to the responsibility, reputation, financial standing and business of the proposed assignee or subtenant; (I) that the Tenant shall not remove its goods from the Premises except in the usual course of business; (m) that the Tenant shall at its expense, provide janitorial services (with the exception of when the landlord uses the facility) to the Premises sufficient to keep the Premises tidy and in a clean and sanitary condition and free from odors, rodents, bugs and vermin and shall provide receptacles (in a location to be provided by the Landlord) for refuse and rubbish of all kinds (including proper refrigerated areas for perishable rubbish and garbage) and shall attend to the removal of the same from the Premises at regular intervals and shall not keep or leave any rubbish of any kind in or near the Premises; (n) that the Tenant will not carry on nor allow to be carried on, done or maintained on the Premises any work, business, occupation or thing which may be deemed a nuisance or which may be offensive or annoying to the Landlord or any other tenant of the Landlord or any other occupant of lands adjacent to the said lands or be improper, noisy or contrary to any law or to any municipal by-law for the time being in force or by which the Building shall be injured or which may increase the hazard of fire or liability of any kind or which may increase the premium rate of insurance against loss by fire or liability upon the Building (and, without waiving the foregoing prohibition the Landlord may demand and the Tenant shall pay to the Landlord upon demand, the amount of any such increase of cost) or cause the cancellation of or invalidate any policy of insurance of any kind upon or in respect of the same and the Tenant shall not bring any explosive or inflammable materials onto the Premises; (o) that the Tenant will allow prospective tenants to enter and inspect the Premises on business days during the period of six (6) months prior to the expiration of the Term and will allow the Landlord during the said period of six (6) months to place on the Premises a notice advertising that the Premises are for rent or to lease; \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 4 (p) (q) that the Tenant shall permit the Landlord and its authorized agents and employees to show the Premises to prospective purchasers of the said lands after normal business hours of the Landlord during the Term; that the Tenant will provide all leasehold improvements as are necessary to operate the business of providing Preschool services at no cost to the Landlord. The Landlord must approve the design and quality of the leasehold improvements prior to construction or installation of the same, and provided that the Tenant will not make or construct any alterations, additions or improvements in the Premises nor install any plumbing, piping, wiring or heating apparatus or other mechanical systems therein without the written permission of the Landlord first had and obtained (and which permission the Tenant acknowledges the Landlord may arbitrarily withhold) and at the end or sooner determination of the Term the Tenant will restore the Premises or any part thereof, to their condition as at the commencement of the Term reasonable wear and tear only excepted, if called upon to do so by the Landlord, but otherwise all repairs, alterations, installations and additions made or constructed by the Tenant upon or in the Premises, except moveable business fixtures brought thereon by the Tenant, shall be the property of the Landlord and shall be considered in all respects as part of the Premises; (r) that the Tenant will not erect or display any signs or nameplates on the outside of the Building or the Premises or on the said lands without the Landlord's approval thereof in writing first had and obtained and will remove the same upon the expiration of the Term making good any damage caused by such removal and the Tenant shall be responsible for the cost of installing and maintaining all approved signage outside the Building. (s) To observe, obey and conform to and cause its employees, invitees and licenses to observe, obey and conform to the rules and regulations attached hereto as Schedule "B" and to all further reasonable rules and regulations from time to time made by the Landlord with regard to the good reputation, safety, care, cleanliness, appearance, management, use or occupation of the Building, the premises or the said lands and to have an attendant or supervisor present on the Premises at all times the Premises are in use; (t) That the Tenant has caused the Premises to be inspected and admits that the same are at the date first above mentioned in a good and substantial state of repair and that the same are now clean and in a satisfactory and sanitary condition; (u) That the Tenant will produce to the Landlord from time to time at the request of the Landlord satisfactory evidence of the due payment by the Tenant of all payments required to be made by the Tenant under this Lease. (v) That the Tenant shall promptly make whole at its sole cost and expense all damaged glass (including plate glass) in the Premises; (w) That the Tenant, at the expiration or earlier termination of the Term, will peaceably surrender and give up possession of the Premises without notice from the Landlord; (x) That the Landlord shall have the right any time during the Term to repair or add to or alter the Building and for that purpose, if necessary, to enter into and upon or attach scaffolds or other temporary fixtures to the Premises, putting the Tenant to no unnecessary inconvenience; \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 5 (y) That the Tenant shall indemnify and save harmless the Landlord from any and all liabilities, damages, costs, claims, suits or actions growing out of this Lease and, without limiting the generality of the foregoing, growing out of: Any breach, violation, or non-performance of any covenant, condition or agreement in this Lease set forth and contained on the part of the Tenant to be fulfilled, kept, observed and performed; II. Any damage or injury to property of the Landlord while said property shall be in or about the Premises, the Building or the said lands; and III. Any damage or injury to any property or to any person including death resulting at any time therefrom, occurring in or about the Premises. IV. The Tenant shall provide the landlord with proof of third party liability insurance (minimum, Five (5) million dollars for each occurrence) naming the Maple Ridge and Pitt Meadows Parks & Leisure Services Commission, The Districts of Maple Ridge and Pitt Meadows as named insured. Provided that this indemnity shall survive the expiry or sooner determination of the Term, as to matters that arose prior to such expiration or sooner determination. (z) that the Tenant shall not cause or suffer or permit any oil or grease or any harmful, objectionable, dangerous, poisonous, inflammable or explosive matter or substance to be discharged into the drains or sewers in the Building or on the said lands or lands adjacent thereto, and will take all reasonable measures for ensuring that any effluent discharged will not be corrosive, poisonous or otherwise harmful, or cause obstruction, deposit or pollution within the Premises or the said lands; (aa) that the Tenant shall not permit any vehicles belonging to the Tenant or its employees or persons delivering supplies and goods to the Premises to cause obstruction on any roads or driveways in the neighborhood of the Premises; 5. The Landlord covenants and agrees with the Tenant: 6. (a) for quiet enjoyment; (b) that the Tenant and its employees and customers may use the public washrooms located near the said lease space; the employees may use the staff room as provided but must ensure the said room is kept in a clean and sanitary state. (c) to maintain the structure of the Building and the surrounding common areas, including repairs to the roof, outside walls, foundations and paved areas save for damage caused thereto by the wrongful or negligent acts of the Tenant or its employees or agents. (a) if and whenever the Rental hereby reserved or any part thereof shall not be paid the day appointed for payment thereof, whether demanded or not, or in case of breach or non- observance or non-performance of any of the covenants, agreements, provisos, conditions \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 6 or rules and regulations on the part of the Tenant to be kept, observe or performed, or in case the Premises shall be vacated or remain unoccupied for five (5) days or without the written consent of the Landlord or in case the Premises shall be used by any person other than the Tenant, the Tenant's permitted assigns or permitted subleases, or for any other purpose than that for which the same were let or in case the Term shall be taken in execution or attachment for any cause whatever, then and in every such case, it shall be lawful for the Landlord at any time thereafter to enter into and upon the Premises or any part thereof in the name of the whole the same to have again, repossess and enjoy as of its former estate, provided that the Tenant has failed to rectify the alleged default or defaults after having been given seven (7) days' written notice to do so in the case of a default in the payment of Rental and after having been given fifteen (15) days' written notice to do so where the default is a default other than in the payment of Rental. (b) The Landlord may from time to time resort to any or all of the rights and remedies available to it in the event of any default hereunder by the Tenant, either by any provision hereof or by statute or the general law, all of which rights and remedies are intended to be cumulative and not alternative, and the express provisions hereunder as to certain rights and remedies are not to be interpreted as excluding any other or additional rights and remedies available to the Landlord by statute or the general law. (c) The Landlord shall have the same rights and remedies in the event of any nonpayment by the Tenant of any Additional Rent payable by the Tenant under any provision hereof whether or not such amounts are payable directly to the Landlord, as in the case of a non-payment of rent. (d) If the Tenant shall fail to pay any Rental from time to time promptly when due, the Landlord shall be entitled, if it shall deem it, to interest thereon at a rate of five percent (5%) per annum in excess of the rate of interest published from time to time by the main branch in Vancouver, British Columbia, of the Landlord's bank, as it most favorable rate of interest to its most creditworthy and substantial commercial customers commonly known as its Prime Rate, from the date upon which the same was due until actual payment thereof. (e) Whenever the Landlord becomes entitled to re-enter upon the Premises under any provision thereof, the Landlord in addition to all other rights it may have shall have the right as agent of the Tenant to enter the Premises and re -let them and to receive the rent therefor and as the agent of the Tenant to take possession of any furniture or other property thereon and to sell the same at public or private sale without notice and to apply the proceeds thereof and any rent derived from re -letting the Premises upon account of the Rental due and to become due hereunder and the Tenant shall be liable to the Landlord for the deficiency if any. (f) The Tenant waives and renounces the benefit of any present or future statute taking away or limiting the Landlord's right of distress and covenants and agrees that notwithstanding any such statute none of the goods and chattels of the Tenant on the Premises at any time during the Term shall be exempt from levy by distress for Rental in arrears. The Tenant will not (except in the normal course of business) sell, dispose of or remove any of the fixtures, goods, or chattels of the Tenant from or out of the Premises during the term without the prior written consent of the Landlord and the Tenant agrees that it will, at all times, be the owner of its goods and chattels and will not create any mortgage, conditional sale or other encumbrance of such goods or chattels. The Tenant further agrees that if it leaves the Premises leaving any Rental unpaid, the landlord, in addition to any remedy otherwise provided by law, may seize and sell the goods and chattels of the Tenant at any place to \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 7 which the Tenant or any other person may have removed them, in the same manner as if such goods and chattels had remained upon the Premises. 7. It is hereby agreed that if the Tenant shall hold over other than by way of renewal after the expiration of the Term or any renewal thereof and the Landlord shall accept rent, the new tenancy thereby created shall be a tenancy from month to month and not a tenancy from year to year, and shall be subject to the covenants and conditions herein contained so far as the same are applicable to a tenancy from month to month, and the rent payable under such monthly tenancy shall be one hundred and fifty percent (150%) of one twelfth of the Rental payable for the last twelve (12) months of the Term. 8. If the Tenant from time to time fails to observe or perform any of the covenants on its part herein contained or to make any payments required to be made by it or carry out any repairs according to notice given by the Landlord, the Landlord may perform such covenants or make such payments in whole or in part together with interest charged thereon or may enter and make or cause to be made such repairs, as the case may be, but the giving of any such notice or the making of any such payment or performing of such covenants or the undertaking of any such repairs by the Landlord shall not be deemed an acknowledgement or admission of any liability or responsibility on the part of the Landlord. Any payment so made and the costs of performing any of such covenants or of any repairs so made or caused to be made and any damage, loss or expense suffered or incurred by the Landlord (including all legal fees on a solicitor and client basis) by reason of any failure of the Tenant to observe and comply with any of the covenants of the Tenant herein contained shall immediately become payable by the Tenant to the Landlord as Additional Rent. 9. The Landlord and the Tenant covenant and agree: (a) That the Tenant shall provide at its expense and maintain in force during the Term or any extension thereof: I. Public liability insurance in the sum of at least Five Million Dollars ($5,000,000.00) in respect of injury or death to one or more persons or property damage occurring either in, upon or near the Premises, the Building or the said lands naming the District of Maple Ridge and the City of Pitt Meadows, Maple Ridge and Pitt Meadows Parks and Leisure Services Commission and School District #42 as named insured; II. Standard fire insurance with extended coverage or additional perils supplemental contract on the stock -in -trade, furniture, fixtures, improvements and all other contents of the Premises to the full replacement value thereof and tenant's fire legal liability insurance in an amount equal to the replacement value of the Building. (b) that the Tenant shall ensure that all insurance referred to in this Article 9 shall: be effected with insurers and brokers and upon terms and conditions satisfactory to the Landlord; II. name the Landlord as an insured with the exception of the insurance policy referred to in clause 9 (a)(I) hereof which policy shall contain a cross -liability clause in form and content satisfactory to the Landlord; and \\m r. corp\docs\CD PR -Admin \06-Lega I \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 8 III. provide that such policies shall not be cancelled or materially changed without thirty (30) days written notices first having been given to the Landlord. (c) that the Tenant shall deliver certified copies of all insurance policies required to be taken out by the Tenant hereunder and receipts for premiums paid therefor to the Landlord on demand: (d) if, during the Term or any renewal or extension thereof, the Premises or the Building shall be destroyed or damaged by fire or the elements, the following shall apply: if, in the Landlord's reasonable opinion, the Premises shall be so badly injured as to be unfit for occupancy as to be incapable, with reasonable diligence of being repaired and rendered fit for occupation with one hundred and eighty (180) days from the happening of such injury, then the Term shall cease and be at an end to all intents and purposes from the date of such damage or destruction and the Tenant shall immediately surrender the same and yield up possession of the Premises to the Landlord and the Rental hereunder shall be apportioned and paid to the date of such termination; II. If, in the Landlord's reasonable opinion, the Premises shall be capable, with reasonable diligence, of being repaired and rendered fit for occupation within one hundred and eighty (180) days from the happening of such injury as aforesaid then the Landlord shall repair the same with all reasonable speed, provided the Landlord shall not be required to repair any improvements or alterations made to the Premises by or on behalf of the Tenant, which repairs the Tenants undertakes to diligently commence as soon as possible and thereafter construct continuously until completion thereof. 10. Provided the same is not due to the negligence of the Landlord, its servants, agents and employees. (a) The Landlord, its agents, servants and employees shall not be liable nor responsible in any way for any injury, loss, damage or expense of any nature whatsoever and due to any cause or reason that may be suffered or sustained by the Tenant or any employee, agent, licensee or invitee of the Tenant or any other person who may be upon the Premises or the Building or the said lands, or for any loss of or damage to any property belonging to the Tenant or to its employees, agents, licensees or invitees or any other person while such employees, agents, licensees, invitees, or persons or property are on the Premises, the Building or the said lands; (b) Under no circumstances shall the Landlord be liable for indirect or consequential damage or damages for personal discomfort or illness due to any cause or reason including, but without limiting the generality of the foregoing, the heating or air conditioning (if any) of the Premises or the Building or the operation of the plumbing or other equipment in the Building or in the Premises; and (c) It is hereby agreed that the Landlord shall not be responsible for any loss, damage or expense to the Premises or anything therein contained arising from any matter or thing whatsoever including, without limiting the generality of the foregoing, any loss, damage or expense incurred by any overflow or leakage of water from any part of the Premises, the Building, the said lands or any adjoining buildings or premises, or occasioned by the use \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 9 of water or by the breaking or bursting of any pipes or plumbing fixtures, or any other manner, or by seepage from adjoining lands or premises or by an accident or misadventure to or arising from any electrical wiring and/or appliances. 11. That no waiver of nor neglect to enforce the right to forfeiture of this Lease nor the right of re- entry by the Landlord upon breach of any covenants, conditions or agreements herein contained shall be deemed a waiver by the Landlord of such rights upon subsequent breach of the same or any other covenant or condition of this Lease. 12 If required by the Landlord so to do, the Tenant shall subordinate this Lease to any mortgages, including any deed of trust and mortgage and all indentures supplemental thereto, which now or hereafter during the Term affect or relate to this Lease, the Premises, or the said lands and to all modifications or renewals thereof. The Tenant agrees to execute promptly, from time to time any assurance which the Landlord may require to confirm this subordination and hereby constitutes the Landlord, the agent or attorney of the Tenant for the purpose of executing any such assurance and of making application at any time and from time to time to register postponement of this Lease in favor of any such mortgage or trust deed and mortgage in order to give effect to the provisions of this Article 12. 13. If the Tenant hereunder shall be more than one person or entity, the covenants, provisos, conditions and agreements herein contained on the part of the Tenant herein shall be both joint and several covenants. 14. That if the Term shall be at any time seized or taken in execution or in attachment by any creditor of the Tenant or if the Tenant shall go into liquidation or receivership or if the Tenant shall commence winding -up proceedings whether voluntary or otherwise or if the Tenant shall make any assignment for the benefit of its creditor, or becoming bankrupt or insolvent shall take the benefit of any act that may be in force for bankrupt or insolvent debtors, or in case the Premises shall be used for any purpose other than as provided without first obtaining the written consent of the Landlord the then current monthly installment of Rental and the next three (3) months Rental shall immediately become due and payable and the Term shall immediately become forfeited and void. 15. This Lease shall be construed and governed by the laws of the Province of British Columbia. All of the provisions of this Lease are to be construed as covenants and agreements as though the words importing such covenants and agreements were used in each separate paragraph hereof. Should any provisions of this Lease be illegal or not enforceable they shall be considered separate and severable from this Lease and its remaining provisions shall remain in force and be binding upon the parties hereto as though the illegal or unenforceable provision had never been included. 16. If the Landlord shall sell the said lands, the Landlord shall, as and from the date of such sale, be relieved of the further observance and performance of all of the covenants and obligations on its part herein contained. 17.Time shall be of the essence of this Lease. 18.Any notice to be given by the Landlord to the Tenant hereunder shall be well and sufficiently given if delivered or sent by prepaid registered mail to the Tenant addressed to the Tenant as follows: \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 10 Golden Ears Preschool Association 11925 Haney Place Maple Ridge, BC V2X 6G2 Or to any other address in British Columbia of which the Tenant shall advise the Landlord in writing and any notice to be given by the Tenant to the Landlord shall be well and sufficiently given if delivered or sent by prepaid registered mail to the Landlord addressed to the Landord as follows: Maple Ridge Leisure Centre 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Business Operations Manager 19. The Tenant acknowledge that: (a) there are no covenants, representations, warranties, agreements or conditions expressed or implied, collateral or otherwise forming part of or in any way affecting or relating to this Lease save as expressly set out herein and that this Lease constitutes the entire agreement between the Landlord and the Tenant and may not be modified except by subsequent agreement in writing executed by the Landlord and the Tenant; and (b) the Landlord shall deliver this Lease to the Tenant in registered form provided that preparation of all necessary plans and explanatory plans to enable this Lease to be put into registered form shall be at the Tenant's expense. 20. This Lease shall ensure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, administrators, personal representatives, successors and permitted assigns. 21. References to the Landlord or the Tenant shall be read with such changes in gender as may be appropriate, and, where appropriate, the singular shall mean the plural and vice -versa. 22. The landlord and the Tenant acknowledge and agree that at the expiration of the renewal term (June 2016) there shall be no further right of renewal. 23. If under the provisions of Article 22 hereof the Landlord and the Tenant have failed to agree as to such rent payable for the Premises with respect to the renewal term by the date specified in Article 22, such rent shall be determined by a single arbitrator pursuant to the provision of The Commercial Arbitration Act, S.B.C. 1986 and any statutory modification or re-enactment thereof, or any successive legislation thereto. 24. It is understood and agreed that nothing contained in this Lease or in any acts of the parties hereto shall be deemed to create any relationship between the parties hereto other than the relationship of Landlord and Tenant. 25. The Landlord will, at its cost, install one (1) direction sign inside the Building in a form consistent with other signage in the Building, at locations to be determined by the Landlord. 26. The Landlord agrees that it will not lease any space in the Maple Ridge Leisure Centre to any other tenant who will provide comparable Preschool services to those offered by the Tenant. \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 11 IN WITNESS WHEREOF the parties hereto have caused this Lease to be executed the day and year second above written. The Corporate Seal of DISTRICT OF MAPLE RIDGE was hereunto affixed in the presence of: (Authorized Signatory) (Authorized Signatory) The COMMON SEAL OF GOLDEN EARS PRESCHOOL ASSOCIATION. was hereunto affixed in the presence of: Authorized Signatory: Authorized Signatory: C/S C/S \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 12 SCHEDULE "B" Rules and Regulations Referred to in Annexed Lease 1) The Tenant shall not perform any acts or carry on any practice which may injure the Premises or be a nuisance to other tenants in the Building or to the owners or occupiers of properties adjacent to the said lands. 2) The Tenant shall not burn any trash or garbage in or about the Building, the Premises or anywhere within the confines of the said lands. 3) All loading and unloading of merchandise, supplies, materials, garbage, refuse and other chattels shall be made only through or by means of such doorways as the Landlord shall designate in writing from time to time. 4) The Tenant shall not bring into the Premises or the Building any equipment, motor or any other thing which might damage the Building or the Premises. 5) No large animals shall be allowed or kept in or about the Premises. 6) The Tenant shall not be permitted to use or keep in the Building any gasoline, coal oil, burning fluid or other inflammable material. 7) No one shall use the Premises for sleeping quarters. 8) Any hand trunks, carryalls, or similar appliances used in the Building shall be equipped with rubber tires and such other safeguards as the Landlord may require. 9) The Landlord agrees that the Tenant may use auxiliary rooms for regular parents and board meetings, the kitchen facilities and the gymnasium when available. 10) The Preschool will be available for community use outside of the Golden Ears Preschool Association hours (6am - 6pm Monday - Friday including July and August). \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 13 SCHEDULE "C" Term Per Square Footage Per Annum Monthly Fee Monthly (including GST) September 2013 — August 2014 $5.50 $6,050 $504.16 $529.37 September 2014 — June 2016 $7.00 $7,700 $641.67 $673.75 \\m r. corp\docs\CD PR -Admin \06 -Legal \2240 -Agreements -Co ntracts-Leases\40- Leases\Leisure_Centre\Golden_Ears_Preschool\2012\G E_Preschool_Lease_Agr_2013_Draft_Fnl.docx 14